Development Plan - City of Playford - SA.Gov.au

Development Plan Amendment 

CITY OF PLAYFORD 

Playford North and Blakeview 

Development Plan Amendment Report 

by Council 

For Authorisation 

July 2008

Development Plan Amendment 




by Council 

Executive Summary 

July 2008

EXECUTIVE SUMMARY 

1.0 Introduction 

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

Development Plan. The Act allows either the relevant council or the Minister for Urban 

Development and Planning (under prescribed circumstances) to amend a Development Plan. 

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

Urban Development and Planning regarding the range of issues the amendment will address. 

This is called a Statement of Intent. Once the Statement of Intent is agreed to, a Development 

Plan Amendment (DPA) (this document) is written, which explains what policy changes are being 

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

A DPA consists of: 

• Executive Summary (this section) 

• Analysis 

• Conclusions and Recommended Policy Changes 

• References/Bibliography 

• Certification by council’s Chief Executive Officer 

• The Amendment. 

On 29 January 2008 the Minister for Urban Development and Planning agreed to a request from 

the City of Playford to initiate a DPA under Section 24(1)(a)(ii) of the Development Act 1993. The 

purpose of the DPA was to implement key aspects of the Playford Alive Master Plan and 

Blakeview Structure Plan, two key strategic planning documents prepared in 2007. 

This DPA provides a summary of the proposed policy changes, a report on the findings of the 

investigations and details of the amendments to the Development Plan. 

2.0 Need for amendment 

A number of recent and current projects/studies have occurred concerning various strategically 

significant locations throughout the north and eastern portion of the Council area. These 

projects/studies essentially relate to future urban growth areas on land primarily owned by the 

Land Management Corporation (LMC), together with the regeneration of the established suburbs 

of the Davoren Park and Smithfield Plains, otherwise known as the Peachey Belt. The 

projects/studies are further detailed as follows: 

Playford North Urban Renewal Project 

The Playford North Renewal Project is a major urban regeneration and community renewal 

project that will transform Adelaide’s outer northern suburbs. The focus is on developing and 

supporting a sustainable community through physical infrastructure improvements and social 

infrastructure improvements such as social services to create Playford North as a place to live 

work and play. 

The project will revitalise the residential environment in the existing suburbs of Smithfield Plains 

and Davoren Park as well as providing additional new housing in Munno Para West and Andrews 

Farm. 

Central to the project will be the development of: 

• a better mix of housing for existing and future residents; 

• a stronger voice for the local community; 

• better education and job opportunities;

• better health and community facilities (including open space); and 

• better public transport options. 

The Project’s physical description is as follows: 

• total area of 930 hectares; 

• 15 year plus project, with the development of more than 10,000 new homes; 

• renewal of the Peachey Belt effecting 1,177 SAHT properties; 

• population growth from 13,000 to approximately 40,000 people. 

The Project is being led by the Land Management Corporation (LMC) in partnership with the 

Department for Families and Communities (Housing SA) and the City of Playford. The Playford 

North community is also acknowledged as an important partner in this Project. In addition, there 

will be significant contributions from other State Government agencies and working relationships 

established with a range of non-Government, Local and Commonwealth Government services 

and agencies. 

An extensive master planning process has occurred to date, including community consultation. 

The Playford Alive Master Plan is in the process of final drafting prior to stakeholder 

endorsement. 

The draft Master Plan is both comprehensive in terms of scope and detail, and provides for the 

implementation of the possible intended outcomes, many of which are not adequately supported 

by the current Development Plan provisions. Key future development outcomes as proposed in 

the Master Plan include: 

Munno Para West 

• a large neighbourhood centre, town park and lake/wetland to the north of Curtis Road; 

• accommodation of a Birth-Year 12 school to the north of the neighbourhood centre; 

• potential private education facility site west of Munno Para Railway Station; 

• playing fields adjacent to the B-12 school; 

• a Transit Oriented Development (TOD) around the Munno Para Railway Station which 

includes a small neighbourhood centre; 

• developing local wetlands as part of the Waterproofing Northern Adelaide Project with the 

major site near Curtis Road and Coventry Road; 

• creation of local employment opportunities in commercial areas fronting Curtis Road; 

• encouraging a range of housing development densities near the large shopping centre and 

Munno Para Railway Station. 

Andrews Farm South 

• a small neighbourhood shopping centre on Petherton Road; 

• a possible future primary school. 

Davoren Park 

• rezoning the shopping centre on the corner of Peachey Road/Whitington Road to pave the 

way for future expansion; 

• redevelopment of the Davoren Park Primary School. 

Smithfield Plains 

• a new Birth-Year 7 school in the eastern part of Kooranowa Reserve; and 

• redeveloping the Smithfield Plains Primary School and Smithfield Plains High School sites.

Land division proposals for redevelopment activities within the Peachey Belt regeneration have 

recently been approved. In addition land division proposals have been lodged for the first stage 

of development of the greenfield area north of Curtis Road. 

Blakeview Structure Plan 

In addition to the Playford North Urban Renewal Project, the LMC has prepared a Structure Plan 

for 393ha of land located at Blakeview, 32ha of which is privately owned. 

Whilst recognised as a separate project, the Structure Plan for Blakeview has had regard to 

design concepts presently being prepared for the Playford Alive Master Plan. 

The Structure Plan anticipates the following key outcomes: 

• a range of dwelling densities, with higher densities to be provided adjacent to key focal points 

including open space and Neighbourhood Activity Centres; 

• two public primary and one private primary school sites; 

• employment land allocated on the eastern side of Main North Road, south of the BP service 

station and along a short section of Craigmore Road; 

• two Neighbourhood Activity Centres and one Local Activity Centre; 

• open space which encapsulates existing creek lines; 

• large (5 hectares) public open space at Main North Rd/Karri St entrance, much of which will 

have a detention basin/wetland function; 

• two further large open space areas (order of 4ha), both adjacent to the proposed primary 

school sites. 

The LMC is in the process of releasing land for the purposes of urban development within the 

Blakeview area. 

For both projects, a wide array of allotment/dwelling types are intended, including: 

• standard lots; • terrace lots; 

• new traditional (shallow) lots; • mews housing; 

• duplex lots; • rear lane lots. 

• four pack lots; 

3.0 Affected Area 

The DPA relates to all of the land encapsulated by both the Playford Alive Project and the 

Blakeview Structure Plan, as identified on the Area Affected plan which follows. 

In addition there are sections of land immediately adjacent to these project/study areas which 

have been included in order to promote the orderly integration and application of planning policy. 

Such areas include the established areas of Munno Para and Munno Para West located north of 

Curtis Road.

4.0 Summary of proposed policy changes 

Broadly, the DPA proposes to amend the current Development Plan with the intent to create the 

policy pre-conditions necessary to implement both the Playford Alive Master Plan and the 

Blakeview Structure Plan. Essentially, this requires: 

• the rezoning of existing non-urban zones to urban zones in order to accommodate future 

growth of the metropolitan area. The growth will primarily be in the form of residential 

development, together with a number of activity centres required to support both existing 

and future residents; 

• replace the now redundant Structure Plans with new Structure Plans; which establishes a 

framework for the Area Affected in terms of land use, access movement, open space 

distribution, stormwater management and buffers; 

• the modification of existing land division related policies in order to facilitate the desired 

development outcomes, as the existing policies are either absent or deficient in relation to: 

- innovative and higher density land products/allotment types, with greater flexibility 

required/desired in relation to allotment area and configuration; 

- the preferred form and distribution of open space; 

- stormwater management; 

- road layout and design, including laneway widths; 

- location of proposed centres and schools. 

• the modification of existing residential development related policies in order to facilitate the 

desired development outcomes, as the existing policies are either absent or deficient in 

relation to: 

- innovative and high density housing products; 

- the spatial distribution of higher density development; 

- non-residential uses within Residential Zones; 

- building setbacks for dwellings on non-traditional lots; 

- private open space; 

- site coverage; 

- built form, particularly for housing which is two storeys and above. 

• the modification of existing zone policies in order to facilitate the desired development 

outcomes, including: 

- Residential (Plains) Zone; 

- Residential (Foothills) Zone; 

- Residential (Regeneration) Zone; and 

- Local Centre Zone. 

5.0 Consultation 

The DPA will be released for public consultation for a minimum period of two (2) months providing 

the opportunity for any interested person or organisation to make comment. 

Subsequent changes to the DPA may be made by Council as a result of the consultation process. 

The Minister for Urban Development and Urban Planning will then consider the DPA for approval. 

Preliminary consultation with relevant major stakeholders and Government agencies has been 

undertaken as part of the Investigations and will be ongoing throughout the process.

6.0 Professional advice 

In the course of preparing this DPA, the Minister has been advised by Mr Michael Osborn of 

Connor Holmes Pty Ltd, a person holding the prescribed qualifications pursuant to Section 26(1) 

of the Development Act 1993 and Regulation 86(5) of the Development Regulations 1993. 

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

• accords with the Metropolitan Adelaide Planning Strategy 2007; 

• accords with other parts of the Development Plan; 

• complements the policies in Development Plans for adjoining areas; and 

• satisfies the requirements prescribed by the Regulations.

(Draft) Development Plan Amendment 




by Council 

Analysis 

July 2008

CONTENTS 

1. INTRODUCTION 1 

Page No. 

1.1 Background 1 

1.2 Playford North Urban Renewal Project 1 

1.3 Blakeview Structure Plan 2 

1.4 Existing Zone Overview 3 

1.5 Land Tenure and Use 6 

1.6 Surrounding Development 10 

2. LAND SUPPLY AND POPULATION TRENDS/PROJECTIONS 12 

2.1 Residential Market Analysis 12 

2.2 Population Trends and Growth Predictions 17 

2.3 Implications 21 

3. HOUSING AND URBAN DESIGN TRENDS 23 

3.1 Housing Types and Trends 23 

3.2 Urban Design / Development Styles 31 

3.3 Transport Oriented Development (TOD) 36 

3.4 Affordable Housing 38 

4. PLANNING CAPABILITY OF THE SITE 40 

4.1 Planning Strategy for Metropolitan Adelaide 40 

4.2 Metropolitan Development Program 54 

4.3 South Australia’s Strategic Plan 57 

4.4 State Strategic Infrastructure Plan 58 

4.5 Housing Plan for South Australia 60 

4.6 Other Strategic Documents 61 

5. PHYSICAL, SOCIAL & INFRASTRUCTURE CAPABILITY 62 

5.1 Topography 62 

5.2 Vegetation 63 

5.3 Service Infrastructure 63 

5.4 Transport Network 68 

5.5 Public Transport 72 

5.6 Community Services & Local Facilities 72 

5.7 Public Open Space 78 

5.8 National Water Project 81 

5.9 Heritage 82 

5.10 Adjacent Uses / Interface Issues 82 

5.11 Health Effects 83 

6. LAND USE ANALYSIS-STRUCTURE PLANNING 84 

6.1 Urban Design 84 

6.2 Residential 84 

6.3 Activity Centres 85 

6.4 Employment 91 

6.5 Infrastructure 92 

6.6 Staging 93 

Playford North DPA July 08 

Final DPA 20 August 08.doc Version 3

CONTENTS (Cont’d) 

Page No. 

7. KEY AREAS 94 

7.1 Peachey Belt 94 

7.2 Redevelopment of Former School Sites 94 

7.3 Munno Para Train Station and Environs/Karri Street 95 

7.4 Curtis Road 95 

7.5 New School Sites 95 

8. GOVERNMENT AGENCY CONSULTATION 96 

9. CONCLUSIONS & RECOMMENDED POLICY CHANGES 97 

9.1 Land Use / Structure Planning 97 

9.2 Policy Approach 98 

9.3 Zones 99 

9.4 Housing Diversity 102 

9.5 Housing Density 102 

9.6 Residential Buildings Setbacks 104 

9.7 Corner Dwellings 105 

9.8 Front Fencing 105 

9.9 Building Height 105 

9.10 Private Open Space 106 

9.11 Road Widths and Design 106 

9.12 Setbacks to Major Roads 107 

9.13 Site Coverage 107 

9.14 Complying Development 108 

9.15 Public Notification 108 

10. STATEMENT OF STATUTORY COMPLIANCE 110 

10.1 Introduction 110 

10.2 Accords with the Planning Strategy 110 

10.3 Accords with Other Parts of the Development Plan 110 

10.4 Complements the Policies in the Development Plans for 

Adjoining Council Areas 110 

10.5 Satisfies the Requirements Prescribed by the Regulations 110 

11. REFERENCES / BIBLIOGRAPHY 111 

12. CERTIFICATION 112 

Playford North DPA July 08 


1.0 INTRODUCTION 

1.1 Background 

A number of recent and current strategic plans have been prepared concerning various significant 

locations throughout the north and eastern portion of the Council area. These strategic plans 

essentially relate to future urban growth areas on land primarily owned by the Land Management 

Corporation (LMC) in the suburbs of Blakeview, Munno Para West, Andrews Farm and Penfield, 

together with the regeneration of the established suburbs of the Davoren Park and Smithfield 

Plains, otherwise known as the Peachey Belt. The projects/studies are further identified as follows: 

• Playford Alive Master Plan; 

• Blakeview Structure Plan. 

This DPA relates to all of the land which was the subject of these two strategic studies, together 

with some additional peripheral land such as the established areas of Munno Para, Munno Para 

West and Andrews Farm. These additional areas have been included in order to ensure that 

planning policy facilitates the seamless integration between existing and future growth areas. 

1.2 Playford Alive Master Plan 

The Playford North / Urban Renewal Project is a major urban regeneration and community renewal 

project that will transform Adelaide’s outer northern suburbs. The focus is on developing and 

supporting a sustainable community through physical infrastructure improvements and social 

infrastructure improvements such as social services to create Playford North as a place to live work 

and play. 

The project will revitalise the residential environment in the existing suburbs of Smithfield Plains 

and Davoren Park as well as providing additional new housing in Munno Para West and Andrews 

Farm (portion of). 

Central to the project will be the development of: 

• a better mix of housing for existing and future residents; 

• a stronger voice for the local community; 

• better education and job opportunities; 

• better health and community facilities (including open space); and 

• better public transport options. 

The Project’s physical description is as follows: 

• total area of 930 hectares; 

• 15 year plus project, with the development of more than 10,000 new homes; 

• renewal of the Peachey Belt effecting 1,177 SAHT properties; 

• population growth from 13,000 to more than 38,000 people. 

This Project is being led by the Land Management Corporation (LMC) in partnership with the 

Department for Families and Communities (Housing SA) and the City of Playford. The Playford 

North community is also acknowledged as an important partner in this Project. In addition, there 

will be significant contributions from other State Government agencies and working relationships 

established with a range of non-Government, Local and Commonwealth Government services and 

agencies. 

An extensive master planning process has occurred to date, including community consultation, and 

preparation of the Playford Alive Master Plan. 

Playford North DPA -1- 

Jul 08 


The Playford Alive Master Plan is both comprehensive in terms of scope and detail, and provides 

for the implementation of the possible intended outcomes, many of which are not adequately 

supported by the current Development Plan provisions. Key future development outcomes as 

proposed in the Master Plan include: 


• a large neighbourhood centre, town park and lake/wetland to the north of Curtis Road; 

• accommodation of a Birth-Year 12 school to the north of the neighbourhood centre; 

• potential private education facility site west of Munno Para Railway Station; 

• playing fields adjacent to the B-12 school; 

• a Transit Oriented Development (TOD) around the Munno Para Railway Station which would 

include a small neighbourhood centre; 

• developing local wetlands as part of the Waterproofing Northern Adelaide Project with the major 

site near Curtis Road and Coventry Road; 

• creation of local employment opportunities in commercial areas fronting Curtis Road; 

• encouraging a range of housing development densities near the large shopping centre and 

Munno Para Railway Station. 

Andrews Farm (Southern portion) 

• a shopping centre on Petherton Road; 

• a possible future primary school. 

Davoren Park 

• rezoning the shopping centre on the corner of Peachey Road/Whitington Road to pave the way 

for future expansion; 

• redevelopment of the Davoren Park Primary School site. 

Smithfield Plains 

• a new Birth-Year 7 school proposed for the eastern part of Kooranowa Reserve; 

• redeveloping the Smithfield Plains Primary School and Smithfield Plains High School sites. 

Initial land division proposals have been lodged within Munno Para West and Smithfield Plains 

consistent with the framework and expectations of the Playford Alive Master Plan. 

1.3 Blakeview Structure Plan 

The LMC commissioned the preparation of a Structure Plan for 393ha of land located at Blakeview, 

32ha of which is privately owned. 

The Structure Plan for Blakeview has had regard to design concepts contained in the Playford Alive 

Master Plan. 

The Blakeview Structure Plan anticipates the following key outcomes: 

• approximately 4350 new dwellings and 11750 new residents over the next ten years; 

• north-south grid for optimum solar orientation; 

• 275kV lines are rerouted in the MOSS and Hills Face Zones; 

• 132kV lines are rerouted along Hills Face Zone and open space network; 


Jul 08 


• Purdie Road/Main North Road and Medlow Road/Main North Rd intersections are to be 

upgraded; 

• a realigned Karri Street/Main North Road is a signalised 4 way intersection; 

• Craigmore Road/Curtis Road/Main North Road to be upgraded – Craigmore/Curtis Road will 

need to be 2 lanes each way; 

• two public primary and one private primary school sites allocated; 

• employment land allocated on the eastern side of Main North Rd, south of the BP service 

station and along a short section of Craigmore Rd; 

• two Neighbourhood Activity Centres and one Local Activity Centre are proposed; 

• the trunk watermain on Bentley Rd is to be undergrounded; 

• a service road to be provided off Main North Road, to service designated employment lands; 

• closure of portions of Purdie, Scoular, Medlow and Bentley Roads; 

• road connection to land located immediately to the south, including vacant broadhectare land 

(recently purchased by Fairmont Homes Group) which is subject of a current 356 lot land 

division application; 

• provision of an acoustic buffer to Main North Road, in those locations where residential 

development will adjoin; 

• an open space network that includes three major linear parks which encapsulate existing creek 

lines and linkage to the future Medlow Rd Recreation Park and adjacent Hills Face Zone; 

• large (5 hectares) public open space at Main North Rd/Karri St entrance, much of which will 

have a detention basin/wetland function; 

• two further large open space areas (order of 4ha), one north of the northern most primary 

school site the other immediately west of the southern most primary school site which are likely 

to be used for active playing fields; 

• stormwater is dealt with (flood control and potentially water project) along existing creek lines 

east and west of Bentley Road; 

• medium density residential development to be concentrated adjacent to the two Neighbourhood 

Activity Centres, and fronting public open space. 

1.4 Existing Zoning Overview 

Below is an overview of the existing zones which apply to the Area Affected, including a summary 

of the key intent of each zone. 

West of Main North Road 

The Residential (Plains) Zone encompasses the majority of broadhectare land within the Area 

Affected located to the west of Main North Road. The balance of broadhectare land, located north 

of Fradd Road and south of Petherton Road is within the Horticulture Zone. 

East of Main North Road 

East of Main North Road, the Area Affected contains three zones, these being: 

• Residential (Plains); 

• Residential (Foothills); 

• Horticulture Zone– north of Medlow Road. 


Jul 08 


South of Curtis Road 

The significant majority of the established residential areas south of Curtis Road are located within 

the Residential (Regeneration) Zone. The exception to this is: 

• three Local Centre Zones, which capture existing local shopping centres; 

• two Light Industrial Zones; 

• one Local Commercial Zone; and 

• the Residential (Plains) Zone, located east of Coventry Road. 

The Horticulture Zone policies seek agricultural uses. 

The Residential (Plains) Zone has policies which seek: 

• low and medium density residential development; 

• detached dwellings on lots at least 300m 2; 

• a 500m buffer to the Medlow Road landfill. 

The Residential (Foothills) Zone has policies which are similar to the Residential (Plains) zone with 

the following main differences: 

• seek generally lower density development; 

• detached dwellings to be on lots greater than 420m 2 ; 

• needing to deal with sloping land. 

There are three Structure Plans that cover the Blakeview Area. These were prepared in the mid 

1990s. They are: 

• Open Space (Map Play/1 (overlay 1) Enlargement E(1)); 

• Staging (Map Play/1 (Overlay) Enlargement E (4)); 

• Transport and precincts (map Play/1 (Overlay 1) Enlargement (2)); and 

• Housing (Map Play/1 (Overlay 1) Enlargement E (3)). 

These Structure Plans highlight the following elements of urban structure: 

• primary and secondary schools; 

• open space linkages; 

• creeks; 

• neighbourhood and local centres; 

• existing trees; 

• SA Water tank farm site; 

• road types; 

• bus routes; 

• precinct boundaries. 

A range of zones adjoin or are within close proximity to the Area Affected. Of particular note is the 

General and Light Industrial Zones which form the Elizabeth West Industrial precinct situated to the 

south of Womma Road. The spatial location and boundary of these zones is shown in Figure 1.1. 


Jul 08 


Figure 1.1 Zoning 


Jul 08 


1.5 Land Tenure and Use 

The following sections provide an overview of the key land ownership patterns within the Area 

Affected, together with a general description of the existing use of land. Given the large size of the 

Area Affected, only a generalised overview is provided for context purposes. The spatial 

distribution of non-privately owned land (typically LMC, Council and Housing SA) is shown in Figure 

1.2. The pattern of existing land use is shown in Figure 1.3. 

Figure 1.2 – Land Tenure 

Federal Government Land 

Local Government Land 

State Government Land 

Area Affected 


Jul 08 


Figure 1.3 – Land Use 

Agriculture 

Commercial 

Education 

Food Industry 

Forestry 

Golf 

Area Affected 

Horticulture 

Livestock 

Mining/Quarrying 

Non Private Residential 

Public Institution 

Recreation 

Residential 

Retail Commercial 

Rural Residential 

Utilities/Industry 

Vacant 

Vacant Residential 

1.5.1 Land Tenure 

LMC 

The LMC is a major owner of land within the Area Affected. The majority of LMC land is typically in 

the form of large broadhectare parcels. 

City of Playford 

The City of Playford owns a number of properties within the Area Affected, the majority of which are 

reserves. The main reserves are Kalara Reserve and Arura Reserve in Davoren Park, and 

Kooranowa Reserve in Smithfield Plains, all neighbourhood level open space areas. 

The North Lakes Golf Course at Munno Para West is a major recreational facility which also serves 

a significant stormwater management function. 

In addition, the City of Playford owns a number of linear reserves which principally act as drainage 

corridors. These reserves are generally located parallel with Ballard Rd/Saxon St, Smithfield 

Plains, and Stebonheath Road, Davoren Park. 

Besides reserves, the City of Playford owns the following properties of note: 

• Playford Operations Centre, Bishopstone Road, Davoren Park; 

• John McVeity Community Centre, Smithfield Plains; 


Jul 08 


Housing SA 

Housing SA owns a considerable number of properties/dwellings within the Peachey Belt. 

Based on 2001 Census data for the suburbs of Davoren Park, Smithfield and Smithfield Plains, 

Housing SA owns approximately 35% of the existing residential dwelling stock. Over the past 

decade or so the number and proportion of Housing SA owned properties has declined 

considerably, down from approximately 55% of the total housing stock at the 1991 Census. 

