Norwood Payneham & St Peters (City),
Unley (City), and West Torrens Council
Development Plans
Inner and Middle Metropolitan
Corridor (Sites) Development
Plan Amendment
Executive Summary and Analysis
For Consultation
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Table of Contents
Table of Contents
DEVELOPMENT PLAN AMENDMENT SUMMARY...................................................... I
Introduction .................................................................................................................. i
Have Your Say..................................................................................................................... ii
The area affected by policy change.......................................................................... iii
Why we are making changes ..................................................................................... v
Summary of the zone changes ................................................................................. vi
ANALYSIS .................................................................................................................... 1
1. Background ............................................................................................................. 1
2. The strategic context and policy directions ......................................................... 2
2.1 Planning Strategy for South Australia.............................................................................2
2.2 Consistency with other key policy documents ................................................................5
2.3 Related Development Plan Amendments and Processes ..............................................7
2.4 The State’s Planning Policy Library ................................................................................8
2.5 Infrastructure Planning .................................................................................................11
3. Investigations undertaken to inform this DPA ................................................... 15
3.1 Review of existing planning policy................................................................................15
3.2 Local Area Investigations – Detailed Methodology for Establishing Policy Parameters
for Site Investigation Areas .......................................................................................18
4 Local Area Investigations for Identified Sites...................................................... 27
4.1 Process to identify individual sites ................................................................................27
4.2 Individual Site Analysis and Recommended Policy Approach ......................................29
5. Summary of recommended policy changes ....................................................... 76
6. Statement of Statutory compliance ..................................................................... 80
6.1 Accords with the Planning Strategy ..............................................................................80
6.2 Accords with other parts of the Development Plan .......................................................80
6.3 Complements the policies in the Development Plans for adjoining areas .....................80
6.4 Satisfies the requirements prescribed by the Regulations ............................................81
REFERENCES/BIBLIOGRAPHY ............................................................................... 82
Appendix 1 - Development Applications within Urban Corridor Zone ................. 83
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary ......................... 84
Appendix 3 - Summary of existing zones ............................................................... 90
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
DEVELOPMENT PLAN AMENDMENT SUMMARY
Introduction
The Minister for Planning has released the Inner and Middle Metropolitan Corridor (Sites)
Development Plan Amendment (DPA) for consultation.
The Inner and Middle Metropolitan Corridor (Sites) Development Plan Amendment (DPA) proposes
to rezone a number of strategic sites or areas along important transit corridors identified in The 30Year Plan for Greater Adelaide. This builds upon areas already rezoned through the Inner
Metropolitan Growth (Stage 1) DPAs in 2013. The proposed new sites/areas are located in the City
of Norwood, Payneham and St Peters, the City of Unley and the City of West Torrens. The sites are
proposed to be rezoned to Urban Corridor apart from two sites in the City of Norwood, Payneham
and St Peters where policy revisions are proposed for the Mixed Use Historic (Conservation) Zone.
Inner and Middle Metropolitan Corridor (Design) DPA
This DPA has been released for consultation concurrently with the Inner and Middle Metropolitan
Corridor (Design) DPA, which proposes new design policy within new and existing Urban Corridor
Zones.
Refer to the SA Planning Portal at:
www.saplanningportal.sa.gov.au/en/consultation for an overview of this DPA.
Design Guidelines (Draft for Consultation)
Both the above DPAs have also been released in conjunction with the Design Guidelines (Draft for
Consultation), which have been drafted as an aspirational, best practice guide that supports high
quality design outcomes beyond the minimum statutory requirements.
Refer to:
http://www.odasa.sa.gov.au for an overview of these draft guidelines.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
HAVE YOUR SAY
The Development Plan Amendment is on consultation for eight weeks.
Submissions are due on Tuesday 25 July 2017.
Submissions are to be addressed to:
The Presiding Member, DPAC, c/- Department of Planning, Transport and
Infrastructure:
• by post: GPO Box 1815, Adelaide SA 5001, or
• by website: www.saplanningportal.sa.gov.au/en/consultation
The Development Policy Advisory Committee is an independent committee
appointed by the Minister for Planning. Its role is to receive and consider
submissions on the DPA and provide advice to the Minister for Planning.
The Committee will hold a public meeting on Tuesday 8 August 2017 if submitters
identify on their submissions that they would like to present a submission verbally.
If you would like more information on the DPA two public information sessions will be
held on:
• Thursday 15 June 2017 from 4.00pm to 6.30pm at Don Pyatt Hall, 175 The
Parade Norwood (entrance off George Street), or
• Thursday 22 June 2017 from 4.00pm to 6.30pm at the Latvian Hall, 4 Clark
Street, Wayville.
Or you can contact the Department for Planning, Transport and Infrastructure on
7109 7007.
Public submissions will be made available on Wednesday 26 July 2017 following
the consultation period unless marked confidential.
Following receipt of the Committee’s advice the Minister will decide whether to
approve, amend or refuse the DPA.
This Summary is for information only and does not form part of the formal Amendment to the Development Plan.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
The area affected by policy change
The following sites investigated by this DPA:
Site No Site Location
Affected Development Plan(s)
1.
95 Hackney Road,
Hackney Hotel)
Hackney
(including
2.
1-5 Beulah Road, Norwood
Norwood Payneham and St Peters (City)
3.
78-80 Rundle Street, Kent Town
Norwood Payneham and St Peters (City)
4.
76 Magill Road, Norwood (including Caroma)
Norwood Payneham and St Peters (City)
5.
52-60 The Parade Norwood
Norwood Payneham and St Peters (City)
6.
12-16 Glen Osmond Road, Parkside (including
Unley (City)
Cappo Seafood)
7.
301-305 Unley Road, Malvern
8.
10 Anzac Highway, Keswick (including Le
Cornu)
Unley (City)
9.
22-28 Anzac Highway, Everard Park (including
Unley (City)
Arcadian)
10.
254-262 Richmond Road, Marleston (Former
West Torrens Council
Marleston TAFE)
11.
6-10 Railway Terrace, Mile End
12.
Magill Road, Stepney (including Otto’s Timber) Norwood Payneham and St Peters (City)
Norwood Payneham and St Peters (City)
Unley (City)
West Torrens Council
These sites are identified as indicated in Figure 1 below.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
Figure 1 – Site Investigation Areas Affected by the DPA
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
Why we are making changes
This review of planning polices supports the urban regeneration and renewal goals in The 30-Year
Plan for Greater Adelaide to better utilise established urban areas and encourage economic and
population growth, particularly in proximity to major transport corridors. General trends and directions
for urban planning are summarised in the following Figure 2.
Figure 2 - General trends and directions in urban planning
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
The Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Summary
Growing our inner and middle suburbs is essential if we are to create a compact, connected and
sustainable city.
The 30-Year Plan for Greater Adelaide (30-Year Plan) is the government’s vision for the future of
Adelaide over the next 30 years. The 30-Year Plan aims to increase the amount of infill development
— houses built within the existing city footprint — compared to fringe development from a 50:50
annual split in 2010 to a 85:15 split by 2045. It also seeks to create inclusive, vibrant and liveable
communities and sustain natural resources whilst endeavouring to protect the regional hinterlands
and primary production areas of the urban fringe. The cost of infrastructure for fringe development
is significantly higher than for infill. Smaller housing reduces our carbon footprint through reduced
energy consumption and higher densities leads to viable public transport services.
It is well recognised that allowing for growth in inner and middle metropolitan areas has a number of
important benefits, including:
•
supporting a more efficient public transport network (including the electrification of rail network
and new tram services)
•
providing much-needed housing choices for smaller households (particularly older people,
young adults and small families)
•
reducing pressures for urban expansion into significant natural environments and foodproducing areas (such as the Adelaide Hills and the Northern Adelaide Plains)
•
enabling a larger number of people to enjoy the benefits offered by living close to jobs, public
transit and other services
•
making the most of existing infrastructure, avoiding the need for expensive extensions on the
urban fringe.
Summary of the zone changes
The DPA is proposing to rezone (or amend policy as appropriate) for twelve sites, affecting the
following Council Development Plans:
•
Norwood Payneham and St Peters (City) Development Plan
•
Unley (City) Development Plan
•
West Torrens Council Development Plan.
Broadly, the proposed changes involve:
•
Rezoning ten sites in the inner and middle metropolitan area to Urban Corridor Zone
•
Including local policy as appropriate in the Urban Corridor Zone regarding building heights,
building setbacks, retail floor space and interface with adjoining zones
•
Updating policy for two additional sites in the inner metropolitan area to support appropriate
mixed-use developments in the Mixed Use Historic (Conservation) Zone in the City of
Norwood, Payneham and St Peters
•
Introducing Overlays to the affected areas where appropriate in relation to affordable housing,
strategic transport routes and noise and air quality.
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Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
ANALYSIS
1. Background
In October 2013, the State Government introduced a package of planning reforms for the inner city
suburbs to build on the success of reforms introduced for the Adelaide central business district (CBD)
that laid the essential groundwork for the CBD’s revitalisation.
This package was introduced to allow more people to enjoy the benefits of an inner city lifestyle in
well-designed, contemporary housing that reflects the way many people want to live, with access to
public spaces, efficient public transport services and the vibrant lifestyle for which Adelaide is
becoming renowned.
The planning package included:
•
Rezoning of key areas for urban renewal in partnership with affected councils in the inner
metropolitan area (through the Inner Metropolitan Growth [Stage 1] DPAs)
•
Assessment of development applications in this area by the independent Development
Assessment Commission for development over four storeys in height.
•
An expanded role for the Government Architect, supported by the design review panel, to
better respond to the community’s need for high quality design in the rezoned areas where the
Development Assessment Commission is the planning authority.
These changes have been successful to date. In the areas already zoned Urban Corridor, over
$700 million worth of proposals and more than 1,700 residential apartments (as at May 2017) have
been approved. However, further work has been identified to fine-tune the policies that have
underpinned these successes as well as review additional development opportunities.
In April 2015, the Minister for Planning initiated the Inner and Middle Metropolitan Corridor Infill DPA.
This DPA was to be the second stage of inner and middle metropolitan transit corridor rezonings.
The first stage was brought in effect in 2013 with the creation of the Urban Corridor Zones in the
inner city suburbs of five council areas.
Substantial progress was undertaken in preparing the Inner and Middle Metropolitan Corridor Infill
DPA, including the Minister’s consultation with the Mayors of all affected Councils in May 2015 and
the preparation of draft Development Plan provisions. However, in May 2016, the DPA was placed
on hold pending the release of the update of The 30-Year Plan for Greater Adelaide.
With the update of The 30-Year Plan for Greater Adelaide now in place, the Inner and Middle
Metropolitan Corridor (Sites) Development Plan Amendment (DPA) therefore now only proposes to
rezone a number of strategic sites or areas (rather than whole corridors) along important transit
corridors as identified in The 30-Year Plan for Greater Adelaide. The strategic sites affected by the
DPA have been selected on the basis that they are ‘development ready’ and address a number of
locational criteria that support prioritisation of the rezoning of these sites (see section 4.1 below).
This builds upon areas already rezoned through the Inner Metropolitan Growth (Stage 1) DPAs in
2013. The proposed new sites/areas are located in the City of Norwood, Payneham and St Peters,
the City of Unley and the City of West Torrens. The sites are proposed to be rezoned to Urban
Corridor, with the exception of two sites in the City of Norwood, Payneham and St Peters where only
policy revisions are proposed for the existing Mixed Use Historic (Conservation) Zone.
A complementary DPA has also been drafted and considered hand-in-hand with this DPA. The Inner
and Middle Metropolitan Corridor (Design) DPA will consider refinements to policy introduced with
the previously completed the Inner Metropolitan Growth [Stage 1] DPAs. The Design DPA will
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
particularly focus on fine-tuning policy addressing the design of compact development formats and
their integration in our urban landscape.
In addition, the State Government has drafted the Residential Design Guidelines (Draft for
Consultation) as an aspirational, best practice guide that supports high quality design outcomes
beyond the minimum statutory requirements. These Guidelines are intended to underpin the
operation of the future Planning and Design Code under the Planning, Development and
Infrastructure Act 2016 but are relevant now as the planning system begins to transition to the new
format.
2. The strategic context and policy directions
2.1 PLANNING STRATEGY FOR SOUTH AUSTRALIA
The Planning Strategy is the principal strategic document for land use planning in South Australia.
It presents current State Government policy for development and is based on key economic, social
and environmental imperatives. 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 (30-Year Plan) is the relevant volume of the Planning
Strategy for South Australia and applies to areas affected by this DPA. The Plan has been prepared
by the Government to guide the community, local government, business and industry and is
consistent with South Australia’s Strategic Plan.
The State Government recently finalised and released an update to the 30-Year Plan. The update
reinforces the themes of the previous 30-Year Plan, taking into account experience since its 2010
release, and to complement the new planning system established through the Planning,
Development and Infrastructure Act 2016. For the purposes of this DPA, reference to this volume of
the Planning Strategy will not discriminate between the editions as the broad strategic principles that
underpin the update of The 30-Year Plan have not changed.
The new 30-Year Plan provides a vision for the new urban form which provides relevant guidance
on building scale in metropolitan Adelaide. Under the heading City Shaping (on page 14)
commentary is provided in this regard:
‘Metropolitan Adelaide will be one to three storeys, complemented by four to six storeys along key transport
boulevards that connect the city to the suburbs. Of course, there will be areas where taller buildings are
envisaged such as the Adelaide CBD, Glenelg foreshore, parts of the edges of the Adelaide Parklands,
large redevelopment sites and where the interface with surrounding suburbs can be well managed.
Challenges such as overlooking, access to sunlight and car parking will be addressed.’
The 14 themes that underpin the 30-Year Plan (including a compact and carbon-efficient city;
housing diversity and choice; accessibility; a transport-focussed and connected city; world-class
design and vibrancy; and social inclusion and fairness) remain the same, although the number of
targets have been condensed into six high level ones. Five of the six targets are directly relevant to,
and supported by, the DPA as follows:
Number
Target
Location
1 – Containing our urban
footprint and protecting
our resources
1.1: 85% of all new housing in metropolitan Adelaide Metropolitan Adelaide
will be built in established urban areas by 2045
1.2: 90% of all new housing in the Outer Greater
Adelaide will be built in established townships and
designated urban development areas by 2045
2 – More ways to get
around
60% of all new housing in metropolitan Adelaide is
built within close proximity to current and proposed
Metropolitan Adelaide
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Number
Target
Location
fixed line (rail/tram/O-Bahn) and high frequency bus
routes by 2045
3 - Getting Active
Increase the share of work trips made by active
transport modes by residents of Inner, Middle and
Outer Adelaide by 30% by 2045
Metropolitan, Middle
and Outer Metro
Adelaide
4 – Walkable
neighbourhoods
Increase the percentage of residents living in
Inner, Middle and Outer
walkable neighbourhoods in Inner, Middle and Outer Metro Adelaide
Metropolitan Adelaide by 25% by 2045
6 – Greater housing
choice
Increase housing choice by 25% to meet changing
household needs in Greater Adelaide by 2045
Metropolitan Adelaide
This DPA particularly supports these targets by:
•
Seeking to protect our limited land resources by continuing the focus on infill development
•
Increasing use of public transport by concentrating development along public transport
corridors
•
Increasing the number of residents living in walkable neighbourhoods where both residential
and services are provided in proximity
•
Increasing the diversity of housing through the provision of compact housing choices.
Additional information about the South Australian Planning system and links to relevant key strategic
and demographic documents can be found at http://saplanningportal.sa.gov.au/home.
The 30-Year Plan presents current State Government policy for development in South Australia and
is based on key economic, social and environmental imperatives. 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.
One of the principal strategies of The 30-Year Plan is to increase population growth within the inner
and middle ring suburbs of Adelaide through infill and uplift. Population projections for South
Australia (http://www.dpti.sa.gov.au/planning/population) provide a snapshot of some of the
important reasons why a more diverse range of infill housing is needed:
•
Greater Adelaide’s population is expected grow to 1.97 million project to 2045
•
Greater Adelaide has more people aged over 65 than the Australian average and its share of
this age group is also growing faster than the national average. The number of group, loneperson, single-parent and couples-without-children households has also increased, and this
trend is expected to intensify
•
By 2031, lone person households are predicted to grow by 44% to 188,000, up from 131,000
in 2011. Single person households are the fastest growing household type in the state.’
•
Currently 62% of households have fewer than three residents but 72% of dwellings have
three or more bedrooms. (http://www.abs.gov.au/)
2.1.1 Growth Areas
The 30-Year Plan identifies growth along key transport corridors. Key transport corridors are
indicated on the map below and are based on key tram, train, O’Bahn interchanges and high
frequency bus services (refer Figure 3 – Current and proposed fixed line and high frequency bus
routes). These corridors reflect those areas examined as part of the Inner Metropolitan Growth
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
(Stage 1) DPAs and provide a basis for consideration of sites examined as part of this DPA. This
DPA is therefore aligning Development Plan policy with The 30-Year Plan’s strategic directions, by
continuing to locate infill in identified corridor locations.
A detailed summary of the more relevant strategic objectives of the 30-Year Plan is provided in
Appendix 2.
Figure 3 – Current and proposed fixed line and high frequency bus routes
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
2.2 CONSISTENCY WITH OTHER KEY POLICY DOCUMENTS
2.2.1 Integrated Transport and Land Use Plan for South Australia (2015)
The Integrated Transport and Land Use Plan (ITLUP) provides comprehensive actions and
directions for land use, infrastructure and transport over the next 30 years. The focus is on
connecting people to places and business to markets through three goals of:
•
Healthy, safe, affordable connected communities
•
A strong, diverse and growing economy
•
Thriving natural and built environments
The affected area is located within an area identified in ITLUP as ‘Inner Adelaide’, but some sites
are also located close to ‘Middle Adelaide’. Key directions for Inner and Middle Adelaide are:
•
A sharper focus on inner Adelaide to boost the central city as a creative, lively and energetic
area where more people want to live and businesses want to locate.
•
Making bold choices − bringing a network of trams back to Adelaide, called AdeLINK and
refocusing our transport system to support and actively encourage mixed-use medium density,
vibrant communities and business growth in inner and middle urban areas.
In ITLUP, trams have a key role in developing Adelaide as a vibrant city that attracts people for
business and social reasons. Tram infrastructure has the potential to stimulate private investment
activity to attract higher density living and mixed use development along inner city corridors.
Accessibility to public transport and population densities, in essence, are interrelated and can
influence the demand and usage of public transport and success in reducing car dependency,
particularly for inner suburban areas. As can be seen in Figure 4, cities with good light rail and higher
public transport use than Adelaide generally have a population density of at least 3000 people per
square kilometre. In comparison, Adelaide’s average population density is less than 1500 people
per square kilometre. To make quality transport more viable and cost effective, is important that
population density be increased along these strategic tram corridors.
Figure 4 – Population density – comparison of overseas cities
Other key improvements to the transport network identified in ITLUP that are relevant to the affected
area are as follows:
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
•
A redesigned and modernised bus network with improved frequency, coverage and directness
of bus services that focus on major activity centres, improved and expanded feeder services to
train services, development of ‘super stops’ at strategic activity centres, and increased park and
ride car parking capacity.
•
Improved cycling and walking connections to public transport stations and stops, and to activity
centres and other key destinations, to expand the catchment of these services and facilities.
This area already benefits from the provision of a quality tram service and is well placed to
demonstrate the types of transit oriented development that is being encouraged, namely mixed use
commercial and medium to high density residential development. Additionally, the area has the
potential to facilitate the provision of enhanced park n ride facilities and to capitalise on the use of
the existing pedestrian and cycle facilities.
For further details on ITLUP, visit www.transportplan.sa.gov.au.
2.2.2 Inner Metro Rim Structure Plan
To refine the strategies and directions of The 30-Year Plan as it relates to the inner metropolitan
area, the State Government released the Inner Metro Rim Structure Plan in 2012 as part of the Inner
Metropolitan Growth DPAs (Stage 1). The Inner Metro Rim Structure Plan provides additional detail
on the application of strategies and initial concepts set out in The 30-Year Plan, for an area radiating
out approximately one kilometre (in some locations up to two and a half kilometres) from the outer
edge of the Adelaide Parklands. The area includes suburbs and precincts located within the City of
Norwood Payneham and St Peters, the City of Unley and the City of West Torrens as well as other
Councils not relevant to this DPA. The Inner Metro Rim Structure Plan was developed in conjunction
with, and was endorsed by, affected local Councils.
The Structure Plan provides more locally refined policy to assist in the development of coordinated
policy direction throughout the area. More specifically, it:
•
assists in achieving the population, dwelling and employment targets set out in The 30-Year
Plan
•
identifies and facilitates the resolution of strategic infrastructure issues
•
fosters the design and development of a new sustainable and liveable urban form
•
facilitates the rezoning of land for residential and employment purposes
•
assists in providing consistent and coordinated local strategic policy directions to inform future
development.
The key guiding feature of the Structure Plan is a series of Sector Plans, which represent the spatial
translation of the Structure Plan Vision and Inner Metro Rim strategies, as well as the application of
the opportunities and constraints analysis.
The draft Structure Plan contains 14 Sector Plans. Of these, Sector Plans 3, 4, 7, 9 and 11 are
relevant to the site investigation areas that are being considered through this DPA.
The Structure Plan is available at:
http://www.saplanningportal.sa.gov.au/__data/assets/pdf_file/0003/283089/IMR_05032013.pdf.
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Implications for this DPA
The Inner Metro Rim Structure Plan provides a basis to guide future built form and land use
parameters in the inner metropolitan area. This DPA uses these strategic directions to inform
planning policy parameters for relevant sites and locations.
2.3 RELATED DEVELOPMENT PLAN AMENDMENTS AND PROCESSES
2.3.1 Design Review
Design Review is now an essential part of the planning process within the City of Adelaide and those
inner metropolitan locations zoned ‘Urban Corridor’ where development above four storeys in height
is proposed. Referral of relevant development applications to the Government Architect was
introduced through legislative changes in April 2012 as part of the governments Vibrant City initiative,
and included the establishment of a design review service to inform advice from the Government
Architect to the Development Assessment Commission (DAC). For further information on the current
design review process visit www.odasa.sa.gov.au.
2.3.2 Refinement of Design Policies based on experience
The above changes have been successful in stimulating the development of new forms of housing
within the city and some inner metropolitan corridors. Many new residents are now enjoying the
benefits of city living as indicated in the following New Investment Map (Figure 5) that can be
found at: www.saplanningportal.sa.gov.au/snapshot_sa/metropolitan_adelaide_investment
Figure 5 – New Investment Map
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Inner and Middle Metropolitan Corridor (Sites) DPA
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With approximately 125 development proposals involving more than 2700 residential apartments
now assessed and many constructed, some refinements to design related planning policies have
been identified. These refinements are now being introduced through the complementary Inner and
Middle Metropolitan Corridor (Design) DPA (released for consultation concurrently with this DPA)
and the Capital City Policy Review (Design Quality) DPA.
2.3.3 Recent development applications and subsequent development outcomes
Since the introduction of the existing Urban Corridor Zones in October 2013 there have been
approximately 125 Development proposals assessed involving more than 2700 residential
apartments/dwellings with many now approved and constructed (Refer to Appendix 1 for an
overview of development application date and breakdown by Council area).
The following planning authorities have undertaken the majority of development assessment in the
Urban Corridor Zone (to date):
•
City of Prospect which has assessed more than 70 development applications involving over
850 dwellings);
•
Development Assessment Commission which has assessed nearly 40 applications involving
over 1300 dwellings across five inner metropolitan council jurisdictions); and
•
The City of West Torrens which has assessed 10 proposals involving nearly 150 dwellings.
While other Council planning authorities have relevant experience and input, statistically there has
been very few relevant formal Development Applications for medium and high rise development
assessed by the Burnside, Norwood Payneham and St Peters and Unley Councils.
2.3.4 Design Guidelines (Draft for Consultation) and a Transition into a New Planning System
The Design Guidelines (Draft for Consultation) have been established as an aspirational, best
practice guide that supports high quality design outcomes beyond the minimum statutory
requirements.
Although the Guidelines do not have statutory role, they are intended to inform the development of
any relevant DPAs that concern residential development and have a direct role to play in guiding the
policies produced in this DPA.
While this DPA has been prepared under the existing Development Act 1993, it has been done with
transition in mind. In 2016, a major overhaul of the South Australia’s planning system began with the
introduction of the new Planning, Development and Infrastructure Act 2016 that will be brought into
operation over the next five years. This will include new approaches for development assessment
and see the introduction of a Planning and Design Code and Development Plans. The Design
Guidelines (Draft for Consultation) are relevant to consider now as they will also inform the
development of relevant aspects of the Planning and Design Code under the Planning, Development
and Infrastructure Act 2016.
Further information on the Design Guidelines (Draft for Consultation) can be found at
http://www.odasa.sa.gov.au.
2.3.5 Related Development Plan Amendment Processes
Other than the Inner and Middle Metropolitan Corridor (Design) DPA, there are no other DPA
processes underway that affect this DPA.
2.4 THE STATE’S PLANNING POLICY LIBRARY
The South Australian Planning Policy Library (SAPPL) contains the suite of general and zone
modules that are used as a basis for Development Plans. Included in the library are modules
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Analysis
designed to support medium density mixed-use multi-storey development in relevant transit corridor
locations (Urban Corridor Zone module) and transit oriented development sites (Urban Core Zone).
The application of the Urban Corridor Zone is relevant to this DPA.
A number of related policies are contained in modules that apply in the general council wide section
of the Development Plan, and therefore apply across the entire council area. A number of these
modules are designed to apply to development in mixed use corridors.
2.4.1 Council-wide General provisions
General Council wide Modules (or parts) are relevant to multi-storey mixed-use development
include:
•
Advertisements (advertising in Corridor Zones)
•
Design and Appearance
•
Heritage Places (multi-storey additions to State or Local Heritage Places)
•
Interface Between Land Uses (excluding Rural Interface)
•
Medium and High Rise Development (3 or more storeys)
•
Transportation and Access (vehicle parking and undercroft / basement parking for Corridor
Zones)
•
Overlays
The following general modules will be updated through the separate but related Inner and Middle
Metropolitan Corridor (Design) DPA released on interim operation concurrently with consultation on
this DPA.
•
Design and Appearance Module
The 30-Year Plan promotes strategically located growth areas for Greater Adelaide. To
appropriately accommodate a new urban form based on higher density development,
appropriate design policy is needed in Development Plans. Key issues addressed in the module
include:
•
o
Built form transitions between zones and policy areas
o
Contextual analysis (scale, height and siting)
o
Relationship to the public realm (frontage, façade detailing and articulation)
o
Overlooking and overshadowing
o
Site facilities.
Medium and High Rise Development (3 or more storeys)
This module is included to guide the design of multi-storey development, specifically in relation
to:
o
Creating a human scale design at ground level
o
Visually interesting and legible façade treatments and entries
o
Overlooking and overshadowing
o
Diversity of dwelling types
o
Sustainability eg. green roofs, WSUD
o
Communal site facilities and storage.
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The other general policy modules listed above are not subject to further amendment through this
DPA or the Inner and Middle Metropolitan Corridor (Design) DPA.
Implications for this DPA
Amendments to general or council-wide policy will be investigated and applied via the separate
but related Inner and Middle Metropolitan Corridor (Design) DPA which is read in conjunction with
this DPA.
This DPA does not propose any amendments to General or council-wide policies, with the
exception of policy changes to support introduction of Overlays as discussed below.
2.4.2
Overlays
The following three Overlay Modules are proposed to apply over those areas which are zoned for
medium density mixed-use infill locations, including areas zoned Urban Corridor:
•
Overlay 1 – Affordable Housing
•
Overlay 2 – Strategic Transport Routes
•
Overlay 3 – Noise and Air Emissions.
The above Overlays are not intended to apply outside the above areas.
The following information provides an overview of the role of each Overlay:
•
Affordable Housing Overlay
The 30-Year Plan sets a target of fifteen per cent affordable housing being included for
developments (where creating over twenty dwellings) and growth areas. Affordable housing
applies to all residential components of significant developments, including mixed use, retirement
living and multi-unit development, as well as detached dwellings.
The overlay has been selected and mapped to apply to the areas affected by the DPA where
appropriate. The overlay is designed to apply over land where a rezoning process will provide
the potential for an increased dwelling yield.
•
Strategic Transport Overlay
The 30-Year Plan seeks to increase development along key transport corridors. The Strategic
Transport Routes Overlay applies to roads that are identified as Strategic Roads, Primary Freight
Routes or Secondary Freight Routes.
The purpose of the overlay is to distinguish between strategic routes and other transport routes
along corridors. Specific policies are included about protecting the strategic importance of the
road as a strategic transport route for high capacity freight and passenger vehicles. Strategic
priorities identified in the 30-Year Plan are integrated with the priorities in the Strategic
Infrastructure Plan for South Australia.
Some locations proposed for rezoning as part of this DPA are not designated Primary Secondary
Freight Routes or Strategic Roads (such as Magill Road), so the overlay will not apply in these
locations.
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•
Noise and Air Emissions Overlay
The purpose of this overlay is to ensure that sensitive development is protected from noise and
air emissions sources from major roads, railway lines and mixed use developments.
For example, planning requirements for sensitive developments include:
o
The location of private and communal open space at the rear of buildings and away from the
emission source
o
Minimise urban canyons and confined spaces restricting the dispersal of air pollutants by
stepping back upper storeys, orientation to prevailing winds and allowing for open spaces
and building separations
o
Landscaping treatments.
Links to building requirements for noise sensitive development
A Minister’s Specification for the Construction Requirements for the Control of External Noise applies
to land identified in the Noise and Air Emissions Overlay. This specification requires varying levels
of treatment at the building façade depending on noise exposure and the separation distance from
the building to the noise source.
Implications for this DPA
Overlays detailing Affordable Housing, Strategic Transport and Noise and Air Emissions will be
applied to relevant sites considered in this DPA. These overlays will trigger the application of
General Council-wide policies regarding these issues.
2.5 INFRASTRUCTURE PLANNING
Utilities and Service Infrastructure
Intensification of development in any area will lead to increased demand for electricity, potable water,
wastewater and gas services supplied by utility infrastructure in and around the affected site.
The 30-Year Plan’s spatial directions for where future infill development is proposed to be located
assists with agency and infrastructure providers forward planning with respect to likely future
demand. This is important as it enables service providers to consider likely future requirements at
both a local and regional level, so that when a capacity threshold is reached or ageing infrastructure
needs to be replaced, likely future demand can be considered as part of any upgrades or changes.
So while our inner suburbs are already well serviced by libraries, medical facilities, schools,
education and local shopping and other services that people need from day to day, the incremental
nature of infill (both from development within the areas affected by this DPA, and from infill in other
location across a region) means that as demand for particular services grows, additional services or
capacity will be able to be broadly planned for and provided as part of agency forward planning.
All of the site investigation areas identified for review as part of this DPA are contained within
established urban areas. As such, the sites are considered to have access to a base level of
electricity, gas, potable water, and wastewater services in and / or around the affected site.
Connection to services is generally the cost and responsibility of the developer.
It is therefore a matter of whether the services in question have the capacity to meet the demand of
proposed new developments. Whilst the sites investigated are considered ‘shovel ready’, no
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development proposals for the sites have been finalised or formalised and, therefore, infrastructure
requirements or capacity cannot therefore be fully assessed. On this basis, infrastructure
requirements will need to be considered in detail at the development assessment stage where it can
be determined if the anticipated new demand requires significant upgrade or simple connections.
In addition, Development Plans contain provisions to prevent development occurring if necessary
infrastructure capacity is not available. These policies are typically found in the General Councilwide sections of Development Plans and apply to development generally throughout the Council
area (unless specified). The following is a summary table of the key areas or modules where these
policies are found within the General Council-wide sections of affected Development Plans:
Development Plan
General Section Part(s)
Norwood Payneham and St Peters (City)
Infrastructure
Land Division
Orderly and Sustainable Development
Unley (City)
General (Form of Development)
West Torrens Council
Infrastructure
Land Division
Orderly and Sustainable Development
Implications for this DPA
No additional Development Plan policy is considered necessary to ensure adequate provision of
utilities and public services infrastructure as a result of the proposed DPA.
Stormwater and Flooding
The effect of development at each of the individual site investigation areas, along with other gradual
incremental changes in the proximity, is anticipated over the medium and longer term to require the
upgrade of stormwater management infrastructure over time to accommodate growth, depending in
on the timing, location and extent of development within a locality.
The Development Plans affected by this DPA already contain policies in the General Council-wide
section that address stormwater treatment and disposal, along with potential flooding issues. These
policies are contained in the following General Council-wide parts of the each plan as follows:
Development Plan
General Section Part(s)
Norwood Payneham and St Peters (City)
Landscaping
Stormwater management
Hazards
Environment and Conservation
Unley (City)
General (Land Division)
Land Use (Residential Development)
Specific (Natural Recourses)
West Torrens Council
Hazard Risk Minimisation
Hazards
Land Division
Natural Resources
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These policies address stormwater and flooding issues and do not require further consideration
through this DPA.
Policy in Development Plans also typically includes requirements for finished ground floor levels of
new buildings to provide clearance above known flood levels. It is noted that the policy in the Urban
Corridor Zone in most of the affected Development Plans requires the finished floor level for buildings
sited to front allotment boundaries to be level with footpaths, however in areas subject to flooding
this may prevent necessary flood mitigation measures. It is therefore proposed to adjust policy in the
zone accordingly.
Implications for this DPA
Stormwater and flooding issues are considered to be sufficiently addressed by existing policy in
the Development Plans. Further policy is not considered necessary at the Council-wide level.
However, a new policy is proposed to be included in the Urban Corridor Zone to allow for finished
floor levels of new buildings sited to front allotment boundaries to be elevated where part of any
necessary flood mitigation measures. The proposed PDC is as follows:
‘When abutting a footpath, the finished floor level of the ground floor of buildings should be
level with the footpath at the primary street frontage, provided the footpath is constructed to an
appropriate level to mitigate flood risk at the edge of the development site.’
Transport / Traffic Planning
Section 2.2.1 above provides an overview of the Integrated Transport and Land Use Plan (ITLUP)
which sets out a vision that proposes a range of transport improvements and upgrades for Greater
Adelaide and supports the contribution of active travel to the liveability of places. The ITLUP
recognises that ‘…inner suburbs will be the focus for additional growth over the next 30 years and
that residents and businesses in these inner areas will be supported by an improved mass transit
network’.
The site investigation areas affected by this DPA are located on corridors that feature an established
medium to high frequency public transport system. As the population increases in these areas and
patronage of the service increases, there is likely to be further improvements in the form of additional
services (as indicated by the ITLUP). This includes ITLUP’s commitment to rolling out a light rail
network to service the inner and middle suburbs of Adelaide. This significant investment needs more
people living locally to make it viable, which this DPA supports.
Extensive investigations and system modelling was undertaken through the development of ITLUP,
including consideration of the implications of positioning infill housing in metropolitan Adelaide, as a
basis for its various transport solutions and directions for infrastructure, public transport and the like
to ensure that road network function can be maintained into the future. Infill development will happen
incrementally, resulting in relatively negligible impacts on traffic volumes along arterial roads, thus
allowing authorities’ time to monitor and adjust the management of local transport movements and
parking as required. This DPA therefore does not propose to undertake further metropolitan traffic
modelling. This is, in large part (as noted above), because Development Plans for the individual sites
have not been finalised or formalised and therefore impacts on transport requirements, both public
transport and road capacity, cannot be fully assessed. Again, this consideration will need to be
undertaken at the development assessment stage when the nature and scale of development can
be better evaluated against existing and projected transport infrastructure capacity.
Transport infrastructure assessment will also consider such matters as road capacity (including
impacts on adjoining / local roads), access / egress points; requirements for additional infrastructure
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(for example - turning lanes, service roads, pedestrian crossings); local traffic management and car
parking requirements. Investigation costs are generally the responsibility of the developer.
The affected Development Plans contain a wide range of policies relating to the provision of transport
(including public transport) infrastructure, as well as regarding site access and movement. These
policies are typically found in the General Council-wide sections of Development Plans and apply to
development generally throughout the Council area (unless specified) as follows:
Development Plan
General Section Part(s)
Norwood Payneham and St Peters (City)
Orderly and Sustainable Development
Land Division
Movement, Transport and Car Parking
Strategic Transport Routes (Overlay)
Unley (City)
Land Division (Residential)
Transportation (Movement of People and Goods)
Strategic Transport Routes (Overlay)
West Torrens Council
Land Division
Orderly and Sustainable Development
Transportation and Access
Strategic Transport Routes (Overlay)
Airport Height constraints
The Airports Act 1996 and the Airports (Protection of Airspace) Regulations 1996 establish a
framework for the protection of airspace at and around airports. The Airports Act 1996 defines any
activity resulting in an intrusion into an airport's protected airspace (refer - Adelaide Airport Height
Obstacle Limitation Surface (OLS), Adelaide Airport Masterplan – (available at:
http://www.adelaideairport.com.au/corporate/community/adelaide-airport-master-plan/) to be a
‘controlled activity’, and requires that controlled activities cannot be carried out without approval.
The Regulations provide for the Federal Department of Infrastructure and Regional Development
(DoIRD) to approve applications to carry out controlled activities, and to impose conditions on an
approval.
Development Plans currently contain mapping that prescribe the height at which buildings require
referral to the DoIRD. The current referral heights in Development Plans are based on old
Commonwealth Regulations - where generally the ‘trigger’ is set at a particular height above ground
level, which in many instances is well below Adelaide Airport’s current OLS.
Proposed building height allowances for some of the new Urban Corridor Zone areas exceed the
existing ‘trigger’ applying in Development Plans. It is therefore proposed to amend the airport building
height referral mapping where appropriate to more closely reflect the current OLS, thereby
eliminating unnecessary referrals.
There is potential for development at some of the proposed sites, depending on proposed height, to
still penetrate the OLS and therefore require the consent of DoIRD. Development above the OLS
may still be approved, so the OLS should not be seen as a maximum building height policy in a
zoning sense.
The existing building referral heights applicable to the areas of Development Plans affected by this
DPA and an indication of whether a mapping change is required to reflect new building height
referrals are shown in the following table:
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AFFECTED
AREAS BY
DEVELOPMENT
PLAN
Zone C
Zone D
Zone E
Zone F/Other
(all structures
exceeding 15 metres
above existing ground
level)
(all structures
exceeding 45 metres
above existing ground
level)
(all structures
exceeding 100 metres
above existing ground
level)
(not labelled)
(Approval required for
all structures above
30 metres)
 = applicable
 = applicable
 = applicable
 = applicable


Norwood
Payneham & St
Peters
Unley
 changes to mapping

required
West Torrens
 changes to mapping
required
It should also be noted that Development Plans also include policies requiring development within
areas in close proximity of Adelaide Airport to consider the operational, safety and aviation
requirements of airports and air traffic. These policies are typically located in the General Councilwide section of Development Plans in the Building Near Airfields module.
Implications for this DPA
Airport building height referral mapping is proposed to be adjusted in relation to the former TAFE
site on Richmond Road at Marleston in the West Torrens Council Development Plan and areas
adjacent Anzac Highway, including the former Le Cornu site, in the Unley (City) Development Plan
to closely align with the current OLS and anticipated building heights.
3. Investigations undertaken to inform this DPA
3.1 REVIEW OF EXISTING PLANNING POLICY
The Inner Metropolitan Urban Growth DPA (introduced in October 2013) established the current
policy along key urban transit corridors. It introduced the Urban Corridor Zone and the four Policy
Areas for that zone (Boulevard, High Street, Transit Living and Business Policy Areas) as well as
Council-wide provisions relating to ‘Design and Appearance’ and ‘Medium and High Rise
Development (three or more storeys)’. As discussed earlier, these Council-wide provisions are being
updated through the separate but related Inner and Middle Metropolitan Corridor (Design) DPA
released on interim operation concurrently with consultation on this DPA.
While there are some minor local variations across the affected Council areas, each existing Urban
Corridor Zone and related Policy Area has been based on the current version of these polices
published in the SAPPL. The SAPPL (Version 6) Technical Information Sheet for the Urban Corridor
Zone provides the following information and guidance.
3.1.2
•
Urban Corridor Zone
Role and Purpose of the zone
The Urban Corridor Zone supports an innovative mix of medium and high density urban
development along strategic road corridors within the existing established areas of Greater
Adelaide. The aim is to create a strong main road presence while enabling a transition of
development form to a lower intensity at the interface with other zones. The zone is based on
built form compared to the traditional land use based zones. A greater variety and mix of land
uses is sought in the zone. A more specific building form is sought where the highest and most
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dense development is located towards the main road and the height reduces towards the
boundary with other zones.
•
Envisaged land uses
The land uses desired in the zone include a range of dwelling forms, including residential flat
buildings, row dwellings, shop top housing and affordable housing. Detached dwellings are
discouraged in the zone unless they can meet other merit policies. Housing will be supported
by a range of community services, and local and neighbourhood scale retail. A range of
commercial and office uses are also supported in the zone. There is a desire for a residential
component of around 75 per cent in the zone over the longer term, with the remainder being
mixed use development. The mix of land uses will vary depending on the policy area applied
(see heading ‘Policy area provisions’ for more information).
•
Desired density and urban form
The policy requires medium and high density development to achieve a minimum net residential
site density of between 45–200+ dwellings per hectare. There is scope to increase the density
as required. At the interface, development will be stepped down to reduce impacts on
neighbouring buildings. The maximum allowable height at the interface of the zone is guided by
the interface provisions, which require development to be stepped in within a defined building
envelope. It is possible to achieve target dwelling density through a variety of building forms, but
in the Urban Corridor Zone a prominent development form (that is, reasonably high and visible)
as well as density target are sought.
•
Building height
Maximum building heights may be specified at the zone level or on a concept plan. Concept
plans may be used to identify specific gateway areas or nodes where a higher building height
may be allowed. Buildings with frontage to the primary road corridor (i.e. the corridor as identified
in the 30-Year Plan) should be a minimum of three storeys.
To decide on the appropriate building height for a road and determine a height in storeys that
will suit the location, a useful guide to assist in determining maximum building heights is to
measure the road width and equate this to number of storeys, allowing up to 4.5 metres for the
ground floor and 3.5 metres for every storey above.
This formula is useful for most roads where the width is less than 50 metres. For roads greater
than 50 metres, this formula becomes less relevant and building height should be selected
consistent with the 30-Year Plan and having regard to the Inner Metro Rim Structure Plan, and
with regard to urban design principles. Maximum building height should be expressed in both
storeys and metres, this is not necessary for minimum building heights.
•
Interface provisions
The Interface Building Height policy in the Urban Corridor Zone module addresses interface
issues such as overlooking, overshadowing, building mass and relative scale, by requiring new
development to be constructed within a defined building envelope. The interface policy should
be considered when choosing suitable building heights to ensure that the policy is practical.
Note that other interface policy is contained in the General Council-wide modules (including in
the Design and Appearance, and Medium and High Rise Development modules) that apply in
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any zone where multi-storey development is proposed. This policy is being refined through the
complementary Inner and Middle Metropolitan Corridor (Design) DPA.
3.1.3 Policy area provisions
To address differences in land use and built form desired in the Urban Corridor Zone, the four policy
areas (Boulevard, High Street, Business and Transit Living) have been developed to be applied in
conjunction with, and to fine-tune policies in, the broader Urban Corridor Zone. The policy areas
guide character and built form and include policy on land use that varies. Table 1 below outlines the
main characteristics of each policy area.
Table 1: Urban Corridor Zone Policy Areas
Policy Area
Land use mix
Built form character
Road character
Examples where
policy area already
applies
Boulevard
A mixture of land
uses, with no
specific restrictions
beyond the zone
requirements
Large buildings set
back from the main
road with space for
landscaping
Wide road with space
for all road users,
often tree lined
Greenhill, Fullarton,
and Port Roads
opposite the Park
Lands
High Street
Non- residential
required on the
ground floor of
buildings
Fine grain, narrow
building frontages with
frequent pedestrian
entry points. Buildings
set close to the street
and built boundary to
boundary.
Roads sometimes
Prospect Road
Constrained and
‘village heart’ area,
unable to comfortably and Unley Road
accommodate all road
users
Business
Non- residential on Varied, allowing
the ground floor of conversion of
buildings
warehouses with large
floor areas and
retaining traditional
narrow frontage. Built
form flexible
Transit
Living
Mainly residential
with supporting
local scale office
and retail
Variable – could be
constrained in some
circumstances or
comfortably
accommodate all road
uses in others
Flexible and varied built Standard main road
form
function, limited
character of note
Parts of Kent Town
(behind North
Terrace) and
Thebarton (behind
Port Road)
Prospect Road
(excluding the ‘village
heart’)
3.1.4 Development Plan Status
The relevant Development Plans affected by the DPA variously contain the necessary Council-wide
modules, overlay modules and the Urban Corridor Zone, summarised as follows in Table 2:
Table 2: SAPPL Version 6 Development Plan Compatibility
Development Plan
Council wide modules
Urban Corridor Zone
General
Overlays
Norwood Payneham and St Peters
(City)
Yes
Yes
Yes
Unley (City)
Yes
Yes
Yes
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Development Plan
West Torrens Council
Council wide modules
General
Overlays
Yes
Yes
Urban Corridor Zone
Yes
3.2 LOCAL AREA INVESTIGATIONS – DETAILED METHODOLOGY FOR ESTABLISHING
POLICY PARAMETERS FOR SITE INVESTIGATION AREAS
This section describes the vision, desired character and land uses, development objectives and built
form parameters that form the basis and rationale for the policy directions for the individual sites that
have been selected for policy review in this DPA.
3.2.1 Existing Urban Corridor Zone Areas
A number of inner metropolitan locations in the Unley, West Torrens, and Norwood Payneham and
St Peters Council areas have already been zoned Urban Corridor through the Inner Metropolitan
Growth (Stage 1) DPAs. The policy in these established Urban Corridor Zones will be used as a
starting point for application to the identified sites in this DPA.
Local area investigations undertaken for these sites (refer sections below) will enable differences to
be identified and reflected in the policy settings where necessary.
3.2.2 Determining Maximum Building Heights – Methodology Summary
Strategic Context
The 30-Year Plan provides strategic guidance in regard to the general scale of development that is
contemplated for Greater Adelaide. The Plan defines medium rise as up to six storeys, and high rise
as seven or more storeys in height.
This provides important context for the parameters within which to consider potential building scale
in the areas proposed for investigation in this DPA, particularly in regard to Site investigation areas
within previously identified corridors – where building heights should not exceed “medium rise” – ie.
three to six storeys as defined by The 30-Year Plan. The exception to this is the Forestville / Le
Cornu site investigations area – which is of a size and scale which could potentially support high
density, taller development – ie. seven storeys or more as defined in The 30-Year Plan.
