DELIVERING
THE 30 YEAR PLAN FOR GREATER ADELAIDE:
CAMPBELLTOWN’S ROLE
GROWTH OPPORTUNITIES
SCOPING PAPER
Prepared for
CAMBELLTOWN CITY COUNCIL
By
CONNOR HOLMES PTY LTD
August 2010
Version 2
Disclaimer
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CONTENTS
Page No.
1.
BACKGROUND AND PURPOSE
1
2.
CAMPBELLTOWN: A GROWTH SNAPSHOT
2
2.1
2.2
2.3
2.4
3.
4.
5.
Drivers of Change: Population, Housing, Jobs
Shapers of Change: Planning Policy
Campbelltown Today: Strengths and Weaknesses
Summary
2
10
11
12
THE 30 YEAR PLAN: IMPLICATIONS FOR CAMPBELLTOWN
13
3.1
3.2
3.3
3.4
13
14
16
18
Metropolitan and Regional Objectives
Targets and Directions for Campbelltown
The Where and How of Growth: Three Scenarios for Discussion
Summary
SHAPING CAMPBELLTOWN’S FUTURE: TOWARDS AN ACTION
AGENDA
19
4.1
4.2
4.3
4.4
19
19
21
22
Overall Approach
Priority Precincts
Priority Actions
Summary
NEXT STEPS
23
APPENDIX 1 Workshop Attendance
APPENDIX 2 Raw Workshop Notes
APPENDIX 3 30 Year Plan for Greater Adelaide Eastern Adelaide Directions Map
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TABLE OF CONTENTS
1. BACKGROUND AND PURPOSE
This Paper scopes the opportunities for growth that could be pursued within the City of
Campbelltown in order to support, and gain maximum benefit from, the State Government’s
recently released 30 Year Plan for Greater Adelaide.
The objective of the paper is to assist Council to develop and implement a proactive approach
to:

understanding what The 30 Year Plan for Greater Adelaide means for Campbelltown;

exploring options for managing growth and change; and

delivering quality urban environments for current and future communities of the City.
The Paper provides a summary of the input to, and the outcomes of discussions held at, a
workshop of Councillors, Council staff and community members (refer Appendix One for a list
of attendees and Appendix Two for a transcript of table notes taken at the workshop).
The workshop covered the following broad areas:

a “snapshot” of Campbelltown’s current growth climate, strengths and weaknesses;

the key directions and targets of the 30 Year Plan that are relevant to Campbelltown;

options for implementing these directions and targets; and

a potential broad approach and priority actions for growth management.
The workshop focused specifically on the physical environment of the City – both built and
open space. While, Campbelltown’s social and economic fabric is also of critical importance
to any growth management agenda, the workshop focused on identifying spatial locations and
outcomes for growth on the expectation that this would form one of the key inputs to any
overall growth management approach developed by Council.
The workshop was a discussion-generating forum and not a decision-making forum. No
decisions were made nor were any outcomes formally “put to the vote”. This Paper comprises
the consultant’s understanding of key points and broad directions arising from the workshop
and does not attempt to identify all comments made by every participant.
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2. CAMPBELLTOWN: A GROWTH SNAPSHOT
This chapter presents a picture of the current growth dynamic in Campbelltown.
2.1
Drivers of Change: Population, Housing, Jobs
Population Growth
Campbelltown has experienced population trends in recent years similar to those experienced
within the metropolitan Adelaide area overall, including a period of historically low growth
during the 1990’s and early 2000’s, returning to more typical (i.e stronger) growth over the last
five years. With the exception of 2009, the population growth rate in Campbelltown has been
somewhat lower than the metropolitan rate, over the last five years growth in Campbelltown
has averaged 0.8%, compared with 1.1% across metropolitan Adelaide.
A comparison of Campbelltown and metropolitan Adelaide population growth is provided in
Figure 2.1.
Figure 2.1 Comparison of Campbelltown and Metropolitan Adelaide Population Growth
1.4%
Population
1.2%
1.0%
0.8%
0.6%
0.4%
0.2%
0.0%
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
Year (June 30)
Campbelltown Population Growth
Metropolitan Adelaide Population Growth
Source: ABS Catalogue No. 3218.0 - Regional Population Growth, Australia, 1996-2006; 2008-09
Actual population levels within Campbelltown are shown in Figure 2.2. At June 2009, the
estimated resident population (ERP) of Campbelltown was 49,281. Over the last five years,
population growth has averaged around 400 people per annum.
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Figure 2.2 Campbelltown Estimated Resident Population
50,000
49,000
Population
48,000
47,000
46,000
45,000
44,000
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
Year (June 30)
City of Campbelltown Population
Source: ABS Catalogue No. 3218.0 - Regional Population Growth, Australia, 1996-2006; 2008-09
Key Demographic Characteristics
Key demographic characteristics which influence population and housing growth include:

household size;