It is evident that there are several distinct clusters of relatively high concentrations of Housing SA 

properties, these being: 

• west of Peachey Road and south of Curtis Road, Smithfield Plains, comprising mainly double 

units and vacant land; 

• west of Peachey Road, south of Davoren Road and north of Whittington Road, Davoren Park, 

comprising a mix of single and double units; 

• west of Bishopstone’s Road, south of Bulkington Road and north of Womma Road, Davoren 

Park, comprising predominantly double units; 

• east of Peachey Road, Smithfield Plains, approximately 20% of the overall housing stock, 

primarily in the form of single units; 

• south of Whittington Road, east of Ward Street, west of Coventry Road and north of Neagle 

Road, Davoren Park, comprising primarily double units. 

1.5.2 Land Use/Site History 

The substantial majority of existing broad hectare land located within the Area Affected is used for 

cropping and grazing purposes, or is otherwise vacant. It is understood that historically much of the 

existing broad hectare land was actively used for farming/grazing purposes until purchased by the 

South Australian Urban Land Trust in the 1970’s. 

Those areas which have been more intensively developed include: 

• a residential enclave located north of Craigmore Road, Blakeview, which was established within 

the last decade; 

• the established suburb of Munno Para, located immediately to the west of Main North Road. 

This suburb has been essentially developed for residential purposes by the then South 

Australian Housing Trust. The suburb was developed in a Radburn style layout for and 

includes: 

- a State Primary School, local shopping centre (owned by LMC) and largely 

undeveloped reserve on Karri Street which links Main North Road with the Munno Para 

Railway Station; 

- the Munno Para Bowls Club on the intersection of Main North and Curtis Roads; 

- State heritage listed 1890 house at 36 Maltarra Road; and 

- Many houses owned by Housing SA and the Defence Housing Authority. 

• the developing suburb of Munno Para West, where original horticultural activities have steadily 

been displaced by the ad-hoc division of land into residential allotments; 

• the well established suburbs of Smithfield Plains and Davoren Park, the majority of which was 

developed in the 1960’s by the then SAHT and known as the Peachey Belt. The majority of this 

area was developed for residential purposes, however is serviced by three Local Centres, all of 

which contain small scale retail and/or consulting room type facilities. The Peachey Belt also 

includes two Primary School’s and one Secondary School, plus the Para West Adult Campus. 

Light industrial and commercial uses are located adjacent to Curtis Road, Smithfield and also 


Jul 08 


within Bishopstone Road, Davoren Park; 

• the developing suburb of Andrews Farm, the majority of which was developed by the 

Hickinbotham Group in the 1990’s. The suburb is essentially residential in nature and is also 

serviced by a school and local centre. 

Tierra Environment (Tierra) was engaged by the LMC to undertake a Phase 1 and Phase 2 

Environmental Site Assessment (ESA) of 240 hectares of land located on both sides of Coventry 

Road at Munno Para West. The findings of the Phase 1 and Phase 2 investigations are reproduced 

below. 

• the site is predominantly covered with stubble from recent slashing of vegetation and areas of 

native vegetation, and is sloping slightly towards the western boundary. 

• the majority of the site has been owned by the South Australian Government since the mid 

1950s. 

• a site inspection revealed the following key information: 

- There were demolished house sites on the northern end of Coventry Road and the southwestern 

corner. 

- An artificial drainage line runs on the site along the western and eastern boundaries. 

- There is a power sub-station adjacent the site in the south-western corner and a golf 

course adjacent the site in the north-western corner. 

• the historical aerial photograph review indicated the past land use of the site mostly consisted 

of cropping/agriculture. The site contained only minor structures such as residential dwellings 

and sheds. 

• a Section 7 review did not reveal any additional information to indicate potential sources or risks 

of contamination. 

• according to available information, the soil and the geology underlying the site consists of 

Pleistocene age Hindmarsh Clay. 

• regional groundwater flow is expected to be to the west north-west, towards the Gawler River. 

The groundwater in the upper most aquifer is expected to be between 22m and 25m below the 

surface. 

The following scope of investigations was undertaken: 

• establishment of 240 grid based sampling locations across the broad acre area. 

• establishment of 4 sampling locations in drains and 3 sample locations on each of the two 

demolished house sites. 

• collection of two samples from each location (one sample from locations in drains), logging of 

soil strata, screening of samples for volatile organic carbon (VOC). 

• analysis of 55 upper samples and 12 lower samples for pH and Vic EPA Screen and analysis of 

20 samples for herbicides and triazines. 

• analysis of 10 samples for chromium (VI) and sulphate. 

• analysis of 6 samples from each demolished house site for asbestos. 

• soil types were found to be relatively consistent. 

• all field screening results (PID readings) were less than 10ppm which is considered consistent 

with background concentrations. 

• all results were less than the limits of reporting or complied with NEPM HIL A and NEPM EIL 

criteria. 

• groundwater investigations were deemed unnecessary by the Environmental Auditor based on 

soil investigation results. 


Jul 08 


Tierra conclude that: 

‘On the basis of available investigation results the site would appear to be suitable for future 

residential and/or open space use.’ 

1.6 Surrounding Development 

The general nature of development which surrounds the Area Affected is described below. 

North: 

Land to the north generally comprises small scale agricultural and horticultural activities. Scattered 

within this area are small pockets of rural living allotments. 

To the north of the suburb of Blakeview is the MOSS zone. Land in that zone is owned by LMC 

and City of Playford. On the Council land at the intersection of Main North Road and Smith Road is 

an equestrian centre that was developed by Council in the mid 1990s. Most of the land is used for 

cropping or grazing. The Local Heritage listed Arrawarra house (c1920) is on Smith Road. 

West: 

Andrews Road forms the western boundary of the Area Affected. Andrews Road is a key northsouth 

collector route in the locality. Adjacent to Andrews Road is the former Army Munitions Store 

which comprises a significant area of land. Land to the west generally comprises small scale 

agricultural and horticultural activities. Further to the west is the proposed NEXY route. 

South: 

Forming the southern boundary of the Area Affected (west of Main North Road) is Womma Road, 

an arterial road providing a connector between the proposed NEXY route and Main North Road. 

Further south is the Elizabeth West Industrial Area and the Elizabeth Regional Centre which 

provides higher order shopping, civic and community facilities servicing a majority of residents 

within the City of Playford. 

Forming the southern boundary of the Area Affected (east of Main North Road) is Craigmore Road. 

Immediately to the south is that part of Blakeview developed by a Homestead Homes related 

company in the 1990s. The same group developed the small estate on the northern side of 

Craigmore Rd to the east of Bentley Rd in the late 1980s. Land to the east of this estate has been 

developed in the late 1990s and early 2000s. Further key features to the south include: 

• Craigmore High School, Blakeview Primary School and Trinity College Blakeview (R-10) near 

Lark Lake Boulevard; 

• Playford Primary School and Catherine McAuley School on Adams Road; 

• a small Local Centre on Zurich Road; 

• housing adjacent Craigmore Road has back fences and as such does not address the road. 

East: 

To the east of the Area Affected is the Hills Face Zone. Between Craigmore Road and Medlow 

Road the land is used predominantly for grazing. On the northern side of Medlow Road is the 

Medlow Road Landfill which is operated by NAWMA (related to Councils in the northern part of 

Adelaide). A buffer of 500m from the active part of the landfill is required under EPA guidelines. 

This buffer area impacts on residentially zoned land. The land fill will be operating until 2019 

(current approval runs out at that time). A deed exists between NAWMA and LMC pertaining to 

compensation (to LMC) as a result of the land fill reducing the value of the LMC land in the 500m 

buffer. 


Jul 08 


Key features within and adjacent to the Area Affected are spatially identified on Figure 1.4. 

Figure 1.4 


Jul 08 


2.0 Land Supply & Population Trends - Projections 

2.1 Residential Market Analysis 

2.1.1 Dwelling and Land Sales 

A dwelling and land market analysis has been undertaken of suburbs located within and adjacent to 

the Area Affected, in order to: 

• gauge overall sales activity in this area; 

• provide some indication of what land products are the most popular or at least what products 

have been offered to the market; 

• average sales price and affordability implications. 

Peachey Belt 

Dwelling and land sales data for each of the suburbs of Smithfield, Smithfield Plains and Davoren 

Park has been combined to provide an overall snapshot for the whole of the Peachey Belt. Figure 

2.1 shows the number and average sale price of all dwellings within the Peachey Belt. 

It is evident that there has been some fluctuation in the average number of sales, with a peak in 

2003. Since 2004 the number of sales has been relatively steady, averaging 262 dwellings per 

annum over the past three years. The average dwelling sale price has however consistently 

increased over the five year period, with Smithfield outperforming the balance of the Peachey Belt, 

which is reflective of sales within new infill areas. 

Figure 2.1: Peachey Belt Annual Dwelling Sales 2002-2006 

$200,000 

$180,000 

$160,000 

$140,000 

$120,000 

$100,000 

$80,000 

$60,000 

$40,000 

$20,000 

$0 

2002 2003 2004 2005 2006 

Smithfield Plains Smithfield Davoren Park Peachey Belt 

Figure 2.2 shows the number and average sale price of all residential land in the Peachey Belt. It is 

evident that there was a peak in land sales in 2004, with declining land sales since this time. Other 

than a decline in 2003, the average land sale prices have experienced strong growth over the study 

period. As for dwelling sales, the average sale price for land within Smithfield Plain has 

outperformed the balance of the Peachey Belt. 


Jul 08 


Figure 2.2: Peachey Belt Average Land Sale Price 2002-2006 

$90,000 

$80,000 

$70,000 

$60,000 

$50,000 

$40,000 

$30,000 

$20,000 

$10,000 

$0 

2002 2003 2004 2005 2006 

Smithfield Plains Smithfield Davoren Park Peachey Belt 

Andrews Farm 

Figure 2.3 shows the number and average sale price of all dwellings for Andrews Farm for the last 

five years. It is evident that there has been an overall decline in the annual number of sales, with a 

peak in 2004. The average dwelling sale price has however consistently increased over the five 

year period. 

Figure 2.3: Andrews Farm Annual Dwelling Sales 2002-2006 

$250,000 

$200,000 

$150,000 

$100,000 

$50,000 

$0 

2002 2003 2004 2005 2006 

120 

100 

80 

60 

40 

20 

0 

Andrews Farm Average House Sale Price 

Andrews Farm Number of House Sales 

Figure 2.4 shows the number and average sale price of all residential land in Andrews Farm. It is 

evident that after a decline in land sales from 2003, there was a significant rise in 2006. In terms of 

average sale prices, values have steadily increased over the five year period. 


Jul 08 


Figure 2.4: Andrews Farm Annual Land Sales 2002-2006 

$100,000 

$90,000 

$80,000 

$70,000 

$60,000 

$50,000 

$40,000 

$30,000 

$20,000 

$10,000 

$0 

2002 2003 2004 2005 2006 

140 

120 

100 

80 

60 

40 

20 

0 

Andrews Farm Average Land Sale Price 

Andrews Farm Number of Land Sales 

Blakeview 

Figure 2.5 shows the number and average sale price of all dwellings for Blakeview over the past 

five years. It is evident that there was a decline in the number of sales in 2005, however 2006 saw 

renewed vigour in the market. The average dwelling sale price has however consistently increased 

over the five year period, with significant growth between 2003 and 2004. 

Figure 2.5: Blakeview Annual Dwelling Sales 2002-2006 

$250,000 

$200,000 

$150,000 

$100,000 

$50,000 

$0 

2002 2003 2004 2005 2006 

180 

160 

140 

120 

100 

80 

60 

40 

20 

0 

Blakeview Average House Sale Price 

Blakeview Number of House Sales 

Figure 2.6 shows the number and average sale price of all residential land in Blakeview. It is 

evident that there is basically no supply in vacant allotments within Blakeview, after strong sales in 

2002 and 2003. In terms of average sale prices, values have increased tended to increase in line 

with the declining number of sales. 


Jul 08 


Figure 2.6: Blakeview Annual Land Sales 2002-2006 

$100,000 

$90,000 

$80,000 

$70,000 

$60,000 

$50,000 

$40,000 

$30,000 

$20,000 

$10,000 

$0 

2002 2003 2004 2005 2006 

160 

140 

120 

100 

80 

60 

40 

20 

0 

Blakeview Average Land Sale Price 

Blakeview Number of Land Sales 

Munno Para 

Figure 2.7 below shows the number and average sale price of all dwellings for Munno Para for the 

last five years. It is evident that there has been a continued decline in the number of sales. The 

average dwelling sale price has however consistently increased over the five year period. 

Figure 2.7: Munno Para Annual Dwelling Sales 2002-2006 

$180,000 

$160,000 

$140,000 

$120,000 

$100,000 

$80,000 

$60,000 

$40,000 

$20,000 

$0 

2002 2003 2004 2005 2006 

70 

60 

50 

40 

30 

20 

10 

0 

Munno Para Average House Sale Price 

Munno Para Number of House Sales 


Figure 2.8 shows the number and average sale price of all residential land in Munno Para West for 

the last five years. It is evident that there was has been a strong increase in the number of sales as 

land has come onto the market. In terms of average sale prices, there has been only little growth in 

the period between 2004 and 2006. 


Jul 08 


Figure 2.8: Munno Para West Annual Land Sales 2002-2006 

$110,000 

$100,000 

$90,000 

$80,000 

$70,000 

$60,000 

$50,000 

$40,000 

$30,000 

2002 2003 2004 2005 2006 

Munno Para West Average Land Sale Price 

Munno Para West Number of Land Sales 

180 

160 

140 

120 

100 

80 

60 

40 

20 

0 

2.1.2 Summary of Suburb Sales Data 

The preceding analysis demonstrates that for all suburbs there has been reduced growth in 

average dwelling sale prices since 2004, after reasonable growth in the period 2002-2004. It is also 

clearly evident that Blakeview and Craigmore consistently have the highest average dwelling sale 

price, with Davoren Park and Smithfield Plains consistently the lowest. 

In terms of average land sale prices it is evident that for all suburbs there has been strong growth 

for all suburbs albeit there appears to be some slowing of this price growth over the last 12 months. 

2.1.3 Land Sales by Allotment Type 

Table 2.10 outlines the average sale price of various allotment types within and adjacent to the 

Area Affected for the 2006 calendar year, in order to identify relevant demands of particular 

products. Suburbs specifically reviewed include Davoren Park, Smithfield, Smithfield Plains, 

Blakeview, Munno Para, Munno Para West, and Andrews Farm. Only residentially zoned 

allotments less than 1000 square metres in area have been included. It is evident that the majority 

of lots sold were courtyard, conventional and traditional lots, with an area exceeding 375 square 

metres. 

These figures are very much a guide and indicate what proportion of products have been delivered 

to the market. It does not necessarily follow that the proportion of products sold reflect actual 

underlying demand or preferences. The Development Plan is one factor that significantly 

influences the configuration of allotments created, with the emphasis on traditional allotment 

products potentially reflective of the existing traditional zoning regime that applies to these suburbs, 

with policy seeking detached dwelling sites on 300 square metres or greater. 

In master planned communities, the potential for smaller allotment sizes is increased, particularly 

when amenable and well connected services and open space is provided, in order to support more 

compact household types and housing forms. 

Table 2.10: 

Vacant Land Sales for Residential Sites of Less Than 1000 m 2 in Selected 

Suburbs for 12 Months to 31 December 2006 

Allotment Type Sales Average Sale Price 

Townhouse/Cottage - 100-300sqm 15 $59,279 

Villa - 301-375sqm 49 $70,178 

Courtyard - 376-500sqm 153 $75,915 

Conventional - 501-620sqm 120 $76,660 

Traditional - 621-1000sqm 47 $84,636 


Jul 08 


2.2 Population Trends and Growth Predictions 

Information on population profiles and household types is useful and indeed necessary for the 

planning and delivery of human services. Matching service requirements with evolving population 

characteristics requires constant monitoring and evaluation. 

2.2.1 National Trends 

Ageing 

The general aging of the population is projected to continue as a consequence of several factors 

including advances in medical technology and a greater consciousness of healthy living, but also 

population dynamics that are influenced by the disproportionately large number of Australian’s born 

in the post war ‘baby boomer’ era (1946 to 1960) and declining fertility rates in particular. 

Household Size 

As noted in the 1991 National Housing Strategy, average household sizes reduced from 3.44 in 

1961 to 2.88 in 1986. At the local ASD level in 2001, the average number of persons per dwelling 

was in the order of 2.4. Projections prepared by the DTUP as part of the MDP estimate that 

household sizes in Adelaide will continue to decline reflecting the general trends in household 

structure. 

Further, the growth of smaller household types (single parent families, couples without children and 

lone person households) is expected to outstrip the growth of ‘traditional’ family units over the next 

5 years. 

Household Formation 

The trend towards smaller households means that Australia is experiencing relatively higher rates 

of household formation. Population growth may have declined over the last four decades, but as 

the population ages and existing households retained for a longer period of time, the overall rate of 

household formation has remained strong. Growth in household formation exerts pressure on land 

supply. 

2.2.2 Population Projections – Metropolitan Adelaide 

DTUP have prepared population projections for South Australia for the period 2001-2031 and for 

the State’s Statistical Divisions from 2001-2021. The summary of these projections from the 

document Population Projections for South Australia (2001-31) and the State’s Statistical Divisions 

(2001-21) is reproduced below: 

• At the 2001 census the population of Adelaide Statistical Division (ASD) was 1.11 million, at the 

2006 census it is projected to be 1.14 million and by 2021 between 1.19 (Low series projection) 

and 1.29 million (High series). 

• Between 2001 and 2021 the population of Adelaide Statistical Division is projected to increase 

by at least 82,500 persons (Low series) and possibly by as much as 185,000 (High series) if 

current high levels of net overseas migration continue. 

• The population of Adelaide Statistical Division will remain one of the youngest in the State 

(Figure 14) with the median age projected to increase from 37.4 years in 2001 to between 40 

and 41 years in 2021. 

• Adelaide Statistical Division currently attracts the dominant share of overseas migrants to South 

Australia and it is assumed that this will persist until 2021 but at a slightly reduced level as 

population growth accelerates in Outer Adelaide Statistical Division. 

• For most of the projection period natural increase (births minus deaths) will be the major 

component of population growth under the Medium and Low series, but gains from net 

migration will be the major component of population growth under the High series. 


Jul 08 


2.2.3 Population Trends – Area Affected 

The 2001 and 2006 age profile of selected suburbs within the Area Affected are outlined in Figures 

2.9 and 2.10 together with a comparison of the age profile for both the City of Playford as a whole 

and the Adelaide Statistical Division. 

Figure 2.9 Population Age Profile 2006 

55+ years 

20-54 years 

0-19 years 

0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% 

Andrews Farm Munno Para West Peachey Belt Playford ASD 

Source: ABS Catalogue No 2004.0 

Place of Enumeration Series has been used to facilitate inter-census comparison 


Jul 08 


Figure 2.10: Change in Population Age Profile 2001-2006 

55+ years 

20-54 years 

0-19 years 

-6.00% -4.00% -2.00% 0.00% 2.00% 4.00% 6.00% 8.00% 


Source: ABS Catalogue No 2004.0 


Key observations from this data include: 

• the ASD has a considerably older population that that for the City of Playford and all sub-areas; 

• the establishing suburbs of Andrews Farm and Munno Para West have a younger age profile 

compared to both the Peachey Belt and the City of Playford, which can be attributed to the high 

proportion of first home buyers establishing new dwellings within these developing suburbs; 

• an overall ageing in the population between 2001 and 2006 is evident in all areas, albeit it is 

less pronounced in the establishing suburbs of Andrews Farm and Munno Para West. 

2.2.4 Population Projections – Area Affected 

Dwelling and population projections have been made for the future development of the 

broadhectare areas of the Area Affected. The dwelling and population projections are based on the 

following assumptions: 

• a yield of 12 dwellings per hectare; 

• occupancy rate of 2.5 persons per dwelling. 

Given that the development of the Area Affected will need to be staged over several years, the 

population and dwelling projections have been broken down into sub-areas, as identified on Figure 

2.11. The dwelling and population projections for each of these areas are contained in Table 2.1 

below. 


Jul 08 


Figure 2.11 

Table 2.1: 

Population and Dwelling Projections at Completion of Development 

Area Projected Dwellings Projected Population 

Area A 3,744 dwellings 10,109 persons 

Area B 3,120 dwellings 8,424 persons 

Area C 1,464 dwellings 3,953 persons 

Sub-Total 8,328 dwellings 22,486 persons 

Area D 2,438 dwellings 6,528 persons 

Area E 1,231 dwellings 3,323 persons 

Area F 2,799 dwellings 7,504 persons 

Sub Total 6,468 dwellings 17,355 persons 

Total 14,796 dwellings 39,841 persons 


Jul 08 


In terms of future age profile, DTUD have prepared population projections from 2001 to 2021 for 

Statistical Divisions. The projections for the major Statistical Divisions which encompass the Area 

Affected are outlined in Table 2.2, together with Figure 2.12. 

Table 2.2: Population Projections for Playford SLA’s 2006-2021 

Playford Hills Playford West Playford West Central 

2006 2021 2006 2021 2006 2021 

# % # % # % # % # % # % 

0-19 

years 1072 32.3% 2570 32.3% 2704 29.1% 5540 26.3% 4405 33.1% 4393 26.3% 

20-54 

years 1617 48.8% 3742 47.0% 4693 50.5% 10354 48.9% 6520 48.9% 8201 49.1% 

55+ 

years 632 19.0% 1640 20.6% 1877 20.3% 5260 24.9% 2422 18.0% 4119 24.8% 

Total 3321 100.0% 7952 100.0% 9274 100.0% 21154 100.0% 13347 100.0% 16713 100.0% 

Source: Planning SA, 2007 

Figure 2.12: Population Projections Change in Age Profile Playford SLAs 2006-2021 

55+ years 

20-54 years 

0-19 years 

-8.00% -6.00% -4.00% -2.00% 0.00% 2.00% 4.00% 6.00% 8.00% 

Source: Planning SA, 2007 

Playford Hills Playford West Playford West Central 

In terms of the Area Affected, the incoming population is expected to have a large proportion of 

children and young families, linked to first or second home buyers. As such, the demographics and 

in particular the age profile of the population at the commencement and earlier phase of the project 

will be very much different to the population profile at the end of the project. The age profile at the 

end of the project is likely to be commensurate with the projections contained in Table 2.2 above. 

2.3 Implications 

Metropolitan Adelaide contains a population of just over one million people within an essentially 

linear urban form extending 90 kilometres from north to south. The ongoing management of this 

urban area, in terms of servicing new land uses and meeting the needs of the population in terms of 

required urban infrastructure, social services and public transport, provision of a second generation 

of parklands and the ability to create communities with a sense of purpose and place, represents a 

significant challenge. At the same time there is also a need to revitalise existing areas, replace 

ageing infrastructure and promote quality urban design and public spaces. 


Jul 08 


A gradual decline in the availability of appropriately zoned and available broad hectare land will 

place a greater emphasis on the redevelopment of existing urban areas and infill housing within 

established suburbs over time. Recent trends indicate that about 70% of the total residential 

development in Adelaide is the result of greenfield development, with the remaining 30% occurring 

through redevelopment and infill. 

More recently, thinking has turned towards housing density and affordability issues in response to a 

combination of factors such as escalating house prices, increasing numbers of households in South 

Australia experiencing ‘housing stress’ and changing households structures and preferences. 