The methodology for determining building heights in the corridor investigation areas is explained as
follows:
Site Investigation / Corridor Areas
Street Width Ratio
Widely accepted urban design practice suggests the height of buildings along a site investigation /
corridor area should be in relation to the width of the street, or pedestrian viewing perspective, to
maintain a human scale. A “street width ratio” of 1:1 is often used as a guide (i.e. street width =
building height as a number of storeys), and is recommended in the Urban Corridor Zone Technical
Sheet
(available
at
https://www.sa.gov.au/__data/assets/pdf_file/0020/16841/Tech_info_sheet_10_Sep_11.pdf).
This urban design principle is particularly important in locations where the street width is relatively
narrow, and will help to ensure that building scale adjacent to public spaces in the corridor are not
dominated by buildings as viewed by pedestrians.
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Correlating street width to building height is based on allowing 4.5 metres for the ground floor and
3.5 metres for every storey above, as follows in Table 3:
Table 3 – Building height and storeys guide
Height (m)
15
18.5
22
Correlating no. of
storeys
4
5
6
The “street width ratio” forms the primary basis for establishing guideline maximum building heights
along site investigation areas in this DPA, except where a lesser height is determined through
application of the building envelope policy (see below), or where particular local circumstances
warrant an adjusted height (discussed in the Local Area Investigations for each Region).
In considering corridor building heights in the investigations areas, the Inner Metro Rim Structure
Plan provides zone guidance on the matter - which specifies that ‘transit corridors’ have a height
range of up to six storeys. Proposed guideline maximum building heights are detailed in the Local
Area Investigations (section 4 below), however all of the site investigation areas (with the exception
of Forestville / Le Cornu site investigation area) will be capped at six storeys (or a lower height in
some cases based on local context) even if the street width ratio and building envelope would allow
greater building height.
Building Envelope
There may be instances where the application of the Urban Corridor Zone’s building envelope policy
limits the capacity of development to achieve a maximum building height determined by the street
width ratio – particularly in locations where depth of the zone is relatively shallow and the street is
wide. The effect of the building envelope on potential building heights will need to be considered in
each of the site investigation areas. The following Figures 6 and 7 indicatively illustrate the depth of
a site (where adjacent to the zone boundary) that is necessary to accommodate a three storey and
five storey buildings, assuming a twenty metre viable floor plate for the upper level.
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Figure 6 – site depth for three storey building
Figure 7 – site depth for five storey building
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As a guide, the approximate site depth required for three, four, five and six storey buildings is as
follows in Table 4:
Table 4: Building Height and Site Depth Guide
Building height
Site depth for building
3 storeys
35 metres
4 storeys
41 metres
5 storeys
47 metres
6 storeys
53 metres
The Local Area Investigations for each site incorporate the following table (example provided) that
identifies for each investigation area:
•
The street width of each corridor and the corresponding height
•
The depth of the zone and corresponding height that can be achieved within the building
envelope for each corridor investigation area
•
The proposed maximum building height.
The recommended maximum building height will in most cases be informed by the street width ratio.
Guideline maximum building heights for most of the site investigation areas generally fall within a
three to six storey maximum. In instances where the potential maximum building height is influenced
by building envelope or other local contextual circumstance, comment under the “Proposed
Maximum” column will provide a brief rationale.
Example table – Corridor Investigation Area Building Height
Corridor
Investigation
Area
Street Width
(metres)
StoreysStreet Width
Ratio
Zone Depth
Range
(min-max)
StoreysBuilding
Envelope
Proposed Maximum
xx site
20m
5 storeys
35m-60m
3 -6+
5 storeys
It is important to note many of the proposed Urban Corridor Zone areas are not uniform in depth,
and in some instances parts of a corridor are relatively shallow where application of the building
envelope policy may prevent development reaching the prescribed maximum building height. The
zone also includes a minimum building height, so the scale of new development should be thought
of as a “height range”.
There may be sites where very large areas provide opportunity for increased capacity for infill, where
interface impacts are able to be carefully managed. In these instances, an alternative increased
height above that which applies for the majority of the corridor may be applied to these sites or areas.
The adjusted height will still be determined in the context design objectives for the Urban Corridor
Zone areas – i.e. application of the building envelope and street width principles as it relates to such
sites, so that potential taller elements are centrally located while built form at the street boundary is
consistent with the whole of the corridor area, and interface impacts are managed.
As identified above, the site investigation areas are proposed to not exceed the general six storey
maximum height “cap” in most cases, reflecting the 30-Year Plan’s strategic directions for strong
built form and medium rise along key transit corridors. However, the 30-Year Plan also envisages
high rise development limited to the CBD, parts of the Park Lands frame, significant urban
boulevards, and other strategic locations where the interface with lower rise areas can be
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managed. This is significant in the context of the former Le Cornu / Forestville site investigation
areas, which is discussed below.
Keswick / Forestville Urban Node
The Le Cornu site and adjacent light industrial sites within the Keswick / Forestville investigation
area (north of Leader Street) is identified in the Inner Metro Rim Structure Plan as an “Urban Node”,
on land bounded by Leader Street, the Seaford rail line and Anzac Highway. The adjacent Army
Barracks is owned by the Federal Government and not subject to State planning laws, and is
therefore not affected by this DPA. The Forestville area subject to investigation in this DPA is
therefore limited to land on the northern side of Leader Street and up to the boundary of the Keswick
barracks, and sites fronting Anzac Highway located south of Leader Street.
The methodology for proposed building heights for the Forestville / Le Cornu site investigation area
is explained in the relevant Local Area Investigations in section 4 of this DPA.
Implications for this DPA
The proposed building height policy is reviewed and discussed in the Local Area Investigations for
each site investigations area, based on:
•
The street width of each corridor and the corresponding height
•
The depth of the zone and corresponding height that can be achieved within the building
envelope for each corridor investigation area
•
The proposed maximum building height.
In instances where the potential maximum building height is influenced by building envelope or
other local contextual circumstance, comment under the “Proposed Maximum” column will provide
a brief rationale.
3.2.3 Interface with Adjacent Zones
The Urban Corridor Zone and associated general policies in the ‘Medium and High Rise’ and ‘Design
and Appearance’ modules contain a comprehensive range of policy requirements that are
specifically designed to ensure that impacts of new multi-storey development on adjacent residential
areas can be carefully and sensitively managed.
These include policies that specifically address:
•
Access to light – where the design and location of new buildings are required to enable direct
winter sunlight into adjacent dwellings and private open space, minimise the overshadowing
of windows of main internal living areas ground-level private open space, and ensure that a
prescribed amount of direct sunlight is preserved. The Zone’s 30 degree ‘building envelope’
policy (refer to Figure 8 below) matches the sun angle at the winter solstice, ensuring that
adjacent land to the south (which is most sensitive to shadow impacts) is protected from loss
of direct sunlight.
•
Visual privacy – where new development is required to minimise overlooking of adjacent
properties through a range of design measures and screening devices.
•
Building scale - that ensures new development at the interface is low, and that taller building
elements are sited towards the front of an allotment. This is achieved through operation of
the building envelope policy as shown in the figure below.
•
Building separation through setback requirements and building performance criteria which
will ensure that a continuous wall of development won’t occur.
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Figure 8 – Building envelope policy
The Urban Corridor Zone’s Desired Character statement contained in each of the affected
Development Plans further reinforces this through commentary that seeks to moderate impacts such
as overlooking, overshadowing and noise through design, and seeks a transition in building heights
and scale adjacent lower rise residential or character areas.
These zone policies and associated General Council-wide provisions provide the necessary
measures to ensure that interface impacts from new multi-storey development in corridor locations
can be sensitively and carefully managed through the assessment process.
Implications for this DPA
Interface policy that applies to development in the areas proposed to be rezoned Urban Corridor
will require new buildings to be sensitively designed and ensure that building heights transition
down to a lower scale and intensity as the zone boundary and interface impacts with adjacent
residential development are carefully managed.
Further, refinements to Council-wide design and interface policy are also proposed through the
complementary Inner and Middle Metropolitan Corridor (Design) DPA.
3.2.4 Determining Building Setbacks
Building setbacks address the siting of buildings in relation to roads, side and rear allotment
boundaries. The SAPPL Urban Corridor Zone module provides a framework within which setbacks
can be established.
A range of factors can contribute to determining the setback policy for new buildings, including:
•
Setback policy in an existing Urban Corridor Zone areas that is comparable
•
Setback policy applying within current zones in proximity to the site investigation areas
•
Setbacks of existing development in proximity to the site investigation areas (primarily for
setbacks from road frontage).
For the areas that are proposed to be rezoned to Urban Corridor Zone, setback policy for new
development will need to be determined. However, setback policy applying to areas that are already
zoned Urban Corridor is not intended to be reviewed by this DPA.
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Current Development Plan Setbacks
The SAPPL Urban Corridor Zone module provides a range in which front, side and rear setbacks
can be established, depending on policy area. Table 5 below provides a summary of the setback
policy in the existing Urban Corridor Zone areas, along with the selectable range from the SAPPL
Urban Corridor model zone.
Table 5 – Current Development Plan Setbacks
Urban
Development
Corridor
Plan
Policy Area
Setback (metres)
Road
Primary
arterial
Boulevard
Business
Transit
Living
Rear
Xm adjacent to Zone
boundary, or Xm
otherwise
SAPPL
0 or 3 to 6
0-4
0 –3
0 to 3
0 to 5
NPSP
4
2
0
0 or 3
5 or 3
Unley
6
6
3
3
5 or 3
0 (Port Road)
3 (Anzac H’way)
2
0
3
3 or 0
SAPPL
0
0 or 2 to
4
0 to 3
0 to 3
0 to 5
NPSP
0
2
0
0
5 or 3
Unley
0
0
0-2
3
5 or 3
West Torrens
0
2
0
0
3 or 0
SAPPL
0 to 5
0 to 4
0 to 3
0 to 3
0 to 3
NPSP
0
2
0
0
5 or 3
West Torrens
3
3
2
3
3 or 0
0 to 5
0 to 4
0 to 5
0 to 3
0 to 3
3
3
2
3
3 or 0
West Torrens
High Street
Side*
Xm allotment <20m
Primary secondary
wide, or Xm
other
otherwise
SAPPL
West Torrens
*Ground and second storey setbacks on allotments less than 20 metres wide are automatically 0 metres, so indicated setbacks apply to
setbacks 3 storeys and above.
Current Zone Policy
The existing zones across all of the site investigation areas primarily provide for a mixture of nonresidential formats including commercial, industry, mixed use and centre zones, while the remaining
proportion are zoned residential.
Setback policy applying to these non-residential zones varies across the Development Plans. For
the most part, setbacks are not explicitly specified so building siting is determined in the context of
General Council-wide design provisions in the context of a locality.
Existing building setbacks
Existing building setbacks for primary and secondary road frontages differ in each of the site
investigation areas. The site investigation areas variously contain buildings that are sited on property
boundaries adjacent to roads (both primary and secondary) through to buildings with quite deep
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setbacks (often associated with car parking to the front of buildings), with the proportion of buildings
sited close to or on the boundary varies between locations.
Proposed setback policy
New policy in regard to building setbacks in the site investigation areas is proposed to be determined
on the following basis:
•
Setbacks will not be increased beyond what would generally be expected in policy applying under
current zoning – i.e. will not automatically “default” to the maximum allowed under SAPPL.
•
It is difficult to establish a methodology for determining setbacks based on current building siting
and current zoning across all of the site investigation areas that can be consistently applied,
given the range of variables.
•
Broad guidance is provided by the Inner Metro Rim Structure Plan which seeks “reduced
setbacks”
•
General Council-wide design policy will still apply to new Urban Corridor Zone areas, in the same
capacity as it presently applies to current commercial and mixed use zones in the site
investigation areas that have no specified setback requirements.
•
The High Street Policy Area has a desired urban design outcome explained in the Urban Corridor
Zone Technical Sheet as consisting of “Fine grain, narrow building frontages with frequent
pedestrian entry points. Buildings set close to the street and built boundary to boundary”. Front
setback policy is important in achieving this outcome – a zero setback is therefore a standard
feature of this Policy Area.
•
The Transit Living and Boulevard Policy Areas, which have a residential focus, will require a rear
setback in all cases - including when a rear allotment boundary is not at the zone interface, as
would be the case is areas where residential land use is the primary focus. The Business, High
Street and Activity Centre Policy Areas are proposed not to have a specified rear setback, other
than at a residential zone interface, reflecting the more commercial nature of these areas.
Proposed setback requirements for each site investigation are provided in section 4 - Local Area
Investigations for Identified Sites.
There may be instances where an adjusted setback is warranted that has not been identified in this
DPA. Submissions on this issue during the public consultation period for the DPA may identify cases
where local adjustment to setback policy could be warranted. These can be considered as part of
the review of all of the issues raised during public consultation on this DPA, and possible adjustments
made prior to approval.
Implications for this DPA
Building setbacks have been investigated against a list of criteria to coordinate with Urban Corridor
Zone policies; existing zone policies; and adjacent development setbacks.
3.2.5 Determining Policy Area Retail Floor Limits – Methodology Overview
Most commercial, centre and mixes use zones have policy that limits the amount of retail floor area
that can be developed on sites within the zone – usually by way of a specified maximum gross
leasable floor area - typically along the lines of “a shop or group of shops should not exceed xx
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square metres in gross leasable floor area” (refer to Appendix 3 for summary of existing zone policy
for this figure where relevant).
Shop floor limits tend to vary from one zone to the next, and typically were established in zoning
schemes some time ago. Nonetheless, these limits generally have the same purpose – namely to
regulate the scale of retail activity in locations so that development desirably services the local
community and in proportion of immediate infrastructure (eg. road capacity), with preference for
larger scale retail to be located in designated activity centres.
The SAPPL Urban Corridor Zone policy promotes a range of commercial activities (shops, offices,
consulting rooms and the like) that are commonly found in activity centres – this is intended to allow
for these sorts of land uses to be part of a corridor mix. The Urban Corridor Zone’s Policy Areas
provide guidance on the anticipated scale of shop development by way of a specified floor limit size,
which varies depending on the Policy Area and can be adjusted based on strategic retail analysis.
These limits are as follows:
•
Boulevard Policy Area – 2,000 square metres
•
High Street Policy Area – 2,000 square metres
•
Transit Living Transit Living – 500 square metres
•
Business Policy Area – 500 square metres
In some instances, however, the affected Development Plans already contain a policy area in
existing locations with a retail floor limit that differs from the SAPPL model zone. Retail floor limits
for new sites will therefore generally default to the prescribed figure in the relevant Development
Plan or SAPPL Urban Corridor Zone module, except for prominent sites or areas that could sustain
larger retail formats as part of mixed-use developments. These are discussed in more detail in the
site area investigation in section 4 of this DPA.
Implications for this DPA
Retail floor limits for the site investigation areas in the DPA are proposed to be established in
accordance with existing Development Plan policy or the SAPPL model Urban Corridor Zone,
except for prominent sites that could sustain larger retail formats as part of mixed-use
developments such as the former Le Cornu furniture site on Anzac Highway and former TAFE site
at Marleston.
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4 Local Area Investigations for Identified Sites
4.1 PROCESS TO IDENTIFY INDIVIDUAL SITES
The principal objective of this DPA is to re-zone selected sites and corridors within the proposed
Inner and Middle Metropolitan Corridor Infill DPA corridors to facilitate immediate mixed use, medium
and high density development ensuring quality design outcomes and interface measures.
During the ‘hold’ period of the Inner and Middle Metropolitan Corridor Infill DPA, the Department has
become aware of numerous landowners waiting for the DPA to be finalised. The Department has
collated information from these interested parties, which has resulted in twelve sites being identified
for review.
These sites have been identified and assessed against the following criteria:
•
have economic development potential that is likely to be realised in the short term
•
location within the proposed Inner and Middle Metropolitan Corridor Infill DPA area or located
immediately adjacent the Urban Corridor Zones created in the original Inner and Middle
Metropolitan Transit Corridor DPA
•
potential for mixed use with medium to high density outcomes that can both frame key corridors
and activate street frontages
•
potential to appropriately manage interface issues through significant allotment width or depth
or other mitigating factors such as their interface with roads and non-residential land uses.
As a result of this assessment, the following twelve sites were selected as meeting the criteria. In
addition to the specific ‘development ready’ sites, in some instances additional adjoining land has
been investigated to ensure co-ordinated policy areas and links with existing corridor zones.
Index of Site Investigation Areas
Site
No
Site Location
Affected Development Plan(s)
1.
95 Hackney Road, Hackney (including
Hackney Hotel)
Norwood Payneham and St Peters (City)
2.
1-5 Beulah Road, Norwood
Norwood Payneham and St Peters (City)
3.
78-80 Rundle Street, Kent Town
Norwood Payneham and St Peters (City)
4.
76 Magill Road, Norwood (Caroma)
Norwood Payneham and St Peters (City)
5.
52-60 The Parade Norwood
Norwood Payneham and St Peters (City)
6.
12-16 Glen Osmond Road, Parkside (Cappo
Seafood)
Unley (City)
7.
301-305 Unley Road, Malvern
Unley (City)
8.
10 Anzac Highway, Keswick (Le Cornu)
Unley (City)
9.
22-28 Anzac Highway, Everard Park
(Arcadian)
Unley (City)
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Site
No
Site Location
Affected Development Plan(s)
10.
254-262 Richmond Road, Marleston (Former
Marleston TAFE)
West Torrens Council
11.
6-10 Railway Terrace, Mile End
West Torrens Council
12.
Magill Road, Stepney (Otto’s Timber)
Norwood Payneham and St Peters (City)
Assessment of each individual site (as well as any adjacent land under consideration) is provided in
greater detail below.
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4.2 INDIVIDUAL SITE ANALYSIS AND RECOMMENDED POLICY APPROACH
4.2.1 Site 1: 95 Hackney Road, Hackney – Site Investigation Area
This site investigations area is located on the corner of Hackney Road and Richmond Road,
Hackney. It occupies almost one hectare of land and represents a significant redevelopment
opportunity that is adjacent an established residential area; open space, recreational lands and the
Park Lands; is in close proximity to the Adelaide CBD; and is sited in a prominent location on a
strategic arterial road. The investigation area is ideally situated for increased densities and mediumrise, mixed-use forms of development.
The site is depicted in Figure 9: Hackney Road, Hackney – Site Investigations Area below.
Background
The Hackney site has been the subject of a number of recent development applications for
residential development, however, none to date have been supported by Council as the relevant
planning authority.
The Hackney Road corridor has been identified in the Inner Rim Structure Plan, which outlines the
following strategic directions for the broader corridor area within which the Hackney site is located:
•
Strengthen the city edge with high quality public realm and built form and increased densities
•
Achieve a sensitive interface adjacent established character areas
•
Encourage residential development that provides housing diversity close to the river, Hackney
Road and Park Road, the CBD and Park Lands;
•
Consider medium to high density residential infill (four to six storeys) with low rise (two to three
storeys) interface along the perimeters of the site, including the Richmond Street frontage, the
River Torrens Linear Park and the boundary to Twelftree Reserve
•
Facilitate gradual infill of non-character sites where appropriate
•
Preserve established streetscape character through appropriate building design.
Current Built Form / Character and Land Use
The site investigation area comprises the site of the Hackney Hotel and adjoining SA Housing Trust
dwellings fronting Richmond Street and Bertram Street. The Trust dwellings, which take up
approximately 2,130 square metres of the site, are considered to be ageing housing stock.
The bulk and scale of existing buildings within the investigation area is predominantly two storey,
although a small number of the Trust dwellings are three storeys in height.
The Hackney Hotel is listed as a Local Heritage Item and forms a notable landmark in an area
dominated by open space to the west (the Park Lands) and north (the River Torrens Linear Park).
Existing Development Plan Policies in the Council-wide General section, under the heading
“Heritage” address development affecting a State or Local Heritage Place. Further policy in relation
to this issue is not considered necessary.
Both the Park Lands and River Torrens Linear Park are well vegetated and include taller species of
trees that add an element of height to the streetscape.
Further to the north, on the other side of Linear Park, is the former Channel 7 site, which is currently
being redeveloped as multi-storey apartment / terrace complex and is zoned to allow for buildings
up to ten storeys in height. To the north-east lies the Adelaide Caravan Park currently dominated by
single storey holiday cabins, but is rezoned to accommodate medium density development up to
four storeys in height. To the east of Hatswell Road and fronting Richmond Street lie a series of turn
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of the century (1900s) single storey row dwellings, all of which are Local Heritage listed.
Development to the south and east of the site investigation area is predominantly residential housing,
built close to the street alignment, save for the Local Heritage listed dwelling (“Edgerly”) to the
immediate south, which has a generous setback from Hackney Road.
A review of sites in the vicinity identifies a variable range of setbacks to Hackney Road. The Hackney
site investigations area itself consists of a building with no setback (Local Heritage listing) plus a
large car park area. As the site forms part of an existing Residential Character Zone, policies are
proposed to be included to ensure a sympathetic transition between zones. Local Heritage Places
adjacent the site are separated by roadways and this is considered adequate separation, in
conjunction with proposed setback policies.
Figure 9 – Hackney Road, Hackney – Site Investigation Area (Site 1)
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Hackney Road is a four lane carriageway over twenty metres in width, with two vehicle lanes in each
direction separated by a median strip. It presents as a “boulevard” similar to other areas that have
been rezoned to Urban Corridor, including Fullarton Road, North Terrace and Greenhill Road.
Delineated bike lanes are provided on both sides of the road alignment and a service road provides
for properties along the eastern alignment, starting in front of the Hackney Hotel and extending
through to just past Oxford Street. Richmond Street is used as a local collector road servicing the
suburbs of Hackney and St Peters and the Adelaide Caravan Park.
The former Channel 7 site to the north, once redeveloped, will form a notable development in the
landscape.
Current Zone(s) / Proposed Zone Boundary
The Residential Character Zone currently applies to the subject site investigations area proposed to
be rezoned to Urban Corridor. Land to the north is zoned Linear Park (River Torrens), and the Park
Lands Zone of the Adelaide City Council exists to the immediate west. A pocket of Residential
Historic (Conservation) zoned land exists in the broader locality to the south-east, beyond which lies
the grounds of St Peters College Special Uses Zone.
Current policy for the site is considered somewhat restrictive against the directions of both The 30Year Plan for Greater Adelaide and the Inner Metro Rim Structure Plan.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Building Height
The methodology for establishing building height policy is outlined in the Determining Maximum
Building Heights - Methodology Summary in section 3.2.2 above. The following table identifies the
critical elements that inform maximum building heights in the corridor investigation area:
Street
Width (m)
StoreysZone Depth
Street Width Range (minRatio
max)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
>20m
(Hackney
Road)
6+ storeys
6+
6
Adjacent former Channel 7 Site on Park
Terrace, which allows 10 storeys, and
has Park Lands frontage.
109m - 135m
The 30-Year Plan encourages mediumrise (3-6 storey) development along key
transport corridors.
While The 30-Year Plan also anticipates
buildings above 6 storeys adjacent parts
of the edges of the Park Lands and the
depth of the site could allow increased
heights, the site is proposed to be
capped at six (6) stories given its location
within the Residential Character Zone
and adjacent residential historic
conservation and character areas.
A 30o provisional building envelope
applies to address building massing and
overshadowing to adjacent residential
development south of the investigation
area and located outside the zone.
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Street
Width (m)
StoreysZone Depth
Street Width Range (minRatio
max)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
12m
(Richmond
& Bertram
Streets)
3 storeys
6+
4
While the street width ratio suggests
building heights within the 3 storey range,
the site faces the Adelaide caravan park,
where up to 4 storeys is contemplated.
74
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment depth
Building Setbacks
The methodology for establishing building setback policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of critical elements that inform
maximum setbacks in the Hackney site investigations area:
Resources
Boulevard
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Primary
road
frontage
(primary
corridor)(m)
Primary
road
frontage
(other)(m)
Secondary Side (m)
road
frontage(m)
Rear (where rear Rear (where
access / laneway adjacent to
access) (m)
zone boundary
or other) (m)
0 or 3 to 6
0-4
0 –3
0 to 3
6.5m (including
rear accessway)
0 to 5
4
2
0
0 or 3
6.5m (including
rear accessway)
5 or 3
6
6
3
3
6.5m (including
rear accessway)
5 or 3
0 (Port Road)
3 (Anzac
Highway)
2
0
3
6.5m (including
rear accessway)
3 or 0
The Norwood Payneham and St Peters (City) Development Plan does not detail setback
requirements for those zones adjacent to the Hackney investigations area. The Development Plan
instead gives general guidance in its Council-wide section (Design and Appearance of Land and
Buildings) requiring that setbacks for buildings should be similar or compatible with the setbacks of
buildings on adjoining land and the predominant setback of buildings in the locality.
On this basis, it is proposed to apply building setback policy that exists in the Norwood Payneham
and St Peters (City) Development Plan for the Urban Corridor Zone – Boulevard Policy Area, as
above.
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Implications for this DPA
The Urban Corridor Zone - Boulevard Policy Area is proposed be applied to this site investigation
area. The Boulevard Policy Area has been used for other areas that frame the Park Lands and the
Hackney Site Investigation Area is considered to have similar characteristics to those areas.
Proposed building heights take into account current height allowances applicable to the former
Channel 7 site and Adelaide Caravan Park located immediately north of the investigation area, and
the site’s location within and adjacent residential and historic character areas. Particular emphasis
has also been placed on the site’s close proximity to the CBD and areas of public open space,
which support increased residential densities.
Policy included in the Zone and Policy Area provides appropriate guidance to transition impacts
and form of development between the potential development site and adjacent areas of residential
character. Similar policies will also apply to the historically listed Hackney Hotel within the site
investigation area. These will complement existing commentary in the Desired Character statement
of the Urban Corridor Zone in relation to development adjacent to, or on the same site as a Heritage
Place.
Council’s Development Plan also contains policy within its General Council-wide section to address
development affecting Local Heritage Places. Further policy at the Council-wide level is not
considered necessary.
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4.2.2 Sites 2 and 3: Rundle Street, Kent Town / Beulah Road, Norwood - Site Investigation
Area
In this case, two separate properties have been considered together on the basis of their being
located within proximity of each other and in the same Mixed Use Historic (Conservation) Zone –
The Parade / Fullarton Road Policy Area in the City of Norwood, Payneham and St Peters.
The Rundle Street, Kent Town site is approximately 3,650 square metres and located in the heart of
a mixed use area that contains a diversity of land uses and is close to the CBD.
The Beulah Road, Norwood site is almost 1,800 square metres and is located on the corner of
Fullarton Road, a strategic arterial road. A portion of this site is currently zoned Business Zone –
Beulah Road Policy Area.
Both sites present an opportunity for redevelopment for more intensive uses within the parameters
of the Mixed Use Historic (Conservation) Zone – The Parade / Fullarton Road Policy Area. Despite
their location adjacent, or close proximity to the existing Urban Corridor Zone to the north-west, it is
not proposed to rezone these sites, but rather fine-tune existing zone policy to maximise
development opportunities in a manner that is promotes development of increased intensity but
which is also cognisant of existing built formats and values in the vicinity.
The sites are depicted in Figure 10: Sites 2 and 3: Rundle Street / Beulah Road, Norwood –
Site Investigation Area below.
Background
The Inner Metro Rim Structure Plan strategically identifies the development of a local area activity
centre in Rundle Street, providing goods and services in a high street environment to service the
local community. This is in close proximity to the site investigations area and promotes values of
increased intensity, density and a mixture of commercial, retail and residential developments.
The Structure Plan also identifies the area around the Beulah Road, Norwood site area for low rise
residential infill (two to three storeys) that would be developed in a manner that sensitively interfaces
with surrounding heritage places. It also seeks for development to strengthen the local streetscape
character of Beulah Road as an identified primary local network.
Current Built Form and Land Use – Rundle Street, Kent Town (Site 3)
This site investigation area lies at the intersection of Rundle Street, College Road and Little Grenfell
Street, Kent Town. It consists of a large warehouse style development, together with smaller café’s
/ restaurant and a residence. Other developments in the vicinity consist of predominantly commercial
uses, including offices, laboratories, wholesale warehouses, showrooms, as well as a limited number
of residential and hospitality activities.
The site is adjacent a two storey Victorian duplex building that is Stage Heritage listed and there are
a number of Local Heritage listed places in the vicinity reflecting the relatively early settlement of the
area. Existing Development Plan Policies in the Council-wide General section, under the heading
“Heritage” address development affecting a State or Local Heritage Place. Further policy in relation
to this issue is not considered necessary.
Development formats in the area reflect the wide range of land uses with an eclectic assortment of
building scales, materials, styles and eras. Height is generally limited to two storeys, with some three
storey buildings. The limited residential development generally takes the form of attached
townhouses, or dwellings located above commercial offices and shops.
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Little Grenfell Street is a former service lane with buildings consistently built to the boundary, with
limited landscaping and no pedestrian footpath. College Road and Rundle Streets are approximately
twenty metres wide with bike lanes and on-street parking.
Figure 10 – Rundle Street / Beulah Road Norwood – Site Investigation Area (Sites 2 & 3)
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Current Built Form and Land Use – Beulah Road, Norwood (Site 2)
This site investigation area consists of a large warehouse development with offices and car parking
to Beulah Road. Similar to the Rundle Street site investigation area, the broader area is developed
with a mixture of land uses, including commercial, offices, laboratories, warehouses and showrooms
as well as residential developments. There are a number of Stage Heritage listed places (a church
complex on Fullarton Road) and Local Heritage listed places (eg. corner Rundle Street and Fullarton
Road) in the vicinity.
Development formats in the area reflect the wide range of land uses with, again, an eclectic
assortment of building scales, materials, styles and eras. Height is generally limited to two storeys
with some three storey buildings, including an adjoining three storey shop-top development on
Fullarton Road. There is limited residential development in the immediate area reflecting the focus
on commercial / light industry activities.
Setbacks are narrow within the Fullarton Road (North) area, generally ranging from 0 to 7 metres
with a few exceptions. Some landscaping has been provided to the front of a number of
developments along the corridor. Off-street car parking is variously provided to the front, side or rear
properties.
Fullarton Road is an approximately twenty-two metre wide carriageway adjacent the site
investigation area, comprising generally two lanes of vehicle traffic. Fullarton Road (North) was
recently upgraded between Beulah Road and the Magill Road / North Terrace intersection to
accommodate additional lanes.
Current Zone(s) / Proposed Zone Boundary
Both site investigation areas are located within the Mixed Use Historic (Conservation) Zone – The
Parade / Fullarton Road Policy Area in the City of Norwood, Payneham and St Peters Development
Plan, with the eastern portion of Site located partly in the Business Zone. The Mixed Use Historic
(Conservation) Zone values the conservation and enhancement of heritage places and items of
historic and residential character. It promotes a range of land uses within this overarching objective
of a commercial nature such as offices and consulting rooms, as well as medium density residential
development. The adjacent Business Zone also encourages a range of business activities, including
further consolidation of office and warehouse functions in the Beulah Road area.
Policy provides limited capacity for infill development in an area which has a variety of land uses that
can support residential development and mixed uses of a more compact scale and increased
development intensity.
This DPA does not propose a broader review of the Kent Town area, the Mixed Use Historic
(Conservation) Zone or The Parade / Fullarton Road Policy Area as it is not within the scope of this
DPA. Instead, this DPA reviews policies of the existing zone and policy area as they apply to the two
nominated sites with an aim to provide development opportunities that reflect the potential of those
sites within the context of their locality, in particular policies applying to:
•
Building heights
•
Building setbacks, particularly for upper levels of buildings
•
Strengthening policy that addresses the transition of development
•
Public notification and categorisation of development.
In addition, the complementary Inner and Middle Metropolitan Corridor (Design) DPA proposes a
number of General Council-wide policy refinements for developments of 3 or more storeys to
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
enhance their overall design and better respond to their context and surroundings, which will apply
to new development with the site investigation areas.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
As noted above, the Beulah Road site investigation area has a portion that is contained within the
Business Zone – Beulah Road Policy Area. This Zone does not highlight the preservation of heritage
and character, however, it promotes many of the same land uses including warehouses, light and
service industry and service trade premises. Residential development is supported where above
compatible non-residential activities. The placement of a zone boundary through a singular
development is potentially problematic, particularly where new uses or developments are proposed
that may be conflicting according to the differing zone policies. On this basis and for the sake of
process efficiencies, it is proposed to adjust the site boundary such that the entirety of Site 2 –
Beulah Road, Norwood is located within the Mixed Use Historic (Conservation) Zone - The Parade
/ Fullarton Road Policy Area.
Building Height
The methodology for establishing building height policy is outlined in the Determining Maximum
Building Heights - Methodology Summary in section 3.2.2 above.
The following table identifies the critical elements that inform maximum building heights in the vicinity
of the site investigations areas:
Street Width
(m)
StoreysStreet Width
Ratio
Proposed
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum
Storeys*
Comment
22m
(Fullarton Road)
6
32 to 55m
2 to 6
4
5
48 to 76m
5 to 6+
4, 3 storeys at
the interface
with the
adjacent
residential zone
While the street width ratios
and depth of the site
investigation areas suggests
that medium rise buildings
up to 5-6 storeys may be
possible, this must be
considered in the context of
the area’s location in the
Mixed Use Historic
(Conservation) Zone, the
scale and heritage
significance of adjacent and
nearby buildings and twostorey height limit applying to
the wider Parade/Fullarton
Road Policy Area. Site 3 in
particular should include a
transition down in height to
adjacent residential areas.
20m
(Rundle Street &
College Road)
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment dimensions.
With the increased heights provided for the two site investigations areas, new policy is proposed
that will help mitigate the impacts of larger building masses against adjacent properties. In
particular, it will require the development above two storeys and fronting a main roadway will be
required to be setback a minimum of two metres.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
Building Setbacks
As the two site investigations areas are not proposed to be rezoned from their existing Mixed Use
Historic (Conservation) Zone – The Parade / Fullarton Road Policy Area (and portion of site 2 is to
be incorporated into this zone also), it is a question of whether the existing setback policies are
appropriate for the desired future development directions for the area.
The Norwood Payneham and St Peters (City) Development Plan does not detail setback
requirements in individual zones, and instead includes general guidance in its Council-wide section
(Design and Appearance of Land and Buildings) requiring that setbacks for buildings should be
similar or compatible with the setbacks of buildings on adjoining land and the predominant setback
of buildings in the locality.
It is considered that this policy approach to setbacks should continue in the zone, given the sensitive
nature of historic residential development in the area, the fine grained nature of development in the
vicinity and the size of the site investigations area which will potentially provide flexibility in building
layout with new development.
Implications for this DPA
The existing Mixed Use Historic (Conservation) Zone - The Parade / Fullarton Road Policy Area
will be retained for the Rundle Street, Kent Town site investigations area, with amendments outlined
above to ensure policy reflects the capacity for infill development within the selected site
investigation areas whilst being cognisant of heritage and character such that it reflects the
intentions of the Urban Corridor Zone.
The zone boundary that intersects the Beulah Road, Norwood site will be amended so that the
entirety of that site is included within the Mixed Use Historic (Conservation) Zone - The Parade /
Fullarton Road Policy Area. This is to enable the application consistent zoning and policy for any
future development of a site.
Proposed building heights take into account the location of the site investigation areas within the
historic conservation zone, significant heritage places in the locality and the scale of the sites to
allow increased building heights and residential densities while managing the interface with
adjacent development. With regard to the Rundle Street/College Road site (Site 3), specific local
policy is proposed to manage the massing of buildings and encourage taller building elements to
be focused toward Rundle Street, with a transition down to a three (3) storey interface with the
adjacent residential zone. Development above two storeys is also required to be setback at least
two metres from the ground floor footprint where facing a main road.
The complementary Inner and Middle Metropolitan Corridor (Design) DPA also proposes a number
of General Council-wide policy refinements for developments of 3 or more storeys to enhance their
overall design and better respond to their context and surroundings, which will apply to
development with the site investigation areas. This complements existing General Council-wide
policies (eg. under ‘Orderly and Sustainable Development’, ‘Interface Between Land Uses’, and
‘Residential Development – Visual Privacy’) to address impacts such as overlooking and
overshadowing onto adjacent development.
Council’s Development Plan also contains additional policy within its Council-wide section to
address development affecting Heritage Places, thus further policy at the Council-wide level is not
considered necessary.
Changes are also proposed to categorisation of development and public notification requirements
to better reflect the anticipated development in the site investigation areas.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
4.2.3 Site 4: Magill Road, Norwood (Caroma Industries) - Site Investigation Area
Background
The former Caroma Industries site (‘Caroma Site’) at Magill Road, Norwood is now under the care
and control of Renewal SA and is intended to be redeveloped to facilitate a medium to high density
mixed use development. Renewal SA has subsequently sought Expressions of Interest (EOI) for the
development of the site - now presented as three separate development titles described as:
•
•
•
Main Site (17,890 square metres approximately plus the site of the Alma Hotel and associated
parking / structures bounding Sydenham Road)
Sydenham Road Site (834 square metres approximately)
Muller Street Site (1,510 square metres approximately)
Collectively, the site investigation area comprises some 2.3 hectares of land.
The Caroma Site has also been released for sale with an expectation that future development will
be consistent with that anticipated for the Urban Corridor Zone - High Street Policy Area based on
this site’s location on a key transit corridor, as identified in The 30-Year Plan for Greater Adelaide.
Another condition of the sale of the Main Site is that the purchaser will be required to enter into a
Development Deed with Renewal SA requiring the preparation of a Master Plan and Design
Guidelines to be approved by Renewal SA.
Rezoning of the site (with the exception of the Muller Street Site) is now required to enable the
development of the site consistent with the objectives of The 30-Year Plan (i.e. medium to high
density mixed-use development on a transit corridor).
The site investigations area represents a substantial development infill opportunity that could
accommodate buildings up to six (6) storeys in height as a result of its significant size and its strategic
arterial road location.
The sites are depicted in Figure 11: Site 4: Magill Road, Norwood – Site Investigation Area
below.
Current Built Form and Land Use
The site investigation area is located on Magill Road in an area that comprises a mixture of
commercial / office, retail commercial and light industrial land uses. Some residential land uses are
located throughout the area.
A narrow service road (Stephen Street) to the rear of the site separates residential land uses from
the site investigations area.
Magill Road is a strategic transport route comprising a road corridor of around twenty metres wide
adjacent the investigation area, and generally comprises two lanes of traffic east and west bound.
The road is also a high frequency public bus route. Portion of the road adjacent the investigation
area is also subject to road widening.
The bulk and scale of existing buildings to Magill Road is predominantly single-storey developments
accommodating office, bulky goods and retail, and some rear light manufacturing and warehousing
activities in some instances. Some two-storey developments are present but mostly in the residential
development area to the south of the site.
The Alma Hotel is considered a landmark building in the area and is Local Heritage listed, together
with a number of additional places in close proximity of the site. The Caroma site also interfaces with
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
allotments located in the Residential Character (Norwood) Zone) along Stephen Street to the rear of
the site. Existing policy in the Council-wide section of the City of Norwood, Payneham and St Peters
Development Plan under the heading “Heritage” addresses development affecting Local Heritage
Places. Further policy consideration is not necessary.
Off-street vehicle parking is generally provided off the primary street frontages, with car parking
spaces located to the front of premises.
Figure 11 – Magill Road, Norwood (Caroma Industries) – Site Investigation Area (Site 4)
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Current Zone / Proposed Zone Boundary
The site is currently covered by two zones - the Business Zone and the Mixed Use A Zone. These
zones promote similar land uses including warehouses, retail showrooms and offices, although the
Business Zone also provides for light and service industry and service trade premises. Residential
development is considered secondary to these activities and is only supported in areas and formats
that are compatible with the aforementioned commercial activities.
The site investigation area is proposed to be rezoned to Urban Corridor Zone - High Street Policy
Area.
Additional policy is proposed to be introduced to address the interface between the adjacent
Residential Character (Norwood) Zone, which is focused on the development of sensitive and
residential land uses; as well as ensuring that any sensitive land uses that are developed on site do
not impede on existing commercial or light industry activities in the vicinity.
Given the large size of the site and its location adjacent to established residential areas, it is
considered that the site is appropriate for mixed-use development formats that are intended for the
corridors as identified in The 30-Year Plan. The site is also located in the Corridor (Mixed Infill) Magill
Road area of the Inner Metro Rim Structure Plan, which seeks to reinforce the road as a popular
commerce corridor supporting mixed-use infill commercial and retail development with residential
above (4 to 6 storeys). Reduced building setbacks are also proposed, with parking at the rear of new
development.
The scale of the site would also allow larger retail formats as part of a mixed-use development
outcome than currently anticipated in the High Street Policy Area in the Norwood, Payneham and St
Peters (City) Development Plan (currently 1000 square metres). It is therefore proposed to increase
the allowable retail floor area for the site to 2000 square metres to better align with the SA Planning
Policy Library High Street Policy Area module, which anticipates neighbourhood scale retail activity
in this policy area.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Building Height
The methodology for establishing building height policy is outlined in the Determining Maximum
Building Heights - Methodology Summary in section 3.2.2 above. The following table identifies the
critical elements that inform maximum building heights in the vicinity of the site investigation areas:
Street Width
(m)
StoreysProposed
Street Width Zone Depth
Ratio
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum
Storeys*
Comment
20m
Rd)
5
6+
6 storeys
Consistent with The 30-Year
Plan Update, which encourages
medium-rise (3-6 storey)
development along key
transport corridors, and the
Inner Metro Rim Structure Plan.
(Magill
77 to 99m
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment dimensions.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of critical elements that inform
maximum setbacks in the Magill Road, Norwood site investigations area:
Resources
- High
Street
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0
0 or 2 to 4
0 to 3
0 to 3
Min 6.5 (including
rear accessway)
0 to 5
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
0
0
0-2
3
Min 6.5 (including
rear accessway)
5 or 3
0
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
It is proposed to apply the building setback policy that already exists in the Norwood Payneham and
St Peters (City) Development Plan for the Urban Corridor Zone – High Street Policy Area, as above.
Implications for this DPA
The Urban Corridor Zone - High Street Policy Area is proposed to apply to the site investigations
area at Magill Road, Norwood (former Caroma Industrial site), reflecting a desired future mixeduse development outcome aligned to a key transit corridor.
Proposed building heights take into account the overall scale of the site and potential for a
master planned outcome; the site’s location within the Inner Metro Rim Structure Plan and
directions in The 30-Year Plan for Greater Adelaide for medium rise development up to six
storeys along key transport corridors. Given the scale of the site and to encourage a more
significant mixed use outcome, it is proposed to increase allowable retail floor areas within the
site to 2000 square metres to allow for neighbourhood-scale retail activity as part of a mixed-use
development outcome.
Given high traffic volumes along Magill Road, policies are also proposed to encourage vehicle
access from Stephen Street.
The Urban Corridor Zone provides policy that addresses the transition for development at a
residential boundary. However, recognising that the site is located adjacent an area of
residential character, specific policy will be included to emphasise the importance of new
development providing a sympathetic transition to existing buildings of historic value to the
south.
Council’s Development Plan contains additional policy within its Council-wide section to address
development affecting Local Heritage Places. Further policy at the Council-wide level is not
considered necessary.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
4.2.4 Site 5: The Parade, Norwood - Site Investigation Area
The site investigation area is located on the corner of Sydenham Road and The Parade, Norwood.
The site is almost 5,900 square metres in area and comprises six allotments, most of which have
been consolidated (some 4,000 square metres) by a single owner.
This site represents a major opportunity to develop a mixed use development on the periphery of
the Norwood District activity centre within the inner metropolitan rim. The area has therefore been
included in the investigation area of this DPA.
The site is depicted in Figure 12: The Parade, Norwood – Site Investigation Area below.
Figure 12 – The Parade, Norwood – Site Investigation Area (Site 5)
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Current Built Form and Land Use
The site investigation area at 52-60 The Parade Norwood includes retail and retail showrooms,
automotive services and consulting rooms ranging from single-storey to two-storeys. Development
is generally disjointed, with extensive areas of parking and variable setbacks.
The vicinity of site investigation area comprises predominantly commercial land uses (offices,
consulting rooms, showrooms), with some retail commercial, hospitality, residential and other uses
(eg. service trade) located throughout.
The intersection of The Parade and Sydenham Road is framed on three sides by two-storey
buildings, including the local heritage listed “Old Colonist Tavern”. The vicinity of the site investigation
area also contains a few additional heritage places. Existing policy in the Council-wide section of the
City of Norwood, Payneham and St Peters Development Plan under the heading “Heritage”
addresses development affecting Local Heritage Places. Further policy consideration is not
necessary.
Current Zone(s) / Proposed Zone Boundary
The site investigations area is currently zoned Business Zone – West Norwood Policy Area in the
City of Norwood, Payneham and St Peters Development Plan and is proposed to be rezoned to
Urban Corridor – Transit Living Policy Area to encourage a mixed-use development outcome with a
residential focus.
The Business Zone encourages development of business and related activities, including offices,
consulting rooms and retail showrooms, as well as some warehousing, light and services industry
and service trade premises in some locations. The West Norwood Policy Area also encourages
residential development above compatible uses up to three storeys. Shops or groups of shops up to
250 square metres floor area are contemplated, along with offices and consulting rooms up to 500
square metres.
The site investigation area directly abuts the District Centre (Norwood) Zone, which was updated
during the Stage 1 Inner Metro DPA to allow for mixed-use development at higher densities. The
adjacent Parade West Policy area of the District Centre (Norwood) Zone currently encourages retail
/ offices with residential above, but generally up to a maximum of two storeys. The broader District
Centre Zone does, however, contemplate taller development up to seven storeys toward its core.
The proposed rezoning would therefore act as a logical extension to this mixed-use zoning along
The Parade.
The investigation area also directly abuts the Residential Character (Norwood) Zone and Residential
Historic (Conservation) Zone (Policy Area 12.7 Norwood 5) to the south, such that any zoning
amendments to the site will need to carefully the interface between the two zones. Policies are
proposed to be included to ensure a sympathetic transition to sensitive zones.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Important Local Elements
Within The Parade West area, The Parade is a four lane carriageway approximately twenty-one
metres in width, comprising two lanes and bike lanes in each direction separated by a wide, treelined median strip. The Parade is a high frequency bus route and proposed future mass transit route.
Large trees occupy the central median and line the footpaths on either side of the road. There are
no overhead powerlines within this portion of The Parade corridor.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
Setbacks are narrow along the entire length of The Parade (West) area, generally ranging between
0 and 3 metres with few exceptions. A number of buildings have been built on the property boundary
and incorporate verandahs or awnings overhanging the footpath, particularly east of Charles Street
(southern side) and Eastry Street (northern side).
Car parking is generally provided to the side or rear of properties, or on side-streets. A number of
buildings have been built on the property boundary and incorporate verandahs or awnings
overhanging the footpath.
While there are no state or local heritage places within the investigation area, a number of local
heritage places adjoin or are located in close proximity to the area. This includes dwellings located
within the adjacent Residential Historic (Conservation) Zone, and the two-storey Victorian bluestone
Colonist tavern and Wynwood Nursing Home across Sydenham Road. A local heritage listed
Federation warehouse building is also located north-west of the investigation area across The
Parade.