household type; and

age profile.
Average household size in Campbelltown has been stable at 2.5 persons over the last three
Censuses. By comparison, the metropolitan average household size has declined slightly
over this period and at the 2006 Census was 2.4 persons per household.
It is generally expected that there will be a further decline in average household size within
metropolitan Adelaide in the future, reflecting population ageing and social trends (such as
delayed marriage and divorce) which increase the prevalence of lone person and other small
households.
There is a similar distribution of household types within Campbelltown as across the
metropolitan area, as shown in Figure 2.3. Campbelltown has a somewhat higher proportion
of family households, particularly couple families with children and a lower proportion of lone
person households.
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Figure 2.3 Comparison of Campbelltown and Metropolitan Adelaide Key Household Types
35.0%
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0%
Couple family
with no children
Couple family
with children
One parent family
Metropolitan Adelaide
Lone person
Group
Campbelltown
Source: ABS 2006 Census
The median age of Campbelltown residents is 39 years which is slightly higher than the
metropolitan median of 38 years. The number of older persons (65 years and over) has
increased by 1,800 over the decade between 1996 and 2006 as shown in Figure 2.4. Older
Baby Boomers will move into this age group from 2011 and will substantially increase the
number of over 65 year olds within Campbelltown (and metropolitan Adelaide) over the next
two decades. This highlights the future importance of local housing choice, “ageing in place”,
and provision of services to meet emerging needs.
Figure 2.4 Campbelltown Residents Aged 65 Years and Over
9,000
8,500
8,000
7,500
7,000
6,500
6,000
5,500
5,000
1996
2001
2006
Campbelltown residents aged 65 years and over
Source: ABS 2006 Census
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Other notable demographic features of Campbelltown’s population include:

a higher level of population stability than the metropolitan area overall – 64% of
Campbelltown residents lived at the same address at the 2006 Census as five years
previously, compared with 59% across metropolitan Adelaide; and

a higher level of home ownership (69% of dwellings within Campbelltown are owned or
being purchased, compared with 67% across metropolitan Adelaide) and a
correspondingly lower proportion of rental dwellings (24% of dwellings within
Campbelltown are rented, compared with 26% across metropolitan Adelaide).
Dwelling Growth
Dwelling approvals in Campbelltown have been increasing over recent years as shown in
Figure 2.5. In the five years to 2008 there were 1,750 dwellings approved, an average of
350 dwellings per annum. It is also apparent from Figure 2.5 that ‘other’ dwelling types,
including semi-detached dwellings and units, have increased in recent years.
Figure 2.5 Campbelltown Dwelling Approvals – Houses and Other Dwellings
450
Number of Approvals
400
350
300
250
200
150
100
50
0
2001/02
2002/03
2003/04
2004/05
2005/06
2006/07
2007/08
2008/09
Year
Houses
Other Dwellings
Total Approvals
Source: ABS Building Approvals, Australia, Catalogue No. 8731.0
Dwelling approvals as shown in Figure 2.5 provide a good indication of trends in building
activity levels within Campbelltown, but do not indicate how many of the approved additional
dwellings have actually been built nor do they provide an indication of net changes in dwelling
stock (i.e net of dwellings lost in demolition). In an established area like Campbelltown, many
dwelling sites are provided by the demolition of existing dwellings and re-subdivision of
residential allotments rather than greenfield subdivision.
Figure 2.6 compares dwelling approvals with net dwelling additions and indicates that net
dwelling growth within Campbelltown over the last five years was 945 dwellings or 189 per
annum.
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Figure 2.6 Campbelltown Dwelling Approvals and Net Dwelling Growth
450
400
350
Dwellings
300
250
200
150
100
50
0
2003
2004
2005
2006
2007
2008
Year
Net Dwelling Growth
Dwelling Approvals
Source: ABS Building Approvals, Australia, Catalogue No. 8731.0, City of Campbelltown
On average, 95% of dwelling approvals actually get built. Thus the average dwelling approval
level of 350 within Campbelltown could represent around 330 new dwellings built. The gap
between dwellings built (330) and net dwelling growth (190) represents the replacement of
demolished dwellings (dwelling demolitions within Campbelltown have averaged around 140
dwellings per annum over the last five years).
The dynamics of this relationship need further analysis, in particular to understand options for
“converting” demolitions to a greater number of new dwellings (ie. increasing the ratio of new
dwellings per demolition from its current level of 1.7).
Recent dwelling growth has been dispersed across the Campbelltown area and has largely
occurred on re-subdivided residential allotments. Land division data indicates that 86% of
land divisions lodged and approved over the last five years have created only one additional
allotment per application.
Existing Dwelling Stock
Figure 2.7 compares separate houses, semi-detached dwelling forms and
flats/units/apartments as a proportion of overall dwelling stock in Campbelltown and
metropolitan Adelaide. It is apparent that Campbelltown has a slightly higher proportion of
separate houses. Recent dwelling approval activity reinforces the distribution of housing types
shown in Figure 2.7, indicating that 80% of dwellings approved over the last five years have
been separate houses.
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Figure 2.7 Comparison of Campbelltown and Metropolitan Adelaide Housing Stock
90.0%
80.0%
Separate Houses
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
Separate house
Semi-detached, row or
terrace house
Campbelltown
Flat, unit or apartment
Metropolitan Adelaide
Source: ABS 2006 Census
Figure 2.7 also indicates that the proportion of flats/units/apartments is identical in both
Campbelltown and metropolitan Adelaide, while the proportion of semi-detached dwelling
types is lower in Campbelltown. Figure 2.8 shows that although the proportion of
flats/units/apartments in Campbelltown is the same as metropolitan Adelaide, Campbelltown’s
stock of these dwelling types is primarily comprised of single and two storey unit blocks with
very few units/flats in blocks 3 or more storeys high.
Figure 2.8 Comparison of Campbelltown and Metropolitan Adelaide Flats, Units & Apartments
12.0%
10.0%
8.0%
6.0%
4.0%
2.0%
0.0%
Flat, unit or apartment in a one or two storey
block
Campbelltown
Flat, unit or apartment in a three or more
storey block
Metropolitan Adelaide
Source: ABS 2006 Census
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Jobs
Campbelltown has experienced relatively strong job growth in recent years. Figure 2.9
demonstrates that the number of jobs in Campbelltown increased by 11% between 2001 and
2006. On average between 2001 and 2006 an additional 160 jobs were created each year in
Campbelltown.
Figure 2.9 Campbelltown Job Growth 2001-2006
9,000
8,000
Number of Jobs
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
2001
2006
Census Year
Jobs in Campbelltown
Source: ABS 2006 Census
As shown in Figure 2.10, the vast majority of jobs in Campbelltown are in the services sector.
Retail, education, health and community services and other services account for over 70% of
employment in Campbelltown.
Figure 2.10 Campbelltown Employment Industries 2001-2006
1,800
1,600
Number of Jobs
1,400
1,200
1,000
800
600
400
200
0
Industrial Construction
Retail
Education
Health &
Community
Services
Other
Services
Other
Industry
Source: ABS 2006 Census
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While job growth in recent years has been relatively strong, it should be recognised that the
predominant land use within Campbelltown is residential and the number of jobs relative to the
population is relatively low. Overall employment sufficiency (jobs relative to employed
residents) in Campbelltown was 39% at the 2006 Census, one of the lowest rates among
metropolitan Councils.
Figure 2.11 compares the number of jobs located in Campbelltown by industry with the
number of Campbelltown residents who work in that industry. It is clear that across all
industries, a significant number of Campbelltown residents must access job opportunities
outside the local area. In other words, there are limited opportunities to live and work in
Campbelltown.
Figure 2.11 Campbelltown Employment Sufficiency by Industry
8,000
Number of Jobs
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
Industrial Construction
Retail
Education
Health &
Community
Services
Other
Services
Other
Industry
Jobs in Campbelltown
Resident Workers in Campbelltown
Source: ABS 2006 Census (customised Journey to Work data)
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2.2
Shapers of Change: Planning Policy
The vast majority of Campbelltown is zoned Residential as shown in Figure 2.12. A single
Residential Zone applies across Campbelltown, with two policy areas providing additional
planning controls for the Poet’s Corner area.
Figure 2.12 Campbelltown Residential Zone
Source: DPLG, 2010
Key quantitative planning controls currently applied within the Residential Zone (excluding
Poet’s Corner) are as follows:

min lot size:
350 sqm

max site coverage:
50%

min frontage:
7m

min front setback:
6m

min Private Open Space:
20%
The original pattern of land division in Campbelltown is such that the above controls enable
the re-subdivision of most existing properties within the area. This is reflected in the dispersed
pattern of building activity across the Council area, as shown in Figure 2.13.
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Figure 2.13 Location of Current Land Division Proposals
Source: DPLG, 2010
In terms of non-residential planning policies, current Centre and Commercial Zone policies are
relatively flexible (although car parking rates may be a barrier to expansion and/or
redevelopment).
2.3
Campbelltown Today: Strengths and Weaknesses
At the workshop on 19 July, attendees were asked to reflect on the drivers and shapers of
change in Campbelltown (after a presentation of the information Sections 2.1 and 2.2 above)
and then identify the City’s strengths and weaknesses relative to growth and change (refer
Section 1 of Appendix Two). There was a high degree of consistency among workshop
participants in their assessment.
Key growth management strengths were seen as:

physical accessibility to the CBD and the rest of the metropolitan area (in particular via
generally good bus connections and the OBahn);

high number of high quality open spaces (particularly the River Torrens Linear Park and
the foothill parks);

distinctive character areas (Poet’s Corner, creeks, foothills);

good access to a wide range of local services, facilities, retailing and amenities;

activity centres that present growth opportunities;

relatively more affordable housing choices than in many other parts of Adelaide;

a diverse and culturally rich population; and

a major university campus.
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Key growth management weaknesses were seen as:

some areas do not enjoy good access to public transport;

poor quality public realm and streetscapes in many areas;

high traffic levels impacting adversely on some local communities;

low accessibility to open space in some areas;

lack of local employment lands and opportunities;

relatively generic zoning rules which are not effective in directing growth to preferred
locations; and