Overall there are a number of significant influences on housing supply and demand, and housing 

affordability. Planning policy needs to respond to these challenges and consider alternate forms of 

land and housing products in response to these current and future pressures. 


Jul 08 


3.0 HOUSING AND URBAN DESIGN TRENDS 

3.1 Housing Types and Trends 

3.1.1 Context 

Emerging housing types and trends is an issue that was considered at some length as part of the 

Northfield (Stage 3) PAR prepared by the Minister in 2005. Key commentary from the Statement of 

Investigations remains relevant to this DPA, and is reproduced as follows: 

Housing is a dynamic and evolving field in which notions about medium and high density 

housing can change dramatically from one city to another and between locations within a single 

city. In Adelaide, the delivery of housing has generally been described as conservative when 

compared to other Australian cities, probably because of the high proportion of single storey 

detached houses. 

Other Australian capital cities, particularly Melbourne and Sydney, have historically 

accommodated higher dwelling densities than Adelaide due to the different development 

pressures operating in those cities. Higher population growth with consequential effects on 

housing demand and land prices, influence the highest and best use of land. It is generally 

recognised that such pressures do not operate at the same level in Adelaide and while this has 

had an added benefit of maintaining Adelaide as one of the most affordable capital cities in 

Australia, it may have also created a community less accustomed to and more likely to react 

against higher density housing forms. 

Even though detached houses predominate, allotment sizes for detached dwellings have 

reduced substantially over time. Reduced allotments sizes has had other notable 

consequences in respect to building heights (with a notable shift from single storey to two 

storey houses), the provision of private open space and building setbacks. 

Wider investigation undertaken for the LMC included a review of over 50 housing estates and 

projects from around Australia, including South Australia. The purpose was to identify trends in 

the Australian residential property market for potential relevance to South Australia and 

Northfield. The main findings suggest: 

• strong demand for inner urban / accessible locations; 

• continuing demand for a ‘land only’ product; 

• strong demand for master planned communities which provide a sense of community and 

high estate amenity; 

• increases in density through reductions in allotment dimensions and a shift in the mix of 

housing types to more compact housing forms; 

• increases in integrated housing developments reflecting the need for more sophisticated 

design outcomes to deliver increased densities; 

• the emergence of new and refined housing and land products which respond to the 

demand for higher densities (eg. zipper lots, 4 packs, soho/shop top, rear access etc); 

• the decline in household size gradually having an impact on overall dwelling sizes and 

composition; 

• the reduction in house and land affordability having a more pronounced impact on the 

purchasing capacity of households in terms of housing size and type; 

• the detached, mass produced single storey project home on an allotment providing 

sufficient space to avoid boundary construction remaining the most affordable housing 

product on a rate per metre construction cost basis; 

• an increasing willingness to trade off housing type and size for an improved location; 

• the trade off of private open space for public open space; and 


Jul 08 


• little sophistication in the general appreciation of sustainable design and construction 

techniques or in the relationship between capital expenditure on sustainable features and 

the potential recurrent cost savings implications. 

Although the Area Affected is located further from the CBD than Northgate, the identified trends in 

the residential property market have clear potential application in this instance, given that the 

majority of the Area Affected will form new master planned community where a variety of dwelling 

and density outcomes can be accommodated. 

3.1.2 Existing Dwelling Type 

Figure 3.1 reproduces 2006 Census data concerning dwelling type. It is evident that overall there is 

very little diversity in dwelling types, with a particular lack of choice in Andrews Farm and Munno 

Para West. The main form of housing diversity is the relatively high proportion of semi-detached 

dwellings located within the Peachey Belt, the main housing form established by the then SAHT in 

the 1960’s. 

Figure 3.1: Dwelling Type 2006 

120.0% 

100.0% 

80.0% 

60.0% 

40.0% 

20.0% 

0.0% 

Separate house 

Semi-detached, row or 

terrace house, townhouse 

etc 

Flat, unit or apartment: 

Other dwelling: 


Source: ABS Catalogue No. 2004.0 


3.1.3 Household Type by Dwelling Type 

Figure 3.2 and 3.3 show households by dwelling type, for the ASD and the City of Playford at the 

2006 Census. What is most interesting to note from these Figures is the high number of separate 

houses (typically 2 or 3 bedroom) which contain lone person households. 


Jul 08 


Figure 3.2: 

Adelaide Statistical Division Household/Family Type by Dwelling Structure 

140,000 

120,000 

100,000 

80,000 

60,000 

40,000 

20,000 

0 



terrace house, 



Couple family without children Couple family with children One parent family 

Other family Lone person household Group household 

Source: ABS Catalogue no. 2005.0 Expanded Community Profile Series 2006 Census 

Figure 3.3: 

City of Playford Household/Family Type by Dwelling Structure 

8,000 

7,000 

6,000 

5,000 

4,000 

3,000 

2,000 

1,000 

0 



terrace house, 



Couple family without children Couple family with children One parent family 

Other family Lone person household Group household 

Source: ABS Catalogue no. 2005.0 Expanded Community Profile Series 2006 Census 

3.1.4 New Housing and Land Products 

Housing and land products being delivered elsewhere in metropolitan Adelaide and in particular 

interstate are outlined below. The Playford Alive Master Plan and Blakeview Structure Plan have 

been specifically designed to facilitate this full range of product. 


Jul 08 


Courtyard 

A ‘zero lot line’ enables homebuyers to purchase a large home with a low maintenance allotment 

while maximising the efficiency of the living zones within the allotment. Average lot dimensions: 

14m x 25m (350m 2 ). 

Patio 

These allotments enable construction of a large double storey home and are primarily for those who 

desire an impressive home on a compact and low maintenance allotment. These sites are 

commonly placed on key vistas due to their two storey presence. Average lot dimensions: 14m x 

23m (322m 2 ). 

Villa 

Villa homes are aimed at first homebuyers, young families and couples who wanted an affordable 

home on a separate title. Average lot dimensions: 10m x 25m (250m 2 ). 


Jul 08 


Premium Villa 

Average lot dimensions: 12.5m x 25m (312m 2 ). Frontage suits double garage. 

Town Cottage 

The Town Cottage specifically caters to the needs of the growing number of single person, couples, 

families with one child and active aged households. Average lot dimensions: 11.6m x 23m (266m 2 ). 

Traditional 

Traditional allotments are designed for people wanting a large home with a big back yard. Ideal for 

large family homes with additional storage space and entertaining areas. Average lot dimensions: 

18m x 25m (450m 2 ). 

Terrace 

This product provides an affordable and individual alternative to traditional medium density 

development and complements locations adjacent to open space and around key community 

facilities. 


Jul 08 


Terrace lots have been developed throughout metropolitan Adelaide, mainly in the inner and middle 

suburbs over the last 20 years. The success of this form of development often depends on the 

design detail incorporated within the laneway and the interconnectivity of the lanes to enable 

appropriate servicing. Their benefits lie in the ability to increase densities through the use of 

terrace housing with narrow frontages, with garaging of vehicles taken off the main streets with 

access from the rear lanes. This results in attractive streetscapes together with additional on street 

parking due to a reduced need for vehicle crossovers. 

Typical areas/dimensions are: 

1. 5.1m x 25m (128m 2 ) 

2. 5.5m x 25m (137m 2 ) 

3. 7.5m x 25m (187m 2 ) 

4. 8.5m x 25m (212m 2 ) 

Apartments 

Medium density sites offer an alternative living option, varied streetscapes and affordable, low 

maintenance community titled living. 

These products are also well suited around the major village centre, on the doorstep of the 

neighbourhood shops, cafe lifestyle, etc. 

Standard depth lots 

These lots maintain the traditional depth of 30 metres. However a full array of frontages are 

accommodated ranging from the more traditional widths of 15m and above, to the more innovative 

(6-8m) which typically are best suited as accommodating two storey ‘terrace product” with direct 

interface to reserves, with vehicle access from the rear. Typical areas/dimensions are: 

• 600sqm – 20 x 30m; 

• 540sqm – 18 x 30m; 

• 450sqm – 15 x 30m; 

• 420sqm – 14 x 30m 

• 375sqm – 12.5 x 30m; 

• 300sqm – 10 x 30m; 

• 240sqm – 8 x 30m; 

• 225sqm – 7.5 x 30m; 

• 180sqm – 6 x 30m 


Jul 08 


New Traditional (shallow) lots 

This is a new type of allotment with a depth of 27 metres. The reduced depth is reliant upon a 

reduced front boundary setback of 3 metres rather than the traditional 6 metres. The garage 

setback is maintained at 5.5 or 6m. Typical areas/dimensions are: 

• 540sqm – 20 x 27m; 

• 486sqm – 18 x 27m; 

• 405sqm – 15 x 27m; 

• 378sqm – 14 x 27m; 

• 337.5sqm – 12.5 x 27m; 

• 270sqm – 10 x 27m; 

• 216sqm – 8 x 27m; 

• 202.5sqm – 7.5 x 27m; 

• 162sqm – 6 x 27m 

Duplex lots 

Duplex lots can be created as narrower ‘standard’ lots within a streetscape, as an efficient building 

form where one of the side boundaries is removed. Dwellings can be of either one or two storey 

construction and contribute positively to the streetscape be reinforcing corner sites. Typical 

areas/dimensions are: 

• 300sqm - 15 x 30m; 

• 252sqm - 14 x 18m 


Jul 08 


Four Pack Lots 

This product is a variant of the typical group dwelling infill development, with 4-5 dwellings sharing a 

common access under a community title structure. Typically they have been created between a 

roadway and a public reserve, enabling some dwellings to front the road whilst others fronting the 

open space. Garages can be accessed from the common driveway, avoiding any direct interface 

with the road or public reserve. Typical areas/dimensions are: 

• 1200 - 1500sqm; 

• 25 – 30m wide; 

• 50 – 55m deep; 

• smaller if 2 storey dwellings are used. 


Jul 08 


Mews Housing 

Mews housing has been developed in many inner city projects throughout Australia and provides 

an attractive and affordable housing product. Typically they are in the form of one and two 

bedroom homes services by a single garage. Typical areas/dimensions are: 

• 10.5m (single garage), 13.5m (double garage) widths; 

• 2 dwellings on less than 350sqm 

SOHO 

• Office on GF, dwellings either behind or above 

• generally a 8 – 12 m frontage 

• depth can vary 

• needs to be on a busy road preferably near a centre 

3.2 Urban Design/Development Styles 

There is much literature available outlining new and emerging principles of urban design, or 

development styles. Both the Playford Alive Master Plan and Blakeview Structure Plan have 

considered the Principles of New Urbanism and Smart Growth, together with our key elements of 

‘good urban design’. 


Jul 08 


3.2.1 New Urbanism 

The following quote outlines the fundamental principles of New Urbanism: 

The fundamental idea of the New Urbanism is to view the neighbourhood as the building block 

of healthy cities and towns. In a well designed neighbourhood, adults and children can walk 

safely to nearby shopping, schools, and parks. Public facilities serve as focal points for 

community activity. A broad range of housing options allow a mix of family sizes, ages, 

incomes, and cultures to live harmoniously. 

3.2.2 Smart Growth 

Smart Growth is an urban design philosophy which has gathered considerable impetus in recent 

years, particularly from within the United States. 

Smart-Growth aims to achieve a sustainable form of development through the integration of the 

community, the economy and the environment. 

Social 

Social Principles 

• creating an urban focus for the wider community; 

• establishing a series of special places with meaning; 

• creating a sense of community and belonging; 

• fostering social interaction; 

• creating connections to the past and site history; 

• clear and easy connections to transport and facilities which allow for 24 hour use; 

• creating a clear and comprehensible street movement system which allows for choice of routes; 

• establishing quality streets and spaces; 

• ensuring safety and security with passive surveillance and active use of public domain, and 

following ‘safety by design approach’; 

• allowing improved access to health and education; 

• promoting health through making walking, cycling and outdoor recreation easier and more 

accessible; 

• wide housing range allowing people to move within the area and providing choice beyond 

standard detached housing; 

• incorporating extensive and diverse parkland areas that create a strong sense of place, a 

community focus and allow for a range of leisure and recreational opportunities; 

• parking and street design to calm traffic and protect pedestrians, creating ‘streets not roads’. 


Jul 08 


Economic 

Economic Principles 

• providing a strong retail hierarchy; 

• providing a wide range of retail opportunities; 

• providing proper mixed-use town and village centres which are real and attractive focii for the 

community; 

• providing development which complements existing areas; 

• paying for infrastructure and conservation through appropriate levels of development; 

• social equity underpinning the Master Plan; 

• creating housing types that are marketable and viable; 

• creating a wide variety of housing that includes choices for those on moderate incomes and 

those seeking appropriate aged and retirement living opportunities; 

• promoting a flexible range of housing types to allow for a variety of uses, including opportunities 

for home based work; 

• incorporating denser housing forms which allow for more efficient use of land; 

• considering management and aftercare of public domain; 

• providing a level of building regulation and control which ensure that the vision is delivered with 

respect to the private domain, and that the area sustains long term economic value. 

Environmental 

Environment Principles 

• creating connections to the external environment, particularly water corridors; 

• improving air quality through development which reduces private vehicle use and encourages 

walkability; 

• conserving and protecting biodiversity and remnant bushland of quality within the context of 

creating livable neighbourhoods; 

• incorporating water sensitive urban design and water management solutions that add value to 

the community; 

• creating human habitats that promote healthy lifestyles; 

• urban structuring / layout and housing design that promotes passive solar design; 

• street layouts and subdivision pattern that relates to topography and minimises cut and fill; 

• environmentally conscious building practices. 


Jul 08 


3.2.3 Walkable Neighbourhoods 

The Urban Design Compendium (published by UK Partnerships) states: 

People should be able to walk in 2-3 minutes (250 metres) to the post box or telephone box: the 

newsagent’s should be within 5 minutes (400 metres). There should be local shops, the bus 

stop, the health centre and perhaps a primary school within a walking distance of (say) 10 

minutes (800 metres). 

An assessment of how best the site can plug into the wider movement networks should aim to 

provide the maximum number of direct connections to main streets carrying through traffic. The 

more direct the links between main streets, the greater the potential for mixed use (the links do 

not have to be vehicular). 

3.2.4 Grid System 

The Urban Design Compendium states: 

The time-honoured way of achieving efficient connections is to create a grid, which provides a 

simple structure, allowing access throughout the area. The form may be orthogonal or more 

irregular; but its virtues are the same. The grid also offers opportunities for traffic management, 

allowing restriction of car access in some streets. 

Grid spacing of 80-100m provides an optimum network for pedestrian and vehicular needs in 

most circumstances. The size of resulting development blocks has to be checked against 

proposed uses and building types, and adjusted to suit. In central areas with intensive 

pedestrian activity, grid spacing of 50-70m provides an optimum circulation network. 

Successful communities require a full range of local services and facilities, including 

commercial, educational, health, spiritual and civic uses. These need to be conveniently sited 

and connected to residential areas by safe and comfortable routes. 

3.2.5 Mixed Use 

The Urban Design Compendium outlines the following benefits of Mixed Use: 

• more convenient access to facilities; 

• travel to work congestion is minimised; 

• greater opportunities for social interaction; 

• socially diverse communities; 

• visual stimulation and delight of different buildings within close proximity; 

• a greater feeling of safety with ‘eyes on streets’; 

• greater energy efficiency and more efficient use of space and buildings; 

• more consumer choice of lifestyle, location and building type; 

• urban vitality and street life; 

• Increased viability of urban facilities and support for small business (such as corner shops). 

3.2.6 Housing Density 

The Urban Design Compendium summarises the following benefits of facilitating increased housing 

density. 

Recent moves towards the creation of more sustainable towns and cities that offer a high 

quality of life whilst minimising resource consumption (such as energy, land and water), have 

reawakened interest in the concept of density. The benefits of seeking higher density levels in 


Jul 08 


overall terms are well-recognised - especially in the context of delivering mixed use 

development where a minimum housing density is required to sustain non-residential uses. 

Some people continue to equate higher densities with poor urban quality, such as overcrowding 

and reduced space standards. This misses a fundamental point. Density is only a measure. It 

is a product of design, not a determinant of it. The aim should therefore be not to achieve a 

given residential density, but to generate a critical mass of people able to support urban 

services such as public transport, local shops and schools. 

3.2.7 Open Space Connectivity 

The Urban Design Compendium outlines the following benefits of connecting the open space 

network. 

Open space networks are often more useful for visual amenity, recreational use and wildlife 

corridors than isolated and unrelated landscape elements. They not only serve to organise 

larger projects but also create linkages to existing urban areas, other sites and the wider 

landscape. 

Networks may join up linear parks, road reserves, playing fields, parks, allotments, private 

gardens, buffer planting and surface drainage corridors. Greenways can be created to run 

through or alongside linear elements such as natural streams, wooded belts or canals and 

connect with parks and footpaths in nearby neighbourhoods. These can plug into 

neighbourhood streets that have cycle routes, reduced car levels and mature tree planting - 

creating a network of what the City of Vancouver calls ‘Green Ways - Public Ways.’ 

. 

The 400m walkable catchment radii focussed on neighbourhood focal points forms the starting 

principle for network design. Aim for major open spaces to adjoin at least one quadrant of the 

circle, but never more than two. This avoids isolation between developments and allows linear 

networks to be provided that are no more than 1.2 km (15 minutes walk) away from the majority 

of people. 

3.2.8 Dual Footpaths 

One of the key aims for the development of the Area Affected is to create a community that is 

sustainable and an improvement upon what has been delivered in outer suburban developments 

over the past few decades. This means some aspects of the physical infrastructure that creates the 

public realm will be different from residential estates that have been developed in recent times. 

The public realm of estates such as nearby Andrews Farm, Munno Para West and Blakeview is 

quite poor with few street trees and limited footpaths. This is accompanied by dwellings that do not 

really engage with the street (most houses orient towards the rear yards) and needing to get in cars 

to access most shops and other facilities/services. This formula does not create a community. 

In order to create healthy and vibrant communities there is a need to encourage more walking. 

This is based on well founded research: 

“Not surprisingly, people walk more when there are sidewalks and less if they are forced to 

walk in a street or a ditch.” p 142 Charter of the New Urbanism. Douglas Farr Congress for 

the New Urbanism 2000 

“while pedestrian and bike friendly streets are more expensive to build at the outset, each 

street will be viewed as an extension of “the village” – and will command price premiums to 

match.” p 25 The New Shape of Suburbia – Trends in Residential Development. Urban 

Land Institute 2003 

“Upto 75% of all household trips are non-job related. Many of these trips can be captured 

within the TOD or within short transit connection… Interruptions in the path and 

inconvenient walking routes discourage pedestrian travel for these types of trips. p 101 

The Next American Metropolis: Ecology, Community and the American Dream. Peter 

Calthorpe 1993 


Jul 08 


“Sidewalks not only provide a circulation network for pedestrians, but also can serve as a 

neighbourhood meeting place and play area for children. In general sidewalks should be 

provided on both sides of the street.” p 40 Residential Streets 3 rd Edition ULI, NAHB, 

ASCE, ITE 2002 

“Design safe, accessible footpaths….ideally on both sides of the street” p 8 Healthy By 

Design – a planner’s guide to environments for active living. Heart Foundation 2004 

3.3 Transport Oriented Development (TOD) 

Reconnecting Perth: The Cross-Portfolio Transit Oriented Development Program, describes the 

concept of TOD as follows: 

‘TOD refers to a mixed-use community with a central node of activity, located within an average 

800 metres walking distance of a transit stop. 

“TODs mix residential, retail, office, open space and public uses in a walkable environment, 

making it convenient for residents and employees to travel by transit, bicycle, foot or car.” 

(Calthorpe, 1993, p.56). 

Aside from the obvious focus on the transit station, TOD also places significant emphasis on a 

high degree of variety in the urban form; with a relatively dense mix of land uses located within 

close proximity (10-minute walk) to transit. Accumulated research and experience from around 

the world indicates that a railway station has the potential to have a profound impact on 

development within its precinct. In general, the influence of commuter rail stations on property 

and on train ridership is most marked within 400m walking distance, remains strong to 800m 

and can extend to beyond 1km. These dimensions define the station catchment area for walkon 

ridership’ 

Reconnecting Perth outlines the following key reasons for encouraging TOD: 

A new rail station is likely to have the following medium and long-term effects: 

• an increase in property values. Accumulated research shows that the value of houses in 

close proximity to a rail station can be increased for every metre closer to the station. 

• increased viability for higher density and higher quality residential development; 

• improved viability for expanded commercial development and economic activity. 

The benefits of TOD include: 

• social sustainability: sense of place, mix of uses and housing densities to accommodate a 

diversity of residents. Improved access and mobility for all age groups and lower income 

residents, without the need for or reliance on private vehicle use, can help to reduce social 

isolation; 

• economic sustainability: encourages affordable housing, reduced car dependence with 

private cost implications, increased transit ridership and less operational subsidy, more 

efficient use of existing infrastructure and reduced infrastructure/development costs; 

• environmental sustainability: Context for higher densities and more compact urban form 

resulting in less sprawl and therefore reduced urban encroachment into natural bush and 

agricultural land. Reduced car usage has associated reductions in greenhouse gas 

emissions, energy use and congestion and traffic trauma. 

The draft Cheltenham Park DPA provides recent reference to the concepts of TOD. The following 

text is quoted from this DPA: 

TOD is generally defined as development undertaken within walking distance of public transport 

in a manner that improves the accessibility and attractiveness of public transport 


Jul 08 


The TOD concept has been promoted in planning and transport literature in recent years and, 

in summary, involves the design of residential areas to maximise integration with public 

transport nodes, thereby facilitating the use of public transport by residents. This could include, 

for example, the design of street and other transport networks to improve access to the public 

transport node, the integration of other services and facilities within the node, and the increase 

of residential densities adjacent to the node. 

Recent work undertaken by the State Government identified a number of design principles to 

influence better transit oriented development. The design principles include: 

• Concentrate high intensity development (including residential, retail, commercial and 

employment related development) at or within 400 metres of the transit station. 

• The entry to the station should be visible and located at the geographic centre of the most 

intensive development. Incorporate a public activity centre (e.g. town square, cinema, market) 

that provides a focal point at the station; 

• Attract a complementary mix of activities such as shops, cafes, offices and apartments to 

encourage multiple purpose public transport trips over extended time periods (i.e. not just 

during working hours) and to increase public surveillance of station environs; 

• Create high quality public environments throughout the TOD, particularly around the station, 

that encourage use of the public realm. Buildings should have direct street frontages. Streets 

and public spaces should incorporate high quality landscaping and street furniture, good 

lighting, shelter and surveillance; 

• Provide direct and safe pedestrian and cycle routes to the station that are accessible to people 

with disabilities, supported by traffic calming measures, and provide secure bicycle parking; 

• Design residential and other noise sensitive development to minimise noise and air pollution 

from the transit corridor and interchanges, while at the same time maximising benefits of natural 

ventilation and light; 

• Provide fewer parking spaces for both residential and commercial development than would 

normally be required in an equivalent suburban location. 

In recent years planning policy in South Australia has adopted the concept of TOD with the 

Planning Strategy for Metropolitan Adelaide containing specific reference to this form of 

development. 