The Inner Metro Rim Structure Plan identifies the investigation area as forming part of the ‘Corridor
(Mixed Infill) The Parade area’, which seeks to encourage retail, commercial and home shopfronts
with residential development above (3-6 storeys), with some opportunity for higher buildings on
larger sites within the Norwood District Centre to take advantage of the potential future mass transit
(light rail). The Structure Plan also proposes to promote reduced building setbacks and provide
parking to the rear of new development, while reinforcing the protection of historic building stock in
the adjacent Historic (Conservation) area.
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights in the
corridor investigation area:
Street
Width (m)
StoreysStreet
Width
Ratio
Proposed
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum
Storeys*
Comment
30m
(The
Parade
West)
6
49m
5
5
Consistent with The 30-Year Plan Update,
which encourages medium-rise (3-6 storey)
development along key transport corridors,
and the Inner Metro Rim Structure Plan
A 30° provisional building envelope applies
to address building massing and
overshadowing to adjacent residential
development south of the investigation area
and located outside of the zone
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment depth
Building Setbacks
The methodology for establishing building setback policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of existing policy that informs
maximum setbacks for The Parade, Norwood site investigations area:
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Resources
– Transit
Living
Policy Area
Primary road
frontage
(primary
corridor) (m)
Primary
road
frontage
(other) (m)
Secondary
road frontage
(m)
Side (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or other)
(m)
SAPPL
0 to 5
0 to 4
0 to 5
0 to 3
Min 6.5 (including
rear accessway)
0 to 3
West
Torrens
DP
3
3
2
3
Min 6.5 (including
rear accessway)
3 or 0
As the Transit Living Policy Area is not currently contained in the Norwood Payneham and St Peters
(City) Development Plan, it is proposed that it be included with the following setback parameters:
Primary
Resources
road
– Transit
frontage
Living
(primary
Policy Area
corridor) (m)
52-60 The No minimum
Parade,
Norwood
Primary
Secondary
road
road
Side (m)
frontage
frontage (m)
(other) (m)
2
No minimum For allotments with a
frontage width of:
(a) 20 metres or less:
no minimum
(b) more than 20
metres: 3 metres
Rear (where
Rear (where adjacent to
rear access
zone boundary or other)
/ laneway
(m)
access) (m)
Min 6.5
(including
rear
accessway)
5 metres where the subject
land directly abuts an
allotment of a different
zone
3 metres, except where the
development abuts the
wall of an existing or
simultaneously constructed
building on the adjoining
land.
Implications for this DPA
The consolidated nature of land holdings within the investigation area and its location adjacent the
existing Norwood District-level activity centre provide a major opportunity to facilitate a future
mixed-use development with a residential focus that takes advantage of current and future
transport options, including potential mass transit.
The Urban Corridor Zone that extends along other key corridors in the Norwood, Payneham and
St Peters Council area is proposed to apply to the investigation area to encourage an appropriate
mix and scale of development. The Transit Living Policy Area will specifically apply to the area to
reflect the desired future mixed use and a residential focus.
The depth of the investigation area will also allow a medium-rise development up to five (5)
storeys, while allowing for interface impacts to be managed for adjacent sensitive residential
development and character / conservation areas. Existing policies in the wider Urban Corridor
Zone to minimise building massing at the interface with sensitive residential development outside
of the zone will also apply through use of a 30 degree building envelope.
Recognising that the site is located adjacent an area of residential character, specific policy will
be included to ensure that new development provides a sympathetic transition to existing buildings
of historic value.
While there are also a number of heritage places located adjacent or in close proximity to the site
investigation area, existing policy in the Council-wide section of the Development Plan under the
heading “Heritage” addresses development affecting State and Local Heritage Places. Further
policy consideration is therefore not necessary.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
4.2.5 Site 6: Glen Osmond Road, Parkside (Cappo Seafoods) - Site Investigation Area
The site investigation area is located adjacent the corner of Greenhill Road and Glen Osmond Road,
Parkside. The investigation area is approximately 1.4 hectares with various land owners holding
property. Notably, Cappo Pty Ltd owns a significant consolidated land holding in the investigation
area of more than 4,000 square metres.
The site represents a significant redevelopment opportunity adjacent the outer edge of the Adelaide
CBD in a rapidly redeveloping corridor. The investigation area is ideally situated for higher density
forms of development, including mixed-use and residential development given its proximity to the
city, Park Lands, mixed uses and existing residential areas. The lower end of Glen Osmond Road
(city end) represents an important arterial road / public transport corridor into central Adelaide from
the south eastern freeway and surrounding suburbs.
The site is depicted in Figure 13: Glen Osmond Road, Parkside – Site Investigation Area
below.
Current Built Form and Land Use
The site investigations area consists of a range of commercial activities, including retail showrooms,
offices, a large warehouse and office complex, and a residential flat building at the intersection of
Glen Osmond Road and Greenhill Road. It also contains an ambulance station.
The street to the rear (Chinner Avenue) generally provides rear access to the site investigations area
as well the adjacent residential developments. Rear access from Chinner Avenue will be critical in
any redevelopment of those sites fronting Glen Osmond Road as it will allow unimpeded access and
will assist in retaining the primary role of Glen Osmond Road as a strategic transport corridor.
Development in the broader area fronting Glen Osmond Road is much the same with some retail,
hospitality, residential (character) and other uses (eg. service trade) scattered throughout.
Development is generally single storey, although a number of medium-rise buildings can be found
in the area including a four storey residential apartment building at 2-4 Glen Osmond Road (next to
the existing six storey apartment building on the corner of Greenhill Road) and the three storey
Cappo Seafood Factory / Warehouse at 16 Glen Osmond Road.
Visual review of sites in the vicinity identifies a variable range of setbacks to Glen Osmond Road
reflecting the variety of land uses as well as building eras. The site investigation area is adjacent,
but separated by local roads, to a Residential Historic (Conservation) Zone which is dominated by
single storey, detached residences with garages and carports to the street frontage, and contains
some local heritage places in proximity to the site. The roads are considered to generally provide
adequate separation between zones, however, policies are proposed to ensure a sympathetic
transition between zones.
Current Zone(s) / Proposed Zone Boundary
The site investigations area is currently located within the Office 1 Zone and is proposed to be
rezoned to Urban Corridor. It is noted that the site investigations area is adjacent the Urban Corridor
Zone that fronts Greenhill Road (both City of Unley and City of Burnside).
The existing Office 1 Zone currently facilitates primarily office, consulting room and bank
development, and medium density residential development that reinforces Glen Osmond Road as a
principal gateway to the city.
The investigation area is included within the Corridor (Mixed Infill) area of the Inner Metro Rim
Structure Plan, which seeks to reinforce this section of Glen Osmond Road as a popular commerce
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corridor with commercial, retail and home office shopfronts and residential development above (3-5
storeys). Reduced building setbacks are envisaged, with parking provision proposed at the rear of
new development. Notably, the corner of Glen Osmond/Greenhill Road, which is currently located
within the Urban Corridor Zone, is identified as a major ‘gateway’ to the city, where taller buildings
are envisaged.
Figure 13 – Glen Osmond Road, Parkside – Site Investigation Area (Site 6)
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Analysis
As noted above, the site investigation area is also adjacent a Residential Historic (Conservation
Zone) in the City of Unley, and is adjacent the boundary to the City of Burnside (east side of Glen
Osmond Road), which includes the Business (Glen Osmond Road) Zone, and Historic Conservation
Zone.
The two commercial zones contain very similar planning objectives as do the two residential
conservation zones.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights in the
corridor investigation area:
Street
Width (m)
StoreysZone Depth
Street Width Range (minRatio
max)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
22m
6 storeys
5 storeys
5 storeys
Consistent with directions of the
Inner Metro Rim Structure Plan, and
intent of the 30-Year Plan for
medium-rise development along key
transport corridors.
49m
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of critical elements that inform
maximum setbacks in the Glen Osmond Road, Parkside site investigations area:
Resources
Boulevard
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Primary
road
frontage
(primary
corridor)(m)
Primary
road
frontage
(other)(m)
Secondary Side (m)
road
frontage(m)
Rear (where rear Rear (where
access / laneway adjacent to
access) (m)
zone boundary
or other) (m)
0 or 3 to 6
0-4
0–3
0 to 3
6.5m (including
rear accessway)
0 to 5
4
2
0
0 or 3
6.5m (including
rear accessway)
5 or 3
6
6
3
3
6.5m (including
rear accessway)
5 or 3
0 (Port Road)
3 (Anzac
Highway)
2
0
3
6.5m (including
rear accessway)
3 or 0
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Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
The Parkside site is adjacent an existing Urban Corridor Zone – Boulevard (Greenhill Road) Policy
Area that fronts onto the Park Lands Zone surrounding the Adelaide CBD. Given the similar
development characteristics between the site investigations area and the existing Urban Corridor
Zone, it is proposed to extend the Urban Corridor Zone and policy site over the site area. No
amendments are proposed to that policy in respect to building setbacks.
Implications for this DPA
The extent of land holdings under single ownership in the site investigation area represents a
significant mixed use redevelopment opportunity that takes advantage of the commerce and
transport function (including accessible public transport) of Glen Osmond Road, while reinforcing
the road as a major gateway to the city and Parklands.
The investigation area forms a logical extension to the existing Urban Corridor Zone to the north
along Greenhill Road. The existing Boulevard Policy Area that applies to the Greenhill Road Urban
Corridor is also considered logical to apply to the investigation area given the envisaged mixture
of land uses and connection of the area to Greenhill Road and the major gateway at the Greenhill
Road / Glen Osmond Road intersection.
The investigation area is also of a depth and scale to accommodate buildings up to five (5) storeys,
while managing interface impacts to the sensitive residential and conservation area to the west
across Chinner Avenue through existing policies applying in the Urban Corridor Zone and new
policies that seek a transition in building heights down toward Chinner Avenue.
Council’s Development Plan contains additional policy within its Council-wide section to address
development affecting Local Heritage Places. Further policy at the Council-wide level is not
considered necessary.
Policy is also proposed to encourage rear access from Chinner Avenue to protect the primary role
of Glen Osmond Road as a strategic transport corridor.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
4.2.6 Site 7: 301-305 Unley Road, Malvern – Site Investigation Area
The Unley Road, Malvern Site Investigation area extends from the existing Urban Corridor Zone on
the eastern side of Unley Road; south of the Northgate Street and Cheltenham Street intersection
through to Winchester Street (some one hundred metres south) and occupies some 4,338 square
metres of land. A significant portion of the investigation area (approximately 2,770 square metres)
is under single ownership.
The site investigation area represents a major redevelopment opportunity in the middle suburbs of
Greater Adelaide in a rapidly evolving corridor. The investigation area is ideally situated for higher
density forms of development and is located in proximity to existing mixed-use and residential
development as well as high frequency public transport. The investigation area is also immediately
adjacent existing Urban Corridor Zoning and represents a natural extension of that planning
direction. Rezoning of the site is now sought to reflect the directions of The 30-Year Plan for Greater
Adelaide and the Inner Metro Rim Structure Plan.
The site is depicted in Figure 14: Unley Road, Malvern – Site Investigation Area below.
Current Built Form and Land Use
Unley Road dominates the character of the locality with the large number of vehicle movements
accommodated, particularly in the morning and afternoon peaks. They are also serviced by a number
of bus routes heading into and out of the city.
The site investigation area comprises several commercial land uses located in single storey buildings
that were formerly dwellings. Development in the vicinity on Unley Road consists of more of the
same built format, together with purpose built shops with active street frontages, a small shopping
centre and a private school containing some two storey buildings. Development off the main road
frontage generally consists of traditional low scale residential character areas.
There are no State or Local Heritage Places within the investigation area. However, it adjoins the
Residential Historic (Conservation) Zone, and some Local Heritage Places exist within the
surrounding area, including the Walford Junior School and Gates (former Hospital) to the north-west
over Unley Road. Existing policy in the Council-wide section of the Development Plan under the
heading “Heritage Places” addresses development affecting Local Heritage Places. Further policy
consideration is not necessary.
Setbacks vary along Unley Road, generally ranging between zero and three metres with a few
exceptions. The retail, commercial and institutional buildings located opposite the site investigation
area on the western side of Unley Road are located on the street frontage but vary in height. The
more recently developed Walford gymnasium building, in particular, sits just north of the site on
Unley Road in the Urban Corridor Zone (backing onto the Institutional Zone) and is equivalent to a
three storey building.
Landscaping is provided to the front of a number of developments along the western side of the
Unley Road corridor (generally concentrated along residential zone boundaries). The provision of
car parking is generally to the rear of developments, with some car parking to the side and front of
some properties.
Current Zone(s) / Proposed Zone Boundary
The Mixed Use 3 Zone currently applies within the area proposed to be rezoned to Urban Corridor.
The site investigation area is located immediately adjacent the High Street (Unley Road) Policy Area
of the Urban Corridor Zone, which also encourages a mix of land uses and facilitates buildings of
between 3 and 5 storeys (up to 18.5 metres in height), transitioning down in scale toward the
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by the Minister
Analysis
interface with adjacent zones. The High Street (Unley Road) Policy Area is therefore proposed to
apply to the investigation area. The Policy Area also envisages retail development in the order of
450m square metres per tenancy, which is proposed to continue to apply to the investigation area.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Figure 14 – Unley Road, Malvern – Site Investigation Area (Site 7)
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights in the
corridor investigation area:
Street Width
(m)
StoreysZone Depth StoreysStreet Width Range (min- Building
Ratio
max)
Envelope
Proposed
Maximum*
Comment
21m
(Unley RoadHigh Street
Policy Area)
5
5 Storeys
The adjacent Urban Corridor Zoning to
the north allows buildings up to 5
storeys.
49m
5
Consistent with directions in The 30Year Plan for medium-rise development
along key transport corridors.
A 30° provisional building envelope
applies to address building massing and
overshadowing to adjacent residential
development located outside of the
zone
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of critical elements that inform
maximum setbacks for the Unley Road Malvern investigations area:
Resources
- High
Street
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0
0 or 2 to 4
0 to 3
0 to 3
Min 6.5 (including
rear accessway)
0 to 5
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
0
0
0-2
3
Min 6.5 (including
rear accessway)
5 or 3
0
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
The Malvern site is adjacent the existing Urban Corridor Zone – High Street (Unley Road) Policy
Area that addresses Unley Road north of the site. It is proposed to extend this adjacent Urban
Corridor Zone and policy area over the site investigations area with no amendments proposed to
that policy in respect to building setbacks.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Implications for this DPA
The Urban Corridor Zone - High Street Policy Area is proposed to apply to the site investigations
area at Unley Road, Malvern as a logical extension of the existing Urban Corridor Zone and policy
area immediately north of the site. This reflects a desire to facilitate a mixed-use development on
a consolidated land holding that takes advantage of the Unley road corridor and public transport
route.
The depth of the investigation area will allow for development of taller buildings up to five (5)
storeys toward the Unley Road frontage, while allowing for the interface with adjoining areas to be
managed. Importantly, existing building envelope policies to address the interface with sensitive
residential development to the rear (east) of the investigation area will continue to apply to ensure
an appropriate transition in scale.
Council’s Development Plan contains additional policy within its Council-wide section to address
development affecting Local Heritage Places. Further policy at the council wide level is not
considered necessary.
54
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
4.2.7 Sites 8 and 9: Anzac Highway and Leader Street, Keswick / Forestville / Everard Park –
Site Investigation Area
The former Le Cornu Furniture site occupies some 3.6 hectares with frontages to Leader Street,
Anzac Highway and Maple Street and occupies a significant area of the wider Light Industrial area
in this location. This area is included in the Keswick Urban Node, as identified in the Inner Metro Rim
Structure Plan, which seeks to develop a high density mixed use precinct with a strong residential
focus in this location. It therefore represents a significant opportunity within the wider Anzac Highway
corridor and has been included in the investigation area of this DPA.
Arcadian Communities has also recently purchased a consolidated site of some 7,900 square metres
located 130 metres south of the former Le Cornu Furniture site, which has been included in the
investigation area along with some contiguous land.
The site is depicted in Figure 15: Anzac Highway and Leader Street, Keswick / Forestville /
Everard Park – Site Investigation Area below.
Current Built Form / Character and Land Use
The land to the northern side of Leader Street within the site investigation area through to the rear
of the allotments fronting Maple Street is largely used for commercial purposes, including light
industry and warehouses, and includes the former Le Cornu Furniture site. Built form is a mixture of
single storey and two storey buildings.
Despite its residential zoning, the area south of Leader Street fronting Anzac Highway within the
investigation area is predominantly used for fast food retailing, with residential development located
further west along Anzac Highway and extending back toward Third Avenue, and a retail building
located on the corner of Grove Avenue and Anzac Highway.
While there are no State or Local Heritage places within the investigation area itself, a Local Heritage
listed corner shop exists in proximity to the site on the southern side of Leader Street.
Land on the southern side of Leader Street, located south and east of the investigation area, is also
identified as the Forestville residential character area in the Inner Metro Rim Structure Plan, and is
currently located within the Residential Streetscape (Built Form) Zone of the Unley (City)
Development Plan. This zoning broadly facilitates low scale residential development on large
allotments with spacious front and side setbacks for areas west of Leah Street, with low scale, albeit
more compact residential development east of Leah Street.
The wider Urban Corridor Zone at Anzac Highway currently supports a range of land use activities
that are predominantly commercial, including retail, at the top and bottom of the area, and largely
residential in between. The urban corridor itself contains a mix of uses, including the Ashford Private
Hospital, recently developed retirement living apartments, residential development and commercial,
bulky goods and retail showrooms on its northern side, with other commercial activities and fast food
outlets along its southern side and residential development further west. Built form is mostly single
storey with a number of two storey or higher commercial buildings.
Current Zone(s) / Proposed Zone Boundary
The former Le Cornu site, Leader Street and Maple Avenue area currently sits within the Light
Industry Zone of the Unley Council Development Plan, while the area south of Leader Street in the
investigation area sits predominantly within the Residential C150 Zone with a portion in the
Residential Streetscape (Built Form) Zone).
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Figure 15 - Anzac Highway and Leader Street, Keswick / Forestville / Everard Park
- Site Investigation Area (Sites 8 and 9)
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
The former Le Cornu site and portion of the Light Industry Zone located directly opposite the site
over Maple Ave (between the Le Cornu site and Military Barracks site) are proposed to be included
in the Transit Living Policy Area of the Urban Corridor Zone to facilitate future mixed use
development with a residential focus. While the Transit Living Policy Area module in the SA Planning
Policy Library generally envisages smaller scale retail development up to 500m2 in any single
building, the scale of the former Le Cornu site in particular, its previous use and the location’s
designation in the Inner Metro Rim Structure Plan (as forming part of the Keswick Urban Node where
a high intensity of development is expected) would allow for more substantial non-residential
elements as part of a major mixed-use precinct, while retaining a residential focus. It is therefore
proposed to exempt the site from the retail floor area limits that generally apply within the Policy
Area. This also better aligns with allowable floor areas for development on the western side of Anzac
Highway in the City of West Torrens.
The remaining Light Industrial zoned area located north-east of the Le Cornu site is proposed to be
included in a Business Policy Area of the Urban Corridor Zone, so a wider range of commercial uses
typically allowed under the current zoning can be continued. Retail floor area limits that apply to the
Business Policy Area in the South Australian Planning Policy Library will apply to this area, generally
allowing shops or groups of shops with a gross leasable area of up to 500m2.
Similar to the Le Cornu site, land contained within the Residential C150 Zone, including two
contiguous allotments in the Residential Streetscape (Built Form) Zone) forming part of the
consolidated site owned by Arcadian Communities, is also proposed to be included in the Transit
Living Policy Area of the Urban Corridor Zone to facilitate mixed use development with a residential
focus. Given the much smaller area of land within this location compared to the former Le Cornu
site, retail floor limits of up to 500m2 as recommended in the SA Planning Policy Library will apply to
this area.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Important Local Elements
Anzac Highway comprises a carriageway of approximately forty metres wide with three lanes of
traffic either side and bicycle lanes, while Leader Street contains an eighteen metre wide
carriageway comprising single lanes of traffic in both directions. Public buses run along both Anzac
Highway and Leader Street, with the southern passenger rail in close proximity to the east of the
site.
Land on the western side of Anzac Highway sits within the Urban Corridor – Boulevard Policy Area
of the West Torrens Council Development Plan, which currently encourages development of up to 8
storeys.
The Keswick Urban Node, as identified in the Inner Metro Rim Structure Plan, occupies the land to
the immediate north of Leader Street (affected by this DPA) plus the Keswick Military Barracks site
to the immediate north of the investigation area, which is Commonwealth owned land and is not
being considered as part of this DPA. Notwithstanding this, the Structure Plan identifies that the
Military Barracks site should accommodate a high density mixed use precinct with a strong
residential focus ranging from 3 stories up to 14 storeys.
The Le Cornu site provides opportunity for an integrated mixed-use development, which is well
positioned to capitalise on access to public transport. As discussed above, because of the site’s
scale and connection to the wider Anzac Highway corridor, it is proposed to exempt the site from the
retail floor limit otherwise applying to the Transit Living Policy area to allow for retail uses that support
both new residents and the local workforce. This will provide some flexibility in relation to the
provision of commercial or non-residential land use components commensurate with site size and
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
adaptability to market preferences at the time of development. Any development will need provide
variations in scale, and ensure building mass is carefully articulated and distributed across the site,
to ensure and appropriate urban design outcome for the site. It will also be important that building
scale and massing is carefully designed to ensure any overshadowing impacts on existing residential
development on the southern side of Leader Street are minimised.
The south-western portion of the site investigation area that includes land owned by Arcadia
Communities sits within the Corridor (Mixed Infill) Anzac Highway area of the Inner Metro Rim
Structure Plan. This designation and its consolidated nature offers opportunities for an integrated
mixed use development, with taller buildings fronting Anzac Highway and a transition in building
heights down toward Third Avenue to sensitively interface with the established residential area and
streetscape.
Airport height limits (OLS) will apply to the site, currently requiring a referral for structures above 15
metres in height. This issue is discussed in greater detail in Section 2.5 of this DPA, which provides
an overview of infrastructure planning issues.
The majority of setbacks to Anzac Highway, being of a commercial nature, have either no setback
at all, or where there is a setback, it provides for a range of car parking to the front. Residential
development (Anzac Highway Forestville site investigations area), has setbacks of approximately
ten to fifteen metres. Residential developments further west of the site investigations area have
variable setbacks.
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights in the
corridor investigation area:
Street Width
(m)
StoreysStreet
Width Ratio
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
40m
(Anzac
Highway –
Proposed
Transit Living
Policy Areas)
6
45m – 110m
4 – 6+
8 storeys
(north of
Leader
Street)
Proposed 8 storey height supported by
Inner Metro Rim Structure Plan which
identifies the location as a key urban node
supporting high density, mixed use
precinct, and consistent with allowable
building heights in the existing Urban
Corridor Zone in surrounding areas on
Anzac Highway Policy Area on Greenhill
Rd (7-10 storeys) and on the western side
of Anzac Highway (up to 8 storeys).
6 Storeys
(south of
Leader
Street)
For the area south of Leader Street, the
bulk of the wider corridor is 45 metres deep
and narrows toward the Leader Street
intersection. A 6 storey maximum height
aligns with policies in the 30-Year Plan
Update to encourage medium-rise (3-6
storey) development along key transport
corridors.
Policy is proposed to require development
located south of Leader Street to require a
transition in scale down from Anzac
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
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Analysis
Street Width
(m)
StoreysStreet
Width Ratio
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
Highway to Third Avenue to sensitively
interface with the established residential
area and streetscape.
Corridor investigation areas to the south of
a corridor - 30° provisional building
envelope applies to address
overshadowing.
18m
(Leader
Street –
Proposed
Business
Policy Area)
5
N/A
6+
8 storeys
N/A
8 storeys
Maple Street
– Proposed
Business
Policy Area)
Proposed 8 storey height supported by
Inner Metro Rim Structure Plan which
identifies the location as a key urban node
supporting high density, mixed use
precinct, and consistent with allowable
building heights in the existing Urban
Corridor Zone in surrounding areas on
Anzac Highway Policy Area on Greenhill
Rd (7-10 storeys) and on the western side
of Anzac Highway (3-8 storeys).
Policy is proposed to require development
adjoining Leader Street to be designed to
minimise overshadowing impacts on
existing residential development on the
southern side of Leader Street. This will
affect building design as well as building
heights that may be achieved within the
zone close to Leader Street.
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment depth
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above.
The following table is a summary of critical elements that inform maximum setbacks for the Anzac
Highway, Leader Street and Maple Avenue site investigations areas:
Resources
- Transit
Living
Policy Area
SAPPL
West
Torrens DP
Primary road
frontage
(primary
corridor) (m)
Secondary
Side (m)
road frontage
(m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or other)
(m)
0 to 5
0 to 4
0 to 5
0 to 3
Min 6.5 (including
rear accessway)
0 to 3
3
3
2
3
Min 6.5 (including
rear accessway)
3 or 0
Resources Primary road
- Business frontage
Policy Area (primary
corridor) (m)
SAPPL
Primary
road
frontage
(other) (m)
0 to 5
Primary
road
frontage
(other) (m)
0 to 4
Secondary
Side (m)
road frontage
(m)
0 to 3
0 to 3
Rear (where rear
access / laneway
access) (m)
Min 6.5 (including
rear accessway)
Rear (where
adjacent to zone
boundary or other)
(m)
0 to 3
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
Resources Primary road
- Business frontage
Policy Area (primary
corridor) (m)
Primary
road
frontage
(other) (m)
Secondary
Side (m)
road frontage
(m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or other)
(m)
Norwood
DP
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
West
Torrens DP
3
3
2
3
Min 6.5 (including
rear accessway)
3 or 0
The Unley (City) Development Plan does not presently contain the Business or Transit Living Policy
Areas for the Urban Corridor Zone and, accordingly, these will need to be introduced. It is considered
that the policies contained in the SAPPL provides an appropriate basis for application to the site
investigation area.
Proposed
Policy Areas
Business
Policy Area
Primary road
frontage
(primary
corridor) (m)
n/a
Transit Living No minimum at
Policy Area
Anzac Highway
Primary
road
frontage
(other) (m)
Secondary
road
frontage (m)
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
2
2
2
Min 6.5 (including
rear accessway)
3 or 0
Side (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
The Unley (City) Development Plan does not detail setback requirements for those zones adjacent
to the Keswick / Forestville / Wayville investigations areas. The Development Plan instead gives
general guidance in its Council-wide section (Design and Appearance of Land and Buildings)
requiring that setbacks for buildings should be similar or compatible with the setbacks of buildings
on adjoining land and the predominant setback of buildings in the locality.
The portion of the Site investigations area located north of Leader Street lies immediately south of
the Keswick Military Barracks, and land uses are generally developed up to this boundary.
Development to the south of Leader Street adjacent the southern portion of the site investigation
area is generally low density residential with no noted historic or character value. Larger lots
generally provide for generous setbacks, however, current policy provides for a long term transition
to medium-higher density development which may provide for reduced setbacks.
In an area that is transitioning, the following setbacks are proposed for the Transit Living and
Business Policy Areas. For the Transit Living Policy Area, setbacks have been proposed on the
basis that future development will support a variety of building forms with medium to high density
residential development utilising the high frequency transit services. For the Business Policy Area,
they have been proposed on the basis that development in the broader vicinity was not of a nature
that required sensitive character protection and is generally of a format that could support intensive
mixed-use development.
Proposed
Policy Areas
Business
Policy Area
Primary road
frontage
(primary
corridor) (m)
n/a
Transit Living No minimum at
Policy Area
Anzac Highway
Primary
road
frontage
(other) (m)
Secondary
road
frontage (m)
Side (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
2
2
2
Min 6.5 (including
rear accessway)
3 or 0
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Inner and Middle Metropolitan Corridor (Sites) DPA
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On this basis, the proposed application of the Transit Living and Business Policy Areas will provide
setback guidance that supports the future mixed-use development formats desired for the area with
flexible built form.
Implications for this DPA
The former Le Cornu site and portion of the Light Industry Zone located directly opposite the site
over Maple Ave (between the Le Cornu site and Keswick Military Barracks site) are proposed to
be included in a Transit Living Policy Area of the Urban Corridor Zone to facilitate future mixed
use development with a residential focus.
Given the scale of the Le Cornu site in particular, it is proposed to exempt the site from
application of the retail floor limit otherwise applying to the Transit Living Policy area to allow for
retail uses that support both new residents and the local workforce and provide some flexibility in
relation to the provision of commercial or non-residential land use components commensurate
with site size and adaptability to market preferences.
The remaining Light Industry zoned area located north-east of the Le Cornu site is proposed to
be included in a Business Policy Area of the Urban Corridor Zone, given its existing light
industrial and commercial focus. This will ensure that the business focus currently applying to
the area will be continued through a wider range of land uses than applies generally in the Urban
Corridor Zone. The default retail floor area limit of 500 square metres applying in the Business
Policy Area of the SA Planning Policy Library will continue to apply to this area.
Proposed building heights north of Leader Street take into account the site’s scale, its
designation in the Keswick Urban Node of the Inner Metro Rim Structure Plan and allowable
building heights on the western side of Anzac Highway and the nearby Urban Corridor Zone
along Greenhill Road.
Similar to the Le Cornu site, land contained within the Residential C150 Zone, including two
contiguous allotments in the Residential Streetscape (Built Form) Zone), is also proposed to be
included in the Transit Living Policy Area of the Urban Corridor Zone to facilitate mixed use
development with a residential focus. The policy area is suited to these areas given the
significant amounts of existing residential development. Proposed building heights are as
outlined above, with new policy to manage the interface with the adjacent Residential
Streetscape (Built Form) Policy Area at Forestville. The default retail floor area limit of 500
square metres applying to the Transit Living Policy Area in the SA Planning Policy Library will
apply to this area.
A new Concept Plan is proposed to apply to the site investigation area to clarify building heights
and access arrangements, as well as amendments to airport mapping to better align with the
OLS.
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4.2.8 Site 10: 254 – 262 Richmond Road, Marleston (Old TAFE site) – Site Investigation Area
The former Marleston TAFE site, bound by Richmond Road, Sutton Terrace and Desmond Avenue
comprises almost 5 hectares, with a significant depth of approximately 300 metres from Richmond
Road. While the site is not located within an existing Urban Corridor Zone, it represents a significant
land holding within the middle metropolitan west and has been included within the investigation area
of this DPA.
The site is depicted in Figure 16 Richmond Road, Marleston – Site Investigation Area below.
Current Built Form / Character and Land Use
The former TAFE site at Marleston contains a number of former institutional and industrial scale
buildings, and large areas of at grade car parking.
Within the local area, a range of commercial activities exist on both sides of Richmond Road,
including automotive services, offices and logistics services, retail and retail showrooms, event hire
and small scale manufacturing. A variable range of setbacks is evident to Richmond Road, reflecting
the eclectic range of commercial activities.
The eastern side of Sutton Terrace and western portion of Desmond Avenue is generally
characterised by low density (single storey) housing from a range of eras, including recent infill, with
some further commercial and warehousing activities within the western section of Desmond Avenue.
However, current zoning for these residential areas within Medium Density Policy Area 19 of the
Residential Zone allows for development of a range of medium density housing forms of up to two
storeys in the future. Commercial and warehousing activities also occur adjacent the western edge
of the former TAFE site.
Current Zone(s) / Proposed Zone Boundary
The northern extent of the former TAFE site sits within the Commercial Zone of the West Torrens
Council Development Plan, while the southern section sits within the Industry Zone. The current
Commercial Zone policy seeks to ensure retail development does not hinder the development or
function of the zone, although there are limited retail offerings in the immediate area for local workers,
and the area is in need of revitalisation.
The site is proposed to be included in the Transit Living Policy Area of the Urban Corridor Zone to
recognise the flexible and varied built form along Richmond Road and the site’s strategic significance
and potential for a mixed-use development with a residential focus.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Important Local Elements
Adjacent the former TAFE site, Richmond Road comprises a carriageway of approximately twentyfour metres wide, with two lanes of traffic east and west bound and bicycle lanes either side. Public
bus services are also located nearby on Marion Road.
There are no State or Local heritage places located on or in proximity to the site. Some significant
stands of trees also exist on the Richmond Road frontage.
While Richmond Road is not currently designated as an Urban Corridor Zone, the significant scale,
depth and location of the former TAFE site within the middle metropolitan west presents a significant
opportunity for a mixed-use development precinct comprising residential development and retail /
commercial activities to support both new residents and local workers, including within the nearby
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Analysis
Netley commercial park located west of the site, the Arnott’s manufacturing plant located south of
the site, and the substantial Grove Avenue industrial area to the south-east of the site.
Figure 16 – Richmond Road, Marleston – Site Investigation Area (Site 10)
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While the Transit Living Policy Area of the Urban Corridor Zone, which is proposed to apply to the
site investigation area, currently envisages retail development of up to 500m2 within a single building,
the prominence and scale of the former TAFE site and its position within a key employment area
provides an opportunity to develop larger retail formats as part of the coordinated mixed-use
development. It is therefore proposed to exempt the site from retail floor area limits that generally
apply in the Policy Area to provide some flexibility in relation to the provision of commercial land
uses commensurate with site size and adaptability to market preferences at the time of development.
Importantly, the size of the site will also allow for the careful management of interface issues with
adjacent residential development, including opportunities for taller buildings in the western portion
of the site adjacent Richmond Road, transitioning down in scale toward the existing residential area
to the east.
Airport height limits will apply to the site, but will be adjusted to more closely align with the OLS. The
site is also subject to some flooding risk, which currently affects the western extent of Richmond
Road, particularly within the south-western portion of the site. These issues are discussed in greater
detail in section 2.5 of this DPA, which provides an overview of infrastructure planning issues.
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights in the
corridor investigation area:
Carriageway
Width (m)
StoreysCarriageway
Width Ratio
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
24m
6
40m - 300m
4 to 6+
6 storeys,
transitioning
down in
height at the
interface
with the
adjacent
Residential
Zone
While immediately
surrounding commercial
development is limited to 2
‘commercial’ storeys (8.5m
high), taller buildings are
envisaged adjacent the
nearby Richmond
Road/Marion Road
intersection (3 storeys, or
12.5m high).
The significant scale and
depth of this site, however,
would allow for taller,
medium-rise buildings
toward the centre of the site
(up to 6 storeys) without
impacting on surrounding
lower-rise areas, with a
transition in building heights
down toward adjacent
established residential areas
to the east. This aligns with
policies in the 30-Year Plan
Update to encourage
medium-rise (3-6 storey)
development along key
transport corridors.
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Carriageway
Width (m)
StoreysCarriageway
Width Ratio
Zone Depth
Range (minmax)
StoreysBuilding
Envelope
Proposed
Maximum*
Comment
Further, a 30° provisional
building envelope is
proposed to apply to address
overshadowing to area south
of the site.
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment depth
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above.
The City of West Torrens currently contains policy for the Urban Corridor Zone – Transit Living Policy
Area and the following table is a summary of these setbacks as applied elsewhere in the Council
area:
Resources
– Transit
Living
Policy
Area
SAPPL
West
Torrens
DP
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0 to 5
0 to 4
0 to 5
0 to 3
Min 6.5 (including
rear accessway)
0 to 3
3
3
2
3
Min 6.5 (including
rear accessway)
3 or 0
The West Torrens Council Development Plan provides detailed setback requirements for the
Residential Zone - Medium Density Policy Area 19 which is adjacent the site investigation area with
front setbacks of three metres. Development is generally low density, single storey residential but
policy seeks to transition this over the long term to a medium density format. The site investigations
area is separated from existing residential development by local roads (approximately fifteen metres
wide).
The Industrial Zone, which shares a property boundary, seeks minimum setbacks of three metres
from the front and side boundary, although industrial activities have been developed to the subject
side boundary already.
On this basis, it is considered that the existing setback policy contained within the West Torrens
Council Development Plan for the Urban Corridor Zone – Transit Living Policy Area, is appropriate
for application to the Richmond Road, Marleston site investigations area.
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Implications for this DPA
While Richmond Road is not currently designated as an urban corridor, the significant scale, depth
and location of the former TAFE site within the middle metropolitan west presents a significant
opportunity for a mixed use development precinct with residential and retail/commercial activities
to support both new residents and local workers in an area that is in need of revitalisation.
The broader mix of uses along this section of Richmond Road is well suited to adopting the Urban
Corridor Zone, Transit Living Policy Area to assist in facilitating this mixed use outcome with a
residential focus. Given the prominence of the site and its position within a key employment area,
it is proposed to exempt the site from the retail floor area limits that generally apply in the Policy
Area to allow for larger retail formats as part of a mixed-use development with a residential focus.
This will provide some flexibility in relation to the provision of commercial land uses commensurate
with site size and adaptability to market preferences at the time of development.
Building heights have been determined based on the site’s scale and intent of the 30-Year Plan
to encourage medium-rise (3-6 storey) development along key transport corridors.
The scale and depth of the site will also allow for the careful management of interface issues with
adjacent residential development, including opportunities for taller building elements toward the
central and western portion of the site adjacent Richmond Road, transitioning down in scale to
provide a more sensitive interface to the adjacent residential areas.
Policy is proposed to manage flood risks associated with the site as well an adjustment to airport
building height mapping to better align with the OLS.
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4.2.9 Site 11: 6 – 10 Railway Terrace, Mile End – Site Investigation Area
The Corporate Health Group (CHG) currently occupies a consolidated site of around 3,600m2 at
Railway Terrace, Mile End and is looking to relocate. The site is bound by Railway Terrace, Hughes
Street and Junction Lane and located close to both James Congdon Drive and Henley Beach Road.
Given the consolidated nature of the site and its predominant location within the Henley Beach Road
Urban Corridor Zone and inner metropolitan rim, the site has been included in the investigation area
of this DPA.
The site is depicted in Figure 17: Railway Terrace, Mile End – Site Investigation Area below.
Current Built Form / Character and Land Use
The site at 6-10 Railway Terrace, Mile End is currently used for commercial purposes and contains
a number of converted buildings and associated car parking.
While the site does not contain any state or local heritage places, it is located within the Mile End
Historic Conservation Area and contains a contributory item (dwelling), with a number of other
contributory items located north of the site over Junction Lane and along Hughes Street to the south.
A commercial premise also exists immediately north of the site in the Urban Corridor Zone on the
corner of Junction Lane and Henley Beach Road. The wider Urban Corridor Zone to the north along
Henley Beach Road contains a mix of residential, commercial and institutional uses, including
medium density housing. Policies encourage developments of between 3 to 6 stories within the
Henley Beach Urban Corridor.
Areas further north along James Congdon Drive also contain a mix of commercial and industrial
uses and have recently been included in the Boulevard Policy Area of the Urban Corridor Zone,
which encourages future medium and high density development.
Given its location within the Mile End Conservation Policy Area, the area west of the site contains a
range of low density character housing. Recognising the area’s character, current policies seek to
encourage a diversity of housing options, with a focus on developing of a range of allotment sizes
accommodating detached and semi-detached dwellings. While two-storey housing is possible, this
is encouraged within the roof space to complement the predominant single storey character of the
area.
Current Zone(s) / Proposed Zone Boundary
A substantial portion of the site at 6-10 Railway Terrace (some 2,542m2) was recently included in
the High Street Policy Area of the Urban Corridor Zone via the City of West Torrens Housing Diversity
DPA given its prominent corner position and connection to Henley Beach Road.
The remaining 1100m2 of land (western portion of the site) remains within the Residential Zone –
Mile End Conservation Policy Area 30.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
The portion of the site located in the Residential Zone is proposed to be incorporated into the High
Street Policy Area of the wider Urban Corridor Zone along Henley Beach Road to provide a suitable
site size and scale to achieve a greater development outcome that takes advantage of the site’s
proximity to public transport and the Henley Beach Road and James Congdon Drive corridors, while
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transitioning down in scale to complement existing low density residential character areas to the
west.
It is not proposed, however, to alter the site’s status within the existing Historic Conservation Area.
Figure 17 – 6-10 Railway Terrace, Mile End – Site Investigation Area (Site 11)
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Important Local Elements
The site is located in close proximity to the southern rail corridor and Mile End railway station, the
start of the Westside Bikeway and western Parklands. High frequency public bus services also
operate along Henley Beach Road.
James Congdon Drive is designated a Strategic Route and Primary Freight Route in the Inner Metro
Rim Structure Plan, and forms a key road connection to Port Road.
Henley Beach Road has also been identified as a Commercial (Mixed Infill) area and future potential
mass transit route in the Inner Metro Rim Structure Plan. The Structure Plan proposes to reinforce
the road as a popular commerce corridor by facilitating mixed-use infill development of commercial
and home office shopfronts and residential accommodation above of between 3 to 6 storeys, which
has since been reflected in the current Urban Corridor zoning. The Structure Plan also recognises
the need to reinforce the protection of historic building stock within the residential areas south of the
corridor and west of the investigation site.
The portion of the site located within the existing Urban Corridor Zone is also designated an
affordable housing area.
Given the site’s consolidated nature and predominant inclusion in the Urban Corridor Zone, it
presents an opportunity to develop a mixed use or residential development option that takes
advantage of existing transport and lifestyle options within the Henley Beach corridor and adjacent
Parklands. Inclusion of the entire site within the Urban Corridor Zone will also provide a site size and
scale to better address the interface with the adjacent low rise residential character areas.
Airport height limits (OLS) will apply to the site, currently requiring a referral for structures above 15
metres in height. This issue is discussed in greater detail in Section 2.5 of this DPA, which provides
an overview of infrastructure planning issues.
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
Given that the site is already predominantly located within the High Street Policy Area of the Urban
Corridor Zone, current policies to determine appropriate building heights and scale within this section
of the Henley Beach Road corridor will continue to apply – currently allowing for development of
between 3 to 6 storeys (up to 24.5 metres high). Existing interface height provisions will also continue
to apply to address overshadowing impacts to adjacent residential development located outside of
the corridor zone.
Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above. The following table is a summary of critical elements that inform
maximum setbacks for the Railway Terrace, Mile End site investigations area:
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Inner and Middle Metropolitan Corridor (Sites) DPA
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Resources
- High
Street
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0
0 or 2 to 4
0 to 3
0 to 3
Min 6.5 (including
rear accessway)
0 to 5
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
0
0
0-2
3
Min 6.5 (including
rear accessway)
5 or 3
0
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
The majority of the site investigations area is already zoned Urban Corridor – High Street Policy
Area, and the proposal is to expand the zone boundary to include two additional allotments directly
west / to the rear. It is not considered that the expansion of this zone boundary requires amendment
to building setback requirements.
Implications for this DPA
The consolidated nature of the site at 6-10 Railway Terrace, Mile End presents an opportunity to
develop a mixed use or residential development that provides new housing options in the area to
take advantage of the site’s close proximity to Henley Beach Road and public and active transport
options.
While building height policies applying to the bulk of the site will remain unchanged, expansion of
the existing Urban Corridor Zone – High Street Policy Area in this location will better recognise
the size of this consolidated land holding and allow for the interface with the adjacent low rise
residential character areas to be better addressed through an appropriate transition in building
heights. Existing interface height provisions will also continue to apply to address impacts to
adjacent residential development located outside of the corridor zone.
It is not proposed to, however, to alter the site’s status within the existing Historic Conservation
Area to ensure the protection of historic building stock within the site and local area.
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4.2.10 Site 12: Magill Road, Stepney (Otto Timber) - Site Investigation Area
The Magill Road, Stepney site investigations area contains land holdings in the order of 1.8 hectares
and is located to the corner of Nelson Street, Magill Road and Frederick Street, Stepney. The site
has frontage to Magill Road of approximately 225 metres and frontage to Nelson Street of
approximately 70 metres. A significant portion of the site is held in a single ownership - Otto Timber.
The site represents a significant redevelopment opportunity within the inner suburban area of
Greater Adelaide in an established but evolving corridor. The large size of the investigation area
provides significant opportunity for a master planned development approach consisting of higher
density forms of development, including mixed-use and residential development, particularly given
its proximity to Adelaide and its access to frequent public transport.
The site is depicted in Figure 18: Magill Road, Stepney – Site Investigation Area below.
Current Built Form and Land Use
The site area contains a variety of developments including commercial / office, retail commercial and
retail showrooms (Nelson Street frontage) as well as established retail shops to Magill Road. This
street frontage is dominated by single storey character buildings.
Behind the main roads, the majority of land is occupied by Otto’s Timber, a light industry enterprise
that undertakes joinery and hardware activities. The business has vehicular access to Wells Street
and Ann Street as well as access to laneways through the site investigations area. The site is
approximately 7,563 square metres. Adjoining vacant sites are under the same ownership and were
purchased to provide a buffer to adjacent residential development. The site also contains five
residential dwellings. Development is generally single storey with some two storey developments
and the bulk of the Otto’s Timer warehouse structure.
The significant component under singular land ownership and the frontage to multiple streets will be
critical factor in future redevelopment as it will provide opportunity for a large master planned
development with increased intensities. These can potentially be interfaced through setbacks with
adjacent established sensitive developments and allow multiple points of access and assist in
providing a range of traffic management options in the design of any new development.
There is limited off street parking for the majority of activities fronting Magill Road.
The site investigations area contains a number of Local Heritage listed places, particularly the shops
fronting Magill Road. Additional Local and State Heritage Listed Places are identified in the vicinity.
Existing policy in the Council-wide section of the Norwood Payneham and St Peters (City)
Development Plan under the heading ‘Heritage Places’ addresses development affecting Local
Heritage Places. Further policy consideration is not necessary.
Land uses and development formats in the broader area are a little more eclectic with light industry,
retail showrooms, open space and retail activities. Development on the south side of Magill Road is
a mixture of one to two storeys, and contemporary and character buildings.
The majority of residential development in the vicinity is zoned Residential Historic (Conservation)
or Residential Character with the exception of those dwellings contained within the site investigations
area.
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Figure 18 – Magill Road, Stepney – Site Investigation Area (Site 12)
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Current Zone(s) / Proposed Zone Boundary
The site investigations area is currently covered by three zones, a number of which promote similar
land uses:
•
District Commercial Zone which promotes a range of commercial, service, wholesale, storage
and warehousing
•
Local Centre (St Peters) Zone, which only consists of three allotments focuses on development
of small groups of shops, offices and community facilities
•
Light Industry Zone seeks small scale industries that have limited impacts on adjoining areas.
The Local Commercial Zone also abuts the site to the west, which promotes developments that are
of a local service nature including stores, service industry, warehousing or petrol stations.
The site investigation area, is proposed to be rezoned to Urban Corridor Zone – with High Street
Policy Area to the existing Local Centre (St Peters Zone) and the existing District Commercial Zone.
The Transit Living Policy Area is proposed to apply to the existing Light Industry Zone.
Additional policy is proposed to be introduced to address the sensitive interface to the adjacent
Residential Historic (Conservation) and Residential Character Zones which are focused on the
retention and protection of nineteenth and twentieth century residential developments, including their
layout.
Given the large size of the site, its location adjacent to established residential areas, it is considered
that the site is appropriate for mixed use development formats that are intended for the corridors as
identified in the 30-Year Plan.