relatively low level of housing choice (with a domination of detached dwellings on
individual lots).
These characteristics could “set the scene” for the Workshop to consider possible growth
management approaches that would build on strengths and can be used to redress
weaknesses.
2.4
Summary
Over the last five years, Campbelltown has added about 400 people to its population each
year. About 330 new dwellings have been constructed each year, resulting in a net annual
increase of about 190 dwellings per annum (once allowance is made for dwellings lost due to
demolition).
While these are moderate rates of growth in the metropolitan context, current zoning rules are
resulting in a large number of small and widely dispersed projects, typically “two-for-one”
demolition and replacement. This reflects strong market demand and the operation of a large
number of smaller-scale developers, and is a valuable means of generating new housing and
improving housing choice.
However this pattern of dispersed low density growth means that the rate of dwelling
construction required to support a given level of population growth is relatively high (because
relatively more dwellings are lost to demolition than would be the case for higher density
development). It also means that the impacts of change are more widely felt than would be
the case for more concentrated development patterns.
About 160 extra jobs have been created in Campbelltown each year over the last five years.
This represents relatively strong job growth of around 2% per annum. However, overall
employment in Campbelltown remains low-only around 8,200 jobs are located in the area.
While low employment levels not such a significant issue given the large number of
employment options within close commuting distance, it is widely recognised that fostering
local employment generates a range of social, environmental and economic benefits.
Looking ahead, growth opportunities in Campbelltown are likely to decline as stocks of
available land are run down. This will restrict the capacity of the City not only to respond to
external growth pressures, but also to provide housing choices for existing residents as they
move through the housing lifecycle.
Campbelltown’s accessibility to services and transport, high number of quality open spaces,
distinctive character areas and network of activity centres were seen by the 19 July workshop
as key positive attributes. Against this, weaknesses were perceived in areas including the
quality of public realm and consistency of access to open space and public transport.
The 30 Year Plan for Greater Adelaide provides an opportunity for Council to consider options
to harness growth so that it builds on Campbelltown’s strengths and redresses perceived
weaknesses.
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3. THE 30 YEAR PLAN: IMPLICATIONS FOR CAMPBELLTOWN
This chapter outlines the key directions and targets of the 30 Year Plan that are relevant to
Campbelltown and canvasses broad options for implementing these directions and targets.
3.1
Metropolitan and Regional Objectives
Greater Adelaide has recently returned to strong population and employment growth in recent
years and the 30 Year Plan for Greater Adelaide sets targets for population, dwellings and
jobs over the next 30 years:

560,000 additional people;

258,000 net additional dwellings; and

282,000 additional jobs.
At the metropolitan level, the 30 Year Plan seeks to shift the balance of dwelling growth away
from greenfields fringe development in favour of infill development. The Plan estimates that,
by increasing densities in transit corridors, activity centres and regeneration areas, the bulk of
Adelaide’s urban character can remain largely unchanged and the split between infill growth
and fringe growth can be shifted from its current level of about 50:50 to 70:30 by 2038.
The 30 Year Plan also provides targets and key growth directions for regions. Campbelltown
is located within the Eastern Adelaide Region. Overall targets for Eastern Adelaide to 2038
(excluding City) are as follows:

37,700 additional people;

18,400 net additional dwellings; and

6,500 additional jobs.
The 30 Year plan identifies 2,230 hectares of up-zoning required to accommodate growth
within Eastern Adelaide. The location of Campbelltown within Eastern Adelaide and key
growth directions for the region, as expressed in the 30 Year Plan are shown at Appendix 3.
Key growth areas within Eastern Adelaide are identified to include:

Major Corridors along the O-Bahn route, the Glenelg tram line, the Noarlunga and Belair
rail lines;

Minor Corridors along key arterials;

TOD at Keswick;

Major District Centres at Norwood Pde and Unley Rd;

District Centres at Burnside, Newton and Firle;

Potential regeneration areas at:
o
Keswick;
o
Glenside Hospital;
o
Kent Town;
o
Burnside Council Depot precinct;
o
Disability SA site at Fullarton; and
o
Campbelltown – mainly west of St Bernard’s/Newton/Darley Roads.
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Government requires that Council Development Plans be brought into alignment with the 30
Year Plan by February 2013. It is understood that the Department of Planning and Local
Government is in the process of asking Councils to indicate the actions they will undertake to
ensure their Development Plans deliver on the directions and targets of the 30 Year Plan.
This gives Councils the opportunity to proactively indicate a preferred growth management
strategy.
3.2
Targets and Directions for Campbelltown
Dwelling Growth
According to the Plan, Campbelltown accommodates significant densification opportunities –
fixed and non-fixed transit corridors, two major activity centres and extensive potential
regeneration areas. Campbelltown also has a significant role in Greater Adelaide’s open
space network, accommodating significant parts of the River Torrens linear park and foothills
reserves and with important connections along creek corridors.
The regeneration areas identified in the 30 Year Plan and shown at Figure 3.1 are broadly
consistent with these identified in Council’s Urban Character Study undertaken by URPS in
2006.
Figure 3.1 30 Year Plan Growth Directions - Campbelltown
Source: DPLG (2010) The 30 Year Plan for Greater Adelaide
Council level targets are not provided in 30 Year Plan nor has DPLG updated population
projections for LGA’s to reflect the ‘high scenario’ population projection series which underpins
30 Year Plan targets.
In the absence of Council-level targets the amount of growth intended for Campbelltown can
only be estimated from maps in 30 Year Plan. Based on the relative area covered by corridors
and regenerations in Campbelltown compared with the rest of Eastern Adelaide, it is
considered that between 40% and 50% of Eastern Adelaide’s growth is expected to occur in
Campbelltown. This share of dwelling, population and job targets would translate to growth
levels in Campbelltown identified in Table 3.1.
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Table 3.1 Estimated Potential Growth Targets - Campbelltown
Target
Low
(likely)
High
(unlikely)
Dwellings
7,400
9,200
Population
15,150
18,850
Jobs
2,600
3,250
Source: Estimated from DPLG (2010) The 30 Year Plan for Greater Adelaide based on gross area equivalence
The estimated targets contained in Table 3.1 imply an average net dwelling addition of 250
dwellings per annum which is around 30% higher than current net dwelling growth levels. A
comparison of historical net dwelling growth and estimated targets from the 30 Year Plan is
shown in Figure 3.2.
Figure 3.2 Campbelltown Historical and Targeted Future Dwelling Growth
450
400
350
Dwellings
300
250
200
150
100
50
0
2003
2004
2005
2006
2007
2008
Year
Net Dwelling Growth
Dwelling Approvals
30 Year Plan Net Dwelling
Growth Target (Estimated)
Estimated Campbelltown population targets imply an average annual population growth rate of
0.9-1.1% which is consistent with current growth rates, which averaged 1.0% over the last 3
years. However, population targets assume an average household size of around 2 persons
per dwelling compared with the current average of 2.5 persons, therefore a higher number of
dwellings is expected to be required to accommodate the same population growth levels.
Employment Growth
Campbelltown’s estimated share of regional job targets assume average annual job creation
of 87-109 jobs. Current job growth in Campbelltown is 160 jobs per annum, however
continued job growth will be a challenge given the predominantly residential land uses within
Campbelltown and limited employment land. Future job growth is expected to be
accommodated in existing activity centres (particularly at Newton) and within corridors. Policy
settings will need to facilitate growth in retail and commercial floor space in these areas to
accommodate job growth.
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3.3
The Where and How of Growth: Three Scenarios for Discussion
While Council’s will be obliged to align development plan policies with the 30 Year Plan for
Greater Adelaide, Council has the opportunity to exercise some discretion over how
population, dwelling and job targets are to be achieved.
Key considerations for future growth within Campbelltown include:

there is little broadacre land available in Campbelltown;

to accommodate population growth and demographic change, more dwellings will need to
be developed within existing areas; and

fragmented ownership means that availability of land for redevelopment is highly uncertain
– policy settings will need to recognise this.
Growth options for Campbelltown include:

focussing growth in corridors/centres – involving major change to urban form in these
areas (tripling density);

encouraging residential infill within selected areas only – involving a moderate increase in
density in these areas;

spreading growth across whole LGA – involving a modest average increase in density; or

a combination of policies for centres/corridors and infill areas.
Three possible scenarios and the policy, density and urban form implications of each are
summarised for discussion purposes only in Table 3.2.
These scenarios are as follows:
1.
all growth into corridors and higher order centres identified in the 30 Year Plan;
2.
all growth into regeneration areas identified in the 30 Year Plan; and
3.
all growth dispersed across entire area.
It is stressed that these comparisons are for discussion purposes only. They are not put
forward as growth strategies in themselves. The purpose is to inform discussion of options,
choices and issues for Council.
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Table 3.2 – Comparison of Growth Scenarios for Discussion
DESCRIPTION OF OPTION
CHANGE IN RESIDENTIAL
DENSITY
Option 1 – Centres/Corridors Only
Within area affected:

All growth accommodated within
Centres/corridors identified in 30
Year Plan.


Corridors identified and
800m/400m buffers comprise
around 500 hectares of land.
Average gross residential
density of at least 25-30
dwellings per hectare (i.e. triple
current density).

Average net residential density
of at least 50 dwellings per
hectare.

Corridors mainly affect the northwest corner of the LGA.

Corridors comprise about 20.7%
of the Council area.

Containing growth within
centres/corridors could leave
established suburbs largely
unaffected by redevelopment.
Option 2 – Regeneration Areas
Only

All growth accommodated in
areas identified in 30 Year Plan
for uplift.

Uplift areas located in western
half of Campbelltown (excluding
Poet’s Corner).

Within area affected:

average gross residential
density in area affected would
double.

increase from 9.0 to 15.9-17.6
dwellings per hectare.
POLICY IMPLICATIONS

Planning policies would need to
facilitate much higher densities than
the identified average because
fragmented ownership and other
constraints will mean not all land is
available for redevelopment.

Up-zoning of affected areas may not
lesson pressure for redevelopment
that is ongoing at the moment within
established residential areas (i.e
demand may not be transferable).

Potential to extend up-zoning to other
‘nodes’ identified in the 2006 Urban
Character Study.

To achieve required average density
within area affected (i.e net of
centres) either the vast majority of
properties in the identified area would
need to be demolished and replaced
with 2 new dwellings or some higher
density development would need to
be facilitated.

All properties will NOT be available
for redevelopment, therefore policy
settings would need to facilitate
smaller allotments (e.g. 200sqm such
that an 800m+ site could be divided
into 4 sites), attached dwelling forms
including duplexes, terraces, row
dwellings and 3-4 storey apartment
buildings.

Current planning policy settings are
not delivering the required number of
net additional dwellings to meet 30
Year Plan targets.

Would require policy changes within
Residential Zone to enable some
higher density forms .
Uplift areas affect 48.3% of the
Council area.
Option 3 – Dispersed Only
Within area affected:

All growth accommodated across
all of existing residential zone
(excluding Poet’s Corner).


Area affected comprises 97% of
existing Residential Zone.