Of particular relevance is Policy 2, under Land Use and Transport Integration, which states: 

2. Facilitate transit-oriented development around selected high-service public transport 

routes. 

(a) Promote transit-oriented development and employment uses in a band of activity from the 

Central City Activity Centre to Port Adelaide to maximise accessibility to, and make use of, 

that corridor’s existing transport infrastructure and services. 

(b) Promote transit-focused neighbourhoods along public transport routes identified on the 

Adelaide Metropolitan Spatial Framework. 

(c) Reduce car parking requirements in transit-oriented development areas to encourage the 

use of public transport services. 

(d) Locate higher-intensity uses within walking distance of transit stops. 

The Urban Land Institute (ULI) have devised a series of principles for successful TODs. They are: 

• have a vision that creates a place; 

• apply the power of partnerships; 

• think about development when thinking about transit; 

• get the parking right; 


Jul 08 


• build a place not a project; 

• make retail development market driven not transit driven; 

• mix uses but not necessarily in the same place; 

• make buses part of the transit solution; 

• encourage every price point to live around transit. 

Principles from the WA Development Control Policy 1.6 (Jan 2006) include: 

• the street pattern needs to be designed to encourage walking and needs to provide direct 

routes to the station; 

• a bus interchange should be provided; 

• density for residential development should be around 25 dwellings per hectare; 

• buildings need to be oriented to the street and have minimal setbacks; 

• buildings need to be robust in design and enable change of use over time; 

• wider than normal footpaths must be on both sides of the street. 

TOD has occurred with considerable vigour in cities such as Perth, primarily as a result of string 

policy direction, continued strong growth in the development of new communities and continued 

investment in the public transport system. Below are photographs of a TOD in Perth. 

TOD has considerable relevance to the Area Affected, with the Adelaide Gawler train line extending 

in a north-south direction through the Area Affected. Four stations presently are located within the 

Area Affected, with the Karri Street station providing significant opportunity for a TOD, given that all 

immediately adjacent land is owned by either the LMC, DFC or Council. 

3.4 Affordable Housing 

In March 2005, South Australia adopted a target for all new significant developments to include 

15% affordable housing, including 5% high need housing. The target is expressed in strategic level 

documents and is now supported by legislative changes passed by Parliament in May 2007 via the 

Statutes Amendment (Affordable Housing) Bill. 

While the Bill amends a number of State Acts, the amendments to the Development Act are most 

relevant to this DPA. In particular, the Bill introduces explicit references to affordable housing in the 

Objects of the Act and further details the need for Councils to take into consideration affordable 

housing in Development Plans, Strategic Direction Reports and Strategic Planning and 

Development Committees. 

The SA Affordable Housing Trust (SAAHT) within the Department for Families and Communities 

(DFC) provides a key resource in fostering the delivery of affordable housing outcomes. Through 

the Affordable Housing Innovation Program, the SAAHT seeks to engage local government, 

builders and developers, financiers and investors and non-government organisations to explore and 

implement initiatives to increase the supply of housing to households on low to moderate incomes. 


Jul 08 


The DFC has developed a suite of fact sheets and other tools that are available on the DFC internet 

site at www.housing.sa.gov.au/affordable to assist with implementation and promotion processes. 

The site includes information about affordable housing and how industry, non-government 

organisation and local government can become involved. 

In relation to the Area Affected, policy is proposed to be included into the new Residential (Playford) 

Zone to require 15% affordable housing consistent with wider strategic goals. It is anticipated that 

the SAAHT will work with the LMC, subsequent developers and Council on how best to achieve 

this. 


Jul 08 


4. PLANNING CAPABILITY OF THE SITE 

4.1 Planning Strategy for Metropolitan Adelaide 

The Planning Strategy presents current State Government Policy for development in South 

Australia. In particular, it seeks to guide and co-ordinate State Government activity in construction, 

and the provision of services and infrastructure that influence development in South Australia. It 

also communicates directions for future development to the community, the private sector and 

Local Government. 

The Planning Strategy is divided into three sections — Metropolitan Adelaide, Outer Metropolitan 

Adelaide and Regional South Australia — and is based on key economic, social and environmental 

imperatives. 

Planning Strategy Policy 

3.1 Water Resources 

DPA Response 

1. Ensure the most efficient use of water 

based on the principles of avoidance, 

reduction, re-use, recycle and 

appropriate disposal, to reduce 

Adelaide’s dependence on water 

sourced from the Mount Lofty Ranges 

catchment and the River Murray. 

(a) Design development at a suburb 

scale that incorporates: 

- the efficient and integrated on-site 

disposal, and/or storage, 

treatment and use of rainwater 

and stormwater in accordance 

with Water Allocation Plans and 

subject to preventing salinisation. 

- the use of treated wastewater, 

industrial wastewater and grey 

water where appropriate 

- the use of ground water where 

appropriate (and within the 

sustainable extraction level for the 

resource). 

(b) Incorporate wetlands and/or other 

forms of treatment and storage of 

stormwater into development, to 

facilitate aquifer storage recovery 

(ASR), where achievable and in 

areas where re-use opportunities are 

available. 

2. Promote water sensitive urban design 

(WSUD) in Development Plans, the 

Building Code of Australia and 

development proposals to achieve 

multiple catchment water 

management objectives such as 

reducing runoff and flooding; 

protecting waterways and their biotic 

communities; conserving and 

harvesting water; and enhancing the 

amenity of urban environments. 

The DPA proposes to reinforce existing 

principles of Water Sensitive Urban Design. 

Draft policy is based on the detailed 

engineering investigations as part of the 

Playford Alive Master Plan and the Blakeview 

Structure Plan. 

One of the key policy responses is to 

encourage the capture, treatment and re-use 

of stormwater through wetlands and 

detention areas designated by relevant 

structure plans. Stormwater detention will be 

facilitated within both the street network and 

public open space areas. 

The proposed structure plans represent an 

integrated approach to water management 

and suburb design. 


Jul 08 


WSUD techniques that may be applied in 

addition to or in lieu of conventional 

drainage/disposal 

measures include: 

(a) Source controls at the allotment level 

such as the collection and plumbing 

of rainwater for toilet flushing, hot 

water systems and laundry, irrigation 

or retention/infiltration, through the 

Building Code of Australia. 

(b) Conveyance controls at the 

neighbourhood level such as the 

adoption of water sensitive road 

designs and the use of grass swales 

and ‘natural channels’ to replace kerb 

and gutter and concrete drains. 

(c) Discharge controls at the allotment, 

neighbourhood or catchment level 

such as retention/detention/infiltration 

measures, constructed wetlands and 

gross pollutant traps. 

As mentioned above, the existing WSUD 

provisions of the Development Plan will be 

reinforced by the introduction of new 

structure plans and associated policy. 

Particular WSUD measures which will be 

encouraged and sought via the new DPA 

policy include: 

• preference for grass swales and natural 

channels to replace kerb and gutter 

where engineering investigations permit; 

• the intended construction of wetlands to 

the north of Curtis Road, part of a 

stormwater re-use system integral to the 

National Water Project; 

• retention of existing drainage corridors 

through structure planning which 

designates these areas and immediate 

surrounds as part of a connected open 

space network. 

(d) Natural systems planning such as 

retaining natural drainage for trunk 

drainage and designing housing, 

roads and open space around 

watercourses and natural contours. 

3. Integrate the management, protection 

and use of water resources, into 

broader land use planning and 

management. 

(a) Protect and enhance the quality of 

Adelaide’s underground and surface 

waters. 

(b) Protect culturally significant water 

features. 

(c) Seek opportunities to re-use treated 

stormwater and wastewater for irrigation 

and industrial use. 

(d) Design and manage development to: 

- protect land from soil erosion, 

salinisation and contamination 

- protect watercourses, wetlands, 

floodplains and water supply 

catchments from poor land use and 

management practices 

- protect underground water resources 

from overuse and pollution 

The proposed Structure Plans and 

associated policy will facilitate the 

establishment of an integrated stormwater 

management system which has a key focus 

on water treatment and re-use, which will of 

benefit to existing water resources. 

Proposed policies are aimed at maintaining 

and enhancing natural drainage systems, to 

the extent that the urban design intent for the 

Smith Creek environs is to return this existing 

drainage line to a more natural state, 

therefore making the area more functional, 

amenable and accommodating of enhanced 

biodiversity. 

Future development areas have been 

considered in terms of potential flood risk, 

with new residential areas confined to those 

locations not required as part of any localised 

stormwater management projects or a 1 in 

100 ARI flood event. 


Jul 08 


- protect stormwater from pollution 

- allow the active recharge of 

underground water, for example, 

ASR, with harvested stormwater of a 

suitable quality 

- maximise retention of remnant native 

vegetation. 

(e) Design stormwater management systems 

to incorporate flood mitigation, improve 

water quality and where possible support 

biodiversity. 

(g) Ensure the maintenance and (if the 

opportunity arises) rehabilitation of 

hydrological processes and protection of 

water-dependent ecosystems, such as 

wetlands, streams and estuaries. 

4. Ensure coordination of multi-objective 

management of stormwater by 

considering it both as a resource and 

potential hazard. 

(a) Prepare stormwater management plans 

at the catchment level to be placed in 

regional Natural Resource Management 

Plans which aim to mitigate flooding, 

reduce pollution load on watercourses, 

use stormwater as a resource and 

minimise direct coastal runoff. 

(b) Prepare urban stormwater master plans 

at the local level (which support 

catchment level stormwater management 

plans) to provide a framework for the 

assessment of appropriate stormwater 

management measures to be 

incorporated into development. This 

should be followed by an assessment of 

the requirement for drainage system level 

and on-site measures. 

(d) Ensure disposal, and/or collection, 

treatment, storage and re-use of 

stormwater occurs in the most efficient 

manner tailored to the catchment 

characteristics, and stormwater 

management plans. 

(f) Investigate future water supply 

infrastructure requirements ahead of 

population and industry growth pressure. 

Investigations should take into account 

current population growth in the area, 

existing infrastructure capability, 

environmental impact and potential for 

water re-use. 

The Area Affected has been the subject of 

extensive engineering investigations in terms 

of stormwater management as part of: 

• The National Water Project; 

• Redevelopment of the Stebonheath 

Flow Control Park. 

The key design elements outlined from the 

concept design of these Projects has been 

incorporated into the formulation of the 

Structure Plans and associated policy. 

In terms of water supply, engineers working 

on the preparation of the Playford Alive 

Master Plan and the Blakeview Structure 

Plan have undertaken detailed consultations 

with SA Water. SA Water is aware of the 

projected number of additional dwellings 

arising from the project, which would form the 

basis of future network planning. 


Jul 08 


5. Increase opportunities for the 

development of alternative water reuse 

schemes in appropriate locations. 

(a) Encourage the development of 

alternative water re-use schemes 

involving innovative water capture, 

treatment, storage and re-use practices, 

such as that achieved in the Mawson 

Lakes development, with clusters of high 

water use activities that are able to take 

advantage of water supplies. 

(b) Design and locate water re-use schemes 

to avoid impacts on sensitive land uses 

such as residential development. 

3.4 Land Use and Transport Integration 

The Area Affected forms part of the National 

Water Project, an innovative project aimed at 

waterproofing Adelaide. 

1. Integrate transport and land use 

planning decisions to facilitate a safe, 

sustainable, efficient and effective 

transport network. 

(a) Support and make best use of existing 

transport infrastructure and services, 

and protect sites of strategic importance 

for the future development of the 

transport system. 

(b) Require significant development 

proposals to include an assessment of 

the implications for the transport system 

at the local and regional levels and 

identify measures to address these 

implications. 

(c) Ensure that the location and design of 

developments protect and maintain the 

function of State Governmentmaintained 

roads, freight, rail and 

shipping routes. 

(d) Ensure that future transport 

infrastructure is incorporated in decision 

making when planning for local and 

regional urban growth and economic 

activity. 

(e) Ensure transport planning and 

infrastructure decisions promote 

development in appropriate locations 

and are coordinated with the staging of 

urban expansion as outlined in the 

Residential Metropolitan Development 

Program. 

The Structure Plan and associated road 

network has been prepared taking into 

account the projected number of houses and 

population. The road hierarchy has been 

designed to facilitate the possible future 

incorporation of public transport routes. 

The Karri Street area has been identified as a 

strategically significant location, given 

existing infrastructure and land ownership in 

order to facilitate a possible future Transport 

Oriented Development (TOD). 

Certain upgrades to road networks (number 

of lanes and signalised intersections) will be 

required when certain traffic thresholds or 

warrants are met. The draft DPA includes 

policy which outlines the nature and timing of 

upgrades required. 


Jul 08 


2. Facilitate transit-oriented 

development around selected highservice 

public transport routes. 

(a) Promote transit-oriented development 

and employment uses in a band of 

activity from the Central City Activity 

Centre to Port Adelaide to maximise 

accessibility to, and make use of, that 

corridor’s existing transport 

infrastructure and services. 

The Karri Street area has been identified as a 

desirable location for a future TOD. 

Presently the area is serviced by the 

Adelaide-Gawler rail line. Future growth of 

the broadhectare area north of Curtis Road 

will fuel further demand for services on the 

existing rail line. 

(b) Promote transit-focused neighbourhoods 

along public transport routes identified 

on the Adelaide Metropolitan Spatial 

Framework. 

(c) Reduce car parking requirements in 

transit-oriented development areas to 

encourage the use of public transport 

services. 

(d) Locate higher-intensity uses within 

walking distance of transit stops. 

3. Maximise accessibility to and use of 

the public transport system through 

greater integration with land use to 

reduce the need for private motorised 

travel. 

(a) Incorporate the provision of public 

transport in planning policy preparation 

(for example, new suburbs or activity 

centres) and provide on-ground services 

at an early stage of development to 

initiate public transport patronage as the 

neighbourhood becomes established. 

(b) Locate activities that generate large 

numbers of visitors, such as major 

offices, schools, tertiary education 

facilities, and major health and 

recreational facilities, at public transport 

nodes and/or in activity centres. 

(c) Ensure development is oriented 

towards, and linked with, public transport 

nodes and that convenient and safe 

walking access and secure bicycle 

storage is provided. 

(d) Increase dwelling densities near major 

public transport routes, stations and 

interchange points. 

Policies proposed for the Karri Street area 

include reduced parking requirements for 

non-residential development in order to 

promote public transport routes. Similar, 

higher density residential use is facilitated 

adjacent to the existing transit stop. 

The proposed structure plans establishes a 

road hierarchy that is reflective of the 

anticipated movement networks for the whole 

of the Area Affected. The road hierarchy 

reflects nodes of activity including activity 

centres and education facilities. 


Jul 08 


4. Encourage people to walk and cycle 

to destinations by providing suitable 

infrastructure and developing safe, 

attractive and convenient walking and 

cycling environments. 

(a) Provide a safe, strategic network of 

commuter and recreational links 

between major cycle trip destinations, 

such as activity centres, community 

facilities, public transport, parks and 

residential neighbourhoods. 

(c) Develop high-quality walking 

environments designed for the comfort, 

ease and safety of all users. 

(d) Improve opportunities for incidental 

exercise (particularly walking and 

cycling) by locating residential 

neighbourhoods and key services and 

facilities and other regularly visited 

destinations within walking distance of 

each other. 

9. Ensure integrated transport and land 

use supports quality of life outcomes. 

(a) Ensure that road corridors are planned 

to integrate land use and transport to 

address health and safety issues along 

transport routes. 

(b) Design and locate development adjacent 

transport corridors to minimise health 

and safety issues arising from road 

traffic noise and transport uses through 

consideration of a range of factors 

including distance from major transport 

corridors, building layout and design, the 

inclusion of noise attenuation measures, 

safe pedestrian and vehicle access 

points, and appropriate building 

ventilation. 

(e) Provide pedestrian and cycle corridors 

separate from transport routes and in 

coordination with the establishment of 

facilities in MOSS, Parklands, linear 

parks, and other public open spaces. 

The Structure Plan incorporates major and 

minor road networks, together with open 

space networks and connections. These key 

features provide for the reinforcement and 

expansion of existing pedestrian and cycling 

networks and the creation of new ones. 

A key philosophy of the intended urban 

design outcome is to create walkable 

communities. This is to be achieved through 

the regular dispersal of activity centres 

throughout the Area Affected, policy which 

requires footpaths on both sides of the road, 

and structure plans which ensure connectivity 

between open space areas. 

Existing and predicted future traffic volumes 

have been considered as part of the 

preparation of the structure plans. For 

instance, the future establishment of NEXY 

will have a significant impact on traffic 

movements on Curtis Road. This has 

required an urban design response to the 

planning of future development to the north of 

Curtis Road, relating to land use, allotment 

depth and access considerations. 

It is anticipated that all future activity centres 

will be well serviced by future public transport 

networks. 


Jul 08 


3.5 Energy Efficiency 

1. Reduce energy requirements for 

transportation and buildings. 

(b) Ensure neighbourhoods and 

employment hubs have increased 

access to a choice of travel modes and 

that travel distances are reduced. 

(c) Promote the uptake of energy efficient 

design to ensure buildings are cooler in 

summer and warmer in winter and the 

use of alternative, renewable energy 

options such as solar thermal (electric or 

gas-boosted hot water systems) and 

photo voltaics into housing, and 

commercial building designs and 

development. 

(d) Ensure that the development industry 

adopts designs to optimise the use of 

photovoltaic energy technology in new 

subdivisions and buildings. 

3.9 Culture, Heritage and the Arts 

The DPA introduces policies seeking to 

promote and facilitate walkable communities, 

thereby reducing reliance on motor vehicle 

usage. In addition, the DPA seeks to 

introduce employment areas, so future 

residents have the opportunity to work within 

a reasonable distance of their home. 

The DPA seeks to reinforce existing 

provisions of the Development Plan 

concerning energy efficiency, particularly in 

terms of land division design. 

1. Strengthen and reinforce processes 

and adopt policies and procedures 

that protect and conserve places and 

areas of heritage and cultural value. 

(a) Ensure Aboriginal cultural heritage is 

identified and protected. 

2. Enhance opportunities to incorporate 

culture and the arts as part of 

developing projects and high quality 

sustainable urban design. 

(a) Identify and develop areas and facilities 

for clustering cultural and arts activities 

with associated complementary 

development such as restaurants and 

accommodation. 

A limited number of state and local heritage 

places have been identified within the Area 

Affected. These places are already identified 

by the Development Plan, with the DPA not 

introducing any policy which will impact upon 

these items. 

No matters of Aboriginal cultural heritage 

have been identified. 

These outcomes will be encouraged via land 

division policy proposed as part of this draft 

DPA. 


Jul 08 


3.10 Education Facilities 

1. Provide access to a range of 

education and care facilities that 

provide lifelong learning 

opportunities in suitable locations. 

(a) Ensure access to lifelong learning 

through a range of different styles and 

types of education and care facilities and 

services. 

(b) Provide and locate education and care 

facilities to support and encourage the 

education and training of youth, 

Indigenous people, the disabled and 

those who are socially disadvantaged. 

2. Locate education and care facilities 

so that access to them is equitable 

and convenient and maximises the 

use of community resources. 

(a) Integrate and co-locate education and 

care facilities with other community 

facilities to maximise the use of 

resources and develop relationships 

between activities. 

(b) Provide specialised education and care 

training facilities in locations matched to 

local employment opportunities and/or 

the likely catchment for such facilities. 

(c) Locate schools, community and adult 

learning facilities in or near 

neighbourhood and district activity 

centres to allow safe and convenient 

access by walking, wheelchair, cycling 

and public transport, and to minimise the 

need for private vehicles. 

3.11 Health and Community Services 

The Education Works program provides for 

the development of two new schools west of 

Main North Road. The DPA proposes 

structure plans, identifies locations for these 

new educational facilities together with others 

that will be required in the future to sustain 

the new community. 

DECS has provided input concerning the 

desired location and size of sites for new 

integrated education and child care facilities. 

Policies proposed as part of this draft DPA 

support the establishment of these new 

integrated facilities. 

The location of future school sites has 

specifically considered the location of future 

activity centres and likely future public 

transport routes. 

1. Create living environments with 

services and facilities to support 

healthy lifestyles and active 

communities. 

(a) Support the physical, mental and social 

health of individuals and communities by 

ensuring good access to a range of 

education facilities, employment and 

training, affordable housing, social 

services, health centres and hospital 

facilities. 

(b) Encourage active lifestyles by providing 

a range of open space and recreation 

facilities within neighbourhoods and 

through the design of neighbourhoods to 

encourage walking and cycling to local 

activities. 

(c) Manage the interface areas between 

The proposed Structure Plans and 

associated policy support the provision of 

health and community services within both 

regeneration and future growth areas. 






requires footpaths on both sides of the road, 




Jul 08 


living environments and other uses such 

as industry, arterial roads and primary 

industry, to minimise any adverse health 

impacts on the community. 

2. Match location and delivery of health 

and community services and facilities 

with the needs of the community. 

(a) Locate health and community services 

and facilities to ensure equitable access 

by identifying areas lacking services or 

those with greater need and building 

collaborative arrangements to provide 

these facilities and services. 

(b) Encourage the location of health and 

related services and facilities in or 

adjacent to activity centres and co-locate 

these with community facilities, 

hospitals, health centres and schools, 

where there is good access to the public 

transport network. Encourage the 

development of a complementary mix of 

uses at existing large facilities. 

(d) Encourage a variety of housing options 

in locations within easy access to activity 

centres that make it possible for the 

aged and those with disabilities to live 

independently. 

(f) Improve community access and delivery 

of health and community services and 

facilities, particularly in areas with 

disadvantaged communities. 

3.12 Hazard Avoidance, Minimisation and 

Management 

The proposed policy supports the provision of 

health and community services within or 

adjacent to existing and/or proposed activity 

centres. 

1. Minimise risk of flood damage to 

persons and property. 

(a) Prevent development that would impede 

the flow of flood waters or elevate the 

risk of flooding to adjoining properties 

within flood risk areas. 

3.15 Residential Neighbourhoods and 

Housing 

Future growth areas have been investigated 

in terms of general flood risk in order to 

ensure that land earmarked for residential 

development is suitable for the intended use. 

1. Ensure land is used appropriately 

within the Urban Boundary to meet 

projected housing demands and 

satisfy varied housing preferences 

and incomes. 

(a) Provide a supply of residential land that 

is well serviced, appropriately zoned and 

capable of accommodating projected 

housing demand. 

(b) Ensure the sequenced release and 

development of residential land and 

The DPA provides for a substantial increase 

in the supply of residential zoned land, 

supported by appropriate staging strategies 

to ensure the effective delivery of essential 

infrastructure and services. 

The DPA also provides for some nonresidential 

zones in order to facilitate the 


Jul 08 


infrastructure that reflects the preferred 

sequencing described in the Residential 

Metropolitan Development Program 

(appended). 

(c) Prepare structure plans for residential 

development for inclusion in 

Development Plans as areas suitable for 

additional residential opportunities are 

identified and evaluated. 

(d) Promote higher densities of residential 

development in appropriate locations to 

significantly increase the average 

dwelling replacement rates for 

metropolitan Adelaide taking into 

account the need to protect desired 

character and heritage. 

(f) Develop innovative, affordable and 

sustainable housing. 

2. Accommodate a range of facilities in 

neighbourhoods to increase the 

diversity of activities within walking 

distance of housing. 