Appendix 3 contains a summary of the policy applying in the current zones (including objectives,
land use and maximum building heights where applicable).
Building Height
The methodology for establishing building height policy in the proposed Urban Corridor areas is
outlined in the Determining Maximum Building Heights - Methodology Summary in section 3.2.2
above.
The following table identifies the critical elements that inform maximum building heights for the Magill
Road, Stepney site investigations area:
Street Width
(m)
StoreysStreet
Width Ratio
Proposed Zone
Depth Range
(min-max)
StoreysBuilding
Envelope
Proposed
Maximum
Storeys*
Comment
20m (Magill
Road [West])
5
43 to 123m
4 to 6+
4, 5 Storeys
on the Otto’s
timber site
A reduced height has been
proposed to achieve a high
street built form characteristics
in this section of Magill Road.
A 5 storey height limit is
proposed for the Transit Living
Policy Area section applying to
the Otto’s Timber sites given
the wider site zone extent.
*Note: Building envelope policy applies so maximum building height may not be achievable in every instance depending
on allotment dimensions
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Building Setbacks
The methodology for establishing building height policy is outlined in the Determining Building
Setbacks in section 3.2.4 above.
The following table is a summary of critical elements that inform maximum setbacks in the Magill
Road, Stepney site investigations area:
Resources
- High
Street
Policy
Area
SAPPL
Norwood
DP
Unley DP
West
Torrens
DP
Resources
- Business
Policy
Area
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0
0 or 2 to 4
0 to 3
0 to 3
Min 6.5 (including
rear accessway)
0 to 5
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
0
0
0-2
3
Min 6.5 (including
rear accessway)
5 or 3
0
2
0
0
Min 6.5 (including
rear accessway)
3 or 0
Primary road
frontage
(primary
corridor) (m)
Primary
Secondary
Side (m)
road
road
frontage
frontage (m)
(other) (m)
Rear (where rear
access / laneway
access) (m)
Rear (where
adjacent to zone
boundary or
other) (m)
0 to 5
0 to 4
0 to 3
0 to 3
Min 6.5 (including
rear accessway)
0 to 3
Norwood
DP
0
2
0
0
Min 6.5 (including
rear accessway)
5 or 3
West
Torrens
DP
3
3
2
3
Min 6.5 (including
rear accessway)
3 or 0
SAPPL
The Norwood Payneham and St Peters (City) Development Plan does not detail setback
requirements for those zones adjacent to the Magill Road, Stepney investigations area. The
Development Plan instead gives general guidance in its Council-wide section (Design and
Appearance of Land and Buildings) requiring that setbacks for buildings should be similar or
compatible with the setbacks of buildings on adjoining land and the predominant setback of buildings
in the locality.
Visual review of sites fronting Magill Road identifies the majority of development is has no or only
minor setbacks, being developed for fine-grained retail purposes. More contemporary developments
have generally been developed to comply with this format. A significant number of these properties
are local heritage listed.
Development fronting Nelson Street (within the site investigations area) is currently zoned Local
Commercial and consists of warehouse-style building formats with parking to the front. The main
component of the site investigations area off the arterial roadways consists of the Otto’s Timber
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operations, including a number of properties around the main warehouse building that were
purchased and left vacant to provide buffering to adjacent residential activities. Approximately five
residential properties are included in this area which reflect minimal residential setbacks of
approximately three metres.
There are a number of local roads as well as service laneways that traverse the area providing some
buffering between developments, and it is anticipated that the size of the site investigations area will
provide flexibility to ensure that adequate separation is provided to adjacent sensitive developments,
including the adjacent Residential Historic (Conservation) and Residential Character Zones to the
north as well as Residential Character to the south.
In the broader area, there are a number of commercial and Light Industry Zones which demonstrate
variable setbacks reflecting the variable building styles and uses.
On this basis, the proposed application of the High Street Policy Area will continue the minimal
setbacks and fine-grained development formats that exist in the area. The Business Policy Area to
the northern part of the site will provide opportunity for mixed use developments with flexible built
form.
Implications for this DPA
The site investigation area is proposed to be rezoned to Urban Corridor Zone – with High Street
Policy Area to the existing Local Centre (St Peters) Zone and the existing District Commercial
Zone. The Transit Living Policy Area is proposed to apply to the existing Light Industry Zone.
Proposed building heights take into account the existing high street built form characteristics of
Magill Road at this location, adjacent residential character areas, overall scale of the Otto Timber
site and intent of the 30-Year Plan to encourage medium-rise (3-6 storey) development along key
transport corridors.
Recognising that the site is located adjacent areas of residential historic character, including
State and Local Heritage Listed items, specific policy will be included to ensure that new
development provides a sympathetic transition to existing buildings of historic value to the south.
Council’s Development Plan contains additional policy within its Council-wide section to address
development affecting Local Heritage Places. Further policy at the Council-wide level is not
considered necessary.
While portion of the site investigation area is to be rezoned for a more sensitive land use (ie. from
light industry to mixed use with a residential focus), the Urban Corridor Zone currently contains
policies that recognise that some sites in the zone could be contaminated because of previous
activities, and therefore will need to be made suitable and safe for their intended use. It is therefore
not proposed to include any additional policy for the site investigation area with regard to potential
contamination and remediation.
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
5. Summary of recommended policy changes
Extensive investigations have been undertaken of potential growth areas along transit corridors as
the basis for the Inner and Middle Metropolitan Corridor Infill DPA, which was subsequently placed
on hold. Although this DPA takes a change in direction by only focusing on specific sites associated
with the transit corridors previously investigated, it nonetheless seeks to align with the same strategic
directions of The 30-Year Plan for Greater Adelaide.
Key issues that are considered in the application of the Urban Corridor Zone to sites is the
determination of appropriate sites – and this is based on road width, size of allotment and adjacent
development formats. In addition, the DPA has considered the interface with adjacent land uses and
their relative degree of sensitivity – eg. heritage conservation areas where the objective is to protect
and preserve built form character and patterning. Local amendments for the proposed application of
the Urban Corridor Zone and various Policy Areas for each of the sites has been proposed as
necessary to ensure interface of development is amenable.
It is important to note that this DPA be read in conjunction with the Inner and Middle Metropolitan
Corridor (Design) DPA, which is concurrently seeking to review the Council-wide policies to better
address the design of taller buildings and the interface with adjacent uses and development.
Following is a summary list of the recommended policy changes based on the investigations and
review of Council’s Development Plan:
•
Overlays
Application of the following Overlays to the site investigation areas where relevant:
•
o
Noise & Air Emissions
o
Strategic Transport Routes
o
Affordable Housing.
Urban Corridor Zone:
o
Inclusion of new PDC in the Zone or relevant policy areas regarding finished floor levels in
response to potential flood risk:
‘When abutting a footpath, the finished floor level of the ground floor of buildings should be
level with the footpath at the primary street frontage, provided the footpath is constructed to
an appropriate level to mitigate flood risk at the edge of the development site.’
•
•
Site 1: Hackney Road, Hackney (including Hackney Hotel) – Site Investigation Area:
o
Application of the Urban Corridor Zone – Boulevard Policy Area over the entirety of the site
investigations area
o
Application of existing Urban Corridor Zone - Boulevard Policy Area set back policy
o
Inclusion of local policy to limit building heights to six (6) storeys fronting Hackney Road and
four (4) storeys fronting Richmond Road
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments
o
Inclusion of local policy to guide development that interfaces with the Hackney Hotel as a
Local Heritage Place.
Sites 2 and 3: Rundle Street, Kent Town / Beulah Road, Norwood - Site Investigation Area:
o
Retention of the Rundle Street, Kent Town site investigations area within the Mixed Use
Heritage (Conservation) Zone - The Parade / Fullarton Road Policy Area
o
Amend the zone boundary to enable the entirety of the Beulah Road, Norwood site
investigation area to be covered by the Mixed Use Heritage (Conservation) Zone - The
Parade / Fullarton Road Policy Area
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
•
•
•
•
o
Retention of existing setback policy for the Mixed Use (Conservation) Zone - The Parade /
Fullarton Road Policy Area
o
Inclusion of local policy and a new Concept Plan to allow buildings up to four (4) stories
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments
o
Adjustments to public notification requirements to allow buildings up to 3 storeys as Category
1 development, with buildings exceeding 3 storeys to be classed as Category 2 (notification
to adjoining properties)
o
Adjustment to non-complying criteria to allow shops or groups of shops greater than 250
square metres to be assessed on merit.
Site 4: Magill Road, Norwood (including Caroma Industries) - Site Investigation Area:
o
Application of the Urban Corridor Zone – High Street Policy Area over the entirety of the site
investigations area
o
Application of existing Urban Corridor Zone - High Street Policy Area set back policy
o
Inclusion of a maximum retail floor limit in the order of 2000 square metres applying to the
site investigation area (identified as Area H in new Fig UrC/2) to encourage neighbourhood
scale retail activity as part of a mixed use development outcome
o
Inclusion of local policy to limit building heights to six (6) storeys
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments / zones – particularly the Residential Character (Norwood) Zone
o
Inclusion of policies to encourage vehicle access from Stephen Street.
Site 5: The Parade, Norwood - Site Investigation Area:
o
Introduction of the Urban Corridor Zone – Transit Living Policy Area over the entirety of the
site investigations area
o
Inclusion of policy in the Urban Corridor Zone – Transit Living Policy Area with setback policy
to meet reduced setback distances
o
Inclusion of local policy to limit building heights to five (5) storeys
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments.
Site 6: Glen Osmond Road, Parkside (including Cappo Seafoods) - Site Investigation Area:
o
Application of the Urban Corridor Zone – Boulevard Policy Area over the entirety of the site
investigations area
o
Application of existing Urban Corridor Zone – Boulevard Policy Area set back policy
o
Inclusion of local policy to seek building heights of up to five (5) storeys
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments
o
Inclusion of local policy to encourage rear access from Chinner Avenue to protect the primary
role of Glen Osmond Road as a strategic transport corridor
o
Updated Concept Plan Map Un/3 to confirm appropriate building heights and vehicle access
arrangements.
Site 7: Unley Road, Malvern – Site Investigation Area:
o
Application of the Urban Corridor Zone – High Street (Unley Road) Policy Area over the
entirety of the site investigations area, retaining existing policies associated with setbacks,
building heights and retail floor areas.
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
o
•
Sites 8 and 9: Anzac Highway and Leader Street, Keswick / Forestville / Everard Park
(including Le Cornu) – Site Investigation Area:
o
Introduction of the Urban Corridor Zone – Transit Living Policy Area to the former Le Cornu
furniture site and portion of the Light Industry Zone opposite the site over Maple Avenue
(between Le Cornu and the Military Barracks site), and to the area of Anzac Highway south
of the Leader Street intersection
o
Introduction of the Urban Corridor Zone – Business Policy Area to the remaining Light
Industry Zone north of Leader Street and east of the former Le Cornu site
o
Inclusion of tailored setback policies to the Urban Corridor Zone – Transit Living and Business
Policy Areas
o
Inclusion of local policy within the Transit Living Policy Area to:
o
•
•

limit building heights to six (6) stories for the area of Anzac Highway located south of
Leader Street, and eight (8) stories for the area north of Leader Street (including the
former Le Cornu site)

allow shops or groups of shops of up to 500 square metres in the portion of the policy
area south of Leader Street, commensurate with the SA Planning Policy Library

exempt the area located north of Leader Street (former Le Cornu site) from minimum
retail floor area limits to allow larger retail formats where proposed as part of a
coordinated, mixed-use development with a residential focus
Inclusion of local policy within the Business Policy Area to:

limit building heights to eight (8) stories north of Leader Street

allow shops or groups of shops of up to 500 square metres, commensurate with the SA
Planning Policy Library
o
Inclusion of local policy in both Policy Areas to guide a transitioning built form to appropriately
interface with adjoining developments
o
Introduction of a new Concept Plan Map Un/8 to guide future development of the investigation
area
o
Adjustment of airport building height mapping to better align with the OLS.
Site 10: Richmond Road, Marleston (including Marleston TAFE) – Site Investigation Area:
o
Application of the Urban Corridor Zone – Transit Living Area over the entirety of the site
investigations area
o
Application of existing Urban Corridor Zone – Transit Living Policy Area set back policy
o
Inclusion of local policy to limit building heights to six (6) storeys, with a transition down at
the interface with the adjacent Residential Zone – Medium Density Policy Area 19
o
Inclusion of local policy to allow larger retail formats where proposed as part of a coordinated,
mixed-use development with a residential focus
o
Adjustment to airport building height mapping to better align with the OLS.
Site 11: Railway Terrace, Mile End – Site Investigation Area:
o
•
Updated Concept Plan Map Un/2B to confirm appropriate building heights and vehicle access
arrangements for the site investigation area.
Expansion of the Urban Corridor Zone – High Street Policy Area over the entirety of the site
investigations area, with no change to existing policies.
Site 12: Magill Road, Stepney (including Otto Timber) – Site Investigation Area:
o
Application of the Urban Corridor Zone – High Street Policy Area over the existing Local
Centre (St Peters) Zone and District Commercial Zone
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
o
Application of the Urban Corridor Zone – Transit Living Policy Area over the remainder of the
site investigations area located within the Light Industry Zone
o
Application of existing Urban Corridor Zone – High Street Policy Area and Transit Living
Policy Area set back policy (as relevant)
o
Inclusion of local policy to limit building heights to four (4) storeys within the High Street Policy
Area, with five (5) storeys permitted within the Transit Living Policy Area (Otto’s Timber site)
o
Inclusion of local policy to guide a transitioning built form to appropriately interface with
adjoining developments.
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
6. Statement of Statutory compliance
6.1 ACCORDS WITH THE PLANNING STRATEGY
Relevant strategies from the Planning Strategy are summarised in Appendix 2 of this document. It
is the intent of the DPA to support the achievement of the Planning Strategy policies.
6.2 ACCORDS WITH OTHER PARTS OF THE DEVELOPMENT PLAN
The policies proposed in this DPA are consistent with the format, content and structure of relevant
development plan (see table below). The DPA recognises existing policy and does not seek to repeat
or introduce policies that would conflict with those contained within the General and Overlay Sections
of Council’s Development Plan.
Regard has also given to the adjacent sensitive zones to ensure that the proposals contained
within this DPA support the broader vision for urban renewal areas considered, consistent with the
policy format and expression used more widely.
Site
No
1.
Site Location
Affected Development Plan(s)
95 Hackney Road, Hackney (including Hackney
Norwood Payneham and St Peters (City)
Hotel)
2. 1-5 Beulah Road, Norwood
Norwood Payneham and St Peters (City)
3. 78-80 Rundle Street, Kent Town
Norwood Payneham and St Peters (City)
4.
76 Magill Road, Norwood (including former Caroma
Norwood Payneham and St Peters (City)
site)
5. 52-60 The Parade Norwood
6.
Norwood Payneham and St Peters (City)
12-16 Glen Osmond Road, Parkside (including Cappo
Unley (City)
Seafood site)
7. 301-305 Unley Road, Malvern
8.
Unley (City)
10 Anzac Highway, Keswick (including former Le
Unley (City)
Cornu site)
9. 22-28 Anzac Highway, Everard Park (Arcadian)
10.
Unley (City)
254-262 Richmond Road, Marleston (including former
West Torrens Council
Marleston TAFE)
11. 6-10 Railway Terrace, Mile End
West Torrens Council
12. Magill Road, Stepney (including Otto’s Timber)
Norwood Payneham and St Peters (City)
6.3 COMPLEMENTS THE POLICIES IN THE DEVELOPMENT PLANS FOR ADJOINING AREAS
While some of the site investigation areas are located adjacent the boundary of zones located
within adjoining Council areas, the DPA investigations have included an analysis of existing
policies applying in these areas where relevant.
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Analysis
The policies proposed in this DPA will therefore be consistent with, and complement, the
Development Plan policies of adjoining Council areas.
6.4 SATISFIES THE REQUIREMENTS PRESCRIBED BY THE REGULATIONS
The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12)
associated with this DPA will be met.
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The Inner and Middle Metropolitan Corridor (Design) DPA
By the Minister
References/Bibliography
REFERENCES/BIBLIOGRAPHY
1. THE 30-YEAR PLAN FOR GREATER ADELAIDE, Department of Planning, Transport and
Infrastructure 2017
2. SOUTH AUSTRALIA’S STRATEGIC PLAN, Government of South Australia, 2011
3. INTEGRATED TRANSPORT AND LAND USE PLAN, Government of South Australia, 2015
4. STRATEGIC INFRASTRUCTURE PLAN FOR SOUTH AUSTRALIA, Government of South
Australia, 2011
5. INNER METRO RIM STRUCTURE PLAN, Department of Transport and Urban Planning,
Government of South Australia, 2012
6. HOUSING AND EMPLOYMENT LAND SUPPLY PROGRAM REPORT (2010), GREATER
ADELAIDE, Department of Planning and Local Government, Government of South Australia,
2010
7. NORWOOD PAYNEHAM & ST PETERS (CITY) DEVELOPMENT PLAN, Government of
South Australia
8. UNLEY (CITY) DEVELOPMENT PLAN, Government of South Australia
9. WEST TORRENS COUNCIL DEVELOPMENT PLAN, Government of South Australia
10. DEVELOPMENT ACT 1993, Government of South Australia
11. DEVELOPMENT REGULATIONS 2008, Government of South Australia
12. PLANNING, DEVELOPMENT AND INFRASTRUCTURE ACT 2016, Government of South
Australia
13. DESIGN GUIDELINES – DESIGN QUALITY AND HOUSING CHOICE (DRAFT FOR
CONSULTATION), Office for Design and Architecture, Government of South Australia (May
2017
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 1 – Development Applications within Urban Corridor Zones
Appendix 1 - Development Applications within Urban Corridor Zone
Table A-1: Development applications for medium and high rise/mixed use developments within Urban Corridor
Zone locations in inner metropolitan Adelaide (as of May 2017)
COUNCIL
NPSP
PROPOSAL STATUS
Value
($mil)
Potential & prelodgement
Assessment
4
$44
2
$42
Approved
7
$102
14
$188
1
$5
3
$66
4
$71
1
$9.5
1
6
$8
$26
8
$44
3
$145
3
$62
TOTAL
5
$90.5
Potential & prelodgement
Assessment
Approved
TOTAL
TOTAL
1
$10
1
2
33
$12
$22
$532
TOTAL
Unley
Potential & prelodgement
Assessment
Approved
TOTAL
Prospect
Potential & prelodgement
Assessment
Approved
TOTAL
West
Torrens
Burnside
DAC
#
Potential & prelodgement
Assessment
Approved
Council
# res apt/hotel
/serviced apt /
student beds
296 res
136 serviced
69 res
18 serviced
411 res
150 student beds
776 res
154 serviced
150 student beds
59 res
212 res
32 serviced
271 res
32 serviced
60 res
51 res
150 res
42 serviced
261 res
42 serviced
49 res
202 res
105 hotel
251 res
105 hotel
2 res
2 res
1561 residential
apartments
228 serviced
apartments
105 hotel rooms
150 student beds
#
Value
($mil)
# res apt/hotel
/serviced apt /
student beds
-
-
-
1
$3.6
1
$3.6
-
-
-
-
-
-
71
$179
858
71
$179
858
-
-
-
3
7
$8.4
$15
50 dwellings
98 dwellings
10
$23.4
148 dwellings
-
-
-
92
$206.0
1154 dwellings
42 serviced
apartments
42 serviced
54 beds
42 serviced
54 beds
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
A1.1 Context and Vision
The context and vision for The 30-Year Plan for Greater Adelaide (30-Year Plan) is outlined in the
introductory section of that document. While it is not intended to reiterate the content of these
chapters in any detail, the following section provides a snapshot of those comments of most
relevance to formulating a land use planning framework to guide the future development of sites
affected by this DPA.
The 30 Year Plan has a target of an additional 545,000 people and almost 250,000 dwellings for
Greater Adelaide over the 30 year period.
Over recent decades, household growth has generally outpaced population growth in Greater
Adelaide, resulting in a reduction in household size. The number of group and lone person
households and single-parent and couple-with-no-children families have all increased due to
ageing, and there have been increased numbers of overseas students and cumulative increases in
divorce and separations. One of the most profound and consistent changes in the composition of
the State’s population since 2001 has been a continuous increase in the number and proportion of
those aged 65 years and over. For example, between 2001 to 2011 the total population of South
Australia increased by 136,000 persons or 9 per cent, while the population aged 65 and over
increased by 19 per cent, from 220,000 to 262,000. In addition, during the 2001-11 period, the
number of persons aged 85 years and over increased from 25,000 to 38,000, equivalent to a 50
per cent increase of their number. Over this same period, the number of couple-with-children
families has fallen.
The overall reduction in household size – particularly lone person households – is likely to result in
an increased demand for smaller dwellings. The elderly may choose to downsize from their family
home or move into retirement living. Most overseas students are young and single, and choose to
live in the City or inner metropolitan suburbs. A trend towards smaller dwellings is already evident,
with detached housing and flats, units and apartments increasing as a proportion of total dwellings
over the past two decades.
To meet the demands of a larger population and household needs, The 30-Year Plan outlines a
vision for a new urban form for Greater Adelaide including:
•
Seeking to protect our limited land resources by continuing the focus on infill development
•
Increasing use of public transport by concentrating development along public transport
corridors
•
Increasing the number of residents living in walkable neighbourhoods where both residential
and services are provided in proximity
•
Increasing the diversity of housing through the provision of compact housing choices.
The proposed DPA seeks to rezone additional corridor areas identified in the 30-Year Plan to allow
multi storey mixed use development, where it forms an extension to the areas that were previously
rezoned though the Inner Metropolitan Growth (Stage 1) DPAs for the same purpose. The translation
of the above elements to medium-density mixed-use activity areas along corridors requires the
alteration of land use policy framework in the same capacity. The policy framework that was used in
the Inner Metropolitan Growth (stage 1) DPAs – ie. the Urban Corridor Zone - will continue to be
used.
By doing so a range of specific strategic policies in the 30-Year Plan are supported, such as housing
choice and affordability.
The following polices are relevant to this DPA:
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Transit corridors, growth areas, and activity centres
Policy
No.
Policy reference
Comment
P1
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 proposed sites are all located on
strategic corridors identified for mixed-use
infill development by The Plan. These
locations are close to services and
transport and therefore capitalise on
existing infrastructure. The proposed
locations are linked and connect with
strategic locations already zoned Urban
Corridor through the Inner Metropolitan
Growth (Stage 1) DPAs.
P2
Increase residential and mixed use
development in the walking catchment
of:
The draft DPA targets site specific
development opportunities (which will
include a component of residential
development) in sites services by frequent
public transport.
•
•
•
strategic activity centres
appropriate transit corridors
strategic railway stations.
P3
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 proposed policy change supports an
increase in residential densities for
identified within the corridor areas as
identified in this DPA.
P4
Ensure that the bulk of new residential
development in Greater Adelaide is low
to medium rise with high rise limited to
the CBD, parts of the Park Lands
frame, significant urban boulevards,
and other strategic locations where the
interface with lower rise areas can be
managed.
The draft DPA only targets specific site
areas for new mixed-use medium multi
storey development (medium rise). A key
site in Forestville is proposed to allow for
high rise development in light of its
significant size and proximity to transport
infrastructure.
P5
Encourage medium rise development
along key transport corridors, within
activity centres and in urban renewal
areas that support public transport use
The draft DPA will provide medium and
high rise mixed-use development
opportunities within localities which are well
served by public transport.
P6
Promote urban renewal opportunities
and maximise the use of governmentowned land to achieve higher densities
along transit corridors.
The DPA includes a government owned
site at Norwood on a transit corridor which
is undergoing a tendering process for
development as a residential and mixeduse precinct.
P8
Provide retail and other services
outside designated activity centres
where they will contribute to the
principles of accessibility; a transitfocused and connected city; high
quality urban design; and economic
growth and competitiveness.
Policy underpinning the various nominated
sites for rezoning promotes various
combinations of residential and mixed-use
development, generally under the Urban
Corridor Zone.
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Policy
No.
Policy reference
Comment
P10
Allow for low-impact employment
activities in residential areas, such as
small-scale shops, offices and
restaurants, where interface issues can
be appropriately managed.
The Urban Corridor Zone, which is
proposed to be applied to the majority of
sites, promotes the mixture of residential
and mixed-use developments. This
includes the development of retail, offices,
consulting room activities etc which are
considered low-impact employment
activities.
Design Quality
Policy
Policy reference
No.
Comment
P26
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.
The draft DPA encourages a range of
housing types including affordable
housing.
P27
Provide for transitions between higher
density and multi-storey, mixed-use
developments in activity centres, corridors
and existing detached housing precincts.
The policy framework includes a defined
building envelope that transitions from the
strongest built form adjacent to the
corridor, down to a lower, two storey scale
at the residential zone interface.
P29
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.
The DPA includes policy that requires
consideration of interface issues between
new development and existing / and or
adjacent sensitive developments that may
be impacted by a change in built format.
P30
Support the characteristics and identities
of different neighbourhoods, suburbs and
precincts by ensuring development
considers context, location and place.
The proposed application of the Urban
Corridor Zone includes application of
distinct Policy Areas which respond to
existing built format, character and
context.
Heritage
Policy Policy reference
No.
Comment
P33
Where there is potential for new
development to impact on historic,
heritage or character places, new
development will be required to consider
design and built form and means to
Recognise the value that communities
place on heritage and ensure that new
development is implemented sensitively
and respectfully.
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Policy Policy reference
No.
Comment
develop in a manner that complements
existing development.
P34
Ensure heritage places and areas of
heritage value are appropriately identified
and their conservation promoted.
Existing Council-wide policy in
Development Plans generally addresses
this issue, however, additional policy is
proposed that requires that new
development is cognisant of and
sympathetic with valuable built forms in
the vicinity.
Housing mix, affordability and competitiveness
Policy
Policy reference
No.
Comment
P36
Increase housing supply near jobs,
services and public transport to improve
affordability and provide opportunities for
people to reduce their transport costs.
The draft DPA encourages medium and
high density residential and mixed-use
development in transit corridors where
there are high frequency transit services.
P37
Facilitate a diverse range of housing types
and tenures (including affordable housing)
through increased policy flexibility in
residential and mixed-use areas,
including:
• student housing
• ancillary dwellings such as granny
flats, laneway and mews housing
• dependent accommodation such as
nursing homes
• assisted living accommodation
• aged-specific accommodation such as
retirement villages
• small lot housing types
• infill housing and renewal
opportunities.
The draft DPA encourages a range of
housing types including affordable
housing. The DPA seeks to apply the
affordable housing overlay over all
proposed sites.
P40
Use government-owned land and large
underdeveloped or vacant sites as
catalysts for stimulating higher density
development and innovative building
forms.
The DPA addresses a range of sites that
are considered underutilised (including a
Government-owned site at Norwood). All
are proposed to be rezoned to support
higher density residential and mixed-use
development.
P42
Provide for the integration of affordable
housing with other housing to help build
social capital.
The draft DPA encourages a range of
housing types including affordable
housing.
P45
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 draft DPA encourages a range of
housing types including affordable
housing. The DPA seeks to apply the
affordable housing overlay over all
proposed sites.
P46
Ensure an adequate land supply is
available to accommodate housing and
The DPA targets key sites that are
‘development ready’ and suitable for
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Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Policy
Policy reference
No.
employment growth over the longer term
(at least a 15 year period).
Comment
residential and mixed use developments
in key growth areas.
The economy and jobs
Policy
Policy reference
No.
Comment
P55
Promote certainty to undertake
development while at the same time
providing scope for innovation.
P56
Ensure there are suitable land supplies for
the retail, commercial and industrial
sectors.
The DPA targets key sites that are
‘development ready’ and suitable for
residential and mixed use developments
in key growth areas.
Transport
Policy Policy reference
No.
Comment
P74
Ensure development does not adversely
impact the transport function of freight and
/ or major traffic routes and maintains
access to markets.
The draft policy framework identifies key
strategic roads and includes policies
which protect their functionality.
P76
Improve the amenity and safety of public
transport stops, stations and interchanges
by improving their connections to adjacent
development and encouraging mixed-use
development and housing diversity in
close proximity.
The DPA proposes to rezone and / or
amend policy to support the development
of medium and high density residential
development in transit corridors to make
better use of transit services and
infrastructure.
P77
Ensure that new housing (and other
sensitive land uses) permitted in locations
adjacent to airports and under flight paths
or near major transport routes (road, rail
and tram) mitigates the impact of noise
and air emissions.
Relevant Development Plans include
policies and Overlay maps that trigger
planning and building requirements for
sensitive land uses in proximity to
strategic transport infrastructure.
P80
Reduce car parking requirements in
mixed-use areas near high frequency
public transport services to encourage the
use of alternative transport modes.
The Urban Corridor Zone includes policies
that seek to reduce car parking
requirements, reflecting the location of
residential development and mixed-uses
on transit corridors with high-frequency
public transport services.
88
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 2 - The 30 Year Plan for Greater Adelaide – Summary
Infrastructure
Policy Policy reference
No.
Comment
P83
Proposed policies seek to minimise
impacts on existing strategic
infrastructure, particularly arterial
roadways via parking guidance and
pedestrian accessibility.
Define and protect strategic infrastructure
sites and corridors from inappropriate
development to ensure the continued
functionality of the services they provide.
Climate Change
Policy
Policy reference
No.
Comment
Deliver a more compact urban form to:
P105
•
P107
Increase the proportion of low-rise,
medium-density apartments and attached
dwellings to support carbon-efficient living.
Reduce vehicle travel and associated
greenhouse gas emissions
The DPA seeks to increase residential
and mixed use development opportunities
within key transport corridors, thereby
promoting reduced car use and smaller
dwelling footprints.
The draft DPA encourages a range of
housing types including affordable
housing.
89
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 3 - Summary of existing zones
Appendix 3 - Summary of existing zones
Site 1: Hackney Road, Hackney (including Hackney Hotel) – Site Investigation Area:
Site Investigation Area
Current Zone Summary
Hackney Road, Hackney
Residential Character Zone:
• Promotes preservation of the existing development patterns and built form.
• Infill designed to reflect existing character particular emphasis on streetscape
presentation maintaining single storey appearance from the primary street
frontage, low scale /low density development (maximum 2 storey height).
• Re-use of a building originally constructed and used as a shop or group of
shops and where it has a total gross leasable floor area of 100 square metres
or less, or 250 square metres or less (when the site fronts an arterial road)
(Norwood Payneham
and St Peters (City)
Development Plan)
Sites 2 and 3: Rundle Street, Kent Town / Beulah Road, Norwood - Site Investigation Area:
Site Investigation Area
Current Zones Summary
Rundle Street, Kent Town
Beulah Road, Norwood
(part)
Mixed Use Historic (Conservation) Zone – The Parade/Fullarton Road Policy
Area:
•
Promotes retention of existing heritage value and residential character, and
promotes offices, consulting rooms, residential apartments and townhouses
•
Shops or groups of shops should not exceed 250 square metres
•
Development should not generally exceed two storeys
(Norwood Payneham
and St Peters (City)
Development Plan)
Beulah Road, Norwood
(part)
(Norwood Payneham
and St Peters (City)
Development Plan)
Business Zone – Beulah Road Policy Area:
• Offices, consulting rooms, retail showrooms, warehouses, light and service
industry and service trade premise are envisaged.
• Office and/or consulting room, or shop or group of shops should not exceed
250 square metres in gross leasable floor area
• Building heights generally limited to two storeys in Beulah Road Policy Area,
but three storey buildings contemplated in other areas
• Residential development also contemplated
Site 4: Magill Road, Norwood (including Caroma Industries) - Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Magill Road, Norwood Business Zone:
• Offices, consulting rooms, retail showrooms, warehouses, light and service
(Norwood Payneham
industry and service trade premise are envisaged
and St Peters (City)
• Office and/or consulting room with a gross leasable floor area less than 250
Development Plan)
square metres
•
•
•
Shop or group of shops with a gross leasable area less than 250 square metres
Residential development also contemplated
Buildings should generally be two storeys, with three storeys allowed in mixed
use buildings fronting Magill Road
Mixed Use A Zone:
• Promotes offices, warehouses, retail showrooms and residential use (average
dwelling site area of 120 square metres)
• Offices and consulting rooms should generally be less than 250 square metres.
• Generally 2 storey maximum height, with 3 storeys adjacent arterial roads
• Shop or group of shops with gross leasable area less than 250 square metres,
except for retail showrooms fronting Magill Road
90
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 3 - Summary of existing zones
Site 5: The Parade, Norwood - Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
The Parade, Norwood Business Zone:
• Offices, consulting rooms, retail showrooms, warehouses, light and service
(Norwood Payneham
industry and service trade premise are envisaged
and St Peters (City)
• Generally 2 storeys maximum height, except mixed use buildings on arterial
Development Plan)
roads where a 3 storeys is contemplated
•
•
•
Office and/or consulting room with a gross leasable floor area less than 250
square metres in the wider Zone, but up to 500 square metres in the West
Norwood Policy Area that affects Site 5
Shop or group of shops with a gross leasable area less than 250 square metres
Residential development also contemplated
Site 6: Glen Osmond Road, Parkside (including Cappo Seafoods) - Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Glen Osmond Road,
Parkside
(Unley (City)
Development Plan)
Office 1 Zone:
•
This zone allows for a range of commercial uses including offices consulting
rooms and banks
•
It also allows for medium density residential uses. Up to two storey development
above ground level generally envisaged
•
Office, consulting room or bank (individually or together) should not exceed 450
square metres
•
Shop or group of shops with a gross leasable area less than 250 square
metres
Site 7: Unley Road, Malvern – Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Unley Road, Malvern
(Unley (City)
Development Plan)
Mixed Uses 3 Zone:
•
Zone provides for small-scale office and consulting rooms with a total floor area
of 250 square metres per building
•
Small-scale specialty goods outlets
•
Residential development of up to two storeys at medium densities
Site 8 and 9: Anzac Highway and Leader Street, Keswick / Forestville / Everard Park (including
Le Cornu) – Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Maple Avenue /
Leader Street
(northern side)
(Unley (City)
Development Plan)
Light Industry Zone:
•
Promotes industries which manufacture on a small-scale and which do not
create any appreciable noise, smoke, smell, dust or other nuisance or generate
heavy traffic.
•
Offices, consulting room or bank individually or together where less than 450
square metres
•
Shops or group of shops with a gross leasable floor area less than 250 square
metres
Anzac Highway (south Residential C150 Zone:
• Promotes a mixture of detached dwellings on individual allotments, residential
of Leader Street)
flat buildings and minor non-residential uses fronting the arterial roads.
(Unley (City)
• Contemplates medium density residential development up to 3 storeys height
Development Plan)
with a minimum lot size of 150 square metres
91
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 3 - Summary of existing zones
Site Investigation Area
Current Zone(s) / Summary
Residential Streetscape (Built Form) Zone:
• Promotes street-fronting dwellings, together with existing non-residential
buildings and small-scale local businesses and community facilities
• Low scale building development is envisaged with single storey presentation to
the streetscape and second storey allowed where sympathetically integrated.
Site 10: Richmond Road, Marleston (including Marleston TAFE) – Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Richmond Road,
Marleston
(West Torrens Council
Development Plan)
Commercial Zone:
•
Commercial zone allowing for a range of uses from small offices, consulting
rooms through to light industries and motor vehicle related premises.
•
Shop or group of shops (other than bulky goods outlets) with a gross leasable
area less than 250 square metres
•
Some residential development where associated with non-residential
development (in some areas / circumstances).
•
Height limitations generally range between 2 to 3 storeys depending on
location within the zone.
Industry Zone
•
Established industrial zone allowing for a range of uses including industry,
warehousing, storage and transport related activities
•
Shop or group of shops and offices with a gross leasable area less than 250
square metres
• No buildings within the zone should exceed 12 metres in overall height
(approximately 3 storeys).
Site 11: Railway Terrace, Mile End – Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Railway Terrace, Mile
End
(West Torrens Council
Development Plan)
Urban Corridor Zone – High Street Policy Area:
•
Generally contemplates buildings of between 3 to 6 storeys east of South Road
•
Mix of land uses including retail, office, commercial, community, civic and
medium/high density residential development
•
Shops or groups of shops with a maximum floor are of 2000 square metres.
Residential Zone – Mile End Conservation Policy Area 30:
• Envisages residential forms of development only
• Buildings generally single storey, with two storeys buildings incorporating
second storey within roof space
• Development to be complementary to historic buildings
Site 12: Magill Road, Stepney (including Otto Timber) – Site Investigation Area:
Site Investigation Area
Current Zone(s) / Summary
Magill Road, Stepney
(Norwood Payneham
and St Peters (City)
Development Plan)
Local Centre (St Peters) Zone:
•
Zone primarily for small groups of shops, offices and community facilities
•
Shops or groups of shops in the order of 250 square metres
•
Maximum building heights generally not specified
•
Dwellings, including residential flat buildings or residential buildings of three or
more stories are non-complying
District Commercial Zone:
92
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Appendix 3 - Summary of existing zones
Site Investigation Area
Current Zone(s) / Summary
•
•
•
•
Promotes land uses that consist of major servicing, wholesaling, storage and
associated activities
Shops or groups of shops less than 250 square metres
Maximum building heights generally not specified
Dwellings and residential flat buildings of three or more storeys are noncomplying
Light Industry Zone:
• Accommodates industries which manufacture on a small scale and which does
not create nuisance or generate heavy traffic
• Shops or groups of shops under 250 square metres
• Some commercial activities considered on merit
•
Maximum building heights generally not specified
• Dwellings, including residential flat buildings or residential buildings of three or
more stories are non-complying
93
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Norwood Payneham & St Peters (City),
Unley (City), and West Torrens Council
Development Plans
Inner and Middle Metropolitan
Corridor (Sites) Development
Plan Amendment
The Amendment
For Consultation
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
Amendment Instructions Table
Name of Local Government Area: City of Norwood Payneham and St Peters
Name of Development Plan : Norwood Payneham and St Peters (City)
Name of DPA: Inner and Middle Metropolitan Corridor (Sites) DPA
The following amendment instructions (at the time of drafting) relate to the Norwood, Payneham
and St Peters (City) Development Plan consolidated on 28 April 2016.
Detail what in the Development Plan is to be amended, replaced,
deleted or inserted.
 Amend
 Replace
 Delete
 Insert
If applicable, detail what material is to be inserted and where. Use
attachments for large bodies of material.
Subsequent Policy crossreferences requiring update
Method of
Change
Is Renumbering required (Y/N)
Amendment Instruction Number
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.
COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations
contained in the text)
Amendments required (Yes/No): No
ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and
illustrations contained in the text)
Amendments required (Yes/No): Yes
Mixed Use Historic (Conservation) Zone
1.
Insert
In PDC 21 (Non-complying development) under ‘Shop or Group of
Shops with a gross leasable area greater than 250 square metres in
all other Policy Areas, other than in…’ under the words ‘(b) the
Payneham Road Policy Area’, the words:
‘(c)
2.
Replace
N
N
N
N
The Parade/Fullarton Road Policy Area where located
in ‘Key Development Areas’ on Concept Plan Fig
MUH(C)/1’
In PDC22 (Public Notification) under Category 1 development,
the words:
‘All forms of development (except where the development is
classified as non-complying) in the Payneham Road Policy
Area other than where the site of the development is adjacent
land to land in a zone under the relevant Development Plan
which is different to the zone that applies to the site of the
development’
with the words:
‘All forms of development (except where the development is
classified as non-complying) in the:
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
(a)
(b)
3.
Replace
Payneham Road Policy Area, other than where the site
of the development is adjacent to land in a zone under
the relevant Development Plan which is different to the
zone that applies to the site of the development; or
The Parade/Fullarton Road Policy Area, where located
in ‘Key Development Areas’ on Concept Plan Fig
MUH(C)/1 and the development is up to three stories
(11.5 metres) in height.’
In PDC22 (Public Notification) under Category 2 development, the
words ‘All forms of development (except where the development is
classified as non-complying) in the Payneham Road Policy Area not
listed as Category 1’.
N
N
with the words:
‘All forms of development (except where the development is
classified as non-complying) in the:
(a)
Payneham Road Policy Area not listed as Category 1;
or
(b)
The Parade/Fullarton Road Policy Area where located
in key development areas on Concept Plan Fig
MUH(C)/1 and more than 3 storeys (11.5 metres) in
height’
Mixed Use Historic (Conservation) Zone – The Parade / Fullarton Road Policy Area
4.
5.
Insert
Replace
In the DCS, after the last paragraph, the contents of ‘Attachment A’
PDC2 with the following:
N
N
N
N
N
N
‘Development should not exceed two storeys in height
above the natural ground level in The Parade/Fullarton
Road Policy Area, except where indicated on Concept Plan
Fig MUH(C)/1.
6.
Insert
At the end of The Parade/Fullarton Road Policy Area after PDC3,
new Concept Plan Fig MUH(C)/1 in ‘Attachment B’
Urban Corridor Zone
7.
Insert
In paragraph two of the Introduction, add ‘Transit Living’ at the end of N
the Policy Area listing.
N
8.
Replace
In paragraph 3 of the Desired Character statement,
N
N
the words:
‘Concept Plan Fig UrC/1’
with the words:
‘Concept Plan Figs UrC/1 and UrC/2’
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
9.
Insert
At the end of paragraph 3 of the Desired Character statement,
N
N
N
N
insert:
‘, Hackney’
after the words:
‘…. and small portions of Magill…’
10.
Insert
At the beginning of paragraph 4 of the Desired Character statement,
insert:
‘Richmond Street (Hackney),
after the words:
‘Development along the minor streets, including …’
11.
Insert
New Concept Plan Fig UrC/2 in ‘Attachment C’ following Kent Town N
Strategic Growth Concept Plan Fig UrC/1
N
12.
Replace
Paragraph 5 of the Desired Character statement,
N
N
N
N
N
N
with the words:
‘The important transport function of Hackney Road and
Dequetteville Terrace as Primary Freight Routes and North
Terrace as a Secondary Freight Route, will be maintained
to ensure the efficient movement of commercial vehicles
around the City of Adelaide and the Inner Metropolitan
Area.’
13.
Replace
In Paragraph 11 of the Desired Character Statement,
the words:
‘between 60 and 100 dwellings per hectare’
with the words:
‘between 45 and 100 dwellings per hectare
14.
Replace
In PDC 4,
the words:
‘Concept Plan Fig UrC/1’
with the words:
‘Concept Plan Figs UrC/1 and UrC/2’
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
15.
Insert
New PDC 5:
Y
N
N
N
N
N
N
N
N
N
N
N
‘5 When abutting a footpath, the finished floor level of the
ground floor of buildings should be level with the footpath at
the primary street frontage, provided the footpath is
constructed to an appropriate level to mitigate flood risk at
the edge of the development site.’
16.
Insert
The following row in the table contained in PDC 5:
Transit Living
17.
Replace
45 dwellings per hectare
In PDC 13,
the words:
‘Concept Plan Fig UrC/1’
with the words:
‘Concept Plan Figs UrC/1 and UrC/2’
18.
Insert
The following row into the table contained in PDC13:
Policy Area Minimum building height Maximum building
height
Transit
Living
19.
Replace
3 storeys or no less than
11.5 metres
5 storeys and up to 18.5
metres
In the table in PDC 15,
the words:
‘Concept Plan Fig UrC/1’
with the words:
‘Concept Plan Figs UrC/1 and UrC/2’
20.
Insert
The following row into the table contained in PDC15:
Transit Living
No minimum
2 metres
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
21.
Insert
The following row into the table contained in PDC16:
Transit
Living
No minimum
N
N
N
N
N
N
N
N
N
N
N
N
No minimum where the access way
is 6.5 metres or more
OR
Where the access way is less than
6.5 metres in width, the distance
equal to the additional width
required to make the access way
6.5 metres or more, to provide
adequate manoeuvrability for
vehicles.
22.
Insert
The following row into the table contained in PDC17:
Transit
Living
23.
Amend
5 metres where the
subject land directly
abuts an allotment of a
different zone
For allotments with a
frontage width of:
(a) 20 metres or less: no
minimum
(b) more than 20 metres:
3 metres, except where
3 metres
the development abuts
the wall of an existing or
simultaneously
constructed building on
the adjoining land.
In PDC19, part (d)(ii), add the following policy area:
‘Transit Living Policy Area’
24.
Replace
In PDC 21 (Public Notification), Category 1 Development
the words:
‘Shop or a group of shops with a gross leasable area of 500
square metres or less where located within the Business
Policy Area’
with the words:
‘Shop or a group of shops with a gross leasable area of 500
square metres or less where located within the Business or
Transit Living Policy Areas’
Urban Corridor Zone – Boulevard Policy Area
25.
Insert
At the end of the Desired Character statement, the contents of
‘Attachment D’
Urban Corridor Zone – High Street Policy Area
26.
Replace
The Desired Character statement with the contents of ‘Attachment
E’
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Amendment Instructions
27.
Replace
PDC2 with the following:
N
N
N
N
‘2 A shop or a group of shops contained in a single building
should have a maximum total gross leasable floor area in
the order of 1000 square metres, except where located in
Area H as shown on Concept Plan Fig UrC/2 where a
maximum total gross leasable floor area in the order of
2000 square metres is anticipated.’
Urban Corridor Zone – Transit Living Policy Area
28.
Insert
After Urban Corridor Zone - High Street Policy Area section,
insert new Urban Corridor Zone – Transit Living Policy Area section,
the contents of ‘Attachment F’.
TABLES
Amendments required (Yes/No): No
MAPPING (Figures Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area &
Precinct Maps)
Amendments required (Yes/No): Yes
Map(s)
29.