Continuation of current
development pattern.
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
average gross density would
increase from 9.4 to 12.8-13.6
dwellings per hectare – an
increase of between 30% and
40%.
This would take average gross
residential density from ‘very
low density’ to ‘low density’.
AREA AFFECTED
POTENTIAL URBAN FORM OUTCOMES
PAGE 17
3.4
Summary
Through The 30 Year Plan for Greater Adelaide, the State Government is seeking a significant
change to Adelaide’s urban form to create a city that is competitive, equitable and sustainable.
The new urban form involves concentrating growth and change into corridors and centres,
thereby reducing the pressure for urban fringe growth and taking the pressure off character
suburbs.
Pending confirmation from the State Government, it appears that Campbelltown’s contribution
to achieving the 30 Year Plan targets for population and dwelling growth in the Eastern
Adelaide Sub-Region could involve growth rates about 30% higher than the average over the
last five years. The current growth management approach is unlikely to be able to deliver the
required growth – certainly not in a manner that secures maximum benefit for the current and
future communities of the City.
For discussion purposes, the workshop considered three alternative approaches to growth: all
growth in corridors/centres, all growth dispersed across roughly half the Council area, and all
growth dispersed across the entire Council area. Each of these discussion scenarios would
result in differing levels of impact upon existing communities and would result in new
development of differing densities.
These discussion scenarios informed discussion at the workshop about how Campbelltown
should approach growth management, and what actions might be necessary to deliver a
preferred approach.
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PAGE 18
4. SHAPING CAMPBELLTOWN’S FUTURE: TOWARDS AN ACTION
AGENDA
This chapter summarises the potential overall growth management approach and priority
actions that were discussed at the 16 July workshop (refer Section 2.3 of Appendix 2).
The discussion in this chapter represents the consultant’s interpretation of the key themes and
outcomes arising from the workshop, and does not attempt to capture all comments or reflect
all the views expressed.
4.1
Overall Approach
The discussion at the workshop indicated that growth in Campbelltown could be managed by
proactively encouraging growth into identified areas. This could “take the pressure off”
character areas and reduce the proliferation of dispersed low-density piecemeal
redevelopment.
This approach could be used to facilitate “critical mass” for renewal and place-making in
defined precincts. It could allow Council to focus and coordinate its planning and investment
programs. Growth management planning could be approached in a staged manner,
consistent with Council’s ability to coordinate the required processes.
The overall growth management approach that emerged from the workshop as the preferred
approach is conceptually illustrated in Figure 4.1.
The workshop identified priority growth precincts based around activity nodes across the
Council area. The workshop envisaged that growth in these precincts could be leveraged off
existing concentrations of services, employment and/or transit to accommodate residential
growth of medium to high density with a mix of other uses such as retailing, business and local
services.
Generally, priority was given to precincts that offered good transport access, proximity to open
space and capacity to create attractive public realm.
Directing growth into these priority precincts was seen as a way of focussing Council’s
resources to achieve maximum benefit within a defined area. By planning and promoting
extensive change within these areas, Council can minimise the area over which supportive
infrastructure investment decisions are required and can help to minimise the impacts of
change beyond these areas,
The workshop saw a secondary supporting role for general lower-density infill, which could be
enabled in areas characterised by good access to services and transport, large prevailing lot
sizes and/or housing stock in need of renewal.
Little change was seen as necessary or appropriate in the remainder of the Council area,
where the growth management emphasis could be on protecting existing character. Policies
would need to allow appropriate renewal of housing stock and/or minor infill at lower densities.
4.2
Priority Precincts
Activity nodes that workshop attendees identified as having potential to accommodate growth
are identified on Figure 4.1 and were:

Priority one: Paradise OBahn Interchange, Centro Newton, Newton Village, Glynde Corner;

Priority two: Campbelltown Shopping Centre, Magill Road/UniSA Campus;

Priority three: Athelstone Shopping Centre.
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PAGE 20
In each case, the workshop saw the focus for growth management as comprising the activity
node together with the surrounding walking catchment (which could be between 400m and
600m around the core of the area).
The workshop did not underestimate the challenges involved in unlocking growth in these
precincts. While regeneration and uplift in these areas has potential to create unique and
attractive places and deliver a range of housing choices in well-serviced locations, it will in
many cases require a range of coordinated interventions.
4.3
Priority Actions
The discussion at the workshop identified a range of actions that could be driven by Council to
implement the preferred growth management approach and unlock development potential in
targeted locations:

Undertake master planning
The workshop identified that comprehensive masterplans will be needed to identify how
each precinct can grow and identify the actions needed to unlock growth. These
masterplans would be prepared in consultation with local communities and could be
supported by a range of supportive Council actions and programs.

Create and transform places
The workshop recognised that many of the priority growth precincts do not currently offer
a “sense of place” that would attract new residents and businesses into the area. The
workshop highlighted the need to transform the areas prioritised for growth in order to
create places where people will want to live, work and relax – in other words, to create
new “lifestyle” choices.

Establish supportive zoning
Positive and proactive zoning policy will be required to facilitate appropriate forms of
development. This could include zoning that provides incentives for the consolidation
and amalgamation of fragmented landholdings, for the provision of public spaces or for
other defined outcomes.

Improve transport and other infrastructure
Improving accessibility and boosting transport choice was seen by many at the workshop
as key to the success of the priority precincts. This was seen as extending beyond motor
vehicles to encompass public transport, walking and cycling, with particular opportunities
to create transport connections between growth precincts. Recreation and other
infrastructure was also indentified as important.