(a) Strengthen and revitalise local and 

neighbourhood activity centres to create 

a diversity of local employment 

opportunities and retain neighbourhoodlevel 

community services and facilities. 

(c) Locate and design new housing to 

prevent conflict with existing business 

and employment activities. 

3. Target growth to maximise use of 

existing infrastructure and ensure the 

provision of suitable infrastructure to 

support the function of 

neighbourhoods. 

(a) Target locations for more compact and 

mixed-use forms of housing including 

conversion of existing dwellings and 

non-residential buildings to maximise the 

use of existing infrastructure capacity, 

services and facilities. 

(b) Provide infrastructure in a timely, costefficient 

and effective manner, ensuring 

that all communities have access to 

services and facilities they need. 

(c) Ensure that development does not 

exceed the environmental capability and 

infrastructure capacity of 

neighbourhoods and that it contributes 

to necessary upgrades and 

improvements as community needs 

change. 

establishment of activities that will support 

the new community, including employment 

zones and activity centres. 

The draft DPA facilitates a range of dwelling 

densities to be established throughout the 

Area Affected, based on an appraisal of land 

capability and desired community outcomes. 

The policies to be implemented by the draft 

DPA are intended to provide the necessary 

policy pre-conditions to support the delivery 

of affordable housing opportunities. This 

essentially is to be provided by policy which 

provides for reduced allotment sizes and 

more flexible dwelling design outcomes that 

combined should reduce both the cost of land 

and the cost of constructing dwellings. 






requires footpaths on both sides of higher 

order roads, and structure plans which 

ensure connectivity between open space 

areas. 

Extensive investigations occurred in the 

preparation of the Playford North Master Plan 

and Blakeview Structure Plan to determine 

infrastructure constraints and to ensure that 

staging of future development occurs in an 

orderly and efficient manner. 


Jul 08 


4. Provide a range of medium-to-highdensity 

housing forms in targeted 

locations to maximise the use of 

existing infrastructure, services and 

facilities, including public transport, 

schools and open space. 

(a) Target increased housing densities 

(refer to the Adelaide Metropolitan 

Spatial Framework): 

- within and around activity centres, 

in accordance with the Activity 

Centres Hierarchy (see discussion 

under 'Activity Centres') 

- in transit-focused neighbourhoods 

within walking distance of selected 

high-frequency public transport 

routes and transit nodes 

- in selected areas within walking 

distance of the coast 

- in renewal and regeneration sites 

where convenient access to public 

transport and community services 

and facilities is provided 

- around public open spaces in 

locations where convenient access 

to public transport and community 

services and facilities is provided. 

5. Develop transit-focused 

neighbourhoods which provide 

opportunities for people to walk to 

public transport and other services 

and facilities. 

(a) Encourage higher housing densities in 

transit-focused neighbourhoods while 

preserving local qualities such as 

neighbourhood character and heritage 

and safety. 

(b) Design housing in transit-focused 

neighbourhoods to ensure adequate 

separation from the transport route, and 

utilise a range of noise attenuation 

measures to prevent impacts associated 

with noise and air quality. 

(c) Improve the safety and appearance of 

public spaces and recreation areas and 

the permeability and legibility of transitfocused 

neighbourhoods to facilitate 

safe and convenient access to public 

transport, particularly in areas within 

walking distance of stops. 

The DPA includes structure plans and 

associated policy which facilitate the 

establishment of increased housing density in 

key locations including activity centres, the 

TOD at Munno Para and in areas adjacent to 

open space reserves/corridors. 

The DPA includes structure plans and 

associated policy which facilitate the 

establishment of increased housing density in 

key locations including activity centres, the 

TOD at Munno Para and in areas adjacent to 

open space reserves/corridors. A key 

philosophy of the intended urban design 

outcome is to create walkable communities. 

This is to be achieved through the regular 

dispersal of activity centres throughout the 

Area Affected, policy which requires 

footpaths on both sides of higher order road, 




Jul 08 


6. Improve the accessibility of 

neighbourhoods by creating safe, 

convenient and pleasant 

environments for walking, cycling 

and public transport use. 

(a) Promote more compact 

neighbourhoods, particularly around 

activity centres, to reduce travel. 

(b) Apply ‘crime prevention through 

environmental design’ techniques to 

improve personal and neighbourhood 

safety and security. 

(c) Ensure linkages are provided between 

neighbourhoods, and discourage 

exclusive developments, such as ‘gated 

communities’. 

(d) Design neighbourhoods to minimise 

walking distances to destinations 

through the provision of direct 

pedestrian linkages and short street 

blocks. ‘No through roads’ such as culde-sacs 

should be designed to include 

pedestrian and cycling linkages. 

(e) Minimise the impact of through traffic in 

neighbourhoods, while maintaining an 

adequate level of low-speed private 

vehicle access. 

8. Reinforce and protect a sense of 

place and neighbourhood character, 

while encouraging the evolution of 

preferred built form and landscaped 

characters. 

(a) Ensure that the desired character for 

particular areas is established through 

consultation with local communities. 

(b) Ensure that zoning effectively 

discriminates between areas targeted for 

substantial change and those which 

require careful management. 

(b) Ensure that development contributes to 

the desired character, and exhibits a 

strong contextural relationship with its 

locality. 

(c) Have regard to existing cultural, 

environmental and topographical 

features in the design of allotments, 

buildings and neighbourhoods. 

(d) Create opportunities for cultural 

expression in neighbourhoods through 

urban design, the inclusion of art into 

public spaces, appropriate landscape 

treatments and other design techniques. 






requires footpaths on both sides of higher 

order road, and structure plans which ensure 

connectivity between open space areas. 

The community consultation process 

undertaken for the release of the Playford 

Alive Master Plan provided a range of 

opportunities for the community, 

organisations and business to provide 

feedback. 

Community interest and project 

understanding was promoted through the 

Playford Alive Getting On With It newsletter 

delivered to over 8,000 households in the 

target area as well as with a set of 

information sheets about the different 

neighbourhood areas and key elements of 

the plan. Media announcements and the 

project website were also used to promote 

information about Playford Alive. 

Approximately 1,136 people were involved in 

consultation activities 


Jul 08 


9. Provide a network of parks and 

recreation areas within 

neighbourhoods which offer a variety 

of safe, useable, appropriate and 

attractive public open spaces. 

(a) Ensure accessible public open spaces 

within walking distance of residential 

neighbourhoods, particularly in higherdensity 

areas where private open space 

provision is limited. 

(b) Encourage more usable and attractive 

public spaces, including road reserves, 

to maximise use of the public space and 

improve amenity. 

12. Provide a range of housing types to 

meet the needs of future residents 

and enable people to remain within 

their community as their housing 

needs change. 

(d) Integrate public housing in a way that 

makes it physically indistinguishable 

from other homes. 

13. Facilitate and support a variety of 

affordable housing development 

options. 

(a) Distribute affordable housing throughout 

the metropolitan area. 

3.17 Urban Design 

The DPA will introduce structure plans which 

clearly designate the proposed open space 

network. The open space network has been 

formulated taking in to account existing 

drainage lines and the need for 

detention/water treatment areas in key 

locations. The open space network has also 

been designed taking into account the 

intended future location of public school sites 

given the potential for the shared use of open 

space. 

A clear urban design focus is also evident in 

terms of street design and the treatment of all 

public space, including footpath areas. 

The DPA introduces policy which seeks to 

provide further flexibility in terms of housing 

design and delivery. 

The DPA introduces policy that further 

promotes housing choice and encourages the 

inclusion of a range of affordable and high 

need housing, in terms of size, style and 

density, in areas accessible to public 

transport and close to employment 

opportunities, appropriate services and 

activity centres. 

1. Enhance elements that contribute to 

the overall character of the 

metropolitan area 

(c) Reinforce the distinction between the 

metropolitan urban areas and the 

rural/horticultural areas to the north and 

south. 

(d) Highlight major radial and grid road 

routes through distinctive urban design 

and built form treatment. 

The DPA introduces policy which provides an 

appropriate transition between future 

residential growth areas and the 

rural/horticultural areas located at the 

periphery of the Area Affected. 


Jul 08 


3. Promote the principles and practice 

of good urban design. 

(c) Reinforce the importance of active 

frontages between public places and the 

private to revitalise centres and create 

quality pedestrian experiences. 

2. Maximise opportunities to facilitate 

urban regeneration and attract private 

sector participation. 

(d) Ensure that development policies that 

apply to areas likely to be subject to 

urban regeneration promote innovation 

and creativity, and facilitate housing 

diversity, including affordable housing. 

3. Adopt an integrated and collaborative 

approach to urban regeneration. 

(a) Adopt a whole-of-government integrated 

strategic planning approach to urban 

regeneration, involving a ‘master plan’ 

process to ensure that effective and 

consistent long-term policies are 

developed through a consultative 

process involving local government, 

state agencies, local communities and 

private interests. 

(e) Include a significant emphasis on high 

quality urban design and the treatment 

of character. 

4. Maximise the potential benefits of 

urban regeneration by integrating 

social, environmental and economic 

priorities and outcomes. 

(a) Increase the diversity and choice of 

housing types and densities in urban 

regeneration areas, particularly in areas 

close to public transport nodes, in and 

around regional activity centres, and in 

other areas well served by public 

transport and other services. 

A key focus of the proposed policy is to 

create attractive urban design outcomes 

which includes appropriate activation and 

surveillance of public space, including open 

space and footpaths. In addition, housing is 

encouraged within and adjacent to 

neighbourhood level activity centres. 

The DPA introduces policy which is 

considered to be sufficiently innovative and 

flexible to encourage private sector 

investment within the Peachey Belt 

regeneration area. 

The DPA essentially adopts the key 

outcomes earmarked by the Playford Alive 

Master Plan and Blakeview Structure Plan, 

with both documents prepared following an 

extensive consultative process with 

government agencies. 

One of the key aims is to create a community 

that is sustainable and an improvement upon 

what has been delivered in outer suburban 

developments over the past few decades. 

This means some aspects of the physical 

infrastructure that creates the public realm 

will be different from residential estates that 

have been developed in recent times, with 

more of a focus on quality urban design 

outcomes. 

A key intent of the DPA is to encourage a 

broader range of housing forms within the 

Peachey Belt regeneration area, in an effort 

to facilitate private sector investment in the 

area and the attainment of significant change 

to the existing character, presently typified by 

the lack of diversity of the existing housing 

stock integration between new and existing 

communities is a key focus with policies 

created to facilitate strong linkages and 

consistency in access to services and public 

realm outcomes. 


Jul 08 


4.2 Metropolitan Development Program 

The Metropolitan Development Program (MDP) identifies the staging sequence for the Playford 

North Project and Blakeview, as reproduced in the table and text below. 

Sequence Summary and Rationale 

Principal 

Residential 

Development 

Areas 

Status of local 

Development Plan 

and Structure Plan 

Infrastructure 

capacity 

Social inclusion (adequacy 

of community services and 

social infrastructure) 

1 Munno Para West/Playford North Project (Peachey Belt) 

Up to date 

Development Plan, 

which includes a 

Structure Plan and 

staging. 

2 Blakeview 

Up to date 

Development Plan, 

which includes a 

Structure Plan and 

staging. 

Blakeview 

Wastewater and 

water supply has 

sufficient capacity in 

the program period. 

Major trunk sewer 

headworks and 

upgrading of Barossa 

Water Treatment 

Plant is a medium 

term priority. 

Extensive upgrades 

to wastewater, water 

supply and road 

infrastructure are 

required. Significant 

stormwater upgrades 

will be required once 

Drain 2 catchment is 

reached. 

Upgrading of social services 

and facilities within the 

Playford North project will 

assist in achieving the 

Government’s social inclusion 

objectives. 

It is the intention that land 

release will not occur in 

Blakeview until the Playford 

North project has substantially 

commenced. This relies on the 

Playford North project 

commencing in a timely 

manner, however, should 

delays occur further land 

release in Blakeview will be 

required to ensure an 

adequate land supply. 

Blakeview comprises a logical extension of the urban development running along the hills scarp on 

the eastern side of the Playford Council area and, like Munno Para West, is the last remaining 

extensive residential land within the northern extent of the Urban Boundary. The area, which is 

currently owned by the Land Management Corporation, has the capacity to produce a further 3150 

allotments. Craigmore Road is the southern boundary of the area. The State Government is 

currently reviewing the future development options for urban renewal and extensive land holdings 

west from Main North Road. As a part of this initiative, development of Blakeview may be held 

back during the program period so that a preferred position can be established for the western land. 


Jul 08 


Table 10: Blakeview urban infrastructure issues 

Blakeview 

Wastewater • This area is served by the Elizabeth Gawler link sewer, which is nearing capacity, and 

will require duplication (the cost would be in excess of $10 millions and require a 

considerable lead time) 

Water supply • The system needs upgrading 

Stormwater • The condition of drains varies from good to poor 

• Erosion problems are leading to the need for maintenance 

• There is a need to address recommendations of 1999 Northern Metropolitan Regional 

Stormwater Management Study 

Roads • Craigmore Road and Main North Road intersection is approaching capacity and may 

require upgrading in the next 10 years 

Gas • There is adequate capacity in the trunk and distribution mains to supply the proposed 

residential development in this area 

Electricity • The Elizabeth Downs substation is at approximately 70% of capacity with the condition 

of other electrical infrastructure unknown, and no augmentation works are planned by 

ETSA 

The Peachey Belt/Smithfield Plains 

The total capacity of allotments within the Playford North project is approximately 5700 taking into 

account greenfield yields; harvesting of land through the South Australian Housing Trust stocks; the 

rationalisation of vacant Council-owned land; private broadacre land; and subdivision applications 

in the pipeline. This option favours land release west of Main North Road rather than east to ensure 

the State Government priority to renew the Peachey Belt. The previous South Australian Housing 

Trust policy of selling properties in this area has resulted in the concentration of Housing Trust 

homes decreasing from 51% of all housing to 35%. There are approximately 1110 South Australian 

Housing Trust properties in need of upgrading. Renewal in this area is expected to begin within the 

program period. There is also vacant Council and private land within the area that will contribute to 

the renewal proposal. 

Table 11: The Peachey Belt urban infrastructure issues 

The Peachey Belt 

Wastewater • The majority of sites in this area can be serviced by adjacent infrastructure 

Water supply • There are issues with water pressure 

• The network does require some SA Water augmentation 

• Work needs to be done on the pipe networks in surrounding sites 

Stormwater • Most of the drainage infrastructure for flooding is in place and there are opportunities 

for re-alignment of the existing drains 

• There are opportunities for improvement of the water quality in the area 

Roads • The Main North and Curtis Road intersection is approaching capacity 

• The role of Curtis Road and Womma Road, and possible upgrades need to be 

considered in the context on the proposed Northern Expressway. 

Gas • There is adequate capacity in the trunk and distribution mains to extend and reticulate 

gas to the proposed residential developments 

• There are no plans for augmentation of the existing gas network in this location 

Electricity • The Elizabeth Downs Substation is at approximately 69% loaded with the condition of 

other electrical infrastructure unknown, and no augmentation works are planned by 

ETSA Utilities 


Jul 08 



The majority of land in this area is currently controlled by the Land Management Corporation, and is 

an extensive area for future development on the northern metropolitan fringe within the Urban 

Boundary. The capacity of the land is approximately 2600 allotments. 

The land abuts the suburbs of Smithfield Plains and Smithfield and is to the north of Curtis Road, 

which provides a link to Main North Road in the east and Heaslip Road to the west. The Adelaide to 

Gawler rail line is the eastern boundary of this area. A nine-hole golf course abuts the northwest 

corner of the site, and future residential development of the Munno Para West area will take the 

opportunity to incorporate this feature and stormwater retention/wetlands into the design. 

Development of this land will be linked to regeneration in the Peachey Belt. 

Table 12: Urban infrastructure issues at Munno Para West/Smithfield Plains 

Munno Para West/Smithfield Plains 

Wastewater • Munno Para West is expected to be served by the large Elizabeth Gawler trunk 

sewer which is nearing capacity and will need duplication (in excess of $10 million in 

upgrade costs) 

Water supply • No works are envisaged 

Stormwater • The condition of drains varies from good to poor 

• Erosion problems are leading to the need for maintenance to be carried out 

• There is a need to address the recommendations of the 1999 Tonkin report 

Roads • Development should be oriented towards the railway station with street layouts to 

encourage walking/cycling to the train and to encourage road transport to Main North 

Road rather than the Peachey Road 

• The Main North Road and Curtis Road intersection is approaching capacity and may 

require improvement (10-15 years) 

Gas • The existing infrastructure has adequate capacity in the trunk mains to apply the 

proposed residential development. 

• The trunk mains will be extended in conjunction with the development on this site 

Electricity • The Elizabeth Downs substation is at approximately 69% loaded with the condition of 

other electrical infrastructure unknown, and no augmentation work is planned by 

ETSA Utilities in this area 

Planning and Infrastructure Implications for the Outer North 

The planning and infrastructure issues or actions for this sector are: 

• Planning SA to work with Councils to encourage policies that allow for residential development 

in appropriate locations at higher densities and dwellings other than detached; 

• The State Government, in collaboration with Playford Council, have agreed to proceed with the 

Playford North project, which includes a major regeneration of the Peachey Belt linked to 

development of greenfields land in western Munno Para; 

• The Land Management Corporation to release 1400 allotments for development in the new land 

release at Munno Para West to meet projected demand over the program period, and a further 

350 in Evanston in Gawler South; 

• Given the future capacity of the population in Blakeview, at least one new primary school will be 

required. However, as development of Munno Para West has been agreed to help regenerate 

the Peachey Belt, planning for this school will not be required within the program period. 

Consideration needs to be given to educational facilities in western Munno Para and the 

Peachey Belt. This may involve rationalising existing primary schools, providing a new school in 

the area, or providing better access to existing schools for new residents. These matters will be 

resolved as the Playford North project commences; 


Jul 08 


• Upgrades or augmentation of the Barossa Waste Treatment Plant and the Elizabeth/Gawler 

trunk sewer will not be required in the program period, but planning needs to begin urgently for 

these major head works. Charges will be applied to new allotments for these upgrades; 

• Some roads are approaching capacity and there is need for long lead time strategic planning 

for upgrades of major intersections. The increase in traffic volumes along Curtis Road will need 

to be addressed; 

• There are major stormwater infrastructure works required to service the undeveloped 

residential land in Munno Para North and urban land in Gawler South which would impose a 

significant financial burden if Local Government had to bear the full cost. These works are 

required before land can be developed for housing. 

The issues and staging strategy identified by the MDP are acknowledged by this DPA. In 

particular, servicing/infrastructure issues are fully examined in Section 5. 

4.3 South Australia’s Strategic Plan 

The Strategic Plan does not contain any specific reference to the Area Affected. However the Plan 

does express themes which are relevant to the planning and development of the Area Affected. 

These themes include: 

• Growing Prosperity; 

• Improving Wellbeing; 

• Attaining Sustainability; 

• Fostering Creativity and Innovation; 

• Building Communities; 

• Expanding Opportunity. 

The draft DPA has had regard to these themes by the incorporation of planning policy which: 

• has a clear focus on environmental sustainability; 

• seeks to address the disadvantage experienced in the Peachey Belt by facilitating a 

comprehensive and integrated urban regeneration project; 

• has been formulated following an extensive period of community engagement, particularly in 

respect to the Playford Alive project. 

The Strategic Plan also contains a number of targets of relevance to the DPA. These include: 

T1.10 TARGET – Jobs: 

better the Australian average employment growth rate by 2014. 

T1.13 TARGET – Employment in the defence industry: 

increase defence industry employment from 16,000 to 28,000 by 2013. 

T1.22 TARGET – Total population: 

increase South Australia’s population to 2 million by 2050, with an interim target of 1.64 million by 

2014. 

T3.6 TARGET – Use of public transport: 

increase the use of public transport to 10% of metropolitan weekday passenger vehicle kilometres 

traveled by 2018. 


Jul 08 


T6.7 TARGET – Affordable housing: 

increase affordable home purchase and rental opportunities by 5 percentage points by 2014. 

T6.8 TARGET – Housing stress: 

halve the number of South Australians experiencing housing stress by 2014. 

The draft DPA has had regard to these themes by the incorporation of planning policy which: 

• facilitates an increase in land supply, which in turn provides further opportunity for population 

and housing growth (T1.22); 

• establishes employment lands within the Area Affected, providing opportunities for new 

business to establish in the area and respond to demands generated by the new community 

(T1.10); 

• establishes the pre-conditions required for new housing opportunities within close proximity to 

the Edinburgh Defence Precinct, a key requirement in order to satisfy the needs of an 

expanded workforce (T1.13); 

• provides an increased density of population adjacent to existing rail infrastructure (Karri Street 

TOD), which should encourage the use of public transport (T3.6); 

• provides more flexible planning policy aimed at facilitating the establishment of house and land 

product which is more affordable (T6.7); 

• provides the policy pre-conditions for a substantial increase in overall land supply over the next 

decade, which should have some positive impact in terms of house and land prices and 

therefore housing stress (T6.8). 

4.4 State Strategic Infrastructure Plan 

The State Strategic Infrastructure Plan does not contain any specific reference to the Area Affected. 

However the Plan does express policies and actions which are relevant to the planning and 

development of the Area Affected. 

Infrastructure Priorities 

Invest in transport infrastructure 

4. Increase use of public transport 

Match our health and social services to community needs 

3. Address social disadvantages 

Recreation and Sport 

Cross-government policy and design guidelines to ensure local school sport facilities maximise 

school and community use will be developed. The shared use and take up of other publicly-owned 

sporting infrastructure through partnership opportunities between State and local government will 

be explored. 

Community Services and Housing 

Background: 

Key features and recent trends of the South Australian market for accommodation are: 

• Following significant growth in land and house prices, housing affordability for first home 

buyers is at a 13-year low, despite low interest rates. Relative to other states, however, South 

Australia remains more affordable; 


Jul 08 


• There has been a long-term decline in the stock of low cost rental accommodation and 

vacancy rates have been low, particularly at the low-cost end of the market; 

• The stock of social housing has fallen from a peak of 64,549 in 1993 to 53,579 in 2004. Social 

housing services have increasingly targeted those in need, with a high percentage of social 

housing tenants requiring support and assistance to maintain their tenancies; 

• An estimated 7586 people are homeless in South Australia; 

• In 2001, 10,051 (or 45%) of low-income home buyers and 27,966 (or 83%) of low income 

private renters were in housing stress, paying an unaffordable amount of their income on rent. 

Approximately 12,000 households on social housing waiting lists have special needs, reducing 

their access to private-rental housing; 

• There has been a decline in the supported residential facility and boarding house sectors and 

the viability of the privately-provided supported accommodation sector is under threat. 

Additionally, the needs of residents have become increasingly complex. 

Challenges and Opportunities: 

Housing 

The South Australian housing system faces a number of challenges arising from demographic 

changes, changing community needs and expectations and structural changes in the housing 

market: 

• Targeted population growth to two million by 2050 combined with urban containment 

strategies will lead to higher residential densities in some urban areas; 

• As low income households concentrate in more affordable areas there will be increased 

pressure on fringe areas and locations with limited infrastructure and services; 

• High population/economic growth regions may experience housing shortages while regions in 

decline will have an oversupply; 

• The continued move to deinstitutionalisation; 

• Population ageing and the increase in the percentage of single and smaller households; 

• An increase in the extent of casual and part-time work and increased workforce mobility; 

• Rising community interest in environmentally sustainable housing. 