Replace
The following extent maps:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
N N
Structure Plan Map NPSP/1 (Overlay 1) Part B
Affordable Housing Map NPSP/1 (Overlay 6)
Noise and Air Emissions Map NPSP/1 (Overlay 7)
Strategic Transport Routes Map NPSP/1 (Overlay 8)
Zones Map NPSP/6
Zones Map NPSP/7
Zones Map NPSP/9
Zones Map NPSP/10
Policy Areas Map NPSP/13
Policy Areas Map NPSP/14
Policy Areas Map NPSP/15
Policy Areas Map NPSP/16
Enlargements Map NPSP/23
Enlargements Map NPSP/24
With the contents of ‘Attachment G’
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment A
Mixed Use Historic (Conservation) Zone
ATTACHMENT A
A key development site at the intersection of Rundle Street, College Road and Little Grenfell Street as
depicted on Concept Plan Fig MUH(C)/1 provides the opportunity for a mixture of commercial and medium
density residential development. Development will be up to four (4) storeys, however, building elements
above two storeys will be set back an additional two or more metres so as to be visually recessive and to
maintain a lower-scale feel along Rundle Street and College Road. Taller building elements will be focused
toward Rundle Street and transition down in height and scale to a maximum of three (3) storeys toward Little
Grenfell Street and the adjacent Residential Zone. Development of this site should also be cognisant of the
strong heritage and character nature of the locality and sensitively interface with the original form of heritage
buildings located on or adjacent the site. Large frontages should be strongly articulated to reflect the historic
fine-grained building pattern of the area. Vehicle access should be provided via a common driveways to the
rear of dwellings.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment B
Mixed Use Historic (Conservation) Zone
ATTACHMENT B
•
New Concept Plan Fig MUH(C)/1
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
IAM
ST
LE
ND
U
ER
EDMUND ST
G
KIN
ST
LL
WI
TL
LIT
4 Storeys
15m
BEULAH RD
ST
LE
ND
U
R
4 Storeys
15m
LL
FE
N
RE
ST
EG
TL
LIT
FISHER ST
T
LS
EL
F
EN
FULLARTON RD
GR
W
DE
ST
CO
LL
EG
LI
E
TT
LE
RD
YO
UN
G
RAVENSWOOD AV
LITTLE DEW ST
GRAY ST
ST
Local Heritage Place
±
1:2,000
State Heritage Place
0
20
40
60
80
100 m
Mixed Use Historic (Conservation) Zone
4
Key Development Areas
4 Storeys 15m Maximum allowable building height
Main road
NORWOOD PAYNEHAM AND ST PETERS (CITY)
STRATEGIC GROWTH - CONCEPT PLAN
Fig MUH(C)/1
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment C
Urban Corridor Zone
ATTACHMENT C
•
New Concept Plan Fig UrC/2
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
6
EY RD
HACKN
DEQUETT
E
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Rd
Hackney
St
dle
un
R
tle
Lit
Th
e
Main road
Development Plan Boundary
±
0
g
Yo
un
200
W
es
t
Li
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ren
100
R
H
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tle
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300
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500 m
Gray St
Mattingley Lane
King St
Chapel St
MAGILL RD
Fisher St
Montrose Av
t
sS
ter
Pe
Edsall St
J
NORWOOD
Beulah Rd
Sheldon St
5 Storeys
18.5m
THE PARADE
Beyer St
Florence St
St
Appelbee Cr
Stephen St
H
6 Storeys
22m
ion
Un
St
nry
He
ra
Flo
u
La
St
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ra
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Orange Lane
Conigrave Lane
Vernon St
I
5 Storeys
18.5m
Frederick St
Dover St
MAYLANDS
Clifton St
Webbe St
Harris St
Clara St
NORWOOD PAYNEHAM AND ST PETERS (CITY)
STRATEGIC GROWTH - CONCEPT PLAN
Fig UrC/2
400
St
Rd
ve
Oli
ST
Key Development Areas
6 Storeys 22m Maximum allowable building height
RD
St
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St
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22m
F
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C
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment D
Urban Corridor Zone
ATTACHMENT D
Area F – Hackney Road, Hackney
Area F, shown on Concept Plan Fig UrC/2, comprises the Hackney Hotel and adjoining SA Housing Trust
dwellings that front Richmond Street and Bertram Street. The site provides an opportunity for development of
up to six (6) storeys fronting Hackney Road and four (4) storeys fronting Richmond Street, incorporating a
mixture of commercial and medium to high density residential development. The site’s four frontages to
Hackney Road (west), Richmond Street (north), Hatswell Street (east) and Bertram Street (south) provide
the opportunity for development to respond in a variety of ways to the variable environments that form its
context.
Development within Area F should incorporate landscaping to enhance streetscapes and, where commercial
activities are developed at the ground floor, active and transparent street frontages to provide interest and
vitality.
Development adjacent to, or on the same site as, the historic Hackney Hotel building will be respectful of its
heritage character and setting, and sensitively interface with the original building form.
The mass of the upper levels of buildings should be ‘broken up’ into well-articulated building elements in
order to minimise the visual and overshadowing impacts of tall buildings, particularly in relation to adjacent
residential areas. The built form along Hatswell Street and Bertram Street, in particular, will be of a scale
which provides an appropriate transition down to the scale of buildings on the adjacent allotments.
Vehicle access should be provided via a common driveways to the rear of dwellings.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment E
Urban Corridor Zone
ATTACHMENT E
DESIRED CHARACTER
The High Street Policy Area will enable the development of retail and pedestrian hubs in Kent Town,
Norwood and Stepney with a focus on smaller scale specialty shops and businesses, restaurants and cafes,
which serve the local community.
The western portion of Rundle Street and The Parade West will form the Primary Road Corridors within the
High Street Policy Area, together with Magill Road and Norwood Parade where relevant. These will be
developed with a strong focus on the pedestrian environment and the movement of pedestrians and bicycles
between the City and the Eastern suburbs. Except within Area E (shown on Concept Plan Fig UrC/1), which
provides greater development opportunities due to the size of the site and the topography of the land, the
secondary streets, including Grenfell Street and College Road will provide opportunities for a lower intensity
and scale of development than that found along the Primary Road Corridors.
It is anticipated that at some time in the future, Rundle Street may be the preferred option for the location of
a mass public transport link between the City and The Parade. In this context, bicycle lanes should be
maintained and upgraded along the length of Rundle Street, linking into Beulah Road at the eastern end.
New development should not rely on the creation of new vehicle access points on Primary Road Corridors,
with vehicle access directed to side streets and rear laneways where possible.
The built form within the High Street Policy Area will establish a rhythm and pattern of facades that support a
variety of tenancies with building frontages of a scale and rhythm that reflects adjacent development. The
locality will generally comprise buildings of up to five (5) storeys except where taller buildings are anticipated
on Concept Plan Fig UrC/2, with a podium or street wall height of two (2) storeys. Above the podium/street
wall component, additional storeys will be set back a minimum of three (3) metres so as to be visually
recessive and to maintain a lower-scale feel along the High Street.
Development will enhance the pedestrian environment through the provision of verandahs, pergolas and
awnings to provide pedestrian protection and achieve a human scale and visually interesting environment.
Where possible, verandahs and pergolas constructed over the footpath will be cantilevered to reduce the
possibility of damage by vehicles.
On-street car parking will continue to be maintained along the length of Rundle Street and the eastern side of
The Parade West to contribute to the shorter term visitor parking needs of local businesses and provide
some separation between the vehicle carriageway and the footpath.
Area D
Area D, shown on Concept Plan Fig UrC/1, provides an opportunity for development of up to five (5) storeys,
incorporating a mix of commercial and medium to high density residential development.
The desired built form within Area D should incorporate a series of building elements that are adequately
separated, with space around them, in order to provide pedestrian and vehicle permeability through the site.
Buildings should be designed having regard to the topography of the land to ensure that excessive cut or fill
is not required.
Over time, opportunities to activate the adjacent portion of Little Rundle Street beyond its current use as a
vehicle access way will be supported through the development of this site. This could be achieved through
the orientation of some activity towards the Little Rundle Street frontage, such as the inclusion of a publicly
accessible space for outdoor dining or the like, which links through to Rundle Street.
Area E
Area E, shown on Concept Plan Fig UrC/1, provides an opportunity for development of up to five (5) storeys,
except along the College Road frontage, where development will be limited to two (2) storeys. Taller building
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment E
Urban Corridor Zone
elements will be located within the western portions of the site, where the natural ground level is lower than
the eastern portions of the site.
Development will comprise either residential land uses or a mix of commercial and medium to high density
residential development. Vehicle access should, where possible, be provided from Little Young Street.
Area H
Area H, shown on Concept Plan Fig UrC/2, comprises the former Caroma industrial site together with a State
heritage listed place (the Alma Hotel). The site provides an opportunity for development of up to six (6)
storeys incorporating a mixture of commercial and medium density residential development. The site’s three
frontages to Magill Road, Sydenham Road and Stephen Street, a narrow road to the rear of the site, provide
opportunity for the development to respond to the site in a number of innovative ways to the characteristics
of the locality.
Development on the ground floor fronting Magill Road should consist of commercial activities in the form of
shops, consulting rooms, offices or cafes / restaurants that serve the daily needs of local residents. Such
development is also encouraged to Sydenham Road where possible. Upper levels should be devoted to
medium density residential development.
Development should be cognisant of the strong heritage and character nature of the locality, particularly
south of the site. Buildings with large frontages should be strongly articulated to create visual interest.
Although the site is separated from adjoining residential development to the south by a narrow roadway,
building heights will transition down to a level that complements the adjacent residential character area.
Vehicle access should be provided from Stephen Street via common driveways and / or to the rear of
dwellings.
Area I
Area I, shown on Concept Plan Fig UrC/2, comprises the former Otto’s Timber industrial site together with a
number of Local Heritage listed places fronting Magill Road. That area fronting Magill Road contains a
significant proportion of Local Heritage Places adapted for commercial and retail purposes. The fine-grained
heritage character of these buildings fronting Magill Road will be retained as they contribute significantly to
the character of the streetscape and broader area.
The High Street portion of the larger site provides an opportunity for development of up to four (4) storeys
incorporating a mixture of commercial and medium density residential development. This may be
incorporated into the broader site which is located in the Transit Living Policy Area of the Urban Corridor
Zone. The multiple means of road access provides opportunity for an innovative development format.
Development should be cognisant of the strong heritage and character nature of the locality. New
development should be strongly articulated to create interest and character that complements heritage sites.
Vehicle access should be provided via a common driveways and / or to the rear of dwellings.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment F
Urban Corridor Zone – Transit Living Policy Area
ATTACHMENT F
Transit Living Policy Area
The following objectives, desired character statement and principles of development control apply in the
Transit Living Policy Area shown on Policy Area Maps NPSP/14, 15 and 16. These provisions are additional
to those expressed for the Urban Corridor Zone and the whole of the Council area in the City Wide section.
OBJECTIVES
Objective 1: A medium density residential area supported by local shops, offices and community land
uses.
Objective 2: A highly varied built streetscape allowing multiple built form design responses that
support innovative housing and mixed use development.
Objective 3: Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
The Transit Living Policy Area will contain predominantly medium density residential development, together
with some local shops, offices and community land uses to support the daily needs of residents. There will
be a variety of building forms and design, creating housing opportunities for a diversity of people and
accommodating a variety of small businesses that do not compromise residential amenity.
New buildings will contribute to a highly varied built streetscape, allowing multiple built form design
responses that support innovative housing and mixed-use development. Buildings up to five (5) storeys are
anticipated, providing a strong presence to the main road with the tallest buildings fronting The Parade and
scaling down to residential development adjacent the zone. Balconies and windows will face the street to
provide passive surveillance.
Heritage places will be adapted, maintaining their heritage qualities with redevelopment occurring to the rear
and behind the front facades. Buildings adjacent to these heritage buildings will contain design elements and
building materials that are complementary to such buildings.
Safe and efficient pedestrian movement along arterial roads as well as for transport networks is a priority and
facilities will be supported by limiting vehicle access points from these roads. Vehicle access will instead be
from the side and rear of sites, where possible, and the development of laneways is encouraged. Parking
and garages will be located behind the front façade of buildings. This will also support the retention/planting
of street trees on arterial roads.
Development will be interspersed with landscaping, particularly behind the main street frontage, to soften the
appearance of buildings from the street and reduce heat load in summer.
Area J
Area J, shown on Concept Plan Fig UrC/2, comprises a range of land uses including office, service industry
and retail showrooms. The site provides an opportunity for development of up to five (5) storeys,
incorporating a mixture of commercial and medium density residential development. The site’s frontage to
The Parade and Sydenham Road provide opportunity for development to capture the small-scale and
intensive development activities of the District Centre of Norwood.
Development should seek to create a vibrant and active street frontage with commercial activities on the
ground floor promoting transparent and / or articulated frontages for interest. Upper storeys should be
articulated to create interest and reflect the historic fine-grained pattern of development. Development
heights to the rear (south) should transition down to a level that complements the adjacent historic and
character residential areas.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment F
Urban Corridor Zone – Transit Living Policy Area
Vehicle access should be provided via common driveways to the rear of dwellings.
Area I
Area I, shown on Concept Plan Fig UrC/2, comprises the former Otto’s Timber industrial site together with a
number of Local Heritage listed places fronting Magill Road. That area fronting Magill Road is addressed by
the High Street Policy Area, where as development to the rear is included in the Transit Living Policy Area.
The area to the rear provides a significant opportunity for medium density residential development.
Commercial development, consisting of shops, offices, consulting rooms, café’s and the like that are
compatible with the residential development atop are supported. The site provides an opportunity for
development of up to five (5) storeys and may be combined with the adjacent frontage to Magill Road
located in the High Street Policy Area.
The site has access to multiple local roads and laneways, providing opportunity for innovative design
solutions and contemporary design approaches – however, this will need to be tempered by cognisance of
the site’s location adjacent historic and character residential areas. Development will therefore need to be
strongly articulated, avoid overshadowing of adjacent areas and heights should transition down to
complement adjacent residential areas.
Vehicle access should be provided via a common driveways and / or to the rear of dwellings.
PRINCIPLES OF DEVELOPMENT CONTROL
Land use
1
Shops or groups of shops contained in a single building should have a maximum gross leasable floor
space in the order of 500 square metres.
Form and Character
2
Development should be consistent with the desired character for the policy area.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Norwood Payneham & St Peters Council
Attachment G
Replacement Maps
ATTACHMENT G
Replacement Maps:
•
Structure Plan Map NPSP/1 (Overlay 1) Part B
•
Affordable Housing Map NPSP/1 (Overlay 6)
•
Noise and Air Emissions Map NPSP/1 (Overlay 7)
•
Strategic Transport Routes Map NPSP/1 (Overlay 8)
•
Zones Map NPSP/6
•
Zones Map NPSP/7
•
Zones Map NPSP/9
•
Zones Map NPSP/10
•
Policy Areas Map NPSP/13
•
Policy Areas Map NPSP/14
•
Policy Areas Map NPSP/15
•
Policy Areas Map NPSP/16
•
Enlargements Map NPSP/23
•
Enlargements Map NPSP/24
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
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CH
H
LL
EG
W
HE
AT
ON
TE
OR
LB
AR
C
O
IE
FO
ST
M
HATSW
ATHELNEY AV
SL
O
R
D
CL
IN
TO
N
LE
E
LIV
E
ST
ST
LUHRS RD
BAKEWELL RD
ST
ST
CH
LO
AG
D
AL
EN
R
ST
ST
RS
M
FI
UR
FT
TH
FO
H
AV
LA
UR
NE
TH
LA
TH
TH
NE
IR
IR
D
D
AV
LA
NE
SE
CO
ND
AV
LA
NE
SI
XT
H
AV
H
FT
FI
GOSS CT
O
RI
EL
E
TC
PE
TE
H
AR
R
O
W
TE
EN
ST
ST
NE
S
LA
EN
ON
RR
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TO
ST
ND
MO
CH
RI
ES
H
EP
ST
LA
NE
G
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GH
TH
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AV
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TH
LA
SE
NE
VE
NT
SE
H
VE
AV
NT
H
LA
NE
SI
XT
H
AV
IL
ST
RT
BE
0.8
SPROD AV
1 km
Development Plan Boundary
NORWOOD PAYNEHAM AND ST PETERS (CITY)
NOISE AND AIR EMISSIONS
MAP NPSP/1 (Overlay 7)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
W
IN
ST
CH
ALEXANDER ST
ELIZABETH ST
MORRIS ST
BELINDA ST
ST
T
ES
FORD ST
MAYFAIR ST
AMHERST AV
ADELAIDE ST
PHILLIS ST
AUGUSTA ST
FOSTER ST
QUEEN ST
GEORGE ST
ST
ILL
IP
S
ST
MARGARET ST
COKE ST
PH
GERTRUDE ST
BIRRELL ST
BROWN ST
MOORE ST
GILES ST
SWAINE AV
0
0.2
GRANT AV
0.4
PORTRUSH RD
ALEXANDRA AV
1:14,000
0.6
CUDMORE AV
GILLES ST
HEWITT AV
PRESCOTT TCE
HUNT LANE
GURNEY RD
WITTBER LANE
GH
VON RIEBEN LANE
AVIATOR LANE
ALEXANDRA AV
HALIFAX ST
HAMPTON GR
CLARIDGE LANE
WATSON AV
TOMSEY CT
HI
CITY OF BURNSIDE
WINCHESTER LANE
CLOSE ST
THOMAS PL
EAST TCE
WILSON ST
ALFRED ST
KENSINGTON RD
ELIZA LANE
CARRINGTON ST
ELIZABETH ST
THRELFALL AV
BOND ST
ROSEMONT ST
WEBB ST
HARVEY ST
TOLMER PL
STACEY ST
HARDY LANE
WESLEY LANE
WILLIAM ST
WEBB ST
CLARKE ST
DOCKER LANE
ST
POLOMKA LANE
TE
CLEVE ST
ST
ST
HI
CHARLES ST
NORTH ST
FULLARTON RD
ST
LD
IE
EF
ST
LD
IE
EF
AS
G
AN
AS
W
FREE ST
DAVIS ST
DE
AN
G
TT
LE
W
AK
LI
AI
JUDE LANE
EDSALL ST
GLYDE ST
HENRY ST
WEBBE ST
DONEGAL ST
EL
LI
AD
ST
RS
DE
FL
W
AK
LE
TT
LE
TT
LI
F
BOSKENNA AV
WALL ST
HARRIS ST
CYAN PL
ORANGE LANE
CAIRNS ST
WOODS ST
CONIGRAVE LANE
DONEGAL ST
O
IN
ST
FL
E
PROSSER AV
CLARA ST
PERCIVAL ST
FLORENCE ST
BEYER ST
OXFORD PL
WILLIS ST
OBAN ST
BEULAH RD
ST
E
RI
PI
RS
DE
IN
TC
EDWARD ST
OSMOND TCE
SYDENHAM RD
CHARLOTTE PL
VERNON ST
MOULDEN ST
LA
NE
EDMUND ST
RAVENSWOOD AV
ST
ER
PP
SHELDON ST
THE PARADE
MONTROSE AV
DOVER ST
CITY OF BURNSIDE
APPELBEE CR
CHURCH AV
LE
FREDERICK ST
C
O
R
N
IS
COX ST
CA
W
FI
RS
T
ST
IS
RS
FI
BY
HA
RT
FO
RD
T
D
ER
EG
LL
CO
GRAY ST
JONES AV
ST
S
UIS
ST
STEPHEN ST
THERESA ST
WAKEFIELD RD
ROYAL AV
ON
LO
ST
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ST
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TY
BENNETT ST
ST
LLS
WE
R
U
G
T
GE
LI
ITY
TT
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LS
NE
OR
ST
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IN
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CI
BS
ST
GE
BA
TR
T
Q
EV
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T
YS
NR
HE
ION
RC
Y
NE
EP
ST
ST
ES
DE
S
ED
FR
MULLER ST
FISHER ST
NORA ST
CLIFTON ST
T
AS
UR
LA
T
AL
KING ST
DEVITT AV
VICTOR ST
S
RA
MO
ST
E
OK
BR
N
OR
CE
HT
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RT
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NO
LL
WI
G
IN
ST
EK
TL
IAM
LIT
LL
WI
T
G
ES
KIN
DL
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R
E
T
TL
LS
ST
LIT
EL
LE
NF
ND
RE
U
G
R T
ST
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W
LI
DE
PA
TT
RA
LE
DE
YO
W
UN
ES
G
T
ST
COORARA AV
O
FL
RN
ST
CHAPEL ST
ST
WE
RD
T
CO
TA
V
RS
EDWARD ST
JANET ST
H
PE
MAGILL RD
B
OS
T
YS
BUR
ST
AV
AV
RD
T
NS
AN
GH
OU
M
PE
ELL ST
EY RD
HACKN
T
S
ANIC
BOT
RD
LA
NE
PA
YN
EH
AM
LA
NE
SE
CO
ND
LO
CH
H
LL
EG
W
HE
AT
ON
TE
OR
LB
AR
C
O
IE
FO
ST
M
HATSW
ATHELNEY AV
SL
O
R
D
CL
IN
TO
N
LE
E
LIV
E
ST
ST
LUHRS RD
BAKEWELL RD
ST
ST
CH
LO
AG
D
AL
EN
R
ST
ST
RS
M
FI
UR
FT
TH
FO
H
AV
LA
UR
NE
TH
LA
TH
TH
NE
IR
IR
D
D
AV
LA
NE
SE
CO
ND
AV
LA
NE
SI
XT
H
AV
H
FT
FI
GOSS CT
O
RI
EL
E
TC
PE
TE
H
AR
R
O
W
TE
EN
ST
ST
NE
S
LA
EN
ON
RR
ET
TO
ST
ND
MO
CH
RI
ES
H
EP
ST
LA
NE
G
EI
GH
TH
EI
AV
GH
TH
LA
SE
NE
VE
NT
SE
H
VE
AV
NT
H
LA
NE
SI
XT
H
AV
IL
ST
RT
BE
0.8
SPROD AV
1 km
NORWOOD PAYNEHAM AND ST PETERS (CITY)
STRATEGIC TRANSPORT ROUTES
MAP NPSP/1 (Overlay 8)
Designated Area
Strategic Roads Network
Development Plan Boundary
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
AV
E
AV
E
SE
VE
NT
H
RC
ST
W ALKERV ILLE
WI
NC
HE
AV
E
ST
ER
ST
NIN
T
H
AV
E
RH(C)
AV
E
RIVER ST
HT
H
LCe
(StP)
RT
EIG
ST
BE
GIL
ON
PS
SIM
R
ST
EP
ST
HE
AV
E
H
AV
E
N
SE
CO
ND
SIX
T
H
AV
E
AV
E
SE
VE
NT
RD
OF
E
TC
RC
LP(RT)
ST
N
Y
NE
CK
HA
SE
RO
FIF
TH
LA
IRD
TH
RH(C)
RD
AV
E
AM
ST
EH
ST
E
LL
RS
AV
E
FIR
ST
H
UG
RO
BO
RL
MA
GE ST
CAMBRID
ST
OF
M
UH
(C
)
SE
CO
ND
RH(C)
RU
GB
Y
ST
CITY
D ST
TE
CO
ST
LA
LL
AM ST
BERTR
OXFOR
PE
PA
YN
MA
ST
EG
WE
ON
ET
TS
HA
GD
AL
EN
ST
RC
UrC
DCe
(StP)
ST
CA
TH
ER
IN
E
ST
R
RIC
ON
UT
BR
HM
ST
ON
D
NS
RE
ST
R
TO
AV
E
FO
E
TC
UR
TH
N
FO
HE
EP
UR
TH
EIG
RH(C)
AV
E
HT
H
ST
RC
ST
RC
MAP NPSP/7 ADJOINS
TO
W
HA
RR
OW
RH(C)
PE
MB
KE
RO
RD
MU(A)
RD
AM
EH
ST
T
Y S
PNE
RGE
LIn
HEN
STE
GEO
St. Peters
College
ST
RD
HACKNEY
IDE
ADELA
RC
SU
DCe
(StP)
Cu
PA
YN
A
HACKNEY RD
LIZ
ST
RC
FIF
SE
ST
TH
NT
VE
H
TE
NT
AVE
YER
PLA
NS
RE
R
TO
AV
E
H
AV
E
ST
INA
AV
E
ST
NE
RR
TH
ST
ES
AM
TH
TY
WE
LP(RT)
SIX
IN I
MAP NPSP/3 ADJOINS
AV
E
RD
E
AV
EL
EV
EN
TH
E
TC
BA
Y
UN
CL
BA
LIO
MAP NPSP/9 ADJOINS
L
ST
NOTE : For Policy Areas See MAP NPSP/13
Cu
DCe(StP)
LCe(StP)
LIn
LP(RT)
MU(A)
MUH(C)
R
RC
RH(C)
SU
UrC
Community
District Centre (St Peters)
Local Centre (St Peters)
Light Industry
Linear Park (River Torrens)
Mixed Use (A)
Mixed Use Historic (Conservation)
Residential
Residential Character
Residential Historic (Conservation)
Special Uses
Urban Corridor
Zone Boundary
Development Plan Boundary
Scale 1:8000
0
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
ZONES
MAP NPSP/6
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
SE
RD
LIS
LC
EH
AV
E
SE
CO
ND
AV
E
AV
E
FIR
FIF
ST
TH
IA
FO
UR
TH
AV
E
LS
ST
R
MUH(C)
ER
T
ST
RD
FIR
PA
YN
EH
AM
TS
RY
PU
ND
A
RC
PL
SE
CO
ND
WH
EA
TO
N
RD
ST
AV
E
LO
CH
LC
ST
IE
LCe(StP)
EDWARD ST
WE
SL
AV
E
RC
DEVITT AVE
JANET ST
RC
R
VICTOR ST
ST
PORTRUSH RD
NORA ST
ST
AY
N
EH
S
TAM
CLIFTON ST
ST
RH(C)
MBE
ST
LS
ST
RC
UrC
RC
ST
BENNETT ST
LC
RC
AUGUSTA ST
ST
ST
SON
N
UNIO
NEL
LIn
ANN
R
H
FREDERICK ST
RCO
MO
WEL
MU(A)
LC
AMHERST AVE
ST
ANNESLEY AVE
LC
ADELAIDE ST
RA
LAU
RA
PHILLIS ST
Cu
FLO
FORD ST
MAYFAIR ST
T
H S
LOC
BAT
MUH(C)
MAP NPSP/8 ADJOINS
INT
ON
LE
DCe
(StP)
RD
R
SLAPE GR
CL
OLIVE RD
AM
DC
ALEXANDER ST
RC
ST
T
Y S
ENR
TARCOMA AVE
BAKEWELL RD
R
P
R
SLAPE GR
AV
E
BU
ELIZABETH ST
MAP NPSP/6 ADJOINS
KA
AV
E
BO
SU
PORTRUSH RD
AB
WELLESLEY AVE
ST
ST
ER
RH(C)
HARCOURT RD
R
MORRIS ST
MIN
AV
E
BELINDA ST
ST
TC
E
MARIAN RD
TH
IRD
AV
E
RD
ST
ER
R
ALBERT ST
RH(C)
LO
WE
AV
E
TAYLOR ST
TO
R
LLA
ND
OW
ER
HE
LL
VIC
MB
NC
WE
GEORGE ST
AV
E
RY
AM
BU
PA
YN
AV
E
RC
TH
IRD
SIX
ROSELLA
SA
PAYNE ST
TH
FIF
AV
E
TH
AV
E
MAP NPSP/4 ADJOINS
LA
WI
RD
ST
RC
DOVER ST
R
PARSONS ST
LC
DC
MAP NPSP/10 ADJOINS
NOTE : For Policy Areas See MAP NPSP/14
Cu
DC
DCe(StP)
LC
LCe(StP)
LIn
LO
LS
MU(A)
MUH(C)
R
RC
Community
District Commercial
District Centre (St Peters)
Local Commercial
Local Centre (St Peters)
Light Industry
Local Office
Local Shopping
Mixed Use (A)
Mixed Use Historic (Conservation)
Residential
Residential Character
Zone Boundary
RH(C)
SU
UrC
Residential Historic (Conservation)
Special Uses
Urban Corridor
Scale 1:8000
0
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
ZONES
MAP NPSP/7
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
R
PA
YN
EH
AM
MAP NPSP/6 ADJOINS
LIO
MU
H(
C)
BA
L
RH(C)
ST
TR
RD
HACKNEY
Y
ST
R
MU(A)
LC
OS
BO
ST
T
Y S
TBUR
B
TCE
NO
E
RN
LC
RTH
WES
RD
KIN
TLE
G
KIN
B
WIL
LIA
ST
LE
ND
LE
ND
RU
ST
U
ER
R
ST
ELL
RH(C)
ST
EY
OU
NG
ER
EW
RD
ST
CA
ES
T
180
MONTROSE AVE
Ed
ST
EF
ST
TL
EW
AK
IND
ER
S
IEL
D
ST
ST
DE
LIN
COLLIVER ST
RH(C)
WA
K
EF
0
18
IEL
D
LIT
62
m
48
.1
6m
FL
TC
BOSKENNA AVE
NORTH ST
LE
RC(Nwd)
RH(C)
RS
MUH(C)
VIL
EF
TE
TL
ET
LCe STACEY STMU(B)
(Nwd)
TL
LIT
ST
S
GA
AN
TE
VIL
LE
TC
E
EAST TCE
OF
KENSINGT
BURNSIDE
HEWITT AVE
WATSON AVE
NOTE : For Policy Areas See MAP NPSP/15
Business
RC
District Centre (Norwood)
RC(Nwd)
RH(C)
Educational
SU
Local Commercial
UrC
Local Centre (Norwood)
Light Industry
Mixed Use A
Mixed Use B
Mixed Use Historic (Conservation)
Residential
Zone Boundary
Development Plan Boundary
Residential Character
Residential Character (Norwood)
Residential Historic (Conservation)
Special Uses
0
Urban Corridor
VICTORIA TCE
ALL
EN
PL
ALBERT LA
HARVEY ST
CITY
ROSEMO
DAVIS ST
ET
GILBERT ST
SYDENHAM RD
JOHN ST
ST
CLEVE ST
RC(Nwd)
SHEPPARDS LA
WAKEFIELD RD
CHARLES ST
QU
NIL ST
B
)
(B
U
M
DE
ITE
CLARKE ST
WH
BENDA ST
EAST TCE
M
UH
(C
)
FULLARTON RD
EA
NG
AS
ST
UrC
BARTELS RD
THE PARAD
EDSALL
WILLIS ST
LIT
QU
E
B
DCe(Nwd)
Ed
LC
LCe(Nwd)
LIn
MU(A)
MU(B)
MUH(C)
R
UrC
B
ST
DE
BEYER ST
180
P
AD
EL
AI
DE
GRAY ST
DCe(Nwd)
AP
ER
B
RH(C)
ST
180
MAP NPSP/10 ADJOINS
LITTLE C
OF
AD
FISHER ST
EASTRY ST
TH
W
RAVENSWOOD AVE
CO
LL
EG
E
TL
PP
DE
FULLARTON RD
LIT
EP
AR
Enlargement C
(See MAPNPSP/23)
RH(C)
SHELDON ST
B
ST
ELL
F
REN
G
F
EN
GR
TLE
LIT
RUNDLE RD
KING ST
MUH(C)
ST
M
TL
LIT
UrC
ST
M
RH(C)
MULLER ST
SYDENHAM RD
CITY
NIC
OTA
LIT
LIA
RC(Nwd)
EDMUND ST
LC
IL
GW
UrC
CHAPEL ST
ST
NIC
BOTA
RH(C)
MAGILL RD
R
180°
AVE
EY
ELN
ATH
RC
LC
INIT
SU
LIn
Scale 1:8000
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
ZONES
MAP NPSP/9
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ST
MAP NPSP/7 ADJOINS
RC
ST
ON
LC
UrC
MAGILL RD
LC
B
LC
VERNON ST
OF
BURNSIDE
OBAN ST
Enlargement B
(See MAP NPSP/24)
THORNBURY ST
CLARA ST
GEORGE ST
MU(B)
BEULAH RD
PERCIVAL ST
MU(B)
CONIGRAVE LA
WALL ST
MU(B)
180
ST
MUH(C)
MU(B)
PORTRUSH RD
ILL
IPS
QUEEN ST
Ed
PH
COKE ST
RH(C)
MARGARET ST
HAMPTON GR
RC(Nwd)
GLOUCESTER TCE
GEORGE ST
CHURCH AVE
EDSALL ST
RE
BO
ESSERY ST
B
MAP NPSP/11 ADJOINS
UrC
THE PARADE
THE PARADE
CAIRNS ST
DCe(Nwd)
THE PARADE
UNION ST
WEBBE ST
ORANGE LA
BEYER ST
HENRY ST
DIMBOOLA ST
Rec
GLYDE ST
HARRIS ST
N
WOODS ST
B
MATHILDA ST
RC(Nwd)
WE
RC(Nwd)
EDWARD ST
Enlargement A
See MAP
NPSP/24
BEULAH RD
ST
RH(C)
MAP NPSP/9 ADJOINS
CITY
HOWARD ST
MOULDEN ST
RC(Nwd)
SHELDON ST
R
VERDUN ST
RH(C)
OSMOND TCE
APPELBEE CRES
DC
PROSSER AVE
STEPHEN ST
MULLER ST
RC
MAGILL RD
QUEEN ST
UrC
R
NCe
LCe(StP)
FOSTER ST
B
RC
RH(C)
PORTRUSH RD
RH(C)
S
NEL
LIn
AUGUSTA ST
BENNETT ST
ST
NN
N
UNIO
RH(C)
OR
TH
E
IDG
RC(Nwd)
WE
LLI
NG
TO
N
PORTRUSH RD
EDWARD ST
ROSEMONT ST
MU(B)
ST
KENSINGTON RD
R
RC
KENSINGTON RD
CITY
OF
BURNSIDE
MOORE ST
KENSINGTON RD
Ed
HEWITT AVE
Zone Boundary
Development Plan Boundary
GILES
PRESCO
RH(C)
Business
Rec
District Commercial
District Centre (Norwood)
UrC
Educational
Local Commercial
Local Centre (St Peters)
Light Industry
Mixed Use B
Mixed Use Historic (Conservation)
Neighbourhood Centre
Residential Character
Residential Character (Norwood)
Residential
MAP NPSP/12 ADJOINS
THE CRESCENT
VICTORIA TCE
TALBOT GR
WATSON AVE
NOTE : For Policy Areas See MAP NPSP/16
B
DC
DCe(Nwd)
Ed
LC
LCe(StP)
LIn
MU(B)
MUH(C)
NCe
RC
RC(Nwd)
R
ST
MU(B)
BR
GERTRUDE ST
BIRRELL ST
BROWN ST
OSMOND TCE
ALFRED ST
ELIZABETH ST
SYDENHAM RD
NT
ON
ST
WILLIAM ST
Residential Historic (Conservation)
Recreation
Urban Corridor
0
Scale 1:8000
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
ZONES
MAP NPSP/10
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ST
AV
E
AV
E
MAP NPSP/19 ADJOINS
ES
AM
TH
WE
NS
SIX
AV
E
TH
12.18
SE
15.4
ST
FIF
VE
NT
H
AV
E
TE
NT
H
AVE
YER
PLA
NE
AV
E
AV
E
ST
INA
TH
RR
ST
TY
AV
E
IN I
SE
VE
NT
H
RD
E
AV
EL
EV
EN
TH
E
TC
BA
Y
UN
CL
RE
R
TO
ST
NC
HE
ST
ER
ST
NIN
T
H
AV
E
W ALKERV ILLE
H
AV
E
RIVER ST
EIG
RT
HT
ST
BE
GIL
ON
PS
SIM
WI
ST
EP
ST
HE
Y
NE
CK
HA
12.14
TH
FIF
AV
E
LA
UR
TH
TH
HM
ST
RIC
NS
ON
D
RE
IRD
ST
R
TO
AV
E
FO
TH
E
IRD
TC
UR
TH
N
FO
HE
EP
ST
AV
E
EIG
HT
H
ST
15.4
MAP NPSP/14 ADJOINS
TO
W
FAIF
VTEH
N
AV
E
SE
CO
ND
SIX
T
H
AV
E
AV
E
OF
SE
VE
NT
H
ST
E
TC
AV
E
N
RD
SE
RO
HACKNEY RD
12.15
ER
IN
E
ST
ST
ON
UT
BR
GD
AL
EN
12.14
SE
CO
ND
CO
AV
E
12.11
FIR
ST
H
UG
RO
BO
RL
MA
GE ST
CAMBRID
AM
EH
TE
RS
ST
ST
OF
13.1
PE
RO
ST
MB
ST
PNE
HA
RR
OW
STE
KE
RD
HEN
GEO
12.13
T
Y S
St. Peters
College
PA
YN
EH
AM
ST
RD
RGE
RD
HACKNEY
IDE
ADELA
15.2
RU
GB
Y
CITY
D ST
PE
PA
YN
E
EG
LL
BERTR
OXFOR
ST
ST
LA
ST
AM ST
AV
E
LL
ON
ET
WE
RD
MA
TS
HA
14.1
12.15
ST
15.2
11
.4
1.1
CA
TH
L
IZA
ST
BA
LIO
MAP NPSP/15 ADJOINS
L
Mixed Use Historic (Conservation)
11.4
Payneham Road
Residential
1.1
Medium Density
Residential Character
15.2
Hackney
15.4
St Peters / Joslin / Royston Park
Policy Area Boundary
Development Plan Boundary
ST
Community
13.1
Dunstone Grove – Linde Reserve
Residential Historic (Conservation)
12.11
Hackney North
12.13
College Park
12.14
The Avenues
12.15
St Peters
12.18
Joslin / Royston Park
Urban Corridor
14.1
Boulevard
Scale 1:8000
0
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
POLICY AREAS
MAP NPSP/13
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ROSELLA
AV
E
TH
AV
E
MAP NPSP/20 ADJOINS
SA
AV
E
RY
WE
AV
E
LL
1.1
AV
E
12.18
TAYLOR ST
RD
VIC
TO
R
IA
ST
FO
UR
TH
AV
E
PA
YN
EH
FIR
AM
ST
FIF
TH
AV
E
AV
E
12.18
SE
BU
GEORGE ST
15.4
SE
CO
ND
SIX
TH
IR
D
LIS
PAYNE ST
TH
FIF
AV
E
RD
ST
LA
11.5
ALBERT ST
MB
RD
MARIAN RD
12.21
HARCOURT RD
AV
E
FIR
ST
AV
E
1.1
PU
ND
A
LLA
ND
OW
ER
KA
TH
IRD
AV
E
TC
E
ER
T
TARCOMA AVE
RD
PA
YN
EH
AM
TS
BU
RY
PL
SE
CO
ND
ST
ER
ST
ST
IE
AV
E
ST
ER
ST
MIN
EDWARD ST
WE
ST
AV
E
MAP NPSP/22 ADJOINS
WE
SL
ELIZABETH ST
LE
MORRIS ST
CL
INT
ON
BELINDA ST
MAP NPSP/13 ADJOINS
BAKEWELL RD
HE
ALEXANDER ST
NC
SLAPE GR
WI
SLAPE GR
AV
E
15.1
PORTRUSH RD
BO
WELLESLEY AVE
12.14
AB
ST
WH
EA
TO
N
DEVITT AVE
JANET ST
15.1
RD
OLIVE RD
LO
CH
VICTOR ST
ST
NORA ST
RD
AM
EH
AY
N
ST
15.1
PARSONS ST
180
ST
Residential
1.1
Medium Density
Mixed Use Historic (Conservation)
11.4
Payneham Road
11.5
Portrush Road
Residential Historic (Conservation)
12.14
The Avenues
12.16
Stepney
12.17
Maylands
12.18
Joslin / Royston Park
12.21
Payneham (Harcourt Road)
Policy Area Boundary
ANNESLEY AVE
15.1
DOVER ST
AUGUSTA ST
T
S S
L
WEL
SON
14.4
BENNETT ST
ST
NEL
N
UNIO
ST
15.5
15.1
12.16
AMHERST AVE
ANN
1.1
H
ST
12.17
T
Y S
ENR
FREDERICK ST
MBE
RCO
MO
12.16
PORTRUSH RD
12.17
ST
ADELAIDE ST
RA
LAU
CLIFTON ST
ST
PHILLIS ST
13.1
RA
FORD ST
S
TAM
FLO
P
MAYFAIR ST
T
H S
LOC
12.17
BAT
11.4
MAP NPSP/16 ADJOINS
Community
13.1
Dunstone Grove – Linde Reserve
Urban Corridor
14.4
Transit Living
Scale 1:8000
Residential Character
15.1
Evandale / Maylands / Stepney
15.4
St Peters / Joslin / Royston Park
15.5
Trinity Gardens / St Morris
0
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
POLICY AREAS
MAP NPSP/14
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
R
PA
YN
EH
AM
MAP NPSP/13 ADJOINS
BA
11.4
LIO
L
INIT
Y
ST
EY
ELN
ATH
ST
TH
OR
OS
7
RN
E
ST
I
GW
ST
AM
LLI
WIL
LIA
14.2
ST
M
ST
LI
TL
6.2
DE
ST
ER
OU
EW
NG
PP
ES
T
CA
11.2
RD
ST
180
BEYER ST
2.3
THE PARAD
6.1
P
ER
ST
EF
EW
AK
TL
BOSKENNA AVE
TC
LIT
12.1
12.7
WA
K
EF
IEL
0
18
NG
AS
ST
14.1
TL
LIT
ST
S
GA
AN
VIL
ITE
JOHN ST
ST
E
8.2
NIL ST
WAKEFIELD RD
STACEY ST
DAVIS ST
TC
SHEPPARDS LA
LE
GILBERT ST
SYDENHAM RD
TE
CLEVE ST
ET
WH
CHARLES ST
QU
BENDA ST
DE
CLARKE ST
EAST TCE
11.1
FULLARTON RD
EA
11.1
COLLIVER ST
ST
62
m
LIT
48
.1
6m
D
LE
E
BARTELS RD
D
ST
VIL
EDSALL
IEL
ST
S
ER
IND
FL
ST
RS
DE
TE
WILLIS ST
LIN
ET
EF
QU
TL
DE
14.4
MONTROSE AVE
9.1
NORTH ST
AD
EL
AI
DE
6.2
GRAY ST
AP
RUNDLE RD
AD
EY
12.3
MAP NPSP/16 ADJOINS
LITTLE C
OF
14.1
TL
EP
AR
ST
FISHER ST
EASTRY ST
LIT
TH
W
180
ST
RAVENSWOOD AVE
12.2
CO
LL
EG
E
12.5
Enlargement C
(See MAP NPSP/24)
ELL
ENF
GR
1.1
14.3
N
RU
KING ST
EN
R
EG
LIT
N
RU
12.4
ST
L
FEL
FULLARTON RD
E
TTL
14.3
ST
DLE
DLE
B
14.3
6.1
MULLER ST
SYDENHAM RD
CITY
G
KIN
14.3
14.1
BO
LI
KIN
E
TTL
CHAPEL ST
TCE
EDMUND ST
T
Y S
TBUR
14.3
N
12.12
WES
RD
14.1
1.1
AVE
NIC
BOTA
MAGILL RD
180°
1.1
15.2
NIC
OTA
ST
TR
RD
HACKNEY
12.13
8.1
6.1
EAST TCE
ALBERT LA
HARVEY ST
CITY
ROSEMO
KENSINGT
OF
BURNSIDE
HEWITT AVE
Residential
1.1 Medium Density
Residential Character
15.2 Hackney
Residential Historic (Conservation)
12.1 Kent Town 1
12.2 Kent Town 2
12.3 Norwood 1
12.4 Norwood 2
12.5 Norwood 3
12.7 Norwood 5
12.12 Hackney South
12.13 College Park
Urban Corridor
14.1 Boulevard
14.2 Business
14.3 High Street
14.4 Transit Living
Policy Area Boundary
VICTORIA TCE
WATSON AVE
Business
6.1 West Norwood
6.2 Beulah Road
6.3 Magill Road West
7
Mixed Use A
District Centre (Norwood)
2.3 The Parade West
Educational
9.1 Prince Alfred College
Mixed Use B
8.1 Kensington Road
8.2 Dequetteville Terrace South
Mixed Use Historic (Conservation)
11.1 Dequetteville Terrace
11.2 The Parade/Fullarton Road
11.4 Payneham Road
Scale 1:8000
0
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
POLICY AREAS
MAP NPSP/15
Development Plan Boundary
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ST
14.4
14.3
MATHILDA ST
HARRIS ST
8.6
WALL ST
GLYDE ST
WEBBE ST
BEYER ST
ST
WE
N
11.3
12.8
8.3
12.9
ST
IPS
ILL
ST
TH
OR
NT
ON
GERTRUDE ST
12.8
WE
LLI
NG
TO
N
PORTRUSH RD
EDWARD ST
ROSEMONT ST
E
8.3
IDG
BROWN ST
OSMOND TCE
ALFRED ST
ELIZABETH ST
BIRRELL ST
12.7
ST
WILLIAM ST
WILLIAM ST
SYDENHAM RD
MAP NPSP/17 ADJOINS
PORTRUSH RD
COKE ST
9.3
RE
BO
6.7
CAIRNS ST
QUEEN ST
HAMPTON GR
GLOUCESTER TCE
MARGARET ST
EDSALL ST
GEORGE ST
CHURCH AVE
ESSERY ST
2.2
PH
2.3
14.4
THE PARADE
2.1
THE PARADE
THE PARADE
DIMBOOLA ST
HENRY ST
UNION ST
ORANGE LA
8.1
BR
WOODS ST
MAP NPSP/15 ADJOINS
THORNBURY ST
BEULAH RD
180
10
HOWARD ST
Enlargement B
(See MAP NPSP/25)
PERCIVAL ST
8.6
CONIGRAVE LA
VERDUN ST
EDWARD ST
Enlargement A
See MAP
NPSP/25
BURNSIDE
OBAN ST
GEORGE ST
BEULAH RD
BEULAH RD
OF
12.6
CLARA ST
8.5
CITY
PROSSER AVE
QUEEN ST
FOSTER ST
VERNON ST
SHELDON ST
15.5
6.6
MOULDEN ST
APPELBEE CRES
12.5
MAGILL RD
MAGILL RD
OSMOND TCE
STEPHEN ST
6.2
15.1
3.2
6.3
14.3
12.17
12.16
180
MULLER ST
MAP NPSP/14 ADJOINS
15.1
12.17
PORTRUSH RD
12.16
AUGUSTA ST
BENNETT ST
ST
NN
N
UNIO
ST
KENSINGTON RD
KENSINGTON RD
CITY
OF
BURNSIDE
15.3
MOORE ST
KENSINGTON RD
9.2
HEWITT AVE
District Centre (Norwood)
2.1 Retail Core
2.2 The Parade East
2.3 The Parade West
Educational
9.2 Loreto College
9.3 St. Ignatius
10 Recreation
Mixed Use Historic (Conservation)
11.3 Kensington
Residential Historic (Conservation)
12.5 Norwood 3
12.6 Norwood 4
12.7 Norwood 5
12.8 Kensington 1
12.9 Kensington 2
12.16 Stepney
0
12.17 Maylands
GILES
PRESCO
Mixed Use B
8.1 Kensington Road
8.3 Portrush Road
8.5 Osmond Terrace
8.6 George Street/Edward Street
Business
6.1 West Norwood
6.2 Beulah Road
6.3 Magill Road West
6.6 Magill Road East
6.7 Kensington
MAP NPSP/18 ADJOINS
Urban Corridor
Neighbourhood Centre
3.2 Magill Road
14.3 High Street
14.4 Transit Living
Residential Character
15.1 Evandale / Maylands / Stepney
15.3 Heathpool / Marryatville
15.5 Trinity Gardens / St Morris
Policy Area Boundary
Development Plan Boundary
THE CRESCENT
V ICTORIA TCE
TALBOT GR
WATSON AVE
Scale 1:8000
500metres
NORWOOD PAYNEHAM
AND ST PETERS (CITY)
POLICY AREAS
MAP NPSP/16
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
R
R
9.14m
9.17m
LP(RT)
LIn
R
Scale 1:1000
Scale 1:1000
0
50metres
Enlargement A
0
50metres
Enlargement B
R
MUH(C)
RH(C)
Scale 1:1000
0
50metres
Enlargement C
NORWOOD PAYNEHAM AND ST PETERS (CITY)
ENLARGEMENTS
Zone/Policy Boundary
MAP NPSP/23
Development Plan Boundary
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
15.24m
RH(C)
RH(C)
27.74m
B
RC(Nwd)
Scale 1:1000
Scale 1:1000
0
50metres
Enlargement A
0
50metres
Enlargement B
1.1
11.2
12.2
Scale 1:1000
0
50metres
Enlargement C
NORWOOD PAYNEHAM AND ST PETERS (CITY)
ENLARGEMENTS
Zone/Policy Boundary
MAP NPSP/24
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
Amendment Instructions Table
Name of Local Government Area: City of Unley
Name of Development Plan: Unley (City) Development Plan
Name of DPA: Inner and Middle Metropolitan Corridor (Sites) DPA
The following amendment instructions (at the time of drafting) relate to the Unley (City)
Development Plan consolidated on 5 May 2016.