Improve the public realm
The extent and quality of public spaces was seen as key to the future of the Council area
and as an essential underpinning of growth. The workshop identified the importance of
building on Campbelltown’s strong existing network of public open spaces, boosting the
quality of streetscapes and creating new urban spaces within the priority precincts.
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PAGE 21

Consolidate landholdings
Existing fragmented landholdings were identified in the workshop as a major barrier to
integrated redevelopment outcomes in many priority precincts. Council intervention to
facilitate assembly of development parcels was seen as an option for unlocking
development potential and improving the quality and cohesion of development outcomes.

Achieve high design quality
The workshop suggested a focus on design in priority precincts. Scale relationships,
environmental performance and architectural quality were all seen as very important
elements of an overall pursuit of design excellence. Making better use of existing land
used for carparking was seen as one option for achieving better design outcomes.

Engage the community
The workshop was firmly supportive of consulting the local community and giving them a
say in the planning and management of growth areas.

Build effective partnerships
Growth management was seen by many at the workshop as requiring a partnership
approach where Council, State Government, the development sector and the community
work together to achieve outcomes that benefit all parties. Growth was not seen as an
“us and them” approach, but as a collaborative exercise.

Boost housing mix and choice
The workshop acknowledged that Campbelltown currently offers a limited range of
housing choices, and that this would become more of a constraint as the population ages.
Choices of housing type, size, location and price were all seen as important potential
benefits of an overall growth management approach.
It was generally accepted at the workshop that Council should take a leadership position in
shaping the future of the City and working with communities and partners to unlock growth in
preferred locations and achieve quality outcomes for current and future communities.
4.4
Summary
Council has an opportunity to respond to The 30 Year Plan for Greater Adelaide in a way that
proactively shapes the future of the City and has potential to deliver better urban environments
for current and future Campbelltown communities.
Council could develop a growth management strategy based around promoting medium
density mixed-use development within identified priority precincts (comprising an activity
centre or fixed transit “core” plus surrounding walking catchment), supported by sensitive low
density infill in suitable areas. This approach could help to take the growth pressure off
sensitive environmental or character areas.
Articulating and driving this approach will require a comprehensive and coordinated set of
Council programs and initiatives to unlock growth potential. The requirement to prepare a new
Strategic Management Plan and to bring the Development Plan into alignment with The 30
Year Plan for Greater Adelaide provide triggers for Council to consider and pursue the
directions outlined in this Scoping Paper.
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PAGE 22
5. NEXT STEPS
This Paper is intended to inform preparation of an action plan to proactively manage urban
growth and change in Campbelltown.
Specifically, the Paper would be relevant to:

Council’s contribution to the current dialogue with DPLG regarding achieving plan targets;

consideration of the 2010-2020 Strategic Plan by the incoming (post-November 2010)
Council;

masterplanning for key precincts;

preparing Council-wide planning frameworks for transport and accessibility, recreation,
open space and housing choice;

reviewing Council’s Development Plan (as required by Section 30 of the Development
Act);

setting Council’s DPA program (in terms of both sequencing and content); and

setting and measuring key deliverables for various teams and officers within Council’s
new corporate structure.
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PAGE 23
APPENDIX 1
WORKSHOP ATTENDANCE
Workshop held Monday 19 July 2010
7:00pm-9:30pm
Campbelltown Civic Centre
Attendance
Darren Adams
Judy Black
Franco Boscaini
Amelia Cockington
John Di Fede
Paul Di Lulio
Neville Grigg
John Hanlon
Mike Hawkins
Craig Holden
John Kennedy
Justin Lang
Nigel Litchfield
Kevin Lowe
Marilyn Matthew
George Morias
Margaret Nicole
Marijka Ryan
Tony Sabino
Sue Suter
Jodie Temp
Lyn Townsend
Jill Whittaker
APPENDIX 2
RAW WORKSHOP NOTES
1.
Table Discussions - Our Strengths and Weaknesses
1.1 Table 1
Strengths

Proximity to the City

Closeness to Linear Park

Mix of housing stock (diversity)

Ease of access to O-Bahn

Affordable housing areas

Wide range of facilities – hospitals, shopping areas, doctors

Wide diversity in population

Community safety of area (need to protect)

Good public transport

Protection Areas
-
Thorndon Park
-
Black Hill / Morialta
-
Linear Park
-
sports grounds

Lots of neighbourhood centres (corner shops)

Strong cultural community / churches / sports

Lots of aged care facilities
Weaknesses

Linkages of public transport across city (especially around Athelstone)

No theatre or cinema

Hoons

Quality of Streetscapes

Poor arterial roads (narrow footpaths / low level of street trees)

Public realm needs to improve to attract people to area

Lots of traffic, especially in areas of low open space provision.