Urban regeneration is a means of addressing adverse socio-economic outcomes associated with 

high concentrations of public housing stock in particular areas. However, experience indicates a 

limited likelihood of market-led regeneration and renewal. 

There is increasing recognition of the need to make future housing and urban design more 

responsive to changing community preferences and demographic trends including disability access 

and environmental sustainability design principles. The government is committed to encouraging 

greater energy and water efficiency, recycling initiatives and other ecologically sustainable 

development (ESD) technologies. 

Projects: 

Undertake urban regeneration projects at Playford North 

Urban regeneration in areas of disadvantage, including the Parks, Salisbury North and Playford 

North, will be accelerated to improve amenity for tenants and expand housing choice. Higherdensity 

residential development near activity centres and transport nodes will be encouraged with 

support for more intensive infill redevelopment in appropriate urban areas through planning for land 

use and infrastructure augmentation. The greater uptake of ESD technologies in new residential 

developments will be encouraged. 


Jul 08 


Metropolitan Adelaide 

Wastewater 

Parts of the trunk sewer system between Gawler and Bolivar are nearing capacity, particularly in 

the vicinity of the Peachey Belt and Edinburgh Air Base. Trunk sewer duplication works will be 

required to service redevelopment of the Peachey Belt area and surrounds and will be provided as 

required. 

Stormwater 

Water Proofing Adelaide proposes alternative sources of supply such as reuse of treated 

wastewater and stormwater. 

Land-Residential 

Metropolitan Adelaide is forecast to need approximately another 137,000 dwellings by 2030. 

Sources include vacant land in the fringe and the redevelopment of existing areas through 

demolition of old housing and other buildings. 

The current housing trend is for an increasing number of one or two person households with greater 

demand for smaller adaptable housing or more intensively developed units, townhouses and 

apartments, particularly in the city centre and inner suburbs. 

The draft DPA has had regard to these key policies and is consistent with the intended outcomes. 

4.5 Housing Plan for South Australia 

The Housing Plan for South Australia is of relevance to this DPA, making specific reference to 

issues of: 

• affordable housing; 

• housing density; 

• urban regeneration; 

• Playford North Project. 

The following objectives and actions are considered to be of particular relevance: 

Objective 1: 

Affordable housing and strong communities 

1.3 Planning links 

• Link planning and development policies and processes to housing targets. 

• Develop initiatives across the planning system, in partnership with the Minister for Urban 

Development and Planning, to ensure affordable housing forms part of all substantial new 

housing developments. The Government has targeted a minimum of 10% affordable housing 

and 5% high need housing in all significant new developments. 

Actions 

Ensure development policies support a mix of 

housing densities, sizes and styles within 

each neighbourhood and target the 

development of higher density housing in 

strategic locations linked to activity centres 

and transport nodes. 

Identify and maximise under used and 

surplus government land holdings. 

When 

2005/06 

Ongoing 


Jul 08 


Work with local government to identify 

opportunities and good practice in the 

adoption of planning mechanisms (such as 

density, set back, parking, zoning and height 

controls) that encourage affordable housing 

development and designs that decrease 

operating costs. 

Ongoing 

1.6 Urban Regeneration 

• Renew and reinvigorate neighbourhoods. 

• Accelerate the redevelopment of public housing estates to improve amenity for tenants and 

expand housing choice and diversity. 

• Expand the role of the South Australian Housing Trust as an urban renewal authority. 

Actions 

Invest an additional $15m to accelerate urban 

regeneration activities in disadvantaged 

areas, in particular: 

When 

2005/06 

• Playford North – a 15 year project to 

begin from 2006 (subject to final 

approvals) involving 315ha of greenfield 

land and 1,133 SAHT properties. 

Adopt a whole-of-government strategic 

planning approach to urban regeneration. 

2005/06 

4.6 Other Strategic Documents 

City of Playford - 2006 Development Plan Review 

The draft DPA is consistent with the facilitation of the Playford North Project and Playford North 

Urban Regeneration, which were both identified as matters of high priority by the Section 30 

Review. 

Playford Community Plan 

The Playford Community Plan contains three goals: 

• Community Wellbeing—to improve and support the wellbeing, health and safety of the 

Playford community 

• Economic Prosperity—to improve economic prosperity of the region 

• Environmental Care—to secure a sustainable future for Playford’s community and 

environment through leadership innovation, collaboration and engagement. 

Two key strategies arising from the Playford Community Plan, which are relevant to this DPA 

include: 

• The overall government commitment to the Playford North $1 billion urban regeneration project; 

and 

• Significant investment through the National Water Initiative in water recycling and aquifer 

storage and recovery. 


Jul 08 


5.0 PHYSICAL, SOCIAL & INFRASTRUCTURE CAPABILITY 

5.1 Topography 

The Topography of the Area Affected is shown on the Contour Plan, Figure 5.1. 

Figure 5.1 Contour Plan 

As is demonstrated by this plan, land situated to the west of Main North Road is extremely flat with 

a low point situated to the west of Andrews Rd, at Penfield. 

Land north of Curtis Road and west of Coventry Road is extremely flat with a slight fall towards the 

south-west. Land to the east of Coventry Road has an increased elevation towards the Adelaide- 

Gawler train line. 

Land situated to the east of Main North Road is undulating and rises towards to the Hills Face 

Zone. The land is relatively flat at the western end and rises gently to the hills in the east. Slopes 

range from 1 in 80 to 1 in 6, with small areas of steeper land adjacent creek lines. Most of this area 

has a slope ranging between 1 in 20 and 1 in 30. 


Jul 08 


Land situated to the south of Davoren Road is generally flat with a slight fall to the south. 

The general topography of the land is not considered to be an impediment to the construction of 

dwellings (eg excavation/retaining) however the generally flat nature of the area will require 

significant stormwater disposal infrastructure to be implemented in future development. 

Particular policies which relate allotment size to gradient may be desirable in the far eastern portion 

of the area affected, together with policies which deal with earthworks, retaining walls, driveway 

gradients and landscaping. 

5.2 Vegetation 

Due to the historical use of broad hectare land for agriculture and in particular cropping, limited 

vegetation remains. Remaining vegetation is generally limited to planted vegetation within road 

reserves, existing areas of open space including schools and within LMC owned land north of 

Curtis Road where portions of vacant land has been re-planted with vegetation by the LMC. 

Within these locations, a number of significant trees exist, in particular within LMC owned land north 

of Curtis Road where the vegetation has had limited maintenance and has developed forms and 

structural traits which are generally considered unsuitable for inclusion with urban areas. 

Remnant native vegetation within reserve areas is evident at the corner of Stebonheath and Fradd 

Road, Munno Para West. This location contains native grasses and small scale native shrubs. The 

identified species are of sufficient relevance and rarity to warrant retention and is identified to be 

retained as the species are rare in this locality. Apart from this location, there are no other known 

stratums of remnant native vegetation within broad hectare landholdings. 

The LMC commissioned a survey of all existing trees within the broadhectare areas north of Curtis 

Road and west of Main North Road. The survey, undertaken by Arborman Tree Solutions Pty Ltd, 

provided the following summary: 

The tree population of the Playford Project has been divided into nine main areas. The majority 

of trees within these areas that were identified as achieving the required measurement of a 

regulated tree either achieved very little or none of criteria to qualify as a significant tree 

according to the Significant Tree Legislation. Many of the trees are unidentified Western 

Australian mallee species and displayed poor structure and very limited useful life 

expectancies. 

There appear to be isolated examples of significant trees located within existing residential 

properties with the Peachey Belt, although no survey information is available at present. 

5.3 Service Infrastructure 

KBR were actively involved in the preparation of the Playford North Master Plan, whilst Wallbridge 

and Gilbert were involved in the preparation of the Blakeview Structure Plan. As such, additional 

engineering investigations were not considered necessary as part of the DPA process. The 

following sections outline some of the key issues identified, the rationale for key aspects of the 

plans prepared, and key considerations for planning policy. 

5.3.1 Munno Para West and Munno Para 

Land located within Munno Para West falls in a south westerly direction, towards the intersection of 

Stebonheath Road and Curtis Road. It is recommended that: 

• the drainage network of this area comprise underground pipes to convey the minor event flows; 

• major event flows could be contained within the above ground road network in order to prevent 

inundation of private property. 

It is observed that the road network will need to be carefully planned in relation to local topography, 

to prevent the use of localized detention basins caused by any low spots that may be formed in the 


Jul 08 


oad network because of flat grades. Major collector roads have therefore been designed and 

included on the proposed structure plans to respond to this issue. 

Andrews Farm/Penfield 

This development area is generally flat (

There are three existing drainage crossings under Main North Road. 

The proposed urbanisation of the catchment will result in significant increases to both the peak 

flows from the catchment and the frequency of runoff. The issue of stormwater quantity and 

stormwater quality therefore become important considerations. 

On site detention will be required as part of any future development to control flows to within the 

capacity of the downstream infrastructure. The future development of Blakeview would significantly 

impact on the capacity of the downstream drainage systems should the flows from the development 

not be attenuated to pre-development levels or similar. The downstream drainage system is 

several kilometres long, and the provision of significant improvements in capacity downstream to 

offset the need for space provision within the development are unlikely to be feasible. 

Hydrologic Modelling 

KBR have undertaken revised hydrologic modeling of the drainage system to determine the impact 

of future growth on the existing detention basins. Assumptions on future growth have been made 

based on available information to determine revised land use characteristics for the catchment. 

Both the existing North Lakes Golf Course and Stebonheath FCP are sufficiently sized to cater for 

the proposed upstream development. 

Modelling of the Stebonheath Road detention basin indicates that the outlet underneath Davoren 

Road may need upgrading to prevent overtopping. Survey is required of the outlet structure to 

confirm the hydraulic capacity. The volume of storage currently available in the basin is acceptable. 

Within the established residential areas (Peachey Belt) a characteristic of the existing drainage is 

that the vast majority of houses have roof drainage discharging to the property. Future 

development/redevelopment will require refurbished properties to have roof drainage connected to 

the street system. Allotments will be smaller and with greater site coverage than existing 

properties. As a consequence of the development, greater street and pipe flows will occur and 

need to be managed. 

Analysis on the Smithfield Plains area has indicated that extensions to the existing pipe network will 

be required in some areas to reduce gutter flows. In addition, pipe upgrades are also required to 

bring the underground system to a 5 year ARI standard. Analysis has shown that the existing 

underground drainage network under current catchment characteristics has a capacity in the order 

of a 5 year ARI standard. Some deficiencies in flow width have been found in the existing 

catchments that have been investigated. 

In the Smithfield Plains area the increase in peak flows will not increase peak flows to the main 

Smith Creek drainage because peak flows occur more rapidly than the peak flows in the Smith 

Creek system. 

In some locations, detention could be used in the form of oversized pipes to reduce peak flows. 

Depending on the structure of development, small detention basins could be used to reduce peak 

flows and minimize upgrades to existing pipe networks. 

There are possibilities to divert stormwater from the Davoren Park area to the west into the 

greenfields area of Penfield/Andrews Farm (Smith Creek catchment) for stormwater harvesting and 

flood management purposes. Diversion of stormwater to the west into the Smith Creek catchment 

would reduce the need for the open channel south of Womma Road and free up a significant 

portion of the drainage reserve for development purposes. 

Discussions with City of Salisbury would be required to divert low flows into the Smith Creek 

catchment as these flows are required in the operation of Edinburgh Parks water supply scheme. 

Diversion of low flows from the Helps Road catchment to Smith Creek catchment would need to be 

considered by the Waterproofing Northern Adelaide project. 


Jul 08 


Diversion of high flows would assist in reducing flood flows downstream. High flows could be 

transferred south along Stebonhealth Road either within the roadway itself of in an open channel on 

the eastern or western side of the roadway, freeing up a significant portion of the existing drainage 

reserve. Further survey and analysis is required to confirm the diversion of the above flows, 

particularly the levels along Stebonheath Road. 

Diversion of flows across Stebonheath Road will impact on services within the road reserve. A 

major trunk sewer, as well as other services of a lesser importance would need to be crossed. 

5.3.2 Electricity 

The Area Affected is well served by high voltage lines and supply. High voltage power lines have 

clearance restrictions as defined under the Electricity Act. The relevant restrictions as defined by 

the publication prepared by the Office of the Technical Regulator - ‘Building safely near power 

lines’. 


The most significant power lines are high voltage 66 kV distribution lines running along the northern 

side of Curtis Road and on the eastern side of Coventry Road. An 11kV line also runs on the same 

alignment in Coventry Road. The 66kV lines require a minimum of 4.5 m horizontal clearance from 

the nearest conductor to a building or structure, depending on the buildings accessibility. It is 

understood that this dimension has recently been changed by the Office of Technical Regulator 

from 13 m. Undergrounded 66 kV power lines require a 3 m clearance to buildings or structures. 

In the Munno Para West area, development should proceed in a south to north direction, starting 

near Curtis Road which is more readily serviced by existing infrastructure. 


An 11kV line runs along Davoren Road and currently supplies the Andrews Farm development to 

the south. 

Peachey Belt 

Existing stobie poles and power lines will generally remain where road alignments stay unchanged. 

This is to minimize and prevent disruptions to supply of existing residents. New transformers may 

be required for supply purposes and will most likely be positioned on existing stobie poles. Where 

new roads are constructed electrical supply will be underground in accordance with the relevant 

authority requirements. 

Blakeview 

There are significant High Voltage Electrical lines that run throughout Blakeview, from 66kV up to 

275kV. The area is well served by high voltage lines and supply is not considered to be an issue. 

5.3.3 Water 


A 150 mm diameter main runs along Coventry Road from the north, feeds the existing subdivision 

near Fradd Road and terminates approximately 500 m further south. 

There is a significant water main along Curtis Road which would be used to feed the Munno Para 

West area. Development should progress in a northerly direction from Curtis Road. A minor water 

main exists in Coventry Rd. 


The Andrews Farm/Penfield area is surrounded by smaller water mains, however there is a large 

main in Petherton Road. Development in this area is progressing in a southerly direction which will 

need to link into the main in Petherton Road in the future. 


Jul 08 


There are significant water mains along Curtis Road, Coventry Road and Petherton Road. There 

are water mains on virtually all other roads. There is unlikely to be a supply issue concerning 

development of the Peachey Belt. 

Based on experience in other urban renewal projects in Adelaide the increase in demand from this 

area is unlikely to cause capacity problems. 

Blakeview 

There are significant water mains in Main North Road and Craigmore Road that are sufficient to 

supply the development. 

SA Water has indicated that the development should be developed from south to the north such 

that the existing mains in Curtis Road, Craigmore Road and Main North Road can be used to 

branch and loop into the development. 

The Adelaide to Mannum trunk water main also runs through the development site along Bentley 

Road. This is an above ground pipe that provides a physical obstruction within the development. 

The provision of road access across the pipeline will require sections of the pipeline to be lowered, 

which is expensive due to the need to temporarily cut the supply on this significant main. 

Recent discussions with SA Water have resulted in LMC agreeing to underground the entire trunk 

main from Craigmore Rd to the MOSS Zone boundary (a length of 2.6km). This is due to SA Water 

indicating that existing pipe will not cope with multiple points of under grounding. 

SA Water own a 4ha site north of Craigmore Rd some 200m west of Bentley Rd. This land is to be 

used for large water tanks in the future. 

5.3.4 Sewer 

SA Water is currently undertaking the Northern Suburbs Wastewater Management study. The 

study is investigating the capacity of the Bolivar Wastewater Treatment Plant and the trunk mains 

entering the plant. Possible upgrades of the treatment plant as well as local treatment facilities are 

being investigated. Alternative disposal and reuse options including reclaimed water are being 

considered as part of the study with the findings due late 2007. 


There is a large sewer trunk main along Stebonheath Road which will be used for the majority of 

the Munno Para West area. A large sewer trunk main runs along the Fradd Road alignment to the 

north however, this is on the high side of the development and is most likely to serve the land north 

of Fradd Road. 


The Andrews Farm/Penfield area will be served by the trunk sewer running midway between 

Andrews Road and Stebonheath Road. This sewer will limit modifications to the alignment of the 

upgraded outfall channel through the development. 

Blakeview 

There is an existing sewer in Craigmore Road, and SA Water are planning with this development to 

extend new sewers into the area from Main North Road up Purdie Road and Medlow Road. 

It is considered likely that SA Water will need to extend their sewerage system from the west to 

serve this development, which is likely to incur some augmentation costs, though this is not 

considered to be excessive. 


Jul 08 


Peachey Belt 

There are significant sewer mains along Stebonheath Road, Petherton Road, Peachey Road, 

Edgecombe Road and Womma Road. There are sewer mains around the entire area including rear 

of allotment sewer in many areas. 

Based on experience in other urban renewal projects in Adelaide the increase in allotments from 

this area is unlikely to cause capacity problems. Once a structure plan is developed for the area 

SA Water can be consulted on expected demand increases and confirm capacity issues. 

5.3.5 Telecommunication and Gas 

Telstra and Origin Energy gas services lie throughout the broad hectare areas north of Curtis Road 

and are likely to be sufficient to service future development. There is an Optus optic fibre which 

runs along the western side of the railway line. 

On the northern boundary of the Area Affected is the 450mm diameter SeaGas pipeline. This is 

currently north of Fradd Road and is not likely to impact on future development except to the extent 

of preventing significant widening of the Fradd Road drainage channel from the Blakeview area. 

There are significant underground gas mains and Telstra infrastructure along many of the major 

roads and will require careful consideration during design to minimize relocation costs. 

Where new roads are to be constructed, Telstra and Origin infrastructure will be underground within 

a common service trench. 

5.4 Transport Network 

5.4.1 Road Network 

The Area Affected is serviced by a range of road hierarchies from local residential streets to major 

arterial roads. 

Figure 5.2 below highlights the main road hierarchies within and surrounding the Area Affected. 

The main road hierarchies are further described as follows. 

Major Arterial Road: 

The primary arterial road servicing the Area Affected is Main North Road. It provides access to the 

north to Gawler, Barossa Valley and beyond and south to Elizabeth, Salisbury and the rest of 

Metropolitan Adelaide. Volumes on Main North Road accommodates (on a 24hr basis) have been 

identified as follows: 

• 34,300 vehicles per day (vpd) at Munno Para; 

• 38,600 vpd at the intersection of Womma Road; 

• 38,100 vpd. Just south of the Curtis/Craigmore/Main North Roads intersection; 

• 25,700 vpd at the intersection of Smith/Dalkeith and Main North Road. 

The status of this road is expected to remain even with the construction of the Northern 

Expressway (NEXY). 

Minor Arterial 

The Area Affected is currently serviced by one minor arterial road being Womma Road. Womma 

Road accommodates between 6000 vpd at the intersection of Stebonheath Road and 9000 vpd at 

the intersection of the Gawler – Adelaide train line. 

Major Collector 

Three major Collector Roads service the Area Affected being Curtis Road, Peachey Road and 

Craigmore Road. 


Jul 08 


Craigmore Road links directly to Curtis Road on the western side of Main North Road, which will 

link with NEXY in the future. Craigmore Rd also links to the Gawler One Tree Hill Road to the east. 

These roads are controlled by the City of Playford and accommodate the following range of vehicle 

movements per day. 

• Curtis Road – 8090-10830 vpd 

• Peachey Road – North Bound between 1100-2600 vpd 

South Bound between 2120 – 2470 vpd 

• Craigmore Road – 7900 vpd 

Minor Collector 

A number of other minor collector roads are located within the Area Affected, including: 

• Steboneath Road; 

• Fradd Road; 

• Coventry Road; 

• Whitington Road; 

• Andrews Road; 

• Davoren Road; 

• Petherton Road. 


Jul 08 


Figure 5.2 Main Transport Networks 


Jul 08 


Generally, minor collector roads provide direct access from local residential areas to higher order 

roads in the locality and carry vehicle movements of less than 1000 vehicles per day. 

Implications for Growth 

Future development of remaining broad hectare land holdings will create significant additional 

vehicle movements for Major Collector Roads within and adjacent to the Area Affected. Currently, 

these roads do not accommodate expected vehicle movements for their road classification. New 

development in the Area Affected will potentially require these roads to be upgraded in the future. 

QED prepared a report (September 2006) for the City of Playford on the future of Curtis Road. The 

future population growth showed that Curtis Road between Main North Road and Stebonheath 

Road will need to be duplicated as volumes will exceed 30,000/day. Upgrading of the Curtis Road 

railway crossing will be required in the future. 

Murray F Young and Associates have prepared projected traffic volumes for various roads (existing 

and proposed) in the Affected Area. 

Other than a short section of Craigmore Rd (east of Main North Road) and the aforementioned 

portion of Curtis Road no road needs to be more than one lane each way. 

5.4.2 Bicycle and Pedestrian Routes 

Current bicycle routes within and adjacent to the Area Affected are shown in Figure 5.3. Dedicated 

pedestrian access is also provided within the bicycle recreation trail and footpaths provided for 

along a majority of public roads. 

The main recreation bicycle and pedestrian path adjacent to the Area Affected is situated within a 

linear open space corridor starting at the Davoren Road wetlands and moving eastwards towards 

the suburbs of Craigmore and Blakeview. 

There are limited recreational bicycle and pedestrian pathways in the southern portion of the Area 

Affected (west of Main North Road) due to the limited extent of development south of Davoren 

Road. However a continuation of the recreational bicycle and pedestrian trail south of the Davoren 

Road wetlands is proposed. In addition, future bicycle and pedestrian routes are proposed within 

future growthareas north of Curtis Road, linking to a proposed east – west linear trail servicing 

residential areas on either side of Main North Road. 

To the east of Main North Road, bikeways exist on Craigmore Road. Bentley Road is also a 

nominated bikeway. Bikeways also exist in Munno Para (Alawoona Rd and the central park) and 

along the eastern side of Main North Road to the south of Craigmore Road. 

The remaining bicycle route and pedestrian network consists of dedicated bicycle lanes and 

pedestrian footpaths provided on higher and local order roads. 

Implications of future growth 

The permeability of future residential development within the Area Affected will be a key 

requirement in ensuring new residential areas are linked with existing areas and facilities. 

Through the Development Framework document which is prepared by LMC fro each parcel of land 

to be released for private sector development bike lanes are required for collector roads and along 

drainage corridors/open space networks. 


Jul 08 


5.5 Public Transport 

Existing public transport infrastructure is shown on Figure 5.2 and is further described below. 

5.5.1 Existing Rail Network 

The Adelaide to Gawler rail line currently operates along the eastern boundary of the Project Area 

and provides direct services to Elizabeth Regional Centre, Gawler Township and Adelaide Station. 

The Adelaide to Gawler rail line forms the eastern boundary of the Peachey Belt and provides direct 

services to Elizabeth Regional Centre, Gawler Township and Adelaide Station. 

There are four stations servicing the Area Affected, these being: 

• Smithfield; 

• Broadmeadows; and 

• Munno Para 

• Womma. 

Services operate 7 days a week with travel times during peak weekday periods to Adelaide being 

approximately 35-40 mins. Longer travel times are associated with weekend and public holiday use. 