 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.
Subsequent Policy crossreferences requiring update
Method of
Change
Is Renumbering required (Y/N)
Amendment Instruction Number
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.
COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations
contained in the text)
Amendments required (Yes/No): Yes
Council Wide
1.
Replace
All references to the words:
N
N
N
N
N
N
‘Map Un/1 (Overlay 2)’
with the words:
‘Maps Un/1 (Overlay 2, 2a)‘
2.
Replace
All references to the words:
‘Map Un/1 (Overlay 4)’
with the words:
‘Maps Un/1 (Overlay 4, 4a and 4b)‘
OVERLAY SECTION
Amendments required (Yes/No): Yes
Overlay – Affordable Housing
3.
Replace
The words:
‘Refer to Map Un/1 (Overlay 5) that relates to this overlay.’
with the words:
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
‘Refer to Maps Un/1 (Overlay 5, 5a and 5b) that relates to this
overlay.
Overlay – Strategic Transport Routes
4.
Replace
The words:
N
N
N
N
‘Refer to Map Un/1 (Overlay 4) that relates to this overlay.’
with the words:
‘Refer to Maps Un/1 (Overlay 4, 4a and 4b) that relates to this
overlay.
Overlay – Noise and Air Emissions
5.
Replace
The words:
‘Refer to Map Un/1 (Overlay 3) that relates to this overlay.’
with the words:
‘Refer to Maps Un/1 (Overlay 3, 3a and 3b) that relates to this
overlay.
ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations
contained in the text)
Amendments required (Yes/No): Yes
Light Industry Zone
6.
Replace
The words ‘Maps Un/3 to 5’ in the
Introduction
Urban Corridor Zone
7.
Replace
In the DCS, paragraph 9 and
associated sub points (a) and (b)
8.
Replace
In PDC 4, map references
With the words ‘Maps Un/4 to 5’ in
the first sentence of the first
paragraph of the introduction to the
zone.
N
Y
With the contents of Attachment A
N
N
With the following references:
N
Y
N
N
Concept Plan Maps Un/1 to 8
9.
Insert
In PDC5, new lines in table as follows:
Policy Area
Minimum net residential site density
Transit Living Policy Area 18 45 dwellings per hectare net
Business Policy Area 19
No minimum
10.
Replace
In PDC10, map references
With the following references:
N
Y
11.
Replace
In PDC12, map references
Concept Plan Maps Un/1 to 8
With the following references:
N
Y
Concept Plan Maps Un/1 to 8
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
12.
Insert
13.
Replace
14.
Insert
15.
Insert
16.
Insert
In PDC12, new lines in table as follows:
Policy Area Minimum building height
Maximum building height
Transit Living 3 storeys or no less than 11.5
metres
6 storeys and up to 22 metres,
unless on the former LeCornu
site located north of Leader
Street in which case maximum
building height is 8 storeys or
29 metres.
Business
8 storeys or 29 metres.
3 storeys or no less than 11.5
metres
Concept Plan Maps Un/2B and
With the contents of Attachment B
Un/3 as contained in the Urban
Corridor Zone:
New Concept Plan Map Un/8 for
With the contents of Attachment C
inclusion in the Urban Corridor
Zone:
In PDC14, new lines in table as follows:
Policy Area
Minimum setback from the primary road frontage
Transit Living
2 metres except where the road frontage is a primary
corridor (eg. Anzac Highway) where there is no minimum
Business
2 metres
In PDC15, new lines in table as follows:
Policy Area Minimum setback from
secondary road
Minimum setback from a
rear access way
Transit Living 2 metres
No minimum where the access
way is 6.5 metres or more
OR
Where the access way is less
than 6.5 metres in width, the
distance equal to the additional
width required to make the
access way 6.5 metres or
more, to provide adequate
manoeuvrability for vehicles
Business
No minimum where the access
way is 6.5 metres or more
OR
Where the access way is less
than 6.5 metres in width, the
distance equal to the additional
width required to make the
access way 6.5 metres or
more, to provide adequate
manoeuvrability for vehicles
No minimum
N
N
N
N
N
N
N
N
N
N
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
17.
Insert
In PDC16, new lines in table as follows:
Policy Area Minimum setback from
rear allotment boundary
Minimum setback from
side boundaries (where
not on a road boundary)
Transit Living 3 metres where the subject
land directly abuts an
allotment of a different zone
For allotments with a frontage
width of:
(a) 20 metres or less: no
minimum
(b) more than 20 metres: 3
metres
0 metres in all other cases,
except where the
development abuts the wall of
an existing or simultaneously
constructed building on the
adjoining land.
Business
3 metres where the subject
land directly abuts an
allotment of a different zone
N
N
N
N
N
N
N
N
N
N
No minimum
0 metres in all other cases,
except where the
development abuts the wall of
an existing or simultaneously
constructed building on the
adjoining land.
18.
Replace
In PDC 17,
the words:
‘Map Un/1 (Overlay 4).’
with the words:
‘Maps Un/1 (Overlay 4, 4a and 4b).
19.
20.
Insert
Replace
In PDC21(b), a new policy area
In PDC22 (non-complying
development), the following words:
Industry
Fuel depot
Petrol filling station
Major public service depot
Road transport terminal
Store
Transport depot
Warehouse
Waste reception storage treatment
and disposal
‘- Transit Living Policy Area’
With the following words:
Industry, except Light Industry and
Service Industry located within the
Business Policy Area
Fuel depot
Petrol filling station, except where
located within the Business Policy
Area
Major public service depot
Road transport terminal
Store, except where located within
the Business Policy Area
Transport depot
Warehouse, except where located
within the Business Policy Area
21.
Insert
In PDC23, Category 1 public
notification listing
Waste reception storage treatment
and disposal
The following words under ‘Shop or
group of shops:
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
22.
Replace
In PDC23, Category 2 public
notification listing, the following
words:
‘(c) located within the Transit Living
Policy Area 18 or Business Policy
Area 19 with a gross leasable area
of 500 square metres or less’
With the following words:
N
Y
(b) exceeds the maximum building
height in the Building Envelope
Building Height or Concept Plan
Maps Un/1 to 8;
(b) exceeds the maximum building
height in the Building Envelope
Building Height or Concept Plan
Maps Un/1 to 7;
Urban Corridor Zone - Boulevard (Greenhill Road) Policy Area
23.
24.
25.
Replace
The introductory words:
With the following words:
N
Y
Insert
Refer to Maps Un/12, 13 and 14 that
relate to this policy area.
In the Desired Character statement,
paragraph 7, listing (a), after the
words:
Refer to Maps Un/12, 13, 14 and 15
that relate to this policy area.
The following words:
N
N
N
N
N
N
Insert
‘and the northern end of Glen
Osmond Road’
‘reinforce the importance of Greenhill
Road…’
At the end of the Desired Character The following words:
statement
‘Glen Osmond Road Section
Buildings will be designed to front
onto Glen Osmond Road with a
strong built form edge and tall
facades, with small front and side
setbacks when viewed from Glen
Osmond Road. Articulation with finer
details such as balconies, verandahs
and canopies over a pedestrian
friendly and active streetscape will
reinforce the connections with
transport and cycling networks.
Buildings of up to five storeys in
height will have their focus and
greatest height at the Glen Osmond
Road frontage with a transition down
from Glen Osmond Road to the rear
of sites fronting Chinner Avenue.
26.
Replace
PDC 6
Vehicle access will primarily occur
from Chinner Avenue / rear of sites
to retain the primary role of Glen
Osmond Road as a strategic
transport corridor.’
With the words:
‘When abutting a footpath, the
finished floor level of the ground floor
of buildings should be level with the
footpath at the primary street
frontage, provided the footpath is
constructed to an appropriate level
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
Unley Council
Amendment Instructions Table
to mitigate flood risk at the edge of
the development site.’
Urban Corridor Zone - High Street (Unley Road) Policy Area
27. Replace
PDC 5
With the words:
N
N
With the contents of Attachment D
N
Y
With the contents of Attachment E
N
Y
‘When abutting a footpath, the
finished floor level of the ground floor
of buildings should be level with the
footpath at the primary street
frontage, provided the footpath is
constructed to an appropriate level
to mitigate flood risk at the edge of
the development site.’
Urban Corridor Zone - Transit Living Policy Area
28. Insert
New Policy Area after the High
Street (Unley Road) Policy Area
Urban Corridor Zone - Business Policy Area
29. Insert
New Policy Area after the new
Transit Policy Area above
TABLES
Amendments required (No)
MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps)
Amendments required (Yes/No): Yes
Map(s)
30.
Replace
The following maps:
•
•
•
•
•
•
•
•
•
•
N
Y
N
Y
Structure Plan Map Un/1 (Overlay 1)
Airport Building Heights (Map Un/1 (Overlay 2)
Zones Map Un/3
Zones Map Un/5
Zones Map Un/6
Zones Map Un/9
Policy Areas Map Un/12
Policy Areas Map Un/14
Policy Areas Map Un/15
Policy Areas Map Un/18
With the contents of Attachment F
31.
Insert
The following new maps:
•
•
•
•
•
•
•
Airport Building Heights Map Un/1 (Overlay 2a)
Noise and Air Emissions Map Un/1 (Overlay 3a)
Noise and Air Emissions Map Un/1 (Overlay 3b)
Strategic Transport Routes Map Un/1 (Overlay 4a)
Strategic Transport Routes Map Un/1 (Overlay 4b)
Affordable Housing Map Un/1 (Overlay 5a)
Affordable Housing Map Un/1 (Overlay 5b)
With the contents of Attachment G
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment A
Desired Character Statement – Urban Corridor Zone
ATTACHMENT A
Given the distinctly different land use mixes, urban design features and street character intended for
the various sites to which the zone is applied, four different policy areas have been designated as
follows:
(a)
Boulevard Policy Area – where taller, mixed use buildings of predominantly office uses at
ground and low building levels and residential apartments above are intended along the
Greenhill Road and Glen Osmond Road frontage with its premium Park Land interface
where grand buildings and strong landscape settings are appropriate.
(b)
High Street Policy Area – where more moderate scaled buildings of mixed use are intended
along Unley Road with predominantly small scale shops, mixed business services and
hospitality uses at ground and low building levels and upper level comprising residential
apartments.
(c)
Business Policy Area – where development will be varied in focus on commercial and
business land uses at street level with dwellings located above along the more commercially
oriented parts of Leader Street.
(d)
Transit Living Policy Area – where taller, mixed use buildings are intended that contain low
impact, generally commercial uses that support the daily needs of the local population (such
as offices, consulting rooms, shops, café’s and restaurants) and are located at ground level.
Upper levels are intended to provide residential apartments to take advantage of high
frequency public transport corridors upon which such developments are located.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment B
Concept Plan Maps – Urban Corridor Zone
ATTACHMENT B
•
Replacement Concept Plan Maps Un/2B and Un/3
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
CLIFTON ST
2
lane
FASHODA ST
ETON ST
ESMOND ST
Maximum building height
(2 storey = 8.0m )
Heritage Place
No vehicle access
Existing vehicle access to be closed
Desired/consolidated vehicle access/egress
Desired vehicle link
Sites desirably consolidated
Landmark development site (desirably consolidated)
CONTINUATION
VIDE
MAP Un/2A
UNLEY
lane
lane
2
NORTHGATE ST
1:2,000
Unley Road (South)
2
30m
CHELTENHAM ST
MARLBOROUGH ST
COMMERCIAL RD
UNLEY (CITY)
HIGH STREET (Unley Road) POLICY AREA
Concept Plan Map Un/2B
2
ROAD
5
WINCHESTER ST
FISHER ST
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
3
PORTER ST
LISTON ST
Maximum building height
(3 storeys = 11.5metres)
Heritage Place
No vehicle access
Existing vehicle access to be closed
Desired/consolidated vehicle access/egress
Desired vehicle link
Pedestrian Access
Landmark development site (desirably consolidated)
DOUGLAS ST
UNLEY RD
GREENHILL
G
O
SM
O
JAFFREY ST
HUTT RD
GEORGE ST
ANGLO AVE
AV
E
ND
RO
AD
Parkside
1:3,000
ST ANNS PL
5
UNLEY (CITY)
BOULEVARD (Greenhill Road) POLICY AREA
Concept Plan Map Un/3
ST
CH
IN
NE
R
LE
N
NB
O
UL
D
3
O
XE
ROAD
STAMFORD ST
MONTPELIER ST
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment C
Concept Plan Maps – Urban Corridor Zone
ATTACHMENT C
•
New Concept Plan Map Un/8
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ME
SY
EY
SL
LL
HI
8
HW
Y
GROVE AV
THIRD AV
HERBERT RD
HW
Y
AN
ZA
C
LEADER ST
8
WILBERFORCE WALK
Transit Living Policy Area
Maximum building height
(8 storeys = 29 metres)
Heritage Place
No vehicle access
Desired/consolidated vehicle access/egress
Desired Consolidation
Landmark development site (desirably consolidated)
AV
6
AN
ZA
C
ST
AV
SECOND AV
AV
AV
ST
ON
LE
0
FIRST AV
40
80
8
120
160
MAPLE AV
LEAH ST
AL
E
X
AN
DE
R
RE
ID
M
AR
ETHEL ST
CHARLES ST
1:3,500
UNLEY (CITY)
Leader Street POLICY AREA
Concept Plan Map Un/8
200 m
NICHOLS ST
TCE
NAIRNE
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
DEVON ST NORTH
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment D
Urban Corridor Zone – Transit Living Policy Area 18
ATTACHMENT D
Urban Corridor Zone - Transit Living Policy Area 18
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
(Unley)
Transit Living Policy Area 18
Refer to Policy Areas Maps Un/12, Un/13, Un/14, Un/17 and Un/18 that relate to this policy area.
OBJECTIVES
Objective 1: A medium density residential area supported by local shops, offices and
community land uses.
Objective 2: A highly varied built streetscape allowing multiple built form design responses that
support innovative housing and mixed use development.
Objective 3: Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
This policy area will primarily serve a residential function with local shops, offices and community land
uses to support the daily living and working needs of residents and local workers.
The form of buildings, setbacks and street pattern will vary and make use of site opportunities,
provide space for landscaping and good design outcomes. Buildings of up to 6 storeys are
anticipated for sites south of Leader Street, with buildings up to 8 storeys anticipated north of Leader
Street on the former Le Cornu furniture site. Development will provide a strong presence and focus
towards to the main roads with a transition down to the adjoining residential areas. Behind the main
road a variety of building forms will be developed, creating housing opportunity for people of various
life stages and accommodating a variety of small businesses.
Development will be interspersed with landscaping, particularly behind the main road frontage, along
with small side setbacks to ensure space between boundaries to soften the appearance of buildings
from the street and reduce heat load in summer.
Vehicle access will be from the side and rear of sites, where possible, and the development of
laneways is encouraged. Parking and garages will be located behind the front façade of buildings.
North of Leader Street
The Le Cornu site should be developed as an integrated mixed use development, primarily
comprising residential uses to capitalise on access to public transport. Development will provide
variations in scale, and building mass will be carefully articulated and distributed across the site.
Development will be carefully designed to minimise overshadowing impacts on existing residential
land uses on the southern side of Leader Street.
South of Leader Street
In the area south of Leader Street, bound by Anzac Highway and Grove and Third Avenues, taller
buildings to be developed toward the Anzac Highway frontage with a transition down from Anzac
Highway to Third Avenue to provide a sensitive interface with established residential area in Third
Avenue.
PRINCIPLES OF DEVELOPMENT CONTROL
Land use
1
Shops or groups of shops contained in a single building should have a gross leasable area of
less than 500 square metres, except for sites located north of Leader Street.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
(Unley)
Form and Character
2
Development should be undertaken in accordance with Concept Plan Map Un/8.
3
Development should be consistent with the desired character for the policy area.
4
When abutting a footpath, the finished floor level of the ground floor of buildings should be level
with the footpath at the primary street frontage, provided the footpath is constructed to an
appropriate level to mitigate flood risk at the edge of the development site.
5
Detached dwellings should take the form and appearance of row dwellings (i.e. constructed to
side boundaries) and achieve the desired net residential site density.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment E
Business Policy Area 19 – Urban Corridor Zone
ATTACHMENT E
Urban Corridor Zone - Business Policy Area 19
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
(Unley)
Business Policy Area 19
Refer to Policy Areas Map Un/12 that relate to this policy area.
OBJECTIVES
Objective 1: A mixed use business policy area that accommodates a range of commercial and
light industrial land uses together with compatible medium and high density
residential development.
Objective 2: Development that minimises any adverse impacts upon the amenity of the locality
within the zone.
Objective 3: A high standard of development which promotes distinctive building, landscape
and streetscape design, with high visual and environmental amenity.
Objective 4: Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
This policy area will have a strong employment focus, encouraging the continuation and expansion of
retail, office commercial and light industrial uses with supporting medium density residential and
shops to support the local workforce’s daily needs.
Development will be varied in form to accommodate a mixture of commercial and business land uses,
with residential dwellings located above the ground floor. Development will be cognisant of the nearby
industrial, commercial and residential uses and be designed to minimise the impacts to and from
these land uses.
Heritage buildings will be adapted, maintaining their heritage qualities with development encouraged
to the rear and behind the front façades. Buildings adjacent to heritage buildings will be sympathetic
to the heritage nature in their design.
Parking will be predominantly at the rear of buildings and vehicle access will be from the rear or side
rather than the main road, where possible. Some parking at the front of the building on the site is
anticipated for short term use. The creation of laneways and shared vehicle access is encouraged.
The footpath will be sheltered with awnings, verandahs and similar structures, and street tree planting
will provide shade and shelter and soften hard building edges.
Leader Street Section
This section of the policy area includes the land to the north of Leader Street and east of the railway
line. The northern boundary of this section is bounded in the most part by the Keswick Creek.
This section of the policy area will continue to contain a mixture of commercial uses including retail
showrooms, service industry, service trade premises and warehousing as well as increasing
proportions of residential uses.
New residential dwellings will be in the form of medium to high density apartment buildings focussed
around the transportation corridors of Anzac Highway, Leader Street and the railway line. The location
will contain a variety of building heights predominantly between 3 and 8 storeys. Development will be
carefully designed to minimise overshadowing impacts on existing residential land uses on the
southern side of Leader Street.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
(Unley)
PRINCIPLES OF DEVELOPMENT CONTROL
Land Use
1
The following types of development or combination thereof, are envisaged in the Business Policy
Area and are additional to those identified in the zone:
▪
▪
▪
▪
▪
▪
▪
bulky goods outlet
light industry
petrol filling station
service industry
service trade premises
store
warehouse.
2
Land uses on the ground floor of buildings should be predominantly non-residential, except in
parts of the policy area adjacent to Leader Street, Anzac Highway, and Maple Avenue.
3
Shops or groups of shops should have a gross leasable area of less than 500 square metres on
land adjoining Leader Street, Anzac Highway and Maple Avenue.
4
Light industry should comprise high technology and/or research and development related uses.
Form and Character
5
Development should be consistent with the desired character for the policy area.
6
When abutting a footpath, the finished floor level of the ground floor of buildings should be level
with the footpath at the primary street frontage, provided the footpath is constructed to an
appropriate level to mitigate flood risk at the edge of the development site.
7
Vehicle parking should be predominantly located at the rear or underneath buildings with limited
short-term parking located to the front.
8
The ground floor of buildings should be built to dimensions including a minimum floor to ceiling
height of 4.5 metres to allow for adaptation to a range of land uses including retail, office and
residential without the need for significant change to the building.
9
A minimum of 50 per cent of the ground floor primary frontage of buildings should be visually
permeable, transparent or clear glazed to promote active street frontages and maximise passive
surveillance.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister Unley Council
Attachment F
Mapping
ATTACHMENT F
Replacement Maps:
•
•
•
•
•
•
•
•
•
•
Structure Plan Map Un/1 (Overlay 1)
Airport Building Heights Map Un/1 (Overlay 2)
Zones Map Un/3
Zones Map Un/5
Zones Map Un/6
Zones Map Un/9
Policy Areas Map Un/12
Policy Areas Map Un/14
Policy Areas Map Un/15
Policy Areas Map Un/18
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
X
X
X
ROAD
EAST
SOUTH
Excluded
Ex
Mixed Use (Medium - High Density)
Special Use
X X X
Development Plan Boundary
Primary Arterial Road
Secondary Arterial Road
Major Collector Road
Local Collector Road
0 km
1
2
CITY OF UNLEY
STRUCTURE PLAN
MAP Un/1 (Overlay 1)
OS
MO
ND
Guided Public Transportation Route
Railway
ROAD
Local Neighbourhood and Specialty Goods Centres
District Centre
DCe
Other Residential
ROAD
Office/Mixed Use
AVENUE
Higher Intensity Residential
ENUE
VICTORIA AV
Industrial
ROAD
Streetscape Character Residential
ROAD
TREET
GEORGE S
CROSS
DCe
DCe
STREET
Institutional
X
X
X
X
EN
GL
FULLARTON
Historic Character Residential
X
X
X
X
X
X
WILLIAM
X
X
X
X
X
X
X
X
X
ROAD
DUTHY
X
X
X
X
LEAH STREET
X
X
X
HW
AY
HI
G
X
X
X X
X X
X
X
KING
X
AN
X
X
GOODWOOD
C
ZA
Ex
GREENHILL
AD
RO
ROAD
UNLEY
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
BEACH ST
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HILL
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FRO
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WALO RICH
PATA
All Structures Exceeding 100 metres
above existing ground level
ERRINGTON
E
STREETERS
All Structures Exceeding 45 metres
above existing ground level
BEARE AV
D
ELSIE ST
All Structures Exceeding 15 metres
above existing ground level
MARION RD
2
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D ST
WELLER ST WOO
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of
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CROZIER AV
KIN
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APPROVAL REQUIRED FOR ALL
this map.
Plan, or the heights shown on
specified in the City of Adelaide
the maximum building height
a development would exceed
Referral is required where
City of Adelaide
Adelaide Hills Council
UNLEY (CITY)
AIRPORT BUILDING HEIGHTS
MAP Un/1 (Overlay 2)
STRUCTURES OVER 30m
RD
BO MAPLE AV
N HIGHLAND AV
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SHEILA ST
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WESSEN ST
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A.M.G. Coordinates of Aerodrome Reference Point
E274 373.835, N6 130 097. 135
Zone Boundary
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City of
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See MAP
Un/1 (Overlay 2b)
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HAZELWOOD
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INTERNATIONAL
Development
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AV
A
N
A
ND
WA
AV
ADAIR ST
rome
150 00 m Ra
di us from Aero d
WAKEFIELD RD
JUDITH
BALMORAL RD
HILDA AV
LIASCOS
AV
HEATHER AV
r
PORT
THE PARKWAY
D
AR
RN ST
BE
AVE.
LAWRENCE
CR
THORNDON
HARRIS ST
RD
STREET
ROAD
ROAD
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
F
MANCHESTER ST
MAIN TCE
SOUTH RD
AN
ZA
C
HW
Y
RAILWAY TCE
BIRMINGHAM ST
CITY OF
ADELAIDE
RICHMOND RD
HA
M
PT
ON
GREENHILL RD
MARLOW RD
COOKE TCE
ETON RD
SARAH ST
RD
RICHMOND RD
JOHN ST
ROSE TCE
AN
ZA
C
HW
Y
CROYDON RD
ASHFORD RD
KENT RD
CHATHAM RD
FARNHAM RD
HARVEY ST
SURREY RD
GEORGE ST
UrC
STIRLING ST
RE
ID
Y
TO
RR
EN
AN
ZA
C
S
HW
KESWICK BARRACKS
SHOW
GROUNDS
AV
E
W
ES
T
MARLESTON AVE
HARE ST
AV
E
MAPLE AVE
UrC
HERBERT RD
HERBERT RD
ST
CI
TY
BEAUCHAMP ST
ME
GARFIELD AVE
RC150
UrC
WILBERFORCE WLK
GR
NICHOLS ST
OV
ST
E
FORESTVILLE
RESERVE
E
AV
N
O
YS
T
Y
HW
RS(BF)
E
AV
T
S S
Zone Boundary
Development Plan Boundary
RB300
VICTORIA ST
RHC
MAP Un/7 ADJOINS
CHELMSFORD AVE
ROSS ST
Residential Historic Conservation
Residential Streetscape (Built Form)
Excluded
Institutional
Local Centre
Residential C150
Residential B300
Residential B350
Showground
Urban Corridor
TCE
C
RHC
RS(BF)
Ex
I
LCe
RC150
RB300
RB350
SG
UrC
RB350
ARO
FOSTER ST
HALMON AVE
GROS
Note: For Policy Areas See Map Un/12
THIRD AVE
MASTERS AVE
FOURTH AVE
SOUTH RD
RC150
RB350
HA
LEAH ST
ORCHARD AVE
FIRST AVE
SECOND AVE
Y
HW
Z
AN
FOURTH AVE
AFRICAINE AVE
LCe
DEVON SOUTH ST
EVERARD TCE
I
LYON
CHARLES ST
EY
SL
L
HIL
ETHEL ST
AC
Z
AN
AC
DEVON NORTH ST
SY
TCE
RICHARDS
TCE
NAIRNE
TENNYSON ST
OF
ALEXANDER AVE
BASNETT ST
MAP Un/4 ADJOINS
SOUTH RD
DA
Y
SG
Ex
EVERARD AVE
Scale 1:8000
0
500metres
UNLEY (CITY)
ZONES
MAP Un/3
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
NLEY RD
CK RD
GL
EN
OS
OF
ND
RD
CITY OF
BURNSIDE
HUTT RD
CITY
MO
ADELAIDE
GREENHILL RD
UrC
GREENHILL RD
UrC
INN
ST
MIL
LER
PL
LER
MIL
EN
BO
AV
E
UL
D
ST
ST ANNS PL
RHC
REGENT ST
TOWNSEND ST
YOUNG ST
UrC
YOUNG ST
RS(BF)
RS(BF)
ROBSART ST
DUNKS ST
ELLA ST
MAP Un/6 ADJOINS
MAP Un/4 ADJOINS
ER
OX
STAMFORD ST
JAFFREY ST
GEORGE ST
CLYDE ST
ROBERTS LA
00
ANGLO AVE
MONTPELIER ST
PORTER ST
DOUGLAS ST
UNLEY RD
IRWIN LA
PALMERSTON RD
ROBERTS ST
ROBERTS PL
SALISBURY ST
LISTON ST
PARK LA
O1
CH
LEICESTER ST
HUGHES ST
WHITTAM ST
LIn
CULVERT ST
MAUD ST
RC120-180
MAUD ST
CHARLES LA
RS(BF)
MARION ST
CAMBRIDGE TCE
ASH AVE
OAK AVE
QUEEN ST
RAMAGE ST
AUSTELL ST
MARY ST
FREDERICK ST
DCe
OXFORD TCE
UNLEY
OVAL
CHURCH
DUTHY ST
TOWN
HALL
EDMUND AVE
SOLDIERS
MEMORIAL
PARK
RUGBY ST
MORNINGTON RD
MCGOWAN ST
OXFORD TCE
LANGHAM TCE
RS(BF)
TRIMMER TCE
UNLEY RD
ARTHUR ST
RHC
THOMAS ST
FAIRFORD ST
HART AVE
ALLEN GR
UrC
RHC
RS(BF)
DCe
LIn
O1
RC120 - 180
UrC
MAP Un/9 ADJOINS
Residential Historic Conservation
Residential Streetscape (Built Form)
District Centre
Light Industry
Office 1
Residential C120 - 180
Urban Corridor
Zone Boundary
Development Plan Boundary
UNLEY RD
RUSSELL
CLARENCE
Note: For Policy Areas See Map Un/14
WINDSOR ST
OPEY AVE
Scale 1:8000
0
500metres
UNLEY (CITY)
ZONES
MAP Un/5
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ALBERT ST
ADELAIDE
GREENHILL RD
GREENHILL RD
LL RD
BIRKIN ST
CH
INN
ER
THE GROVE
OF
KITCHENER AVE
RD
CITY
ASCOT AVE
FULLARTON RD
MONT
BEAU
TUDOR ST
MELLINGTON ST
UrC
TRUST LA
HAUTEVILLE TCE
JOHN ST
AV
E
ST ANNS PL
PLA N E T
ELIZABETH ST
CASTLE ST
GL
EN
CI
MO
ND
RD
TY
OF
MA
58.27m
offset
18
0
CK
LIN
O1
RB250
LEICESTER ST
ST
BU
RN
DUDLEY ST
FULLER ST
SI
FL
DE
HONE ST
MAIN AVE
OS
MO
ND
RD
CAMPBELL RD
MYRA ST
RS(BF)
SCOTT ST
CARR AVE
NCe
EN
BIRDWOOD AVE
HILL ST
GL
HOLLARD ST
COLLINS ST
ARNOLD ST
BRUCE ST
GLADSTONE ST
WILKINSON RD
FOSTER ST
ST. HELEN ST
COOTRA AVE
WINDSOR ST
RB300
RANDOLPH AVE
RESTORMAL AVE
RB400
CREMORNE ST
S
MO
ND
RD
RB200
AILSA ST
NELSON ST
RB250
WALLIS ST
FULLARTON RD
BLYTH ST
AV
EN
U
OS
O1
WELLINGTON TCE
NELLY ST
FLORENCE ST
EN
RT
IN
ANDERSON ST
RB200
GL
AV
E
DAWSON ST
OLIVE ST
MAP Un/11 ADJOINS
O1
BIRKS ST
MA
MAP Un/5 ADJOINS
KENILWORTH RD
ROBSART ST
OS
ST
FULLARTON RD
YOUNG ST
IN
O1
MATILDA ST
RHC
MA
R EE A VE
ALFRED ST
RB300
MEDWAY ST
MAP Un/10 ADJOINS
WATTLE ST
WATTLE ST
S
Note: For Policy Areas See Map Un/15
RHC
RS(BF)
NCe
O1
RB200
RB250
RB300
RB400
UrC
Residential Historic Conservation
Residential Streetscape (Built Form)
Neighbourhood Centre
Office 1
Residential B200
Residential B250
Residential B300
Residential B400
Urban Corridor
Zone Boundary
Development Plan Boundary
Scale 1:8000
0
500metres
UNLEY (CITY)
ZONES
MAP Un/6
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RUSSELL ST
CLARENCE ST
WINDSOR ST
MAP Un/5 ADJOINS
OPEY AVE
WATTLE ST
PARK ST
M ACKLIN ST
CLIFTON ST
UNLEY RD
RS(BF)
WINDSOR ST
UrC
ESMOND ST
CAMBRIDGE TCE
ENTERPRISE ST
MANN ST
WESTALL ST
BEACONSFIELD ST
ETON ST
CAMBRIDGE TCE
MAP Un/8 ADJOINS
MARLBOROUGH ST
GREER ST
RB400
CHELTENHAM ST
NORTHGATE ST
I
MAP Un/10 ADJOINS
180
BALMORAL ST
RUGBY ST
CHARRA ST
I
COMMERCIAL RD
FISHER ST
RHC
DUTHY ST
FASHODA ST
PENONG ST
BELLEVUE PL
GEORGE ST
OMAR PL
DOVER ST
RB300
RHC
THORNBER ST
SHEFFIELD ST
HEYWOOD AVE
UNLEY RD
RS(BF)
RB400
AUSTRAL TCE
Zone boundary follows strata boundary
HIGH ST
MU3
MALVERN AVE
RB300
DUTHY ST
GROVE ST
VIEW ST
RA560
KING ST
CROSS RD
CROSS RD
BELAIR RD
ROSEVEAR ST
HARROW TCE
MITCHAM
OF
RUGBY ST
CITY
CAMBRIDGE TCE
CROSS RD
BALHAM AVE
HAMPTON ST
HALSBURY AVE
RUGBY ST
JERVOIS ST
GODDEN ST
DENNING ST
Note: For Policy Areas See Map Un/18
RHC
RS(BF)
I
MU3
RA560
RB300
RB400
SGCe
UrC
Residential Historic Conservation
Residential Streetscape (Built Form)
Institutional
Mixed Uses 3
Residential A560
Residential B300
Residential B400
Specialty Goods Centre
Urban Corridor
Zone Boundary
Development Plan Boundary
KYRE AVE
DEVONSHIRE ST
KYRE ST
Scale 1:8000
0
500metres
UNLEY (CITY)
ZONES
MAP Un/9
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
AN
ZA
C
H
MANCHESTER ST
RAILWAY TCE
BIRMINGHAM ST
SOUTH RD
MARLOW RD
RD
PT
ON
ROSE TCE
14
AN
ZA
C
HW
Y
CROYDON RD
ASHFORD RD
KENT RD
CHATHAM RD
FARNHAM RD
HARVEY ST
SURREY RD
GEORGE ST
16
COOKE TCE
ETON RD
SARAH ST
JOHN ST
GRE
HA
M
MAIN TCE
CITY OF
ADELAIDE
RICHMOND RD
RICHMOND RD
STIRLING ST
EVERARD AVE
HW
C
ZA
AN
TO
R
AV
E
RE
Y
NS
13
KESWICK BARRACKS
SHOW
GROUNDS
ES
AV
E
MAPLE AVE
W
RE
ID
T
MARLESTON AVE
HARE ST
19
18
15
OF
ALEXANDER AVE
TENNYSON ST
ST
CI
TY
HERBERT RD
GARFIELD AVE
18
C(BF)8.1
DEVON NORTH ST
BEAUCHAMP ST
HERBERT RD
TCE
RICHARDS
TCE
NAIRNE
SY
ME
MAP Un/13 ADJOINS
SOUTH RD
DA
Y
WILBERFORCE WLK
GR
NICHOLS ST
E
OV
ST
E
AV
BASNETT ST
ON
S
TY
EVERARD TCE
ARO
T
S S
HA
LEAH ST
TCE
FOSTER ST
VICTORIA ST
SH4
MAP Un/16 ADJOINS
CHELMSFORD AVE
ROSS ST
C
15
16
18
19
THIRD AVE
SH4
13
14
HALMON AVE
GROS
S(BF)9.2
C(BF)8.1
FOURTH AVE
SOUTH RD
MASTERS AVE
FIRST AVE
ORCHARD AVE
SECOND AVE
HW
FOURTH AVE
AFRICAINE AVE
Y
C
ZA
AN
LYON
Z
AN
DEVON SOUTH ST
HW
CHARLES ST
S(BF)9.2
Y
AC
ETHEL ST
Y
LE
LS
HIL
FORESTVILLE
RESERVE
E
AV
Policy Area 9 - Spacious (Built Form) Precinct 9.2
Policy Area 8 - Compact (Built Form) Precinct 8.1
Policy Area 4 - Spacious Historic Millswood Page Estate
Policy Area 13 - Core Policy Area
Policy Area 14 - Rose Terrace Policy Area
Policy Area 15 - Leader Street Policy Area
Policy Area 16 - Boulevard (Greenhill Road)
Policy Area 18 - Transit Living
Policy Area 19 - Business
Scale 1:8000
0
500metres
UNLEY (CITY)
POLICY AREAS
MAP Un/12
Policy Area Boundary
Development Plan Boundary
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
UNLEY RD
COCK RD
GL
OS
MO
ND
HUTT RD
EN
CITY
OF
RD
CITY OF
BURNSIDE
ADELAIDE
GREENHILL RD
GREENHILL RD
16
16
ST
MIL
LER
PL
LER
MIL
OX
EN
STAMFORD ST
JAFFREY ST
GEORGE ST
ANGLO AVE
MONTPELIER ST
PORTER ST
LISTON ST
UNLEY RD
IRWIN LA
ROBERTS PL
ROBERTS ST
PALMERSTON RD
SALISBURY ST
DOUGLAS ST
PARK LA
CH
INN
ER
BO
AV
E
UL
D
ST
ST ANNS PL
CH2
CLYDE ST
REGENT ST
TOWNSEND ST
ROBERTS LA
C(BF)8.3
YOUNG ST
YOUNG ST
00
17
S(BF)9.7
ROBSART ST
MAP Un/13 ADJOINS
DUNKS ST
MAP Un/15 ADJOINS
ELLA ST
LEICESTER ST
HUGHES ST
WHITTAM ST
CULVERT ST
C(BF)8.4
MAUD ST
MAUD ST
CHARLES LA
MARION ST
CAMBRIDGE TCE
MARY ST
AUSTELL ST
RAMAGE ST
ASH AVE
OAK AVE
QUEEN ST
FREDERICK ST
SH6
ARTHUR ST
DUTHY ST
LANGHAM TCE
TRIMMER TCE
RUGBY ST
UNLEY RD
CHURCH
MORNINGTON RD
C(BF)8.5
MCGOWAN ST
TOWN
HALL
OXFORD TCE
UNLEY
OVAL
OXFORD TCE
EDMUND AVE
SOLDIERS
MEMORIAL
PARK
THOMAS ST
FAIRFORD ST
S(BF)9.6
HART AVE
ALLEN GR
17
UNLEY RD
MAP Un/18 ADJOINS
RUSSELL
CLARENCE
CH2
SH6
C(BF)8.3
C(BF)8.4
C(BF)8.5
S(BF)9.6
S(BF)9.7
16
17
WINDSOR ST
OPEY AVE
Policy Area 2 - Compact Historic Parkside St. Ann’s Estate
Policy Area 6 - Spacious Historic Unley and Malvern Trimmer Estate
Policy Area 8 - Compact (Built Form) Precinct 8.3
Policy Area 8 - Compact (Built Form) Precinct 8.4
0
Policy Area 8 - Compact (Built Form) Precinct 8.5
Policy Area 9 - Spacious (Built Form) Precinct 9.6
Policy Area 9 - Spacious (Built Form) Precinct 9.7
Policy Area 16- Boulevard (Greenhill Road)
Policy Area 17 - High Street (Unley Road)
Policy Area Boundary
Development Plan Boundary
Scale 1:8000
500metres
UNLEY (CITY)
POLICY AREAS
MAP Un/14
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ALBERT ST
ADELAIDE
GREENHILL RD
GREENHILL RD
LL RD
MELLINGTON ST
THE GROVE
OF
KITCHENER AVE
RD
CITY
ASCOT AVE
FULLARTON RD
MONT
BEAU
TUDOR ST
BIRKIN ST
TRUST LA
CH
INN
ER
XE
NB
AV
E
LD
ST
HAUTEVILLE TCE
JOHN ST
16
OU
ST ANNS PL
PLA N E T
ELIZABETH ST
IN
ST
YOUNG ST
KENILWORTH RD
GL
EN
OS
MO
ND
RD
CI
FULLARTON RD
MATILDA ST
MA
CH2
REE A VE
ALFRED ST
TY
ROBSART ST
CASTLE ST
OF
C(BF)8.3
LEICESTER ST
FULLER ST
MA
CK
LIN
BU
ST
RN
DUDLEY ST
SI
FL
DE
HONE ST
EN
CAMPBELL RD
MYRA ST
SCOTT ST
OS
MO
ND
RD
GLADSTONE ST
CARR AVE
GL
BIRDWOOD AVE
HILL ST
HOLLARD ST
MAP Un/14 ADJOINS
MAIN AVE
COLLINS ST
ARNOLD ST
BRUCE ST
BIRKS ST
C(BF)8.4
AV
E
WILKINSON RD
DAWSON ST
GL
EN
MA
ANDERSON ST
ST. HELEN ST
FOSTER ST
RT
IN
S
OLIVE ST
AV
EN
U
OS
MO
ND
RD
NELLY ST
FLORENCE ST
WALLIS ST
NELSON ST
WELLINGTON TCE
WINDSOR ST
FULLARTON RD
BLYTH ST
AILSA ST
RANDOLPH AVE
CREMORNE ST
RESTORMAL AVE
COOTRA AVE
SH6
MEDWAY ST
MAP Un/19 ADJOINS
WATTLE ST
WATTLE ST
S
CH2
SH6
C(BF)8.3
C(BF)8.4
16
Policy Area 2 - Compact Historic Parkside St. Ann’s Estate
Policy Area 6 - Spacious Historic Unley and Malvern Trimmer Estate
Policy Area 8 - Compact (Built Form) Precinct 8.3
0
Policy Area 8 - Compact (Built Form) Precinct 8.4
Policy Area 16 - Boulevard (Greenhill Road)
Policy Area Boundary
Development Plan Boundary
Scale 1:8000
500metres
UNLEY (CITY)
POLICY AREAS
MAP Un/15
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
UNLEY RD
RUSSELL ST
CLARENCE ST
WINDSOR ST
MAP Un/14 ADJOINS
OPEY AVE
WATTLE ST
WATTLE ST
PARK ST
M ACKLIN ST
ESMOND ST
WINDSOR ST
C(BF)8.5
CLIFTON ST
CAMBRIDGE TCE
ENTERPRISE ST
MANN ST
WESTALL ST
BEACONSFIELD ST
17
ETON ST
DUTHY ST
FASHODA ST
CAMBRIDGE TCE
GREER ST
BALMORAL ST
MARLBOROUGH ST
CHELTENHAM ST
NORTHGATE ST
MAP Un/19 ADJOINS
180
COMMERCIAL RD
FISHER ST
RUGBY ST
MAP Un/17 ADJOINS
SH6
CHARRA ST
PENONG ST
S(BF)9.8
BELLEVUE PL
GEORGE ST
OMAR PL
GH7
DOVER ST
THORNBER ST
SHEFFIELD ST
UNLEY RD
HEYWOOD AVE
AUSTRAL TCE
Policy boundary follows strata boundary
HIGH ST
VIEW ST
MALVERN AVE
DUTHY ST
GROVE ST
KING ST
CROSS RD
CROSS RD
MITCHAM
BELAIR RD
ROSEVEAR ST
HARROW TCE
OF
RUGBY ST
CITY
CAMBRIDGE TCE
CROSS RD
BALHAM AVE
HAMPTON ST
HALSBURY AVE
RUGBY ST
JERVOIS ST
GODDEN ST
DENNING ST
DEVONSHIRE ST
SH6
GH7
C(BF)8.5
S(BF)9.8
17
Policy Area 6 - Spacious Historic Unley and Malvern Trimmer Estate
Policy Area 7 - Grand Historic Unley Park Heywood Estate
Policy Area 8 - Compact (Built Form) Precinct 8.5
Policy Area 9 - Spacious (Built Form) Precinct 9.8
Policy Area 17 - High Street (Unley Road)
0
Policy Area Boundary
Development Plan Boundary
KYRE AVE
KYRE ST
Scale 1:8000
500metres
UNLEY (CITY)
POLICY AREAS
MAP Un/18
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridors (Sites) DPA
by the Minister
Unley Council
Attachment G
Mapping
ATTACHMENT G
New Maps:
•
•
•
•
•
•
•
Airport Building Height Map Un/1 (Overlay 2a)
Noise and Air Emissions Map Un/1 (Overlay 3a)
Noise and Air Emissions Map Un/1 (Overlay 3b)
Strategic Transport Routes Map Un/1 (Overlay 4a)
Strategic Transport Routes Map Un/1 (Overlay 4b)
Affordable Housing Map Un/1 (Overlay 5a)
Affordable Housing Map Un/1 (Overlay 5b)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
MARLESTON AV
SL
LL
EY
AV
ROSS ST
OH
ADDISON RD
BYRON RD
A
AV
CROYDON RD
MA
CE
TC
M
W
LS
ST
AV
Mitcham Council
GEORGE ST
CLIFTON ST
ANGUS ST
TON ST
GILBERT ST
LILY ST
0
T
RE
LANOR AV
LANOR LANE
LOUISA ST
OPHIR ST
GURR ST
OWEN ST
VE
CEDAR AV
MALCOLM ST
ANDRE W AV
WOOLDR IDGE AV
MITCHELL ST
AVENUE ST
0.2
ELMO AV
N
S
T
ROSE LANE
GRACE ST
SIMPSON PDE
A
LY
JASPER ST
B
A AV
PL
0.6
ST
GR
0.8
PARK LANE
MARY ST
RD
ER
1 km
PENONG ST
HIGH ST
ST
FASHODA ST
ESMOND ST
PARK ST
O P E Y AV
H A R T AV
THOMAS ST
ARTHUR ST
CHARLES ST
CHARLE S WALK
HUGHES ST
YOUNG ST
COMMERCIAL
N
NORTHGATE ST
1:17,500
0.4
KING WILLIAM RD
HATHER LEY AV
GLEN AV
RUTLAN D AV
AV
CROSS
TH W A LK
E
LA M B
VALMAI AV
YOUNG ST
DAVENP ORT LANE
DAVENP ORT TCE
E
MORTON AV
CRANBROOK AV
ORMOND E AV
R
LYNTON AV
D
O
O
C
MILLS ST
IL
E
PD
BIRKDALE AV
M
O
CR
FAIRFAX AV
ER
CHELMSF ORD AV
E
TC
ROSA ST
FLORENCE ST
O X TO N S T
ROSE LANE
CO
CE
IL
R IR T
U
W FA
AN
L
L
Zone C All Structures Exceeding 15 metres above existing ground level
Zone D All Structures Exceeding 45 metres above existing ground level
20m - 22m All Structures Exceeding height identified on maps
(above existing ground level, measured from the top of the nearest roadside curb)
LEITH AV
L A N G D O N AV
LORRAINE AV
ETHEL ST
A
OH
AR
20m
IR W IN
C
K
R
PA
KELVIN AV
ER
E
DUNROBIN ST
LAUGHT AV
NT
22m
MAPLE AV
ROSE TCE
GREENHIL L LANE
ROSE TCE
GREENH ILL RD
±
KING ST
DOUGLAS ST
FREDERICK ST
ETON ST
CLIFTON ST
FAIRFORD ST
EDMUND AV
MAUD ST
BALHAM AV
MALVERN AV
AUSTRAL TCE
SHEFFIELD ST
DOVER ST
WINCHES TER ST
CHELTEN HAM ST
GEORGE ST
JAFFREY ST
ER
AV
N
O
S
M
SCOTT ST
HILL ST
BLYTH ST
CHURCH ST
AVENUE RD
YEO AV
NORTH TCE
WINCHESTER ST
N
D
R
AI
N
LI
N
ST
ST
ARNOLD ST
M
AC
K
D
M
LANE
AV
OLIVE ST
WOODFIELD AV
FRANCIS
O
JOHN
FULLER ST
CREMORNE ST
LEICESTE R ST
FISHER ST
E
Burnside TRUST
Council
ST
WALLIS ST
YOUNG ST
ROBSART ST
WATTLE ST
L
PL
ALFRED ST
G
GREENHIL L RD
RD
CARLTON ST
UNLEY (CITY)
AIRPORT BUILDING HEIGHTS
MAP Un/1 (Overlay 2D)
D
REGENT ST
MARION ST
OXFORD TCE
WHITTAM ST
CULVER T ST
ELLA ST
DUNKS ST
PORTER ST
YOUNG ST
TOWNSE ND ST
CLYDE ST
NN
ST ANNS
CH
I
WINDS OR ST
Referral to Federal
Airports Corporation required for :
DRYDEN RD
AR
R
NO
E
TC
E AV
FOREST AV
MASTER S AV
ORCHARD AV
HI
V
DA
Y
MARLOW RD
AM
H
D
R
N
O
PT
FIRST AV
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ST
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KING ST
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Council A L E X A N D E R
ST
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COULTE R AV
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E A S T AV
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FREDERICK ST
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Adelaide City
HAMMON D
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C
WILLIAM ST
ARGYLE AV
DEVON ST NORTH
CHURCH ILL AV
HAMPTON ST SOUTH
DIXON ST
RHYL AV
NINGANA AV
M
ILL
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MI
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RD
JAMES ST
HARDY ST
REGENT ST
OAK AV
HARE
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SO UTH
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WOOD ST
AV
GORDON RD
HALMON AV
THAMES ST
V
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F A IR M O N T A
GOODW OOD
OXFORD ST
ROBERT S PL
ASH AV
R
KILLICOAT ST
QUEEN ST
MANN ST
PALMERS TON RD
RAMAGE ST
LISTON ST
BELA IR R D
JOHN ST
ELM ST
RUGBY ST
RUGBY ST
PALMERS TON PL
GEORGE ST
WINDSOR ST
MONTPEL IER ST
TRIMMER TCE
IRWIN LANE
BELLEVUE PL
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CASTLE ST
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VIEW ST
ROYAL AV
WOODHU RST AV
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VA
OMAR PL
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GR E
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FERN AV
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TO R R E N
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AL L E
RUGBY ST
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ANGLO AV
CAMBRIDGE TCE
COOTRA AV
RICH MOND
DUTHY ST
O
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NS
WEST TCE
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STAUNT ON AV
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HAMPST EAD AV
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On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Adelaide Council
CLARK ST
SHORT ST
COTHAM ST
ROSE PL
DAVENPORT PL
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RD
MARLOW RD
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MP
TO
N
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DA
YA
V
West Torrens
Council
MARLESTON AV
HW
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AN
ZA
C
RHYL AV
MAPLE AV
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ELIZABETH ST
HARDY ST
PERCY ST
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MILLS ST
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NINGANA AV
VALMAI AV
HENRY ST
SEYMOUR AV
EATON ST
OAKFIELD AV
V
AV
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A
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1:12,500
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Mitcham Council
LAWSON AV
LI
GEORGE ST
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THAMES ST
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FREDERICK ST
CEDAR AV
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TC
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PASCOE CT
H
RT
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AV
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EA
TH
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NA
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TC
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JOHN ST
FOUNDRY ST
ALMOND ST
ROGERS ST
ADA ST
PARISH CT
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EGLINGTO N AV
GRAHAM AV
FOURTH AV
LEWIS ST
FOSTER ST
CURZON AV
DAVID AV
BUSBY AV
LONSDALE TCE
E
TC
COULTER AV
ANDREW AV
TCE
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AV
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SECOND AV
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Train Corridor
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Designated Road: Type A road
Designated Road: Type B road
Designated Area
Development Plan Boundary
UNLEY (CITY)
NOISE AND AIR EMISSIONS
MAP Un/1 (Overlay 3a)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
HUTT RD
RD
GREENHILL RD
JAFFREY ST
GEORGE ST
CASTLE ST
PINE ST
ELLA ST
LEICESTER ST
WHITTAM ST
CULVERT ST
SIMPSON PDE
FULLER ST
CHARLES ST
MAUD ST
MARY LANE
HILL ST
MARION ST
RAMAGE ST
OAK AV
AUSTELL ST
MARY ST
ASH AV
GRACE ST
MARION LANE
BLOOMSBURY ST
ALLEN
BARROW ST
THOMAS ST
LOUISA ST
GR
TRIMMER TCE
QUEEN ST
ERSKINE ST
MCGOWAN AV
OXFORD TCE
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WELLER ST
ARTHUR ST
WILKINSON RD
EDMUND AV
WALLIS ST
CREMORNE ST
MACKLIN ST
FISHER ST
CAMBRIDGE TCE
WOODLYN AV
DUTHY ST
GULLY ST
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MANN ST
MANN LANE
OXFORD ST
RUSSELL ST
CLARENCE ST
HARLEY ST
ROYAL AV
WOODHURST AV
WOOD ST
HATHERLEY AV
WARWICK AV
MALCOLM ST
GREER
COMMERCIAL RD
ETON ST
E N S AV
TO R R
PENONG ST
CLIFTON ST
FASHODA ST
HAGUE AV
AVENUE ST
CHARRA ST
WESTALL ST
JASPER ST
BEACONSFIELD ST
NALPA ST
ANDREW AV
WATTLE ST
PARK ST
FERN AV
WOOLDRIDGE AV
BLYTH ST
FAIRFORD ST
O P E Y AV
MITCHELL ST
FOSTER ST
H A R T AV
ANGUS ST
LANOR LANE
LANOR AV
SCOTT ST
FREDERICK ST
TON RD
M O R N IN G
OPHIR ST
HARDY ST
ANGLO AV
ROBSART ST
WINDSOR ST
V
GURR ST
REGENT ST
YOUNG ST
DUNKS ST
OWEN ST
ALEXANDER AV
PL
ANNS
ST
CHARLES LANE
ALBERT ST
LILY ST
MONTPELIER ST
PORTER ST
SALISBURY ST
HUGHES PL
KILLICOAT ST
S
AV
ALFRED ST
HUGHES ST
JOHN ST
ALMOND ST
N
TYNE PL
A
R
A
Burnside
Council
TOWNSEND ST
LANGHAM TCE
T
V
LY
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E
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PALMERSTON PL
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PL
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ROSE PL
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DAVENPORT LANE
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CH
IN
NE
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DOUGLAS ST
PEA
COC
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Adelaide Council
MARLBOROUGH ST
ST
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NORTHGATE ST
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OMAR PL
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CEDAR AV
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NORTH TCE
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NT
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MALVERN AV
KING ST
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TC
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Mitcham Council
1:12,500
0
±
100 200 300 400 500 m
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Tram Corridor
Designated Road: Type A road
Designated Road: Type B road
Designated Area
Development Plan Boundary
UNLEY (CITY)
NOISE AND AIR EMISSIONS
MAP Un/1 (Overlay 3b)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Adelaide Council
CLARK ST
SHORT ST
COTHAM ST
ROSE PL
DAVENPORT PL
ETON RD
RD
MARLOW RD
HA
MP
TO
N
CROYDON RD
ASHFORD RD
KENT RD
ROSE TCE
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YA
V
West Torrens
Council
MARLESTON AV
AN
ZA
C
JOHN ST
FOUNDRY ST
ADA ST
ELIZABETH ST
HARDY ST
LEWIS ST
HARVEY ST
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OAKLEY AV
PERCY ST
EAST AV
DOUGLAS ST
PARISH CT
EVA ST
LONSDALE TCE
GRAHAM AV
MALCOLM ST
NINGANA AV
JAMES ST
PASCOE CT
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CEDAR AV
H
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BIRKDALE AV
RUTLAND AV
VALMAI AV
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V
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Mitcham Council
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LAWSON AV
C
GEORGE ST
LI
LA M B
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L
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EA
TH
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NA
FREDERICK ST
ANDREW AV
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BUSBY AV
CURZON AV
FOURTH AV
COULTER AV
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MAP Un/1 (Overlay 4a)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
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RD
GREENHILL RD
JAFFREY ST
GEORGE ST
PINE ST
CASTLE ST
ROBSART ST
DUNKS ST
ELLA ST
LEICESTER ST
WHITTAM ST
CULVERT ST
SIMPSON PDE
FULLER ST
CHARLES ST
MAUD ST
MARY LANE
HILL ST
MARION ST
MARION LANE
BLOOMSBURY ST
THOMAS ST
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MACKLIN ST
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ETON ST
WARWICK AV
MALCOLM ST
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FASHODA ST