Areas that are attractive for infill are the areas that have low open space provision and lower
housing values ($)
1.2 Table 2
Strengths

Great open space
-
large Parks
Linear Parks
Hills Face
link to conservation areas
sportsgrounds
-
Thorndon Park
River Torrens Linear Park
creeklines

Magill University – education precinct

Strong Italian heritage
Weaknesses

Lack of zoned business/commercial/industrial

Lack of employment opportunities

Lack of boulevard retail/commercial

Only have 1 residential zone
1.3 Table 3
Strengths

Open space

Density – good in some areas

Open space corridors good link / bio density

Commercial centres (infill/density opportunities) and links to transport (buses)

Detention centre redevelopment


Good transport links generally
good pedestrian access
Weaknesses

Traffic congestion on Lower North East road / St Bernard’s Road

Detached vs semi detached character

Open space low in some areas targeted for infill now

Commercial centres spread out
1.4 Table 4
Strengths

Bus routes key drivers

Open space

Transport networks

Walkability

Thorndon Park

Black Hill
2.
Table Discussions - Options and Actions
2.1 Table 1 – Map

Review planning policy for these areas

Review infrastructure and public realm

Maximise use / benefit of Linear Park

Work with LMC to fast track development of Morialta High School land if it becomes available
2.2 Table 2 – Map and Notes
Priorities for Action

Paradise Interchange

Campbelltown Centre

Glynde Corner

Montacute Road

Centro Newton

Market gardens

Newton Village

Magill (around Daly Oval)

Magill Campus
How?

Development Plan – zoning (Legislation – Development Act)

Improve the transport

Incentives:
-
zoned
reduce planning risks
investment in public realm (qualities of open space and appeal of shopping centres)
underground power
landscapes
street furniture
walking and cycle tracks

Encourage market stimulation – e.g Lochiel Park

Incentives for eco friendly
-
environment protection
energy and water efficiency
Development Options and what to do

Mixed development (affordable)
-
Nodes – 2-3 levels
smaller land parcels (300 sqm) semi-detached – spread

Specific
-
Campbelltown shopping centre
mixed use development
market gardens

Look at affordable housing – lower rise

Really transform the nodes – an exciting place for young people

Affordable choice
2.3 Table 3 – Map and Notes

Open space – needed in several areas (e.g - Hectorville/Tranmere
- Campbelltown Centre
- Morialta High School)

Detached v’s semi detached (virtual small footages)

Road and traffic concept LNE Rd side roads

Pedestrian access

Centre focus

Transport corridors - to more parking for commuters

Density – student houses, traffic issues (Magill)
Option 1 – Nodes and Corridors
(1)
(2)
(2)
(3)
(3)
(4)
Council driven – proactive – foster discussion for land consolidation – market gardens
(Greenfield) - Council consultation, get owners together
Lochiel Park – urban design guidelines are good use in other zones
Plot ratios site coverage to create open/space (align zoning to open space)
Build off the back of key infrastructure projects like PLEC (Power Line Environment
Committee)
Paradise interchange TOD and major centre:
- Access for universal design principles
- Density next to key open space and centres
- Car park residential / commercial / shops
- Intergenerational development, family/single/syc/aged care/affordable
Partnerships to deliver: Govt / DPLG / commercial / NFP
2.4 Table 4 – Map and Notes
Map

Centro Newton

Paradise Interchange

Glynde Corner

Newton Village

Athelstone Centre
Notes

Need alternatives –
undercover parking
-
Consolidation (4 blocks)
-
landscaping

Infill: Need to acquire land – zoning

Res Infill: Encourage higher density development in certain areas through Policy incentives –
certainty

Res Infill – Intervention: Change plan policy to discourage low narrow block developments
-

larger scale development i.e Westwood
Public Housing
Centres
-
Zoning for Commercial Activity (O’Bahn), utilise open park areas or existing comm site,
(centro), Public Transport

Res Infill: Big hurdle land ownership

Centres: Need opportunities around Centres capitalise on certain centres, structure plan for
areas including stormwater
Opportunities

Mixed Use – Magill Road / Clynde corner

O’Bahn – opportunities for higher density

Lower North East Rd – potential for higher density

Centro Newton – TOD – higher density

Morialta High School Site – retain open space

Glynde Corner

Infill in designated areas – areas to be retained with larger allotments, character
areas/ambience

Cut and fill to be controlled for redevelopment

Promote housing variety
Priorities for Action:

Paradise Interchange

Glynde Corner

Newton Village

Centro Newton

Magill Campus

Campbelltown Centre (15yrs +)

Hamilton Tce/Gorge Rd (15yrs +)

George St Campbelltown (15yrs +)
3.
Plenary Session – Strategies, Precincts and Actions
3.1 Strategies
Table Preferences

Corridors / Centres


Focussed infill (inc. based on larger land ownerships)


Dispersed infill

Mixed – corridors/centres plus dispersed

Consider:
- Transport
- Open Space
- Linear Park
- Demand
- Affordability
- Not fronting onto Main Roads


Don’t forget the rest – need a balanced strategy
3.2 Precincts

Campbelltown Centre


Magill Road / UniSA Campus


Paradise O’Bahn


Centro Newton


Athelstone


Glynde Corner


Newton Village


Norwood Morialta High School (if available)


Open spaces – create


Detention Centre


Thorndon Park

Actions

Land consolidation:

Planning: zoning policy, structure plans, incentive zoning


Community consultation


Transport and other


Design: / scale, eco-friendly, parking


Partnerships – Govt, developers, community


Housing mix / choice


Public realm, open space and streetscapes


Create places / transformation
Area-wide acquisition and ownership

APPENDIX 3
30 YEAR PLAN FOR GREATER ADELAIDE
EASTERN ADELAIDE DIRECTIONS MAP