5.5.2 Existing Bus Network 

Two existing bus routes service the area west of Main North Road, each operating 7 days a week, 

originating from Elizabeth Regional Centre and terminating at Andrews Farm and Munno Para. 

Both of these services provide bus access to the suburbs of Andrews Farm, Smithfield Plains, 

Davoren Park and Munno Para and connect with existing train stations within the area. 

Current travel times associated with the use of bus transport in the area are generally excessive 

with a large number of stops on both routes. If a passenger was to board a bus in Andrews Farm a 

total time of between 35-40 minutes would be required to travel to Elizabeth Regional Centre during 

peak periods of a weekday. 

Due to the amount of stops provided by the current bus service, linkages with train stations are 

important to increase the speed of the public transport service 

Implications of Growth 

Current travel times and frequency of services associated with train travel are generally considered 

as being reasonable. However, station facilities require continual maintenance due to the age of 

buildings and vandalism. Future growth in the area will require better station services to be 

provided to encourage travel via this means of public transport. 

Consultation has occurred with the Passenger Transport Board (PTB) concerning the development 

of the future growth area. PTB is aware of the intended scope of growth and will take this growth 

into account as part of its future network planning. 

It is likely that some bus routes will change as a consequence of further housing and population 

growth, and the possible establishment of a TOD at Karri Street, Munno Para. 

5.6 Community Services & Local Facilities 

5.6.1 General Benchmarks 

Planning for the appropriate provision of community facilities, community support and development 

services with connections to surrounding areas is vital to the future wellbeing and integration of the 

new population. The provision, design and function of community facilities and services can have a 

significant impact on social cohesion and overall sustainability of the community. 


Jul 08 


Community infrastructure/service standards or benchmarks provide an indication of the population 

threshold at which a particular service or facility should be provided. This has been an area of 

exploration for at least ten years in Australia (eg. Municipal Association Victoria 1990; South 

Australian Urban Land Trust 1992; and Local Government Community Services Association 

Australia 1999). 

The most recent national quantitative benchmark research was undertaken on behalf of the 

Queensland Department of Families Youth and Community Care in 1997. However, there has 

been little work since to extend the usage of standards or benchmarks as a planning tool. 

Benchmarks are of some assistance however in identifying starting points for prioritising service 

development. Their application is currently limited by an inability to respond to population diversity, 

quality of service issues, financial constraints experienced by State Governments; and regional and 

local service delivery patterns and models. 

A sample of service and facility benchmarks adapted from the Briggs Brindle and Chambers report 

(1997) is presented in the Table 5.1 below: 

Table 5.1: Community Service Benchmarks 

Facility / Service Suggested Benchmark Catchment 

Size 

Health and Well-being 

Hospital 100 beds: 20,000 to 30,000 Region 

Community Health Centre 1:30,000 

1:100,000 

District 

Regional 

Public Dental Service 1:60,000 Sub-region 

Nursing Homes 

40 beds per 1000 people over 

70 years 

Aged Hostel 

55 beds per 1000 persons 

over 70 years 

Community Care Package 5 per 1000 persons over 70 

years 

Housing & Accommodation 

District 

District 

District 

Aged Units 1:5000 to 20,000 District 

Shelters 1:50,000 – 90,000 District to 

Region 

Housing advice/referral 1:5000 – 20,000 District 

Home support & 

maintenance 

1:5000 – 20,000 District 

Public rental housing 7-9/1000 Local 

Respite services 1:8000 – 10,000 Local 

Family & Community Support 

Family & support service 1:6000 Local 

Child Abuse prevention and 

treatment 

1:10,000 – 12,000 Local 

Emergency Relief 1:10,000 Local / 

District 


Jul 08 


Youth Centre / Service 1:10,000 – 20,000 Local / 

District 

Community / Neighbourhood 

House 

Child Care 

1:10,000 – 20,000 Local / 

District 

1 place per 10 children aged 

0-4 years 

Local / 

District 

Out of School Hours Care One place per 5000 persons Local 

Education 

Pre-school 1:5000 – 6000 Local 

Primary School 1:1200 – 5000 

(no larger than 750 – 1000 

students) 

Secondary School 1:6000 – 7000 

(no larger than 1000 – 1500 

students) 

Local 

Local / 

District 

Vocation Education Facility / 

University 

1:30,000 – 150,000 Region 

Culture & Recreation 

District Library 1:30,000 District 

Indoor Recreation Centre 1:30,000 – 50,000 District 

Swimming Pool 1:50,000 – 100,000 District / 

Regional 

Cultural Arts Centre 1:100,000 Regional 

In planning for the provision of new services it is important to determine the nature and capacity of 

existing services which may be used by the new community, particularly those at the district and 

regional level. 

Planning also requires appropriate consideration of: 

• ensuring reasonable access to new services; 

• the timing of new services to cater for the new population; and 

• the existing demand for and potential deficiency of services. 

As a guide, a population of 40,000 people requires the following services and facilities: 

• an additional 80-100 hospital beds; • access to multiple primary schools; 

• a district level community health centre; • access to multiple high schools; 

• nursing home/hostel facilities (multiple); • access to out of school hours care; 

• a community centre with access for all age groups; • access to housing advice / referral 

service; 

• an integrated childcare service (multiple); • access to respite service; 

• a pre-school service (multiple); • access to a District library. 

• a family support and child protection service; 

Given the range of facilities and services likely to be required, it is important that from a structure 

and policy planning perspective either key locations/sites are nominated, or policy is sufficiently 

flexible to enable the establishment of such facilities within the new zones. 


Jul 08 


5.6.2 Educational Establishments 

Council Wide provisions of the Development Plan under the heading ‘Community Facilities’ provide 

some guidance in terms of planning for new schools. The following is stated within the 

Development Plan. 

Primary schools should be within reasonable walking distance of children's homes, and so located 

that children do not have to cross main traffic routes on their way to and from school. State primary 

schools are usually located about one kilometre apart, each school serving a population of 

approximately 6500 persons. 

The practical difficulties in meeting the standards for the siting of primary schools make the 

acquisition, or reservation, of sites well ahead of requirements particularly important. 

Many kindergartens are associated with infant welfare centres. Sites should be about one kilometer 

apart, ensuring that a kindergarten is near every home. Secondary school sites must be well 

drained and reasonably level, and should be served by public transport. Special attention is 

necessary to ensure the safety of pupils travelling by bicycle. State secondary schools are usually 

located about three kilometres apart, each school serving a population of between 15 000 and 20 

000 persons. 

Based on a projected new population of approximately 40,000 persons, the ratios above indicate a 

theoretical need for 6 state primary schools and 2 state secondary schools, potentially reduced 

subject to location and capacity of existing schools within the broader area. In addition, provision 

needs to be made for independent schools. 

Current Education Facilities 

All existing primary and secondary education facilities (State and Private) located within and in 

reasonable proximity to the Area Affected are spatially identified on Figure 5.3. 


Jul 08 


Figure 5.3 Education Facilities 

In addition, a total of 14 child care facilities have been identified within the region, 6 of which are 

located within the Area Affected. A total of 7 government run out of school hours care facilities 

have been identified within the region, three of which are within the Area Affected. A further five 

private facilities have been identified, one of which is in the Area Affected. 


Jul 08 


Education Works Program 

Further investment in new schools has been announced as part of the ‘Education Works’ program. 

A new school will be built in Playford North, with the preferred site located north of Curtis Road. 

The proposed new school will deliver modern facilities to cater for contemporary learning needs. 

The school will provide Birth to Year 12 facilities. This will allow facilities to be shared across the 

campus, such as the library, canteen, administration areas, sporting facilities and outdoor spaces. 

The new Birth to Year 12 School will house four campuses: 

• Children’s Centre; 

• Primary Years Campus; 

• Middle Years Campus; and 

• Senior Years Campus. 

DECS has advised that the new school will be located north of Curtis Road and is anticipated to 

open in 2010. It will replace Smithfield Plains High School as well as Smith Creek Primary, 

Davoren Park Primary, Smithfield Plains Junior and Smithfield Plains Primary Schools. 

It is anticipated that the new school will re-attract students living in the area that are attending nongovernment 

schools (eg St Columba or Trinity’s Blakeview High) or travelling outside of the area to 

other government schools. 

A new Birth to Year 7 School is proposed within Smithfield Plains and will consist of two campuses, 

a Children’s Centre for students from Birth to Year 2 and a Primary School for students from Year 3 

to Year 7. The Children’s Centre at the new Birth to Year 7 School will offer preschool education, 

child–care, occasional care and be supported by health and family services. 

The combined capacity of the new B-12 and B-7 schools will be 2100 places for students aged 5-17 

years. 

5.6.3 Neighbourhood Services 

Human services likely to required and catered for at the neighbourhood level include: 

• religious or worship centres; 

• community health and medical services; 

• a community centre or meeting rooms; and 

• indoor Recreational and outdoor sporting fields. 

5.6.4 Regional and District Based Services 

Key human services including the City of Playford library and community services, Families SA, 

Centrelink and Housing SA, are located in or in close proximity to the Elizabeth City Centre. 

Council also operates a library at the Munno Para District Centre; while the Department of Health 

operates the Playford Community Health Centre on Peachey Road. 

Of critical importance in the establishment of new communities is the timely provision of public 

transport services so that residents can access these regional and district based services. 

5.6.5 Structure Plan Considerations 

Long Day Care 

Child Care Data from the ABS indicates that 10% of children aged 0-12 years of age use child care. 


Jul 08 


The two new schools planned for Smithfield Plains/Playford North are proposed to incorporate early 

childhood services however would not meet projected future demands. 

Given the above, we anticipate that multiple private childcare operators would look to seek new 

facilities within the redevelopment are, in order to supply the market with additional places. 

Pre-Schools 

It is predicted that there will be around 800 children aged 4-5 years in the Area Affected (west of 

Main North Road). Whilst this may in theory support an additional pre-school (s), it is known that 

DECS support an Integrated Children’s Centre approach to strategic planning. 

As such a separate pre-school would not be the endorsed approach, and is be better combined as 

part of the new primary and/or B-12 school planned for Smithfield Plains/Playford North. 

Primary Schools 

It is predicted that there will be around 2500 children aged 6-12 years in the Area Affected (west of 

Main North Road). If it is assumed that 40 percent of these students were to be enrolled in nongovernment 

schools, there would still be the need to provide capacity for 1500 primary school 

students within state schools. 

Whilst a new B to Year 7 primary school is also planned in Smithfield Plains/Playford North as part 

of the ‘Education Works’ program, planning should provide for two additional state schools and 

potentially two sites for private schools. Potentially the sites could be combined/shared as per the 

Playford Primary/Catherine McAuley Primary Schools. 

East of Main North Road, DECS anticipate that two new primary schools catering for B-7 is likely to 

be required in Blakeview. A private primary school is also likely to be necessary in Blakeview. 

In relation to the amount of land to be set aside for a primary school, DECS has advised that at 

present a primary school of 450 children requires approximately 3-3.5 hectares, with up to 4.5 

hectares required for a larger school exceeding 450 students. Additional land (eg 8-10ha total) 

could be allocated to provide opportunities for co-location with a non-government school. 

Secondary Schools 

A new B-12 school and B-7 school are planned as part of the ‘Education Works’ program. However 

it is unclear whether the capacity of these new schools will cater for both the existing population 

together with the potential new demands in the order of 1000 secondary students. Planning for the 

redevelopment area will therefore also need to acknowledge the need for a major private school 

site. 

It is unlikely that a new secondary school will be required east of Main North Road. 

Community Health/Community Centre 

New health/community facilities will inevitably need to be established in the broadhectare 

development area, however it is anticipated that all new facilities could be located within new 

activity centre nodes/zones/policy areas. 

5.7 Public Open Space 

5.7.1 Existing Development Plan Provisions 

The Development Plan contains numerous provisions concerning the desired form and distribution 

of public open space. In summary, the key outcomes sought by the relevant provisions include: 

• the adequate and convenient provision of public parks and recreation areas; 

• children’s playgrounds within 0.5km of every home; 


Jul 08 


• passive parks and gardens for older people and spaced at 1km intervals; and 

• that the provision of new open space should maintain a local focus. 

What is particularly relevant for future growth areas is that the Development Plan is focussed on the 

provision of local open space which is conveniently located and accessible by surrounding 

residents. The Development Plan indicates that the desired network or regional and major district 

open space has already been established to service the Council area. 

5.7.2 Development Act 

The Development Act 1993 requires that when land is divided to create more than 20 allotments 

that up to 12.5% of the area be vested as public open space with Council. 

If the full 12.5 % of the area is not vested, then a developer may seek to negotiate a financial 

contribution, based on a specified formula with the Development Act 1993. 

Although not specified within the Development Act 1993, planning authorities will generally not 

include roads, footpaths or in some instances areas required for stormwater detention/permanent 

water bodies and the like as useable public open space. The City of Playford Development Plan 

allows for 50% of open space areas to be utilised for stormwater detention. 

Land Division which creates less than 20 allotments requires a payment to the open space fund of 

Planning SA. Monies collected through this payment are distributed to local councils through an 

application process for open space development. 

Future development in the Affected Area will generate the provision of physical open space and 

monetary payment to the open space fund. 

Council has reviewed the distribution of open space within the Area Affected and will resolved to 

only seek 9.0% of the overall new development areas as public open space with the remaining 

3.5% as a financial contribution. 

5.7.3 Playford Open Space and Recreation Strategy (draft) 

The City of Playford is presently undertaking a review of its open space and recreation strategies, 

with the aim of establishing a long term approach to the sustainable management of open space 

and recreation assets that contribute to community health and well being. 

Key findings and recommendations arising from this draft strategy are reproduced below. 

• The City of Playford the highest level of open space provision of any metropolitan Council; 

• for the purposes of the draft strategy, a planning hierarchy has been applied for each level of 

open space, and four planning regions established throughout the Council area; 

• arising from this framework, it is recommended that: 

- Each planning region should contain or be bounded by at least one regional level reserve; 

- district open space (designated for structured sports) is currently provided at the average 

rate of one reserve per suburb; 

- one neighbourhood level reserve (passive recreation) should be provided within each 

planning precinct; 

- local level reserves (less than 2500 square metres) are of a lower level to neighbourhood 

open space and are no longer considered desirable due to concerns over lack of function, 

use and attraction to vandalism; 

- the role of existing school sites in providing a neighbourhood function needs to be 

recognised 

- an overall intended outcome is for greater activity on fewer reserves with opportunities for 

less active spaces within neighbourhood planning precincts 


Jul 08 


Having regard to this draft strategy, the provision of open space within the Affected Area should 

also seek to facilitate connections through the area, and provide for active and passive recreation 

opportunities, buffer treatments and stormwater management. 

The location of existing open space areas and the provision of further open space will provide an 

opportunity for more efficient use of community, recreation and sporting facilities. 

The creation of town parks within or immediately adjacent to activity centres will assist in creating a 

vibrant civic and community hub. 

5.7.4 Existing Form and Distribution of Public Open Space 

The majority of existing open space within or adjacent to the Area Affected is primarily in the form 

of: 

• neighbourhood level sportsgrounds, including Kalara Reserve, Arura Reserve and Kooranowa 

Reserve; 

• local parks (numerous); 

• drainage reserve including linear strips along Davoren Road and Stebonheath Road; and 

• road reserves, including along Stebonheath Road, Womma Road and Bishopstone Road. 

Some of the most significant parcels of open space are contained within existing public schools. 

The potential use of school ovals within the current open space network will depend on agreements 

between Council and DECS regarding use and maintenance. With some of the school sites 

earmarked for closure, the future of this form of open space is uncertain and may need to be 

replaced with new open space, or upgraded open space in alternate locations. 

The key consideration for the growth areas will be the provision of a range of open space areas 

which are able to meet the specific needs of projected future demographics, with less of a focus on 

actual volume. 

Further, connectivity between existing and new open space areas will be an important component 

of future master planning for the area. 

Implications of Growth 

The focus of open space provision should be more on the function, size and distribution of open 

space, rather than necessarily the overall volume. Both the Development Plan and the draft 

Playford Open Space and Recreation Strategy seek a neighbourhood focus, rather than a higher 

district or regional level. This in provides justification to provide less than 12.5% public open space. 

In addition we would recommend appropriate linkages between each open space area, either in 

terms of a wide footpath on key streets or physical line of sight. 

5.7.5 Recreation/Community Facilities 

The City of Playford’s Recreation and Sport Plan and Community Wellbeing Plan both highlight 

the importance of providing safe and affordable recreation spaces to encourage active, healthy 

communities. 

In particular, given the predicted younger profile for the growth areas, it is considered that there 

will be a need to allocate space for playgrounds / active recreation areas to cater for children and 

young people. A network of open space connecting small and larger reserves should be 

considered in preparing the Master Plan. 

Current capacity of the existing sporting and recreation facilities within or adjacent to the Area 

Affected is unknown, however with a significant population increase new sporting facilities will 

undoubtedly be required. 


Jul 08 


Recreational facilities within the Area Affected are generally limited to ovals for football and cricket, 

school soccer pitches and an indoor community centre. These facilities are generally limited in their 

development and in some cases such (indoor community centre) require significant maintenance 

due to age. 

There are numerous recreational facilities, sporting and community clubs which exist within and 

adjacent to the Affected Area. 

As their will be substantial population growth in the Area Affected, demand for active and passive 

recreation facilities will rise. 

5.8 National Water Project 

Waterproofing Northern Adelaide is an initiative by a number of northern Adelaide Councils being 

the City of Playford, City of Tea Tree Gully and City of Salisbury in collaboration with the State and 

Federal Governments and the CSIRO in providing infrastructure to integrate stormwater, 

groundwater and wastewater systems in the Northern Adelaide Plains region. 

The key objectives of the Waterproofing Northern Adelaide Project include: 

• capture and cleansing of stormwater in urban wetlands, aquifer storage and recovery and 

distribution of water for the irrigation of public spaces and industrial use; 

• an aquifer storage, treatment and recovery trial will be undertaken by CSIRO to determine 

optimum practices of storage and recovery to treat water to drinking water quality standards 

and for implementation in other areas; 

• trialing of a system to utilise domestic rainwater tanks to increase harvested water yield in the 

Council operated wetlands through a controlled release program after the main rainfall event 

has passed; 

• hydrological modelling to predict the annual average runoff from regional catchments to 

enhance regional water management; 

• hydrogeological modeling to assist in developing better management strategies for the ground 

water supplies. 

In particular, Waterproofing Northern Adelaide proposes the following water reuse developments for 

the City of Playford: 

• increase the capacity of the Stebonheath Wetlands; 

• new stormwater harvesting sites to be established at Munno Para West, Adams Creek and 

Andrews Farm. These sites will capture and cleanse stormwater through natural biological 

processes before injecting it into the aquifer(not an objective of WPNA); 

• establishment of a distribution system to allow beneficial reuse of the ASR water throughout 

the region and not just in the immediate vicinity of the ASR bores. Water will be used for 

irrigation of parks and reserves and for limited industrial purposes. 

The Waterproofing Northern Adelaide scheme and in particular water storage and reuse 

developments proposed through the scheme will potentially provide for large areas of open space 

through the development of wetlands, recreational lakes and walking trails. 

Early concepts indicate that approximately 9.2 ha of land will be required for water storage 

purposes within the area defined as North of Curtis Road. The form of the water storage is likely to 

be permanent and semi permanent water bodies. Initial indications highlight a large water storage 

capacity to be required adjacent to Curtis Road within LMC landholdings. Other water storage 

areas are likely to be in the order of 0.5-1ha in area and distributed within the remaining 

broadhectare land north of Curtis Road. 


Jul 08 


A further 2.5ha will be developed within the existing Stebonheath Flow Control Park by expanding 

and modifying the existing in stream wetlands. 

The treatment facilities will be integrated into the urban environment to complement the other open 

space features incorporated into the region. 

When developed, the water storage and treatment areas highlighted above will provide significant 

areas of open space to the north of Curtis Road. Opportunity exists for coordinated development of 

these areas with other associated recreational facilities such as ovals, soccer pitches, tennis courts 

and playgrounds. The water storage and treatment areas present a significant opportunity for the 

development of neighbourhood level facilities within this area. 

5.9 Heritage 

Investigations have not identified any matters of heritage or cultural significance which will be 

impacted upon by the DPA. 

5.10 Adjacent Uses/Interface issues 

Broadhectare land north of Curtis Road 

West: 

The locality to the west primarily comprises low density residential development together with some 

remnant horticultural activities. There is no public open space provided within this area, which 

includes the fragmented residential development within Munno Para West. 

The proposed Northern Expressway (NEXY) route is located further to the west. 

North: 

Land to the north generally comprises small scale agricultural and horticultural activities. Scattered 

within this area are small pockets of rural living allotments. 

East: 

The locality to the east comprises of a narrow strip of primarily residential development within the 

suburb of Munno Para. Servicing this area is Main North Road a major arterial which provides 

access to Gawler, Adelaide and the national road network. To the east of Main North Road, is LMC 

owned broadhectare land within the suburb of Blakeview. The Medlow Road land fill presents a 

significant interface issue which is to be addressed by appropriate structure planning and principles. 

South: 

Situated to the south is the Peachey Belt area, which is primarily developed for residential 

purposes, plus education, community and local level retailing activities. 

Broadhectare land south of Davoren Road 

West: 

To the west is Andrews Road, a key north-south collector route in the locality. Adjacent to Andrews 

Road is the former Army Munitions Store which comprises a significant area of land. Further to the 

west is the proposed NEXY route. 

North: 

Land to the north is currently being developed for residential purposes by private individuals and 

housing developers (Andrews Farm). Access to this area is gained from Davoren Road, being a 

key connection to Main North Road. 


Jul 08 


South: 

Forming the southern boundary of the project area is Womma Road, an arterial road providing a 

connector between the proposed NEXY route and Main North Road. Further south is the Elizabeth 

West Industrial Area and the Elizabeth Regional Centre which provides higher order shopping, civic 

and community facilities servicing a majority of residents within the City of Playford. 

5.11 Health Effects 

The primary health considerations related to the establishment of housing and/or increasing 

housing density adjacent to rail and road infrastructure. Such infrastructure can generate 

significant levels of noise which can have flow on health effects. 

The incorporation of policy which includes minimum performance standards for attenuation is 

considered an appropriate means to investigate this risk. 

Site contamination investigations have provided a relatively high degree of comfort that there is 

minimal contamination and therefore health risk associated with the development of broadhectare 

land. 


Jul 08 


6.0 LAND USE ANALYSIS-STRUCTURE PLANNING 

6.1 Urban Design 

The key urban design principles underpinning the Playford North Master Plan and Blakeview 

Structure Plan which are supported by this DPA include: 

• solar orientation of dwellings; 

• Water Sensitive Urban Design (WSUD) and water re-use; 

• accessibility and walkability to, from and through the future development areas; 

• connectivity and permeability through the development areas; 

• provision for a future TOD to reduce car use and promote sustainable living; 

• provision for mixed use developments to increase opportunities for social interaction; 

• community safety through adherence to Crime Prevention Through Environmental Design 

(CPTED) principles; 

• provision of opportunities for active and passive recreation; 

• provision of multi-use open spaces; 

• promotion of liveability through the development of attractive and well-used living environments. 