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BEACONSFIELD ST
E N S AV
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CHARRA ST
WESTALL ST
WOOD ST
WATTLE ST
PARK ST
FERN AV
WOODHURST AV
WALLIS ST
CREMORNE ST
JASPER ST
AVENUE ST
BLYTH ST
H A R T AV
NALPA ST
ANDREW AV
FOSTER ST
O P E Y AV
MITCHELL ST
WOOLDRIDGE AV
EDMUND AV
ST
ROYAL AV
LANOR LANE
LANOR AV
HARLEY ST
KNEEBONE
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GR
WILKINSON RD
FAIRFORD ST
BARROW ST
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LOUISA ST
TRIMMER TCE
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WELLER ST
MCGOWAN AV
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M O R N IN G
ARTHUR ST
SCOTT ST
FREDERICK ST
WINDSOR ST
RAMAGE ST
OAK AV
AUSTELL ST
MARY ST
ASH AV
GRACE ST
OPHIR ST
HARDY ST
YOUNG ST
DUTHY ST
V
GURR ST
REGENT ST
ANGLO AV
ALFRED ST
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ALEXANDER AV
PL
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LILY ST
MONTPELIER ST
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PALMERSTON PL
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LY
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PL
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MIL
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CH
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NE
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STAMFORD ST
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Adelaide Council
FISHER ST
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ST
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BELLEVUE PL
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AV
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IC
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NA
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GLEN AV
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SHEFFIELD ST
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Mitcham Council
1:12,500
0
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Development Plan Boundary
100 200 300 400 500 m
±
UNLEY (CITY)
STRATEGIC TRANSPORT ROUTES
MAP Un/1 (Overlay 4b)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Adelaide Council
CLARK ST
SHORT ST
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MP
TO
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SURREY RD
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DA
YA
V
West Torrens
Council
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AN
ZA
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GRAHAM AV
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JAMES ST
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Mitcham Council
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V
MASTERS AV
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AL
L
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ME
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ST
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AV
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A
V
RE
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MAPLE AV
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HW
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LE HUNTE ST
RHYL AV
FARNHAM RD
EVERARD AV
100 200 300 400 500 m
±
UNLEY (CITY)
AFFORDABLE HOUSING
MAP Un/1 (Overlay 5a)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
HUTT RD
RD
GREENHILL RD
JAFFREY ST
GEORGE ST
CASTLE ST
PINE ST
ELLA ST
LEICESTER ST
WHITTAM ST
CULVERT ST
SIMPSON PDE
FULLER ST
CHARLES ST
MAUD ST
MARY LANE
HILL ST
MARION ST
MARION LANE
BLOOMSBURY ST
THOMAS ST
PL
B O FFA
BOFFA ST
MACKLIN ST
ETON PL
GULLY ST
ENTERPRISE ST
FISHER ST
CAMBRIDGE TCE
WOODLYN AV
MANN ST
RUSSELL ST
CLARENCE ST
MANN LANE
WALTER PL
OXFORD ST
HATHERLEY AV
ETON ST
WARWICK AV
MALCOLM ST
GREER
COMMERCIAL RD
CLIFTON ST
FASHODA ST
HAGUE AV
PENONG ST
BEACONSFIELD ST
E N S AV
TO R R
CHARRA ST
WESTALL ST
WOOD ST
WATTLE ST
PARK ST
FERN AV
WOODHURST AV
WALLIS ST
CREMORNE ST
JASPER ST
AVENUE ST
BLYTH ST
H A R T AV
NALPA ST
ANDREW AV
FOSTER ST
O P E Y AV
MITCHELL ST
WOOLDRIDGE AV
EDMUND AV
ST
ROYAL AV
LANOR LANE
LANOR AV
HARLEY ST
KNEEBONE
ANGUS ST
GR
WILKINSON RD
FAIRFORD ST
BARROW ST
ALLEN
LOUISA ST
TRIMMER TCE
QUEEN ST
ERSKINE ST
WELLER ST
MCGOWAN AV
OXFORD TCE
UNLEY RD
TON RD
M O R N IN G
ARTHUR ST
SCOTT ST
FREDERICK ST
WINDSOR ST
RAMAGE ST
OAK AV
AUSTELL ST
MARY ST
ASH AV
GRACE ST
OPHIR ST
HARDY ST
ANGLO AV
ROBSART ST
DUTHY ST
V
GURR ST
REGENT ST
YOUNG ST
DUNKS ST
OWEN ST
ALEXANDER AV
PL
ST ANNS
CHARLES LANE
ALBERT ST
LILY ST
MONTPELIER ST
PORTER ST
SALISBURY ST
PALMERSTON PL
MI
LL
ER
ST
HUGHES PL
S
AV
ALFRED ST
HUGHES ST
JOHN ST
ALMOND ST
N
TYNE PL
A
R
A
Burnside
Council
TOWNSEND ST
LANGHAM TCE
T
V
LY
CLELAND AV
ND
AL
L
FOUNDRY ST
BE
E
E
KILLICOAT ST
ST
T
CLYDE ST
IRWIN LANE
ROBERTS PL
PL
ER
R
C
Y
E
TL
B
A
R
MIL
L
CLARKE PL
ROSE PL
CLARK ST
ROBERTS LANE
DAVENPORT LANE
LE HUNTE
PALMERSTON RD
DAVENPORT PL
ROSE LANE
CH
IN
NE
R
STAMFORD ST
ROSE TCE
LISTON ST
PARK LANE
GREENHILL LANE
DOUGLAS ST
PEA
COC
K
Adelaide Council
MARLBOROUGH ST
ST
CHELTENHAM ST
NORTHGATE ST
RUGBY ST
BELLEVUE PL
OMAR PL
ELM ST
CEDAR AV
WINCHESTER ST
NORTH TCE
DOVER ST
YEO AV
AV
H
UT
SO
E
KING ST
BELAIR RD
WEST TCE
AUSTRAL TCE
HIGH ST
VIEW ST
O
A
HE
IC
NT
LL
NA
JE
GLEN AV
HEYWOOD AV
SHEFFIELD ST
GROVE ST
RUTLAND AV
WHISTLER AV
VICTORIA AV
THORNBER ST
AVENUE RD
CHURCH ST
MALVERN AV
E
TC
CROSS RD
Mitcham Council
1:12,500
0
Designated Area within which Affordable Housing applies
Development Plan Boundary
100 200 300 400 500 m
±
UNLEY (CITY)
AFFORDABLE HOUSING
MAP Un/1 (Overlay 5b)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Amendment Instructions Table
Amendment Instructions Table
Name of Local Government Area: City of West Torrens
Name of Development Plan: West Torrens Council Development Plan
Name of DPA: Inner and Middle Metropolitan Corridor (Sites) DPA
The following amendment instructions (at the time of drafting) relate to the West Torrens
Council Development Plan consolidated on 5 May 2016.
Detail what in the Development Plan is to be amended, replaced, deleted
or inserted.
 Amend
 Replace
 Delete
 Insert
If applicable, detail what material is to be inserted and where. Use
attachments for large bodies of material.
Subsequent Policy cross-references
requiring update
Method of
Change
Is Renumbering required (Y/N)
Amendment Instruction
Number
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.
COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations
contained in the text)
Amendments required (Yes/No): No
ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and
illustrations contained in the text)
Amendments required (Yes/No): Yes
Urban Corridor Zone
1.
Replace
The Urban Corridor Zone in its entirety with the contents of
‘Attachment A’
N
N
TABLES
Amendments required (Yes/No): Yes
Table WeTo/6 – Off-Street Vehicle Parking Requirements for Urban Corridor Zone
2.
Replace
The words ‘Urban Corridor Zone’ in the heading of Table WeTo/6 with N
the following words:
N
‘Designated Areas’
MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area &
Precinct Maps)
Amendments required (Yes/No): Yes
Map Reference Table
3.
Replace
Entire Map Reference Table with contents of ‘Attachment B’
N
N
Map(s)
4.
Replace
Council Index Map with contents of ‘Attachment C’
N
N
5.
Replace
Overlay Maps WeTo/1 and WeTo/8 - Development Constraints with
contents of ‘Attachment D’
N
N
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Amendment Instructions Table
6.
Insert
/Replace
7.
Insert
/Replace
Insert new Overlay Map WeTo/8 - Noise and Air Emissions and
replace existing Overlay Map WeTo/5 - Noise and Air Emissions with
contents of ‘Attachment E’
Insert new Overlay Map WeTo/8 - Strategic Transport Routes with
contents of ‘Attachment F’
N
N
N
N
8.
Insert /
Replace
Insert new Overlay Maps WeTo/8 - Affordable Housing and replace
N
existing WeTo/5 - Affordable Housing with contents of ‘Attachment G’
N
9.
Replace
Zone Maps WeTo/5 and WeTo 8 with contents of ‘Attachment H’
N
N
10.
Replace
Policy Area Maps WeTo 5 and WeTo/8 with contents of ‘Attachment
I’
N
N
11.
Replace
Precinct Map WeTo/8 with contents of ‘Attachment J’
N
N
12.
Replace
The following Concept Plan Maps:
N
N
•
•
•
Concept Plan Map WeTo/2 - Prominent Development
Sites
Concept Plan Map WeTo/4a – Richmond Road
(Marleston) Commercial
Concept Plan Map WeTo/10 – Mile End Recreation
With the contents of ‘Attachment K’
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment A – Urban Corridor Zone
ATTACHMENT A
•
Replacement Urban Corridor Zone
Note: A track change version of the Urban
Corridor Zone highlighting the policy that is
proposed to be amended is available at
www.sa.gov.au/planning/ministerialdpas (Inner
and Middle Metropolitan Corridor (Sites) DPA)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Urban Corridor Zone
Refer to the Map Reference Tables for a list of the maps that relate to this zone.
OBJECTIVES
1
A mixed use zone accommodating a range of compatible non-residential and medium and high density
residential land uses orientated towards a high frequency public transport corridor.
2
Integrated, mixed use, medium and high rise buildings with ground floor uses that create active and vibrant
streets with residential development above.
3
A mix of land uses that enable people to work, shop and access a range of services close to home.
4
Adaptable and flexible building designs that can accommodate changes in land use and respond to
changing economic and social conditions.
5
A built form that provides a transition down in scale and intensity at the zone boundary to maintain the
amenity of residential properties located within adjoining zones.
6
A safe, comfortable and appealing street environment for pedestrians that is sheltered from weather
extremes, is of a pedestrian scale and optimises views or any outlook onto spaces of interest.
7
Noise and air quality impacts mitigated through appropriate building design and orientation.
8
To identify and remediate contaminated land appropriate for its intended use.
9
Development that contributes to the desired character of the zone.
DESIRED CHARACTER
This zone will contain an innovative mix of medium density (45-70 dwellings per hectare) and high density
(70-200 dwellings per hectare) residential development, together with community and employment land
uses, along the Port Road, Anzac Highway, Richmond Road and Henley Beach Road corridors. The
combination of land uses will vary within these corridors. Some locations will contain a genuine land use mix
with ground floor shops, restaurants and offices, and upper level residential, while other areas will give
primacy to residential development. Other parts of the zone will have a strong employment focus.
The function of main roads in the zone, particularly Port Road, Richmond Road and Anzac Highway, as major
transport corridors will be protected by providing access to allotments from secondary road frontages and rear
access ways as much as possible. Parking areas will be consolidated, shared (where possible) and screened
from the street or public spaces. Allotments with car parking fronting Port Road, Anzac Highway, Richmond
Road and Henley Beach Road will be redeveloped with built form closer to the road and reconfigured car
parking areas.
As one of the key zones in the City of West Torrens where there will be transformation in built form, new
buildings will be recognised for their design excellence. These buildings will establish an interesting
pedestrian environment and human-scale at ground level through careful building articulation and
fenestration, verandas, balconies, canopies and landscaping. In general, the greatest height, mass and
intensity of development will be focussed at the main road frontage. Buildings of 3 or more storeys will be the
predominant built form. It is for these reasons that dwellings other than detached dwellings will be the
predominant form of residential development.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Overlooking, overshadowing and noise impacts will be moderated through careful design. Impacts on
adjoining zones where development is lower in scale and intensity will be minimised through transition of
building heights and setbacks, judicious design and location of windows and balconies, and the use of
landscaping. The transition of building heights and setbacks, and judicious design is especially important
adjacent Character Policy Areas, including those Character Policy Areas at Glandore and Ashford. The use
of blank walls in these transitional areas, especially at the rear and side of allotments, will be avoided. Plant
and service equipment will be enclosed and screened from view from the street and neighbouring allotments.
Where buildings are set back from main roads, landscaping will contribute to a pleasant pedestrian
environment and provide an attractive transition between the public and private realm. Large scale
development in the zone will facilitate the establishment of areas of communal and public open space, and
create links with existing movement patterns and destinations in the zone. Front fencing in the zone will be
kept low and/or visually permeable.
Some parts of the zone, including allotments in Thebarton and Keswick, are potentially contaminated
because of previous and current industrial activities. In these circumstances, development is expected to
occur on a precautionary basis if site contamination investigations identify potential site contamination,
particularly where it involves sensitive uses such residential development.
The Thebarton brewery has potential to cause nuisance to future users and residents within this zone
through noise and odour. To mitigate potential adverse impacts, residential development north of Smith
Street that is likely to be sensitive to brewery operations should generally be avoided unless interface
mitigation measures have been implemented (or will be implemented within an acceptable period) such that
the anticipated impacts are within acceptable limits.
Noise and air amenity with the zone is not expected to be equivalent to that expected from living in a purely
residential zone.
PRINCIPLES OF DEVELOPMENT CONTROL
Land Use
1
The following types of development, or combination thereof, are envisaged in the zone:
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
▪
affordable housing
aged persons accommodation
community centre
consulting room
dwelling
educational establishment
entertainment venue
licensed premises
office
pre-school
primary school
residential flat building
retirement village
shop or group of shops
supported accommodation
tourist accommodation.
2
Development listed as non-complying is generally inappropriate.
3
Residential development on land within the zone north of Smith Street should be avoided unless
interface measures for noise and odour have been implemented (or will be implemented within an
acceptable period) at the source such that the anticipated impacts are within acceptable limits.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Form and Character
4
Development should be consistent with the desired character for the zone.
5
Residential development (other than residential development in mixed use buildings on allotments less
than 5000 square metres), should achieve a minimum net residential allotment density in accordance
with the following:
Policy area
Minimum net residential site density
Boulevard Policy Area 34
100 dwellings per hectare net
High Street Policy Area 35
70 dwellings per hectare net
Transit Living Policy Area 36
45 dwellings per hectare net
Business Policy Area 37
No minimum
6
Vehicle parking should be located to the rear of development or not be visible from public land along the
primary road frontage.
Design and Appearance
7
Buildings should maintain a pedestrian scale at street level, and should:
(a) include a clearly defined podium, or street wall with a parapet, and a maximum building height of 2
storeys from natural ground level
(b) have levels above the defined podium or street wall setback a minimum of 2 metres from that wall.
8
Buildings should be designed to have their ground floor finished floor levels at the same height of an
abutting footpath on the primary street frontage, provided the footpath is constructed to an appropriate
level to mitigate flood risk at the edge of the development site.
9
Buildings on allotments with a frontage greater than 10 metres should be well articulated through
variations in forms, materials, openings and colours.
10
Buildings should be designed to:
(a) enable suitable sunlight access to public open space
(b) overlook or orientate towards public open space and defined pedestrian and cycle routes.
11
To maintain sight lines between buildings and the street, and to improve safety through passive
surveillance, solid fencing should not be constructed between the front building line and the primary or
secondary street.
12
Development should minimise the number of access points onto an arterial road, by providing vehicle
access:
(a) from side streets or rear access ways
(b) via co-ordinated through-property access rights of way or common rear vehicle parking areas.
13
Vehicle access points on side streets and rear access ways should be located and designed to:
(a) minimise the impacts of headlight glare and noise on nearby residents
(b) avoid excessive traffic flows into residential streets.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Building Envelope
Building Height
14
Except where airport building height restrictions prevail, or the interface height provisions require a
lesser height, building heights (excluding any rooftop mechanical plant or equipment) should be
consistent with the following parameters:
Policy area
Maximum building height
(above natural ground height)
Boulevard Policy Area 34
Allotments abutting Residential Character Glandore Policy Area 24,
and allotments between Syme Street and South Road: 3 storeys and
12.5 metres
All other allotments: 8 storeys and up to 32.5 metres
High Street Policy Area 35
Allotments west of Marion Road: 3 storeys and up to 12.5 metres
Allotments between South Road and Marion Road: 4 storeys and up to
16.5 metres
All allotments east of South Road: 6 storeys and up to 24.5 metres
Transit Living Policy Area 36
Allotments adjoining Henley Beach Road west of Marion Road: 3
storeys and up to 12.5 metres
Allotments adjoining Henley Beach Road east of Marion Road: 4
storeys and up to 16.5 metres
All other allotments: 6 storeys and up to 24.5 metres
Business Policy Area 37
15
6 storeys and up to 24.5 metres
Building(s) on land that is directly adjacent to or facing the Adelaide Parklands should be a minimum
height of 4 storeys.
Interface Height Provisions
16 Any portion of a development above two storeys (8 metres) in height should be constructed within a
building envelope provided by a 30 degree plane measured from a point 3 metres above natural ground
level at the zone boundary (except where this boundary is a primary road frontage), as illustrated in Figure
1, unless it is demonstrated that the proposed development minimises interface impacts including from
building massing, overshadowing and overlooking with adjoining residential development:
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Figure 1
17
To minimise overshadowing of sensitive development outside of the zone, buildings should ensure that:
(a) north-facing windows to habitable rooms of existing dwellings in adjacent zones receive at least 3
hours of direct sunlight over a portion of their surface between 9.00 am and 3.00 pm on 21 June
(b) ground level open space of existing residential buildings in adjacent zones receive direct sunlight
for a minimum of 2 hours between 9.00 am and 3.00 pm on 21 June to at least the smaller of the
following:
(c)
(i)
half of the existing ground level open space
(ii)
35 square metres of the existing ground level open space (with at least one of the area’s
dimensions measuring no less than 2.5 metres)
sunlight to solar panels should be maintained for a minimum of 2 consecutive hours between
9.00 am and 3.00 pm on 22 June.
Setbacks from Road Frontages
18
Buildings (excluding verandahs, porticos and the like) should be set back from the primary road frontage
in accordance with the following parameters:
Policy area
Boulevard Policy Area 34
Minimum setback from the
primary road frontage where it
is Port Road, Anzac Highway,
Richmond Road or Henley
Beach Road
Minimum setback from the
primary road frontage in all
other cases
No minimum at Port Road
2 metres
3 metres at Anzac Highway
High Street Policy Area 35
No minimum
2 metres
Transit Living Policy Area 36
3 metres
3 metres
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Policy area
Business Policy Area 37
19
Minimum setback from the
primary road frontage where it
is Port Road, Anzac Highway,
Richmond Road or Henley
Beach Road
Minimum setback from the
primary road frontage in all
other cases
3 metres
3 metres
Buildings (excluding verandahs, porticos and the like) should be set back from the secondary road
frontage or a vehicle access way in accordance with the following parameters:
Designated area
Minimum setback
from secondary
road
Minimum setback from a rear access way
Boulevard Policy Area 34
No minimum
No minimum where the access way is 6.5
metres wide or more
OR
Where the access way is less than 6.5 metres in
width, the distance equal to the additional width
required to make the access way 6.5 metres or
more, to provide adequate manoeuvrability for
vehicles
High Street Policy Area 35
No minimum
No minimum where the access way is 6.5
metres wide or more
OR
Where the access way is less than 6.5 metres in
width, the distance equal to the additional width
required to make the access way 6.5 metres or
more, to provide adequate manoeuvrability for
vehicles
Transit Living Policy Area 36
2 metres
No minimum where the access way is 6.5
metres wide or more
OR
Where the access way is less than 6.5 metres in
width, the distance equal to the additional width
required to make the access way 6.5 metres or
more, to provide adequate manoeuvrability for
vehicles
Business Policy Area 37
2 metres
No minimum where the access way is 6.5
metres wide or more
OR
Where the access way is less than 6.5 metres in
width, the distance equal to the additional width
required to make the access way 6.5 metres or
more, to provide adequate manoeuvrability for
vehicles
Other Setbacks
20
Buildings (excluding verandahs, porticos and the like) should be set back in accordance with the
following parameters:
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Designated area
Minimum setback from rear
allotment boundary
Minimum setback from side
boundaries (where not on a street
boundary)
Boulevard Policy Area 34
3 metres where the subject
land directly abuts an
allotment of a different zone
For allotments with a frontage width
of 20 metres or less: no minimum
up to a height of 2 storeys and 3
metres above this height.
No minimum in all other cases
For allotments with a frontage width
of more than 20 metres: 3 metres.
High Street Policy Area 35
3 metres where the subject
land directly abuts an
allotment of a different zone
No minimum
No minimum in all other cases
Transit Living Policy Area 36
3 metres where the subject
land directly abuts an
allotment of a different zone
For allotments with a frontage width
of 20 metres or less: no minimum
up to a height of 2 storeys and 3
metres above this height
No minimum in all other cases
For allotments with a frontage width
of more than 20 metres: 3 metres
Business Policy Area 37
3 metres where the subject
land directly abuts an
allotment of a residential zone
For allotments with a frontage width
of 20 metres or less: no minimum
up to a height of 2 storeys and 3
metres above this height
No minimum in all other cases
For allotments with a frontage width
of more than 20 metres: 3 metres
Vehicle Parking
21
Development should provide off-street vehicle parking and specifically marked accessible car parking
places to meet anticipated demand in accordance with Table WeTo/6 - Off-street Vehicle Parking
Requirements for Designated Areas.
22
Loading areas and designated parking spaces for service vehicles should:
(a) be provided within the boundary of the allotment
(b) not be located where there is parking provided for any other purpose.
23
Vehicle parking spaces and multi-level vehicle parking structures within buildings should:
(a) enhance active street frontages by providing land uses such as commercial, retail or other non-car
park uses along ground floor street frontages
(b) complement the surrounding built form in terms of height, massing and scale
(c) incorporate facade treatments along major street frontages that are sufficiently enclosed and
detailed to complement neighbouring buildings consistent with the desired character of the locality.
24
In mixed use buildings, the provision of vehicle parking may be reduced in number and shared where
the operating hours of commercial activities complement the residential use of the allotment.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Land Division
25
Land division in the zone is appropriate provided new allotments are of a size and configuration to
ensure the objectives of the zone can be achieved.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Boulevard Policy Area 34
Boulevard Policy Area 34
Refer to the Map Reference Tables for a list of the maps that relate to this policy area.
OBJECTIVES
1
Medium and high rise development framing the street, including mixed use buildings that contain shops,
offices and commercial development at lower floors with residential land uses above.
2
A uniform streetscape edge established through a largely consistent front setback and tall, articulated
building façades.
3
Development that does not compromise the transport functions of the road corridor.
4
Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
The policy area will contain a mix of land uses that complement the function of Port Road as a strategic
transport route linking central Adelaide with the north western suburbs, and Anzac Highway linking central
Adelaide with Glenelg.
The redevelopment of existing commercial and industrial allotments into medium-to-high scale, mixed-use
development will occur. Where development has a mix of land uses, non-residential activities such as
shops, offices and consulting rooms will be located on lower levels with residential land uses above. In order
to achieve the desired transformation of the policy area, dwellings other than detached dwellings will be the
predominant form of residential development.
A mix of complementary land uses will assist in extending the usage of the policy area beyond normal
working hours to enhance its vibrancy and safety.
Development will take place at medium and high densities, at a scale that is proportionate to the width of
Port Road and Anzac Highway respectively. To achieve this, development will take place on large, often
amalgamated allotments. Vehicle access points will be located off side streets and new rear laneways
where possible, so that vehicle flows, safety and efficient pedestrian movement along Port Road and Anzac
Highway are maintained.
Pedestrian areas will be enhanced to maximise safety and strong links will be made between development
and tram stops along Port Road, and Bonython Park.
While the use and address of buildings will be designed to be easily interpreted when driving in a vehicle, the
footpath will be sheltered with awnings, verandas and similar structures.
Buildings of up to eight storeys will have a strong presence to Port Road and Anzac Highway. At lower
levels, buildings will have a human scale through the use of design elements such as balconies, verandas
and canopies. Development on corner allotments will enhance the gateway function of such corners by
providing strong, built-form edges combined with careful detailing at a pedestrian scale to both street
frontages.
Podium elements, where higher floors of the building are set back further than lower level floors, may be
used to improve air quality (through greater air circulation), as well as enhancing solar access, privacy and
outlook for both the residents of the building and neighbours.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Boulevard Policy Area 34
Buildings along Port Road will have zero setback from the front boundary in order to establish a strong and
imposing presence to the road, while short front setbacks along Anzac Highway will allow for some
landscaping to contribute to a more open landscaped character.
On-site vehicle parking will not be visible from Port Road and Anzac Highway, by locating parking areas
behind building façades and shielding under croft parking areas with landscaping and articulated screens.
PRINCIPLES OF DEVELOPMENT CONTROL
Land use
1
Development should predominantly comprise mixed use buildings, with non-residential development at
the ground and first floor and residential development above, and wholly residential buildings.
2
Residential Development should create a medium-to-high density urban environment incorproating
residential flat buildings and dwellings in mixed-use buildings, and not lower density residential
development such as detached dwellings.
Form and Character
1
Development should be consistent with the desired character for the policy area.
2
Shops or groups of shops contained in a single building should have a gross leasable area of less than
2000 square metres.
3
The ground floor of buildings should be built to dimensions including a minimum floor to ceiling height of
4.5 metres to allow for adaptation to a range of land uses including retail, office and residential without
the need for significant change to the building.
4
A minimum of 50 per cent of the ground floor primary frontage of buildings should be visually
permeable, transparent or clear glazed to promote active street frontages and maximise passive
surveillance.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
High Street Policy Area 35
High Street Policy Area 35
Refer to the Map Reference Tables for a list of the maps that relate to this policy area.
OBJECTIVES
1
A mix of land uses including retail, office, commercial, community, civic and medium and high density
residential development that support the economic vitality of the area.
2
Buildings sited to provide a continuous and consistent built edge with verandas / awnings over the
public footpath and an intimate built scale, with fine-grained detailing of buildings in the public realm.
3
An interesting and varied skyline as viewed from the street and afar, provided by modulation in roof
forms and the use of parapets.
4
An intimate public realm with active streets created by buildings designed with frequently repeated
frontage form and narrow tenancy footprints.
5
A high degree of pedestrian activity and a vibrant street-life with well lit and engaging shop fronts and
business displays including alfresco seating and dining facilities and licensed areas.
6
Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
The policy area will predominantly contain a mix of retail, offices, commercial, community and medium
density residential development. The mix of complementary land uses will assist in extending the usage of
the policy area beyond normal working hours to enhance its vibrancy and safety.
Development will take place at medium densities. The fine grained subdivision pattern, where allotments are
narrow but deep, will be maintained to encourage development that supports a variety of tenancies and
provides visual interest. Where there are larger/wider allotments, built-form will reinforce this desirable fine
grained appearance of older development in the policy area (i.e. many, separate, narrower tenancies). In
order to achieve the desired transformation of the policy area, dwellings other than detached dwellings will
be the predominant form of residential development.
Where development has a mix of land uses, non-residential activities such as shops, offices and consulting
rooms will be located on lower levels with residential land uses above.
The public realm along Henley Beach Road will provide a comfortable and interesting place for pedestrians.
To achieve this, development will shelter the footpath with verandas, awnings and similar structures, as well
as providing frequent pedestrian entries and clear windows to the street. Buildings will be built with zero set
back from the main street, with the occasional section of building set further back to create intimate but
active spaces for outdoor dining and interesting building entrances. Buildings west of Marion Road will have
a maximum height of 3 storeys and between Marion Road and South Road buildings will have a maximum
height of 4 storeys. East of South Road buildings will be 3- 6 storeys and these buildings will include
parapets at lower levels to create a clear demarcation between the taller levels (4-6 storeys in total), which
will be setback further from Henley Beach Road.
Buildings and structures within Historic Conservation Areas identified on the Overlay Map WeTo/4 Heritage and Overlay Map WeTo/5 - Heritage will be adapted and reused while maintaining their heritage
qualities, with development encouraged towards the rear and behind the front facades. Buildings adjacent to
State Heritage places, Local Heritage places and contributory items will contain design elements and
building materials that are complementary to such buildings.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
High Street Policy Area 35
Vehicle access points will be located off side streets and new rear laneways so that vehicle flows, safety and
efficient pedestrian movement on Henley Beach Road are maintained. In many cases vehicle access points
and car parking areas will be shared. On-site vehicle parking will not be visible from Henley Beach Road
through the use of design solutions such as locating parking areas behind the front building façade and
shielding under croft parking areas with landscaping and articulated screening.
PRINCIPLES OF DEVELOPMENT CONTROL
Land Use
1
Parts of a development that abut the primary road corridor should provide continuity of ground floor
shops, offices and other non-residential land uses.
2
Shops or groups of shops contained in a single building, other than a restaurant, should have a gross
leasable area of less than 2000 square metres.
Form and Character
3
Development should be consistent with the desired character for the policy area.
4
Pedestrian shelter and shade should be provided over footpaths through the use of structures such as
awnings, canopies and verandas.
5
The ground level street frontages of buildings should contribute to the appearance and retail function of
the area by providing at least 5 metres or 60 per cent of the street frontage (whichever is greater) as an
entry/ foyer or display window to a shop (including a café or restaurant) or other community or
commercial use which provides pedestrian interest and activation.
6
The ground floor of buildings should be built to dimensions including a minimum floor to ceiling height of
3.5 metres to allow for adaptation to a range of land uses including retail, office and residential without
the need for significant change to the building.
7
A minimum of 50 per cent of the ground floor primary frontage of buildings should be visually
permeable, transparent or clear glazed to promote active street frontages and maximise passive
surveillance.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Transit Living Policy Area 36
Transit Living Policy Area 36
Refer to the Map Reference Tables for a list of the maps that relate to this policy area.
OBJECTIVES
1
A medium density residential area supported by local shops, offices and community land uses.
2
A highly varied built streetscape allowing multiple built form design responses that support innovative
housing and mixed use development.
3
Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
The policy area will contain primarily medium density residential development, together with some local
shops, offices and community land uses to support the daily needs of residents. Larger retail formats may be
appropriate on prominent or large-scale sites where proposed as part of a coordinated, mixed-use
development with a residential focus. There will be a variety of building forms and design, creating housing
opportunity for people of various life stages and accommodating a variety of small businesses that do not
compromise residential amenity.
Development will take place at medium densities. This will result in the replacement of existing detached
dwellings at low to very low density with row dwellings and residential flat buildings, possibly involving
allotment amalgamation. Vehicle access will occur from side streets and new rear laneways where possible.
Safe and efficient pedestrian movement along arterial roads and associated transport networks and facilities
will be supported by limiting vehicle access points to allotments from side streets and new rear laneways
where possible. This will also support the retention/planting of street trees on arterial roads.
New buildings will contribute to a highly varied built streetscape, allowing multiple built form design
responses that support innovative housing and mixed-use development. Buildings in the part of the policy
area around Henley Beach Road will be up to 3 storeys west of Marion Road and 4 storeys east of Marion
Road. Buildings in the part of the policy area along Richmond Road will be up to 6 storeys in height toward
Richmond Road, transitioning down in height toward adjacent residential areas. Balconies and windows will
face the street to provide passive surveillance. Parking and garages will be located behind the front façade
of buildings.
State heritage places and Local heritage places will be adapted, maintaining their heritage qualities with
redevelopment occurring to the rear and behind the front facades. Buildings adjacent to these heritage
buildings will contain design elements and building materials that are complementary to such buildings.
Development will be interspersed with landscaping, particularly behind the main street frontage, to soften the
appearance of buildings from the street and reduce heat load in summer.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Transit Living Policy Area 36
PRINCIPLES OF DEVELOPMENT CONTROL
Land use
1
Shops or groups of shops contained in a single building should have a gross leasable area of less than
500 square metres, except where located on sites greater than one hectare fronting Richmond Road.
Form and Character
2
Development should be consistent with the desired character for the policy area.
3
Development should be undertaken in accordance with Concept Plan Map WeTo/2 – Prominent
Development Sites.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Business Policy Area 37
Business Policy Area 37
Refer to the Map Reference Tables for a list of the maps that relate to this policy area.
OBJECTIVES
1
A mixed use business policy area that accommodates a range of commercial and light industrial land
uses together with compatible medium and high density residential development.
2
Development that minimises any adverse impacts upon the amenity of the locality within the zone.
3
A high standard of development which promotes distinctive building, landscape and streetscape design,
with high visual and environmental amenity.
4
Development that contributes to the desired character of the policy area.
DESIRED CHARACTER
The policy area will have a strong employment focus, containing predominantly shops, offices, commercial
activities such as research establishments and bioscience, and light industrial uses, together with residential
development. A mix of complementary land uses will assist in extending the usage of the policy area beyond
normal working hours to enhance its vibrancy and safety.
Parking will be predominantly at the rear or underneath buildings. Vehicle access points will be located off
side streets and rear laneways where possible, so that vehicle flows, safety and efficient pedestrian
movement are achieved, acknowledging that there may be some parking in front of buildings for short-term
use. In many cases, vehicle access points and car parking areas will be shared.
Large buildings between 3 to 6 storeys in height will occur. Development will be varied in form to
accommodate a mix of land uses, although in all cases will use design elements such as balconies, variation
in the texture of building materials and articulation of facades will contribute to an interesting and attractive
pedestrian environment. The footpath will be sheltered with awnings, verandas and street trees, which will
also soften the appearance of buildings.
State heritage places, local heritage places and contributory items will be adapted, maintaining their heritage
qualities with redevelopment occurring to the rear and behind the front facades. Buildings adjacent to these
heritage buildings will contain design elements and building materials that are complementary to such
buildings.
PRINCIPLES OF DEVELOPMENT CONTROL
Land Use
1
The following types of development or combination thereof, are envisaged in the Business Policy Area
and are additional to those identified in the zone:
▪
▪
▪
▪
▪
dwelling
office
light industry
service industry
service trade premises
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Business Policy Area 37
▪
shop.
2
Land uses on the ground floor of buildings should be non-residential.
3
Shops or groups of shops should have a gross leasable area of less than 500 square metres.
4
Light industry should comprise high technology and/or research and development related uses.
Form and Character
5
Development should be consistent with the desired character for the policy area.
6
Vehicle parking should be predominantly located at the rear or underneath buildings with limited shortterm parking located to the front.
7
The ground floor of buildings should be built to dimensions including a minimum floor to ceiling height of
3.5 metres to allow for adaptation to a range of land uses including retail, office and residential without
the need for significant change to the building.
8
A minimum of 50 per cent of the ground floor primary frontage of buildings should be visually
permeable, transparent or clear glazed to promote active street frontages and maximise passive
surveillance.
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
PROCEDURAL MATTERS
Complying Development
Complying developments are prescribed in Schedule 4 of the Development Regulations 2008.
In addition, the following forms of development (except where the development is non-complying) are
complying:
1
Subject to the conditions contained in Table WeTo/1 - Conditions for Complying Development and
Table WeTo/6 - Off-street Vehicle Parking Requirements for Designated Areas:
(a) change in the use of land, from residential to office on the ground or first floor of a building
(b) change in the use of land from residential to shop less than 250 square metres on the ground floor
of a building.
2
A change of use to a shop, office, consulting room or any combination of these uses where all of the
following are achieved:
(a) the area to be occupied by the proposed development is located in an existing building and is
currently used as a shop, office, consulting room or any combination of these uses
(b) the development is located inside any of the following area(s):
-
High Street Policy Area 35
(c) the building is not a State heritage place
(d) it will not involve any alterations or additions to the external appearance of a local heritage place as
viewed from a public road or public space
(e) if the proposed change of use is for a shop that primarily involves the handling and sale of
foodstuffs, it achieves either (i) or (ii):
(i)
all of the following:
(A) areas used for the storage and collection of refuse are sited at least 10 metres from any
Residential Zone boundary or a dwelling (other than a dwelling directly associated with
the proposed shop)
(B) if the shop involves the heating and cooking of foodstuffs in a commercial kitchen and is
within 30 metres of any Residential Zone boundary or a dwelling (other than a dwelling
directly associated with the proposed shop), an exhaust duct and stack (chimney) exists
or is capable of being installed for discharging exhaust emissions
(ii)
(f)
the development is the same or substantially the same as a development, which has
previously been granted development approval under the Development Act 1993 or any
subsequent Act and Regulations, and the development is to be undertaken and operated in
accordance with the conditions attached to the previously approved development
if the change in use is for a shop with a gross leasable floor area greater than 250 square metres
and has direct frontage to an arterial road, it achieves either (i) or (ii):
(i)
the primary vehicle access (being the access where the majority of vehicles access / egress
the site of the proposed development) is from a road that is not an arterial road
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
(ii)
the development is located on a site that operates as an integrated complex containing two or
more tenancies (and which may comprise more than one building) where facilities for off-street
vehicle parking, vehicle loading and unloading, and the storage and collection of refuse are
shared
(g) off-street vehicular parking is provided in accordance with the rate(s) specified in Table WeTo/2 Off Street Vehicle Parking Requirements or the desired minimum rate in Table WeTo/6 - Off-street
Vehicle Parking Requirements for Designated Areas (whichever table applies) to the nearest whole
number, except in any one or more of the following circumstances:
(i)
the building is a local heritage place
(ii)
the development is the same or substantially the same as a development, which has
previously been granted development approval under the Development Act 1993 or any
subsequent Act and Regulations, and the number and location of parking spaces is the same
or substantially the same as that which was previously approved
(iii) the development is located on a site that operates as an integrated complex containing two or
more tenancies (and which may comprise more than one building) where facilities for off-street
vehicle parking, vehicle loading and unloading, and the storage and collection of refuse are
shared.
Non-complying Development
Development (including building work, a change in the use of land or division of an allotment) involving any
of the following is non-complying:
Form of development
Exceptions
Detached dwelling on sites fronting Port Road
Except where 4 or more storeys in height.
Industry
Except light industry or service industry located within the
Business Policy Area 37.
Fuel depot
Group dwelling on sites fronting Port Road
Except where 4 or more storeys in height.
Petrol filling station
Public service depot
Road transport terminal
Semi-detached dwelling on sites fronting Port
Road
Except where 4 or more storeys in height.
Service trade premises
Store
Except where located within the Business Policy Area 37.
Transport depot
Waste reception storage treatment and
disposal
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Zone Section
Urban Corridor Zone
Public Notification
Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008.
In addition, the following forms of development, or any combination of (except where the development is
classified as non-complying), are designated:
Category 1
Category 2
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All forms of development not listed as Category 1
Aged persons accommodation
Any development listed as Category 1 and located on
adjacent land to a Residential Zone or Historic
Conservation Area that:
(a) is 3 or more storeys, or 11.5 metres or
more, in height
(b) exceeds the ‘Building Envelope - Interface
Height Provisions’.
All forms of development that are ancillary and in
association with residential development
Consulting room
Dwelling
Educational establishment
Light industry within the Business Policy Area 37
Office
Pre-school
Primary school
Residential flat building
Retirement village
Supported accommodation
Shop or group of shops located in the High Street
Policy Area 35
Shop or group of shops with a gross leasable area of
500 square metres or less located within the
Business Policy Area 37 or Transit Living Policy
Area 36
Shop or group of shops with a gross leasable area of
2000 square metres or less located within the
Boulevard Policy Area 34
Tourist accommodation
Warehouse within the Business Policy Area 37
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment B – Map Reference Tables
ATTACHMENT B
• Map Reference Tables
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Mapping Section
Map Reference Tables
Map Reference Tables
Index Maps
Map Reference
Council Index Map
Zone Maps
Zone Name
Map Numbers
Adelaide Shores Zone
WeTo/6, WeTo/10
Airfield Zone
WeTo/6, WeTo/7, WeTo/8, WeTo/10, WeTo/11, WeTo/12
Bulky Goods Zone
WeTo/9
Coastal Marina Zone
WeTo/10
Coastal Open Space Zone
WeTo/10
Commercial Zone
WeTo/2, WeTo/3, WeTo/7, WeTo/8, WeTo/9, WeTo/13
Community Zone
WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/9, WeTo/10,
WeTo/11, WeTo/12
District Centre Zone
WeTo/4, WeTo/5, WeTo/13
Industry Zone
WeTo/4, WeTo/5, WeTo/8, WeTo/9, WeTo/10, WeTo/11, WeTo/12,
WeTo/13, WeTo/14
Local Centre Zone
WeTo/2, WeTo/3, WeTo/6, WeTo/7, WeTo/9, WeTo/12, WeTo/13,
WeTo/15
Neighbourhood Centre Zone
WeTo/5, WeTo/8, WeTo/9, WeTo/13, WeTo/14
Open Space Zone
WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6
Residential Zone
WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/8,
WeTo/9, WeTo/10, WeTo/11, WeTo/12, WeTo/13, WeTo/14, WeTo/15
Urban Corridor Zone
WeTo/4, WeTo/5, WeTo/8, WeTo/9, WeTo/12, WeTo/13, WeTo/15
Policy Area Maps
Policy Area Name
Map Numbers
Arterial Roads Policy Area 1
WeTo/4, WeTo/8, WeTo/9, WeTo/13, WeTo/14
District Commercial Policy Area 2
WeTo/3, WeTo/5, WeTo/8, WeTo/13
Local Commercial Policy Area 3
WeTo/2, WeTo/3, WeTo/7
Recreation Policy Area 5
WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/9,
WeTo/10, WeTo/11, WeTo/12
Brickworks Policy Area 6
WeTo/4, WeTo/5
Kurralta Park Policy Area 7
WeTo/13
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Mapping Section
Map Reference Tables
Policy Area Name
Map Numbers
Infrastructure Policy Area 8
WeTo/10
Netley Policy Area 9
WeTo/8, WeTo/12
Mixed Use Policy Area 10
WeTo/9, WeTo/13
Novar Gardens Policy Area 13
WeTo/14
Richmond Policy Area 14
WeTo/8
Tennyson Street Policy Area 15
WeTo/13
Thebarton Policy Area 16
WeTo/5
Medium Density Policy Area 18
WeTo/4, WeTo/5, WeTo/9, WeTo/12, WeTo/13, WeTo/14,
WeTo/15
Medium Density Policy Area 19
WeTo/8, WeTo/9, WeTo/12, WeTo/13
Low Density Policy Area 20
WeTo/3, WeTo/4, WeTo/5, WeTo/7, WeTo/8, WeTo/9,
WeTo/11, WeTo/12, WeTo/13, WeTo/14, WeTo/15
Low Density Policy Area 21
WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7,
WeTo/10, WeTo/11, WeTo/14
Ashford Character Policy Area 22
WeTo/13
Cowandilla / Mile End West Character Policy
Area 23
WeTo/4, WeTo/5, WeTo/8, WeTo/9
Glandore Character Policy Area 24
WeTo/13
Lockleys Character Policy Area 25
WeTo/3, WeTo/7
Novar Gardens Character Policy Area 26
WeTo/11, WeTo/14
Thebarton Character Policy Area 27
WeTo/5
Torrensville Character Policy Area 28
WeTo/4, WeTo/5
Elston Street Conservation Policy Area 29
WeTo/7
Mile End Conservation Policy Area 30
WeTo/5, WeTo/9
Richmond Conservation Policy Area 31
WeTo/9
Rose Street Conservation Policy Area 32
WeTo/5
Torrensville East Conservation Policy Area 33 WeTo/5
Boulevard Policy Area 34
WeTo/5, WeTo/9, WeTo/12, WeTo/13, WeTo/15
High Street Policy Area 35
WeTo/4, WeTo/5
Transit Living Policy Area 36
WeTo/4, WeTo/8,
Business Policy Area 37
WeTo/5, WeTo/9, WeTo/13
Precinct Maps
Precinct Name
Map Numbers
Precinct 1 Intersection
WeTo/8, WeTo/9, WeTo/13, WeTo/14
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Mapping Section
Map Reference Tables
Precinct Name
Map Numbers
Precinct 2 Richmond Road
WeTo/8
Precinct 3 Sir Donald Bradman Drive (Mile End)
WeTo9
Precinct 4 South Road (Keswick)
WeTo/9, WeTo/13
Precinct 6 South Road (Mile End South)
WeTo/9
Precinct 7 Mile End
WeTo/5, WeTo/9
Precinct 8 Open Space
WeTo/3, WeTo/4, WeTo/5, WeTo/7, WeTo/9, WeTo/11,
WeTo/12
Historic Conservation Area Maps
Area Name
shown within Overlay Maps - Heritage
Historic Conservation Area
WeTo/4, WeTo/5, WeTo/7, WeTo/9
Overlay Maps
Issue
Map Numbers
Location
WeTo/1, WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/8,
WeTo/9, WeTo/10, WeTo/11, WeTo/12, WeTo/13, WeTo/14, WeTo/15
Transport
WeTo/1, WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/8,
WeTo/9, WeTo/10, WeTo/11, WeTo/12, WeTo/13, WeTo/14, WeTo/15
Development Constraints
WeTo/1, WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/8,
WeTo/9, WeTo/10, WeTo/11, WeTo/12, WeTo/13, WeTo/14, WeTo/15
Heritage
WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/7, WeTo/8, WeTo/9, WeTo/12,
WeTo/13, WeTo/14, WeTo/15
Natural Resources
WeTo/2, WeTo/3, WeTo/4, WeTo/5, WeTo/6, WeTo/7, WeTo/10, WeTo/14
Noise and Air Emissions
WeTo/4, WeTo/5, WeTo/8, WeTo/9, WeTo/12, WeTo/13, WeTo/15
Strategic Transport Routes
WeTo/5, WeTo/8, WeTo/9, WeTo/12, WeTo/13, WeTo/15
Affordable Housing
WeTo/4, WeTo/5, WeTo/8, WeTo/9, WeTo/12, WeTo/13, WeTo/14,
WeTo/15
Concept Plan Maps
Concept Plan Title
Map Numbers
Mile End South Bulky Goods Zone
Concept Plan Map WeTo/1
Prominent Development Sites
Concept Plan Map WeTo/2
Sir Donald Bradman Drive & Marion Road Intersection Commercial
Concept Plan Map WeTo/3a
Marion Road & Richmond Road Intersection Commercial
Concept Plan Map WeTo/3b
Richmond Road & South Road Intersection Commercial
Concept Plan Map WeTo/3c
Richmond Road (Marleston) Commercial
Concept Plan Map WeTo/4a
Richmond Road (Richmond) Commercial
Concept Plan Map WeTo/4b
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
West Torrens Council
Mapping Section
Map Reference Tables
Concept Plan Title
Map Numbers
Richmond Road (Keswick/Mile End South) Commercial
Concept Plan Map WeTo/4c
Sir Donald Bradman Drive (Mile End) Commercial
Concept Plan Map WeTo/5
South Road (Keswick) Commercial
Concept Plan Map WeTo/6
South Road (Mile End South) Commercial
Concept Plan Map WeTo/8
Mile End Recreation
Concept Plan Map WeTo/10
Mile End South Recreation
Concept Plan Map WeTo/11
Adelaide Shores
Concept Plan Map WeTo/12
Brickworks District Centre
Concept Plan Map WeTo/13
Kurralta Park District Centre
Concept Plan Map WeTo/14
North Plympton/Camden Park Industry
Concept Plan Map WeTo/16
Novar Gardens Industry
Concept Plan Map WeTo/17
Netley Industry
Concept Plan Map WeTo/18
Hilton
Concept Plan Map WeTo/19
Novar Gardens Neighbourhood Centre
Concept Plan Map WeTo/21
Richmond Neighbourhood Centre
Concept Plan Map WeTo/22
Tennyson Street Neighbourhood Centre
Concept Plan Map WeTo/23
Residential Promenade
Concept Plan Map WeTo/24
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment C
Council Index Map
ATTACHMENT C
• Council Index Map
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ADAM
S
LEY
TAP
WeTo/2
WeTo/5
WeTo/4
WeTo/3
ST
HIL
PO
RT
R
LR
D
D
WeTo/7
WeTo/9
WeTo/8
WeTo/6
RICHMOND RD
WeTo/10
WeTo/11
WeTo/13
WeTo/12
Z
AN
AC
HW
Y
CROSS RD
WeTo/14
WeTo/15
BRIGHTON RD
ANZAC HWY
MARION RD
WeTo/1
Marion Council
For the purposes of the Development Plan unless otherwise clearly
indicated, the zone/policy area/precinct boundaries depicted on or intended
to be fixed by Maps WeTo/1 to Map WeTo/15 inclusive shall be read as conforming
in all respects (as the case may require) to the land division boundaries,
to the centre line of roads or drain reserves or to the title boundaries, or to
imaginary straight lines joining the positions defined by survey or by the
measurements shown on the said maps against which the said zone/policy
area/precinct boundaries are shown or otherwise indicated.
0
2,000 m
Council Index Map
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment D
Overlay Maps – Development Constraints
ATTACHMENT D
•
•
Overlay Map WeTo/1 – Development Constraints
(Replacement)
Overlay Map WeTo/8 – Development Constraints
(Replacement)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ADAM
Adelaide
Council
ST
Charles
Sturt
Council
S
LEY
TAP
WeTo/2
WeTo/5
WeTo/4
WeTo/3
HIL
PO
RT
R
LR
D
D
WeTo/7
WeTo/8
WeTo/9
WeTo/6
RICHMOND RD
Zone C
WeTo/10
WeTo/11
WeTo/13
WeTo/12
Z
AN
Zone C
AC
HW
Unley
Counci
Y
WeTo/14
ANZAC HWY
WeTo/15
MARION RD
CROSS RD
BRIGHTON RD
Holdfast Bay
Council
Mitcham
Council
Marion Council
Zone D
Airport Building Heights
4m - 26m All Structures restricted to height identified on maps
(above existing ground level, measured from the top of the nearest roadside curb)
Zone C All Structures Exceeding 15 metres above existing ground level
Zone D All Structures Exceeding 45 metres above existing ground level
Airport Building Heights
Areas affected by aircraft noise
Flood Hazard
Development Plan Boundary
0
2,000 m
Overlay Map WeTo/1
DEVELOPMENT CONSTRAINTS
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
FAIRFAX TCE
FERRIS ST
WILTON TCE
HOPSON ST
PASSMORE ST
ATTRILL AV
SOMERSET AV
BAGOT AV
HILL PL
APOLLO CCT
Zone C
DOVER ST
SANDERS ST
BARTHOLOMEW ST
LUCAS ST
SUTTON TCE
ST ANTON ST
A44
A82
GROVE AV
MARKER AV
26m
A54
BARNES AV
A705
A37
CUDMORE TCE
A704
ALDRIDGE TCE
A30
REDIN ST
RICHMOND RD
TRANSPORT AV
A18
WEAVER AV
CHAMBER S AV
BIGNELL ST
NORWICH ST
LEICESTER ST
DEVON ST
MORLEY ST
KINGSTON AV
KITSON AV
12m
A65
A19
GOLDFINCH AV
BICKFORD ST
12m
RICHMO ND RD
HUDSON CT
BURTON ST
BROOKER TCE
MORLEY ST
RD
LANE ST
SANDERS ST
Y
IT
KNIGHT ST
MAP WeTo/9 Adjoins
UR
MARGARET ST
SALISBURY ST
A43
ARTHUR ST
BRITTON ST
4m
DAVENPORT TCE
SHIERLAW ST
TRENNERY ST
10m
FENNER AV
CHAMBERS AV
CRAIG ST
C
SE
A50
GOLDFINCH AV
A12
RALPH ST
6m
A714
POYNTON ST
12m
8m
WINIFRED ST
BLACKBURN AV
TURNER ST
LYONS ST
8m
SPENCER ST
10m
CARNARVON AV
CLIVAN ST
14m
FRANCIS ST
JENKINS ST
EDWIN ST
EVERETT ST
WESTERN PDE
PRESS RD
COLLINS ST
BLACKBURN AV
WILSON ST
THOMAS ST
AUGUSTA ST
JAMES AV
MARLES CT
TURNER ST
SPENCER ST
RAWS RD
MULGA ST
CLEO CT
DAREBIN ST
NEILL RD
RICHARD ST
TOLLEY CR
HARLEY ST
BROOKLYN AV
BEVERLEY AV
LANGDON ST
VINCENT ST
BYRNES ST
CLIFFORD ST
TARRAGO N ST
GREY ST
ROEBUCK ST
E
A100
MAP WeTo/7 Adjoins
FRASTEN ST
HAZEL ST
ANNA ST
PAULA ST
TORRENS ST
HENLEY ST
HOUNSLOW AV
LIPSETT TC
FEWINGS AV
WARD ST
BEDFORD ST
ALLEN AV
LYSLE ST
THANET ST
FRANK ST
MARSHALL TCE
OSCAR ST
ROSS ST
STOTT CR
WHADDON RD
MAP WeTo/4 Adjoins
A31
A703
A42
DESMOND AV
A83
A702
RETALLACK AV
MAP WeTo/12 Adjoins
Airport Building Heights
4m - 26m All Structures restricted to height identified on maps
(above existing ground level, measured from the top of the nearest roadside curb)
Zone C All Structures Exceeding 15 metres above existing ground level
0
500 m
Overlay Map WeTo/8
Airport Building Heights
Areas affected by aircraft noise
Flood Hazard
DEVELOPMENT CONSTRAINTS
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment E
Overlay Maps – Noise and Air Emissions
ATTACHMENT E
•
•
Overlay Map WeTo/5 – Noise and Air Emissions (Replacement)
Overlay Map WeTo/8 - Noise and Air Emissions (New)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
MAP WeTo/1 Adjoins
ST
Charles
Sturt
Council
ADAM
S
T
STIRLING ST
DEW ST
FILSELL ST
ST
GE
OR
GE
ST
E
DEW ST
T
GOODENOUGH ST
DEVON ST
ROSE ST
TAYLORS LANE
HENLEY BEACH RD
RD
FISHER P L
CE
HUGHE S ST
ILW
AY
T
VICTORIA ST
FALCON AV
NORMA ST
EBOR A
RD
A59
A54
GLOVER AV
GL
OV
JUNCTION LANE
VICTORIA LANE
LURLINE ST
V IA
TIO
N
PA RKER ST
DANBY ST
BEACH
NGDON DR
JAMES CO
KINTORE LANE
A74
ROSE LANE
DE
ST
ES
KINTORE ST
A409
HENLEY
A80
MARIA S T
A12
N
SO
NORTHCOTE ST
ALBERT ST
CHAPEL ST
D
TR
ST
GU
POR
WAINHOUSE ST
T
R
PEA
HUNTRISS ST
S
VE
LIGHT TCE
TOR
KIN
CARLTON PDE
Adelaide
Council
SMITH ST
ST
NEVILLE RD
NE
AU
PD
RTH
A14
MAP WeTo/1 Adjoins
STO
ST
A13
ST
SS
RO
NO
T
HS
O LP
A ND
LI V EST RONG PWAY
PORT RD
T
ES
WALS H ST
RD
IN G
L IV
PHILLIPS
NE ST
CAWTHOR
TYN
DO
ST
LEY
ASH
A17
ST
HOLLAND
LAN
N ST
ANDERSO
JAMES ST
BAL
QUEEN ST
ST
A2
PL
T
RS
LTE
WA
H
UT
SO
A19
S1641
A53
RD
RTON
N
MA
OS
THEBA
R
A18
E
ST
M
ADA
REID ST
ST
WN
BRO
ST
T
ES
LO W
LD
TT
NE
BEN
Q23
C
A50
T
EISH S
DALGL
DR
NA
ST
A16
R
T
A705
AY ST
MURR
N
ELSO
RO
A NN
E
A100
SHIPSTER ST
PA
K
ST
WEST
IN PD
RD
A117
ANN N
ST
WARE
R ST
WEBE
RT
N
*353
A52
MAP WeTo/4 Adjoins
O
RD ST
RICHA
ST
RIVER
ASH W
PO
T
ER
AV
A12
Q61
RA
TORR
ENS A
V
N
ADMELLA ST
N ST
BACO
AV
JERV
O IS
AV
HOLD
EN
AV
NNELL
ARSH
A
R
WAR MEMORIAL D
HINDM
M
T
NILE S
MCDO
A4
GLADSTONE RD
A13
COWRA ST
MAP WeTo/9 Adjoins
0
Tram Line
Designated Road: type A road
Designated Road: type B road
Noise and Air Emissions Designated Area
Development Plan Boundary
±
500 m
Overlay Map WeTo/5
NOISE AND AIR EMISSIONS
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
TCE
TARRAGON ST
GREY ST
BAGOT AV
ROEBUCK ST
GOLDFINCH AV
BLACKBURN AV
RD
WALTER ST
SANDERS ST
MARION
L ANE ST
BICKFORD ST
CHAMBERS AV
NORWICH ST
BRITTON ST
KITSON A
SALISBURY ST
DOVER ST
DEVON ST
KINGSTON AV
REDIN ST
LUCAS ST
A703
A82
ST ANTON ST
GROVE AV
A54
MARKER AV
BARNES AV
SUTTON TCE
TRANSPORT AV
A704
ALDRIDGE TCE
A65
A37
CUDMORE TCE
RD
RICHMOND
RICHMOND RD
A705
BURTON ST
BIGNELL ST
LEICESTER ST
A43
BROOKER TCE
KNIGHT ST
MARGARET ST
WEAVER AV
MORLEY ST
SECURITY RD
SOMERSET AV
ARTHUR ST
MAP WeTo/9 Adjoins
CRAIG ST
SHIERL AW ST
PASSMORE ST
A30
DAVENPORT TCE
HILL PL
FENNER AV
A12
POYNTON ST
TRENNERY S T
A18
A714
GUY ST
RALPH ST
A19
WINIFRED ST
TURNER ST
AUGUSTA ST
CARNARVON AV
FRANCIS ST
JENKINS ST
EDWIN ST
EVERETT ST
MAP WeTo/7 Adjoins
DR
BRADMAN
DONALD
R
DAREBIN ST
ATTRILL AV
COLLINS ST
WILSON ST
THOMAS ST
HARLEY ST
SPENCER ST
MULGA ST
WESTERN PDE
LYONS ST
HUDSON CT
ST
TORRENS ST
NEILL RD
SI
PRESS RD
CLIVAN ST
RICHARD ST
VINCENT ST
BEVERL EY AV
BROOKLYN AV
RAWS RD
JAMES AV
CLIFFORD ST
WARD ST
BEDFORD ST
HAZEL ST
A N NA ST
WHADDON RD
THANET ST
FRANK ST
BYRNES ST
TOLLEY CR
A100
LANGD ON ST
CLEO CT
A50
HENLEY
FAIRFA X
ST
WILTON TCE
MARSHALL TCE
HOUNSL OW AV
TCE
LIPSETT
FEWINGS AV
ROSS ST
PAULA ST
OSCAR ST
HOPSON
LYSLE ST
MAP WeTo/4 Adjoins
A31
A44
A42
DESMOND AV
A702
A83
MAP WeTo/12 Adjoins
0
±
500 m
Overlay Map WeTo/8
Designated Road: type A road
Noise and Air Emissions Designated Area
NOISE AND AIR EMISSIONS
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment F
Overlay Map – Strategic Transport Routes
ATTACHMENT F
•
Overlay Map WeTo/8 – Strategic Transport Routes (New)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
TCE
TARRAGON ST
GREY ST
BAGOT AV
ROEBUCK ST
GOLDFINCH AV
BLACKBURN AV
RD
WALTER ST
SANDERS ST
MARION
L ANE ST
BICKFORD ST
CHAMBERS AV
NORWICH ST
BRITTON ST
KITSON AV
SALISBURY ST
DOVER ST
DEVON ST
KINGSTON AV
REDIN ST
LUCAS ST
A703
A82
ST ANTON ST
GROVE AV
A54
MARKER AV
BARNES AV
SUTTON TCE
TRANSPORT AV
A704
ALDRIDGE TCE
A65
A37
CUDMORE TCE
RD
RICHMOND
RICHMOND RD
A705
BURTON ST
BIGNELL ST
LEICESTER ST
A43
BROOKER TCE
KNIGHT ST
MARGARET ST
WEAVER AV
MORLEY ST
SECURITY RD
SOMERSET AV
ARTHUR ST
MAP WeTo/9 Adjoins
CRAIG ST
SHIERL AW ST
PASSMORE ST
A30
DAVENPORT TCE
HILL PL
FENNER AV
A12
POYNTON ST
TRENNERY S T
A18
A714
GUY ST
RALPH ST
A19
WINIFRED ST
AUGUSTA ST
CARNARVON AV
FRANCIS ST
JENKINS ST
EDWIN ST
EVERETT ST
MAP WeTo/7 Adjoins
DR
BRADMAN
DONALD
R
DAREBIN ST
ATTRILL AV
COLLINS ST
WILSON ST
THOMAS ST
TURNER ST
SPENCER ST
MULGA ST
WESTERN PDE
LYONS ST
HUDSON CT
ST
TORRENS ST
NEILL RD
SI
PRESS RD
CLIVAN ST
HARLEY ST
RICHARD ST
VINCENT ST
BEVERL EY AV
BROOKLYN AV
RAWS RD
JAMES A
CLIFFORD ST
WARD ST
BEDFORD ST
HAZEL ST
A N NA ST
WHADDON RD
THANET ST
FRANK ST
BYRNES ST
TOLLEY CR
A100
LANGD ON ST
CLEO CT
A50
HENLEY
FAIRFA X
ST
WILTON TCE
MARSHALL TCE
HOUNSL OW AV
TCE
LIPSETT
FEWINGS AV
ROSS ST
PAULA ST
OSCAR ST
HOPSON
LYSLE ST
MAP WeTo/4 Adjoins
A31
A44
A42
DESMOND AV
A702
A83
MAP WeTo/12 Adjoins
0
±
500 m
Overlay Map WeTo/8
Strategic Transport Route
Strategic Transport Routes Designated Area
STRATEGIC TRANSPORT ROUTES
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment G
Overlay Maps – Affordable Housing
ATTACHMENT G
•
•
Overlay Map WeTo/5 – Affordable Housing (Replacement)
Overlay Map WeTo/8 – Affordable Housing (New)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
MAP WeTo/1 Adjoins
ST
Charles
Sturt
Council
ADAM
T
STIRLING ST
DEW ST
FILSELL ST
ST
GE
OR
GE
ST
E
DEW ST
T
GOODENOUGH ST
DEVON ST
ROSE ST
TAYLORS LANE
HENLEY BEACH RD
RD
RD
A54
GLOVER AV
GL
OV
FISHER P L
CE
ILW
AY
T
HUGHE S ST
ER
AV
A12
Q61
RA
VICTORIA ST
FALCON AV
NORMA ST
EBOR A
A59
JUNCTION LANE
VICTORIA LANE
LURLINE ST
V IA
TIO
N
PA RKER ST
DANBY ST
BEACH
NGDON DR
JAMES CO
KINTORE LANE
A74
ROSE LANE
DE
ST
ES
KINTORE ST
A409
HENLEY
A80
MARIA S T
A12
N
SO
NORTHCOTE ST
ALBERT ST
CHAPEL ST
D
TR
ST
GU
POR
WAINHOUSE ST
T
R
PEA
HUNTRISS ST
S
VE
LIGHT TCE
TOR
KIN
CARLTON PDE
Adelaide
Council
SMITH ST
ST
NEVILLE RD
NE
AU
PD
RTH
A14
MAP WeTo/1 Adjoins
STO
ST
A13
ST
SS
RO
NO
T
HS
O LP
A ND
LI V EST RONG PWAY
PORT RD
T
ES
WALS H ST
RD
IN G
L IV
PHILLIPS
NE ST
CAWTHOR
TYN
DO
ST
LEY
ASH
A17
ST
HOLLAND
LAN
N ST
ANDERSO
JAMES ST
BAL
QUEEN ST
ST
A2
PL
T
RS
LTE
WA
H
UT
SO
A19
S1641
A53
RD
RTON
N
MA
OS
THEBA
R
A18
E
ST
M
ADA
REID ST
ST
WN
BRO
ST
T
ES
LO W
LD
TT
NE
BEN
Q23
C
A50
T
EISH S
DALGL
DR
NA
ST
A16
R
T
A705
AY ST
MURR
N
ELSO
RO
A NN
E
A100
SHIPSTER ST
PA
K
ST
WEST
IN PD
RD
A117
ANN N
ST
WARE
R ST
WEBE
RT
N
*353
A52
MAP WeTo/4 Adjoins
O
S
ST
RIVER
ASH W
PO
T
RD ST
RICHA
ST
TORR
ENS A
V
N
ADMELLA ST
N ST
BACO
AV
JERV
O IS
AV
HOLD
EN
AV
NNELL
ARSH
A
R
WAR MEMORIAL D
HINDM
M
NILE
MCDO
A4
GLADSTONE RD
A13
COWRA ST
MAP WeTo/9 Adjoins
0
±
500 m
Overlay Map WeTo/5
Affordable Housing Designated Area
Development Plan Boundary
AFFORDABLE HOUSING
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
TCE
TARRAGON ST
GREY ST
BAGOT AV
ROEBUCK ST
GOLDFINCH AV
BLACKBURN AV
RD
WALTER ST
SANDERS ST
MARION
L ANE ST
BICKFORD ST
CHAMBERS AV
NORWICH ST
BRITTON ST
KITSON AV
SALISBURY ST
DOVER ST
DEVON ST
KINGSTON AV
REDIN ST
LUCAS ST
A703
A82
ST ANTON ST
GROVE AV
A54
MARKER AV
BARNES AV
SUTTON TCE
TRANSPORT AV
A704
ALDRIDGE TCE
A65
A37
CUDMORE TCE
RD
RICHMOND
RICHMOND RD
A705
BURTON ST
BIGNELL ST
LEICESTER ST
A43
BROOKER TCE
KNIGHT ST
MARGARET ST
WEAVER A
MORLEY ST
SECURITY RD
SOMERSET AV
ARTHUR ST
MAP WeTo/9 Adjoins
CRAIG ST
SHIERL AW ST
PASSMORE ST
A30
DAVENPORT TCE
HILL PL
FENNER AV
A12
POYNTON ST
TRENNERY S T
A18
A714
GUY ST
RALPH ST
A19
WINIFRED ST
AUGUSTA ST
CARNARVON AV
FRANCIS ST
JENKINS ST
EDWIN ST
EVERETT ST
MAP WeTo/7 Adjoins
DR
BRADMAN
DONALD
R
DAREBIN ST
ATTRILL AV
COLLINS ST
WILSON ST
THOMAS ST
TURNER ST
SPENCER ST
MULGA ST
WESTERN PDE
LYONS ST
HUDSON CT
ST
TORRENS ST
NEILL RD
SI
PRESS RD
CLIVAN ST
HARLEY ST
RICHARD ST
VINCENT ST
BEVERL EY AV
BROOKLYN AV
RAWS RD
JAMES A
CLIFFORD ST
WARD ST
BEDFORD ST
HAZEL ST
A N NA ST
WHADDON RD
THANET ST
FRANK ST
BYRNES ST
TOLLEY CR
A100
LANGD ON ST
CLEO CT
A50
HENLEY
FAIRFA X
ST
WILTON TCE
MARSHALL TCE
HOUNSL OW AV
TCE
LIPSETT
FEWINGS AV
ROSS ST
PAULA ST
OSCAR ST
HOPSON
LYSLE ST
MAP WeTo/4 Adjoins
A31
A44
A42
DESMOND AV
A702
A83
MAP WeTo/12 Adjoins
0
±
500 m
Overlay Map WeTo/8
AFFORDABLE HOUSING
Affordable Housing Designated Area
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment H
Zone Maps
ATTACHMENT H
•
•
Zone Map WeTo/5 (Replacement)
Zone Map WeTo/8 (Replacement)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
MAP WeTo/1 Adjoins
RICHA
AN
RD S T
TO
N
R
PA
S
ADAM
Charles Sturt Council
A71
u
Zone Bo
llows
iver
of r
shoulder
ST
S AV
ANDERSON
DEW ST
T
E
RD
KINTORE ST
T
E
TOR
KIN
G
AO
L
LAN
S
ON
N
SO
RS
EAR
MARIA ST
PEA
D
P
L EY
A80
NCe
T
CHAPEL ST
ST
MOORE LANE
DEVON ST
DANBY ST
KINTORE LANE
A12
GOODENO UGH ST
A74
D
R
TH
S
GE
OR
GE
UrC
PARKER ST
AUG
S
UST
CHAPEL ST
ALBERT ST
NEVILLE RD
ST
HAR
NORTHCOTE ST
A13
LIGHT TCE
DEW ST
N
ST
FILSELL ST
TO
GS
U
SO
WAINHOUSE ST
SM ITH ST
T
ES
R
HUNTRISS ST
ST
ST
SS
RO
SHIPSTER ST
ROSE LANE
ROSE ST
A30
A54
A409
HENLEY BEACH RD
HENLEY BEACH RD
GLOVER A
LURLINE ST
RA
I LW
A
COWELL PL Y TC
R
FALCON AV
HUGHES ST
FISHER PL
GLADSTONE RD
COWRA ST
V
E
VICTORIA ST
UrC
EBOR AV
MAP WeTo/4 Adjoins
LPH
MAP WeTo/1 Adjoins
DO
VE
DO
CARLTON PDE
G PWAY
LIVESTRON
PO RT RD
RAN
ASHLEY ST
NORTH PDE
WALSH ST
T
A19
IN
LIV
ST
A18
E
CAWTHORN
R
LTE
WA
ES
JAM ES ST
Cu
TYN
ST
HOLLAND
L AN
BAL
QUEEN ST
ST
PL
OSMAN
A14
ST
TT
Adelaide
Council
WN
NE
PHILLIPS ST
BRO
T
MEYER ST
BEN
A17
N RD
EBARTO
ST
ST
S
LD
E
LOW
NA
RO
ANN
A107
A204
ST
ST
ST
ON DR
In
TH
WEST
A205
ISH
DALGLE
AY
MURR
EL S
ANN N
ST
ST
WARE
WEBER
DCe
A22
S1627
In
A2
REID ST
A21
k
ban
A53
WI NWOOD
OS
T
DE
VIA
TIO
NR
TORR
EN
ndary fo
A117
E
DR
IAL
MO R
RIV
ER
ST
ST
TC
WAR ME
ADAM
K
S1641
ST
ADMELLA ST
JERVO
IS
AV
BACO
N ST
HOLD
NELL
MCDO
N
M
EL ST
EN ST
CHAP
AV
A4
Q61
Cu
FLAHERTY LANE
FLAHERTY LANE
MAP WeTo/9 Adjoins
Lamberts Conformal Conic Projection, GDA94
0
Zones
Cu
Community
DCe
District Centre
In
Industry
NCe
Neighbourhood Centre
OS
Open Space
R
Residential
UrC
Urban Corridor
Zone Boundary
Development Plan Boundary
500 m
Zone Map WeTo/5
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
FAIRFAX TCE
FERRIS ST
WILTON TCE
HOPSON ST
GOLDFINCH AV
ATTRILL AV
BAGOT AV
GOLDFINCH AV
BLACKBURN AV
FRANCIS ST
A714
A12
FENNER AV
HILL PL
C
POYNTON ST
R
UR
WALTER ST
CHAMBERS AV
C
SE
MORLEY ST
CRAIG ST
ARTHUR ST
SHIERLAW ST
Y
IT
TRENNERY ST
RD
NCe
MARGARET ST
KNIGHT ST
PASSMORE ST
BROOKER TCE
SANDERS ST
LANE ST
BICKFORD ST
MAP WeTo/9 Adjoins
GUY ST
TURNER ST
SPENCER ST
JENKINS ST
LYONS ST
RALPH ST
COLLINS ST
BLACKBURN AV
WILSON ST
THOMAS ST
TURNER ST
AUGUSTA ST
CARNARVON AV
CLIVAN ST
PRESS RD
NCe
WINIFRED ST
RAWS RD
C
WESTERN PDE
EVERETT ST
MARLES CT
JAMES AV
CLEO CT
SPENCER ST
MULGA ST
SIR DONALD BRADMAN DR
DAREBIN ST
NEILL RD
RICHARD ST
TOLLEY CR
HARLEY ST
BROOKLYN AV
BEVERLEY AV
LANGDON ST
VINCENT ST
BYRNES ST
CLIFFORD ST
TARRAGO N ST
GREY ST
ROEBUCK ST
E
A100
MAP WeTo/7 Adjoins
FRASTEN ST
HAZEL ST
ANNA ST
PAULA ST
TORRENS ST
HENLEY ST
HOUNSLOW AV
LIPSETT TC
FEWINGS AV
WARD ST
BEDFORD ST
ALLEN AV
LYSLE ST
THANET ST
FRANK ST
MARSHALL TCE
OSCAR ST
ROSS ST
STOTT CR
WHADDON RD
MAP WeTo/4 Adjoins
BURTON ST
RICHMOND RD
In
UrC
ST ANTON ST
A44
R
180o
NCe
GROVE AV
A54
CUDMORE TCE
A705
A37
ALDRIDGE TCE
A18
In
C
A65
A704
KINGSTON AV
LUCAS ST
DOVER ST
DEVON ST
TRANSPORT AV
HUDSON CT
A19
BIGNELL ST
REDIN ST
BARNES AV
LEICESTER ST
A43
CHAMBER S AV
SALISBURY ST
MARION RD
NORWICH ST
KITSON AV
APOLLO CCT
BRITTON ST
A50
A30
WEAVER AV
Af
MARKER AV
A82
In
COMMERCIAL ST
A31
A703
A42
A83
A702
RETALLACK AV
MAP WeTo/12 Adjoins
Lamberts Conformal Conic Projection, GDA94
0
500 m
Zones
Af
Airfield
C
Commercial
In
Industry
NCe
Neighbourhood Centre
R
Residential
UrC
Urban Corridor
Zone Boundary
Zone Map WeTo/8
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment I
Policy Area Maps
ATTACHMENT I
• Policy Area Map WeTo/5 (Replacement)
• Policy Area Map WeTo/8 (Replacement)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
MAP WeTo/1 Adjoins
JERVO
IS
AV
BACO
N ST
HOLD
NELL
MCDO
N
EL ST
EN ST
CHAP
AV
A4
RICHA
M
AN
RD S T
TO
N
R
PA
K
TC
E
S1641
ST
S
ADAM
T
Charles Sturt Council
S1627
A71
follows
Boundary riverbank
f
o
r
e
ld
shou
D ST
TORR
EN
A53
DR
IAL
MO R
RIV
ER
ST
ST
WAR ME
ADAM
WI NWOO
A117
S AV
A2
REID ST
ANDERSON
ST
27
34
LIGHT TCE
FILSELL ST
CHAPEL ST
37
16
A80
NORTHCOTE ST
MOORE LANE
27
DEVON ST
PARKER ST
T
KIN
ST
DEW ST
S
ON
19
RD
A12
GOODENO UGH ST
A74
ROSE LANE
KINTORE LANE
DANBY ST
CARLTON PDE
KINTORE ST
T
RS
33
E
TOR
G
AO
L
MARIA ST
D
T
PEA
NORTH PDE
S
GE
OR
GE
ALBER T S
20
CHAPEL ST
DE
VIA
TIO
NR
NEVILLE RD
WAINHOUSE ST
HUNTRISS ST
ST
A13
D
SHIPSTER ST
SS
RO
VE
DO
ST
R
TH
28
NE
STO
ING
SM ITH ST
JAM ES ST
A19
ST
ADMELLA ST
LPH
Adelaide
Council
MAP WeTo/1 Adjoins
DO
DEW ST
T
A18
U
SO
MAP WeTo/4 Adjoins
ES
RAN
LIV
G PWAY
LIVESTRON
PO RT RD
TYN
5
21
ST
AN
ST
HOLLAND
L
BAL
MEYER ST
E
CAWTHORN
ST
QUEEN ST
TT
ST
NE
WN
BEN
A14
PL
OSMAN
BRO
T
A107
PHILLIPS ST
N RD
EBARTO
ST
ST
S
LD
E
LOW
NA
RO
ANN
A204
A17
37
ST
ON DR
TH
WEST
A205
ISH
DALGLE
ST
ST
EL S
ANN N
WEBER
ST
WARE
6
A22
AY
MURR
A21
ST
ROSE ST
32
A30
A54
A409
HENLEY BEACH RD
HENLEY BEACH RD
VICTORIA ST
EBOR AV
35
23
FALCON AV
HUGHES ST
LURLINE ST
GLOVER A
30
FISHER PL
20
18
GLADSTONE RD
COWRA ST
5
V
Q61
FLAHERTY LANE
MAP WeTo/9 Adjoins
Lamberts Conformal Conic Projection, GDA94
Policy Area
16 Thebarton
18 Medium Density
19 Medium Density
20 Low Density
21 Low Density
23 Cowandilla / Mile End West Character
27 Thebarton Character
28 Torrensville Character
30 Mile End Conservation
32 Rose Street Conservation
33 Torrensville East Conservation
34 Boulevard
35 High Street
37 Business
Policy Area Boundary
Development Plan Boundary
5
6
Recreation
Brickworks
0
500 m
Policy Area Map WeTo/5
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
ATTRILL AV
A714
JENKINS ST
A12
FENNER AV
POYNTON ST
WALTER ST
CRAIG ST
UR
CHAMBERS AV
C
SE
MORLEY ST
RALPH ST
23
HILL PL
SPENCER ST
CARNARVON AV
EVERETT ST
CLIVAN ST
23
11
ARTHUR ST
SHIERLAW ST
Y
IT
TRENNERY ST
RD
14
LANE ST
SANDERS ST
KNIGHT ST
MARGARET ST
20
PASSMORE ST
19
MAP WeTo/9 Adjoins
GUY ST
GOLDFINCH AV
BLACKBURN AV
BLACKBURN AV
TURNER ST
FRANCIS ST
2
LYONS ST
20
DR
SIR DONALD BRADMAN
1
WESTERN PDE
PRESS RD
DAREBIN ST
WINIFRED ST
RAWS RD
JAMES AV
MARLES CT
WILSON ST
NEILL RD
MULGA ST
ROEBUCK ST
GOLDFINCH AV
RICHARD ST
VINCENT ST
TOLLEY CR
CLEO CT
MAP WeTo/7 Adjoins
BROOKLYN AV
BEVERLEY AV
FEWINGS AV
BYRNES ST
CLIFFORD ST
A100
LANGDON ST
HARLEY ST
20
THOMAS ST
E
TARRAGO N ST
23
HOUNSLOW AV
LIPSETT TC
BAGO T AV
HENLEY ST
RANKINE RD
FAIRFAX TCE
WI LTON TCE
TORRENS ST
GREY ST
COLL INS ST
HAZEL ST
ANNA ST
PAULA ST
WARD ST
BEDFORD ST
ALLEN AV
LYSLE ST
THANET ST
FRANK ST
23
FRASTEN ST
MARSHALL TCE
OSCAR ST
ROSS ST
STOTT CR
WHADDON RD
MAP WeTo/4 Adjoins
RICHMOND RD
9
36
ST ANTON ST
A44
19
180o
12
A82
MARKER AV
GROVE AV
A54
CUDMORE TCE
A705
A37
ALDRIDGE TCE
A18
1
A65
A704
KINGSTON AV
LUCAS ST
DOVER ST
DEVON ST
TRANSPORT AV
HUDSON CT
A19
BIGNELL ST
REDIN ST
BARNES AV
LEICESTER ST
A43
CHAM BERS AV
SALISBURY ST
MARION RD
NORWICH ST
KITSON AV
APOL LO CCT
BRITTON ST
A50
A30
WEAVER AV
BICKFORD ST
A31
A703
A42
A83
A702
RETALLACK AV
MAP WeTo/12 Adjoins
Lamberts Conformal Conic Projection, GDA94
Policy Area
1 Arterial Roads
11
Hilton
12 Marleston
14 Richmond
19 Medium Density
2 District Commercial
20 Low Density
23 Cowandilla / Mile End West Character
36 Transit Living
9 Netley
Policy Area Boundary
0
500 m
Policy Area Map WeTo/8
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment J
Policy Area Maps
ATTACHMENT J
• Precinct Map WeTo/8 (Replacement)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
RANKINE RD
FAIRFAX TCE
FERRIS ST
WILTON TCE
HOPSON ST
GOLDFINCH AV
BAGOT AV
GOLDFINCH AV
BLACKBURN AV
ATTRILL AV
COLLINS ST
BLACKBURN AV
WILSON ST
THOMAS ST
TURNER ST
AUGUSTA ST
A714
SOMERSET AV
CARNARVON AV
FRANCIS ST
A12
FENNER AV
DAVENPORT TCE
HILL PL
LYONS ST
TURNER ST
SPENCER ST
JENKINS ST
EDWIN ST
CLIVAN ST
PRESS RD
WINIFRED ST
RAWS RD
1
WESTERN PDE
EVERETT ST
MARLES CT
JAMES AV
CLEO CT
SPENCER ST
MULGA ST
SIR DONALD BRADMAN DR
DAREBIN ST
NEILL RD
RICHARD ST
TOLLEY CR
HARLEY ST
BROOKLYN AV
BEVERLEY AV
LANGDON ST
VINCENT ST
BYRNES ST
CLIFFORD ST
TARRAGO N ST
GREY ST
ROEBUCK ST
E
A100
POYNTON ST
WALTER ST
CRAIG ST
MORLEY ST
UR
CHAMBERS AV
RALPH ST
ARTHUR ST
Y
IT
SHIERLAW ST
TRENNERY ST
RD
MARGARET ST
KNIGHT ST
PASSMORE ST
BROOKER TCE
SANDERS ST
LANE ST
MAP WeTo/9 Adjoins
GUY ST
C
SE
MAP WeTo/7 Adjoins
FRASTEN ST
HAZEL ST
ANNA ST
PAULA ST
TORRENS ST
HENLEY ST
HOUNSLOW AV
LIPSETT TC
FEWINGS AV
WARD ST
BEDFORD ST
ALLEN AV
LYSLE ST
THANET ST
FRANK ST
MARSHALL TCE
OSCAR ST
ROSS ST
STOTT CR
WHADDON RD
MAP WeTo/4 Adjoins
BURTON ST
WEAVER AV
BICKFORD ST
LEICESTER ST
REDIN ST
KINGSTON AV
LUCAS ST
2
RICHMOND RD
1
ST ANTON ST
A44
BARNES AV
A54
CUDMORE TCE
A30
A705
A37
ALDRIDGE TCE
A18
A704
SUTTON TCE
TRANSPORT AV
A19
180o
A65
A82
MARKER AV
GROVE AV
DEVON ST
RICHMOND RD
HUDSON CT
BIGNELL ST
DOVER ST
A43
CHAMBER S AV
MARION RD
SALISBURY ST
NORWICH ST
KITSON AV
APOLLO CCT
BRITTON ST
A50
A31
A703
A42
DESMOND AV
A83
A702
RETALLACK AV
MAP WeTo/12 Adjoins
Lamberts Conformal Conic Projection, GDA94
Precinct
1 Intersection
2 Richmond Road
0
500 m
Precinct Map WeTo/8
Precinct Boundary
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
Inner and Middle Metropolitan Corridor (Sites) DPA
by the Minister
West Torrens Council
Attachment K
Concept Plan Maps
ATTACHMENT K
•
•
•
Concept Plan Map WeTo/2 - Prominent Development Sites (Replacement)
Concept Plan Map WeTo/4a - Richmond Road (Marleston) Commercial (Replacement)
Concept Plan Map WeTo/10 - Mile End Recreation (Replacement)
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
PO
HENLEY BEACH RD
SOUTH RD
GLO
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ADELAIDE
COUNCIL
DR
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ME
S
RAILWAY
CO
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DO
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SIR DONALD BRADMAN DR
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C
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LEADER ST
UNLEY COUNCIL
Y
HW
CROSS RD
MARION COUNCIL
SOUTH RD
MORPHETT RD
MOORINGE AV
SOUTH RD
MARION RD
WEST TORRENS
COUNCIL
MITCHAM COUNCIL
HOLDFAST BAY
COUNCIL
Prominent Development Sites
Primary Roads
1:30,000
0
300
600
900
1200
1500 metres
Local Roads
Railways
Development Plan Boundary
Concept Plan Map WeTo/2
PROMINENT DEVELOPMENT SITES
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
SANDERS ST
BICKFORD ST
KINGSTON AV
CHAMBERS AV
$
WEAVER AV
SANDERS LANE
LUCAS ST
BARTHOLOMEW ST
BIGNELL ST
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MARION RD
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%
$
ARGYLE AV
BOSS AV
MARION RD
DESMOND AV
GROVE AV
BARNES AV
CUDMORE TCE
ALDRIDGE TCE
SUTTON TCE
MARKER AV
LUCKNOW ST
HEIGHT LIMITATIONS (STOREYS)
Concept Plan Boundary
Intensive Landscaping
P
Road Setback (metres)
$
2
%
3
not applicable to residential development
Height Limitation Area Boundary
Commercial
1:5,000
0
60
120
180
240
±
300 metres
Industrial
Residential
Concept Plan Map WeTo/4a
RICHMOND ROAD (MARLESTON) COMMERCIAL
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
DEW ST
BAKEWELL BRIDGE
HENLEY BEACH RD
GLO
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Concept Plan Map WeTo/10
MILE END RECREATION
WEST TORRENS COUNCIL
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017
On Public Consultation from Tuesday 30 May 2017 to Tuesday 25 July 2017