6.2 Residential 

The Area Affected displays two key and distinct features, these being: 

• broadhectare land which is primary in the ownership of the LMC, which is capable and well 

suited to accommodate a new master planned residential community, with strong linkages with 

the surrounding suburbs and facilities; 

• established residential areas, the older areas of which are suffering from social disadvantage 

and in clear need of urban regeneration/renewal. 

In relation to the broadhectare areas, it is anticipated that approximately 40,000 person could be 

accommodated. Given that all of the broadhectare land is located within the UGB, the 

demonstrated strong demand for residential land, together with the need for diverse and affordable 

housing product there appears clear justification to introduce appropriate residential zoning for all 

broadhectare land within the Area Affected. 

Whilst most the broadhectare land is already zoned for residential development, these 

investigations have determined a clear need to revise the existing policies in order to facilitate the 

delivery of additional urban development which: 

• ensures development is sequenced and staged in order to ensure the orderly development of 

the land, with land development matched to infrastructure provision; 

• achieves best practice in urban design land development and the building of new communities, 

in accordance with the principles of new urbanism; 

• ensures adequate provision is made for all essential non-residential uses, including public open 

space, wetlands, employment lands, educational/community facilities and activity centres. 

Master planned communities generally provide the opportunity to establish the necessary 

infrastructure and amenity in order to facilitate and achieve a broad range of housing diversity and 

density. Similar opportunities exist in this instance. In particular, the following key existing/future 

possible features provide specific opportunity for housing diversity and density: 

• the overall concept of creating walkable communities which bring more residents in close 

proximity to services, which reduces the need for car usage/ownership; 


Jul 08 


• the need to establish several new activity centres in order to service the new population, which 

would provide opportunity to support smaller household types and higher residential densities; 

• the overall concept of creating connected communities through road layout and open space 

distribution, which major open space networks supporting higher density housing, such as two 

storey townhouses and terrace homes; 

• the overall concept of providing attractive streetscapes whilst maximizing the efficient use of 

land, with rear laneway development a means of facilitating both objectives, whilst also 

enabling the provision of alternate housing forms such as mews dwellings. 

The key amendments to the Development Plan in order to facilitate the above include: 

• an update of existing structure plans, particularly those that apply to Blakeview, Munno Para 

West, Andrews Farm and Penfield; 

• new desired future character statements and policy which clearly outline the future design and 

character intent, with specific reference to urban design, land division and road layout, housing 

form and density; 

• amended/new provisions relating to building height, front, side and rear setback, site coverage 

and private open space provisions which are specifically tailored to higher density housing 

forms and new housing forms such as terrace housing and mews dwellings; 

• amended/new provisions relating to complying development and public notification categories. 

6.3 Activity Centres 

6.3.1 Existing Centres 

Metropolitan Adelaide has a designated hierarchy of Activity Centres based on function, as ranked 

below from highest to lowest order level of centre: 

• CBD; 

• Regional Activity Centre (eg: Elizabeth, Tea Tree Gully); 

• District Activity Centre (eg: Munno Para, Gawler, Salisbury Town Centre); 

• Neighbourhood Activity Centre (eg: Craigmore); and 

• Local Activity Centre (eg: Smithfield Plains, Swallowcliff). 

The Area Affected is served by a range of centres. At the highest level, the CBD provides for high 

order shopping, entertainment, cultural activities and specialist services and facilities. The CBD’s 

influence over the Area Affected is expected to be relatively small, given its distance from Munno 

Para West / Blakeview / Penfield / Peachey Belt, the typical destinations of the majority of the local 

workforce and the prevailing socio-demographic characteristics of the population. The CBD’s 

influence is unlikely to grow into the future. 

At the regional level, Elizabeth City Centre serves the Area Affected. It is located approximately 5 

km to the south of the Area Affected and is directly accessible via Main North Road and a number 

of collector roads, including Peachey Road and Yorktown Road. Elizabeth City Centre contains the 

following key retailers and services: 

Elizabeth City Centre contains nearly 70,000 m 2 of retail floorspace and has undergone a major 

refurbishment in recent times. It is well served by car parking, buses and trains. It will continue to 

exert influence over the Area Affected into the future, however, it has been challenged by the 

expansion and floorspace mix of the Munno Para District Centre in recent years, which is much 

more proximate to the majority of the Area Affected. 

Munno Para District Centre is located on Main North Road, less than 1km from the Area Affected. 

Access is via Main North Road, Uley Road and Warooka Drive / Konanda Road. 


Jul 08 


Current retail floorspace provision is around 52,000 m 2 , with some 13,000 m 2 of approved 

expansion and scope for further minor expansion beyond current approvals. An ultimate retail 

floorspace of around 67,000 m 2 is anticipated. This represents the larger end of the range of district 

centres in metropolitan Adelaide. Munno Para District Centre is notable for its strong emphasis 

towards bulky goods retailing and, accordingly, can expect to capture substantial levels of 

comparison expenditure. At the same time, it has a good cross-section of convenience shopping 

and will therefore also cater to the weekly grocery shopping trip to the surrounding community. 

It is anticipated that Munno Para District Centre will continue to perform strongly within its existing 

catchment and is likely to capture a substantial proportion of comparison expenditure generated by 

the future population expected to occupy the Greenfield Study Area. 

The other district centres within reasonable proximity of the Area Affected are Gawler Town Centre 

and Salisbury Town Centre. Escape expenditure to these centres is likely to be small. 

Neighbourhood centres are located at Craigmore and Elizabeth Downs. Craigmore is a reasonably 

sized supermarket-led neighbourhood centre with around 6000 m 2 of retail floorspace. Elizabeth 

Downs is much smaller (approximately 2,000 m 2 ). Both have considerable areas of vacant 

floorspace. Neither is likely to exert significant influence over the Project Area, once new centres 

are established to serve Munno Para West / Blakeview / Penfield / Peachey Belt. 

Only Local Activity Centres are located within the Area Affected. There are five Local Centre 

Zones, all of which accommodate small shopping centre complexes, generally in the form of 6 to 8 

specialty shops. It should be noted that a high proportion of the specialty shops are vacant. The 

five Local Activity Centres are located at: 

• Andrews Farm; 

• Smithfield Plains (note that the future of this centre needs to be reviewed given possible 

Neighbourhood Activity Centre north of Curtis Road; 

• Elizabeth Fields (Davoren Park); 

• Elizabeth West (Davoren Park) – aka Swallowcliffe Centre; 

• Munno Para (Maltara Avenue/Karri Street). 

The three Peachey Belt centres are significant in their location within the regeneration area and the 

potential role one or more of these centres might play in serving the expanded population arising 

from the regeneration. Currently they serve only very localized convenience functions, contain 

many vacant tenancies and are generally in an average to poor state of repair. 

There are a number of service stations along Main North Road which serve a 

convenience/emergency purchase function for surrounding areas and passing trade. 

The existing Andrews Farm suburb is poorly served by local retail and not at all by neighbourhood 

level retail. The Blakeview and Craigmore areas north of Uley Road are poorly served with retail 

east of Adams Road. 

6.3.2 Potential Activity Centres Hierarchy 

In determining the future hierarchy of Activity Centres for the Playford North area there are a few 

upfront issues to be considered. Understanding the catchment areas for existing and potential 

centres is necessary. It is not possible to address only the Greenfield areas as there are always 

overlapping catchments in metropolitan areas. It is usual for planning of new centres to avoid 

overlapping of existing centres’ core catchments. 

There are four catchments that impact on the Area Affected: 

• Munno Para West – suburbs of Munno Para, Munno Para West, Munno Para Downs, part of 

Andrews Farm and Smithfield Plains; 

• Blakeview – all of the underdeveloped part of Blakeview, part of the existing Craigmore and 


Jul 08 


Blakeview suburbs; 

• Penfield – all of Penfield suburb east of the NEXY corridor, southern portion of Andrews Farm 

and a small portion of Davoren Park; 

• Peachey Belt – all of the suburbs of Smithfield Plains and Davoren Park, western part of 

Smithfield and northern portion of Elizabeth West. 

These catchment boundaries are shown on Figure 6.1 below. 

Figure 6.1 – Catchment Areas 

The main barriers to trade that help define the catchment boundaries are the railway line, NEXY (in 

the future) and Main North Road. 


Jul 08 


Greenfield areas are assumed to be developed at 12 dwellings per hectare and 2.7 persons per 

household. All roads, reserves and easements are assumed to be contained within the 12 

dwellings per hectare figure. The 2.7 persons per household represents a minor reduction in 

household size from that currently prevailing in Craigmore, Blakeview and Andrews Farm. 

Utilising household spending characteristics based on ABS data and taking into account the lower 

than metropolitan average income levels in parts of the Area Affected we have prepared future 

catchment expenditure levels per annum as shown below. 

Table 6.1: Future Catchment Expenditure Per Annum 

Catchment Area 


Blakeview 

Penfield 

Peachey Belt 

Expenditure Per Annum 

$217.7M 

$160.1M 

$100.5M 

$53.3M 

Retail spending at one centre rather than another is a function of a combination of factors such as 

the nature and quality of facilities, the availability of alternative shopping facilities and the level at 

which the shopping centre operates and is therefore able to draw patronage. 

Establishment of penetration levels is largely derived from the observation and experiences of other 

centres, having regard to the unique influences of a particular locality. Empirical evidence 

demonstrates that the majority of food expenditure occurs at the neighbourhood and district levels. 

Because of the relative paucity of higher order centres in the vicinity of the Area Affected, we 

anticipate that food expenditure penetration levels by new neighbourhood centres within Munno 

Para West / Blakeview / Penfield / Peachey Belt will be relatively high. 

On the other hand, empirical evidence demonstrates that the majority of non-food expenditure 

occurs at the district and regional levels in outer metropolitan locations. (The role of the CBD is 

substantially diminished in locations as distant as Munno Para West / Blakeview / Penfield / 

Peachey Belt) Any new centres within the Area Affected are unlikely to establish comparison 

shopping outlets to rival Munno Para District Centre or Elizabeth Regional Centre and are therefore 

only expected to penetrate non-food expenditure in their catchment area at very modest levels. 

Contrary to this, however, are the specific opportunities provided by the access points to NEXY 

(Womma Road and Curtis Road). These locations have the potential to take advantage of greatly 

increased traffic volumes with activities seeking high exposure levels. 

A conservative assumption has been made that 50% of the expenditure will not be spent in the 

Area Affected. That is, 50% of expenditure will be spent on goods and services in higher order 

centres (eg: Munno Para District Centre, Elizabeth Regional Centre, Salisbury Town Centre, 

Gawler, CBD). Specific outlets and specific locations might generate from less than $1000 / m 2 p.a. 

in retail turnover to more than $8000/m 2 p.a. for high performing supermarkets or small specialty 

outlets. We have adopted the following turnover ranges for the new centres. 

Food floorspace 

Non-food floorspace 

: $6500 - $7500 / m 2 p.a. 

: $4000 - $5000 / m 2 p.a. 

An average turnover figure of $5750/m 2 pa. has been adopted across all retail floorspace 

categories. In gross terms the four catchment areas are expected to cater for the following retail 

and commercial/non-retail floorspaces. 


Jul 08 


Table 6.2: Floorspace Demand 

Area Retail (M 2 ) Non Retail (m 2 ) 

Munno Para West 14,000 3,000 

Blakeview 10,000 2,000 

Penfield 6,000 1,000 

Peachey Belt 3,500 1,000 

6.3.3 Distribution Considerations 

Once the quantum of retail floorspace is known for a catchment area the locational (spatial) 

distribution of Activity Centres and their size/type can be arranged based on a range of factors. 

A number of organisational or distributional structures for centres are available to the area, all of 

which have merit in terms of the wider Metropolitan Adelaide Planning Strategy. It is therefore 

appropriate for the planning team to agree a core set of principles that should drive the centres 

strategy within the Development Plan. 

There are a couple of positions for centres, based on the desired intent of serving communities in 

an equitable manner. Alongside the equity or fairness objective sit a range of factors including: 

• site access characteristics; 

• market catchment; 

• market economics or feasibility; 

• adjacent or contributory land uses (such as employment, schools, public transport 

infrastructure); 

• amenity (natural or contrived). 

With respect to site access, the characteristics of the movement system have major implications for 

centres. An appropriate “main street” condition is generally 15,000 to 20,000 vehicles per day, but 

the quality of the pedestrian environment is paramount in order to get a high amenity street edge. 

Consequently heavy vehicles are generally not appropriate in a main street environment. The 

intent for the larger centres in the Development Plan is to use the retail component to activate the 

public realm and create amenity. There are many reasons for this, but one of the primary purposes 

of an active public realm condition is the ability to attract a wider land use (mixed use) outcome 

within the centre. Intensity of land use promotes public transport use and increases levels of self 

sufficiency within communities. Active public realm and mixed use also improves social 

connections and reduces trip generation and trip distances. 

The catchment for retail goods and services is the primary justification for the notional hierarchy. 

People will travel further for higher order goods and services and therefore catchment size 

increases in conjunction with the range of goods and services for sale. Within Playford the current 

Elizabeth District Centre and the nearby Munno Para District Centre comprise the highest centres 

in the area. The centre hierarchy planning process will interrogate the potential for and possible 

impacts of a larger centre in the Playford area. However, at this stage the proximity of the larger 

centres and the geographic characteristics of the catchment generally lead to an initial conclusion 

that creating a competitive district centre in the growth area is not appropriate. 

Whilst planning intent is important, the ability to deliver a mixed use centre is a function of either 

statutory controls (which affects land price) and/or a public delivery vehicle for the centre. It is 

highly unusual for the market to deliver anything other than a shopping centre as this is the model 

that works best for developers and owners. In the growth area the notion of activity centres or town 

or village centres is at the core of the centres strategy – not shopping centres, as they only 

represent the retail component of any centre. 


Jul 08 


The availability of adjacent land uses has a major influence on the optimum location of centres 

within the growth area. One important contributor to centre life and activity is jobs, as jobs provide 

a stronger daytime economy. Consequently proximity to employment or building typologies that can 

provide jobs is an important part of the centres strategy. Adjacency of schools is also a major 

contributor to centre life with school children and parents having ready access to shops and 

facilities (including public transport) in the centres. Schools do not need to be immediately adjacent 

and can be some distance away. The primary characteristic is for the centre to be the major 

location for other community facilities and the major transport stops. Experience shows that 

students and parents will still use the centre, even if it is 500 metres distant from the school. 

Amenity can be created by the designed environment (architecture and urban design), which can 

lead to increased activity in the centre as it is seen as a desirable place to be. Amenity can also be 

created by natural and contrived water systems (streams and lakes). In some cases it may be 

appropriate to work with such systems and activate the centre with a highly urbanised edge to a 

water feature. 

The “new urbanist” approach to use 400 metre walkable catchments as a guide to location of minor 

centres should not be seen as the primary driver of centre rationale. This is because the wider 

movement network is the main driver of centre viability, not the walkable catchment. Walkable 

catchments can be used subsequently as a tool to determine optimum spatial distribution, but 

should not be the organisational driver of centre location. 

In some cases, rather than seek to distribute centres evenly it may be appropriate to provide a 

lesser number of centres in order to use retail as a catalyst to wider centre activity. It may be 

appropriate to consolidate two notional “weaker” centres into one strong centre. In this respect it 

may be better to have a single two-supermarket centre than two one-supermarket centres. The 

reason for such an approach is that it is easier to get a main street active with two “anchors” 

relating to the street edge. Development of a single supermarket centre requires a difficult design 

challenge for the specialty retailers who would prefer to trade to the supermarket entrance 

(internalise). In addition, the critical mass effect of higher activity in the centre is more likely to 

create demand for other centre activities. These activities may not wish to locate in a more 

numerous and more evenly distributed centre pattern. 

6.3.4 Floor Space Distribution 

For the purposes of this analysis it is assumed that the existing Local Activity Centre at Karri St, 

Munno Para will close and be relocated to a TOD centre near the railway station. 

Munno Para West (north of Curtis Rd) 

This area should accommodate a maximum retail floor space of 14,000 sqm, plus 3,000sqm of nonretail 

floor space. 

This space should comprise: 

• a TOD at Munno Para with a maximum of 3500 sqm retail plus 750 sqm non-retail; 

• a Neighbourhood Activity Centre on the Peachey Rd extension, with a maximum 8500 sqm 

retail plus 1250 sqm non-retail; 

• three local centres (two on Fradd Road plus one on Curtis Road) ranging between 250- 300 

sqm each for a total retail floor area of 1000sqm; 

Blakeview 

This area should accommodate a maximum total floor space of 10,000sqm of retail, plus 2,000 in 

non-retail space. 

This space should comprise: 

• a Neighbourhood Activity Centre just north of Craigmore Road, with a maximum 6,000 sqm 

retail plus 1400 sqm non-retail; 


Jul 08 


• a Neighbourhood Activity Centre near Medlow Road with a maximum 3500 sqm retail plus 500 

sqm non-retail; 

• a local centre with a maximum 500 sqm retail. 

Penfield 

The floor space in the Penfield area should comprise: 

• a Neighbourhood Activity Centre on Petherton Road, with a maximum 6500 sqm retail plus 

1000 sqm non-retail; 

• a local centre with a maximum 750 sqm retail floor space on Womma Road. 

6.4 Employment 

Over the past 40 years urban areas have tended to be dominated by residential uses (largely 

detached dwellings) with schools and shops catered for, and industrial uses being placed 

elsewhere. Little consideration of the location of jobs has been given when new areas are 

planned. As an example, Golden Grove is essentially a commuter dormitory suburb as there are 

only shopping centres and schools that provide employment in the area. There were a couple of 

very small industrial areas provided. In outer suburban areas there tends to be very little land 

allocated for commercial uses. 

Interstate, particularly in NSW and Victoria, employment lands have taken a position of greater 

weight in the planning for new urban areas in recent years. The aim has been to provide a greater 

proportion of jobs for local residents in the local area. This has economic, social and environmental 

benefits in so far as people don’t have to travel as far to get to work, which means they spend less 

on travel, have more time available for living and there is less pollution. 

What sort of jobs should we be trying to provide in the local area and how much land should be 

provided to cater for those businesses are two critical questions. We have approached the issue 

from a couple of different directions. Firstly we undertook an analysis of job types and industries 

that residents in Playford currently have. Secondly, we analysed how much land is typically 

allocated for commercial and centre uses and zones in areas which tend to have higher proportions 

of local jobs, in an effort to determine how much land we should be allocating. 

Another base point is that there are around 1.3 jobs per household in a full employment scenario. 

With approximately 40,000 additional persons living in the Area Affected in the next 10 – 20 years 

there should be between 25,000 persons employed living in the area. It is considered that the 

industrial lands to the south should provide the jobs in those industries, although local industrial 

categorised jobs such as a local carpenter, plumber and motor repairer should be located in the 

Area Affected as people should not have to travel more than a few kilometres for such services. 

An analysis of the largely 1950s developed area bounded by Churchill Rd, Grand Junction Rd, 

Regency Rd and Hampstead Rd found that 3.2% of the area is zoned Commercial and 2.9% is 

zoned Centre. In terms of land uses this area has 2.5% classified as commercial and 2.6% 

classified as retail. This area has good access for residents to local and neighbourhood service 

and facilities which is feature considered desirable for the Area Affected, albeit it in a different urban 

form. 

We propose that a similar proportion of the future growth areas be allocated for employment 

purposes (commercial and centre areas/zones) to that of the area reviewed in City of Port Adelaide 

Enfield above. That is 5-6% of total land area. 

The spatial distribution of these employment areas will be partially driven by the Activity Centres 

hierarchy and the need to place the more commercial or potentially light industrial type areas along 

major roads or where the uses can act as buffers to noise sources or other land uses that 

residential uses would benefit from some separation. As such Main North Road and Curtis Road 

represent key locations for a new commercial zone. 


Jul 08 


With non-residential uses fronting major collector or sub-arterial roads a critical issue arising will be 

building form. Incoherent relationships between the public and private spaces should be avoided, 

with appropriate building design and urban form outcomes required to be implemented in the new 

zone policy. 

6.5 Infrastructure 

In order to accommodate new/additional urban development within the Area Affected, a range of 

infrastructure will need to be provided and/or upgraded. The infrastructure requirements have 

relevance to both structure planning for the Area Affected and implementation (staging policy for 

future development) as they will often require land to be dedicated for their use solely or jointly with 

other uses. 

The key infrastructure issues are identified below. 

Roads/Traffic Management 

• the duplication of Curtis Road from Stebonheath Rd to Main North Road will require additional 

land to be allocated outside of existing road reserves between Stebonheath Road and Coventry 

Road. 

• in Munno Para it is proposed to construct a new collector road from Main North Road across 

the railway line (via underpass) linking development in Blakeview with the Munno Para railway 

station, the B-12 school and the proposed neighbourhood centre just north of Curtis Road. This 

road will utilise land owned by LMC, Housing SA and Council and will replace Karri St as the 

main entry to the suburb. 

• minor road widening is required on collector roads such as Stebonheath, Petherton and 

Andrews Roads. 

Stormwater 

• the Waterproofing Playford project and stormwater flood control network, particularly Smiths 

Creek in greenfields areas, will require additional land in the following locations: 

- in Munno Para West approximately 12ha of wetlands north of Curtis Road between the 

railway line and Stebonheath Road, approximately 3.5ha for rerouting of the Stebonheath 

Road drain. Approximately 3ha of land will be required for detention basins north of Fradd 

Road. 

- in Penfield south of Petherton Road approximately 15ha of land is required for Smiths 

Creek and the Waterproofing Playford project, and more land will be required to the west 

(outside of the UGB). 

- in Andrews Farm, north of Petherton Road, Smiths Creek requires a minimum 60m wide 

route midway between Stebonheath and Andrews Rds. 

- in Blakeview detention basins / wetlands along the three creek lines will require 

approximately 20ha of land 

Water Infrastructure 

• the Barossa trunk water main is currently an above ground pipe. LMC and SA Water propose 

to underground the pipe from Craigmore Rd in the south to the edge of the UGB in two stages. 

Buffer distances for the pipe are expected to require road widening of 10m in total for Bentley 

Rd. 

• SA Water have a 4ha site on the north side of Craigmore Road for future water tanks. 

Sewer Infrastructure 

• it is likely that SA Water will require a 5ha site for a treatment plant. This plant will then enable 

recycled water to be distributed to houses for toilet flushing and garden irrigation. The potential 

location of the site is currently being investigated by SA Water. 


Jul 08 


Electricity Infrastructure 

• relocating the 275kV and 132vK transmission lines that traverse Blakeview are proposed. This 

will make more land developable. The proposed routes are partly outside the UGB and 

proposed residentially based zoning; 

• ETSA have advised that the existing substation on Curtis Rd will supply electricity and no 

further land is required. 

6.6 Staging 

Staging of the development of future growth areas is critical to ensure the orderly development of 

these areas and to assist in the economic delivery of infrastructure and services. It will be 

important to ensure that ‘leap frogging’ does not occur with development generally to take the form 

of a contiguous extension of the existing built up area. 

To support this outcome staging plans are recommended to be included at the structure plan level. 


Jul 08 


7.0 KEY AREAS 

7.1 Peachey Belt 

The Playford North Master Plan identified a number of opportunities and desired development 

outcomes specifically for the Peachey Belt. These included: 

• upgrade/rejuvenation of the three existing Local Centres, both in terms of function and urban 

form; 

• retention of Aruna Reserve as the key public open space area within the Peachey Belt; 

• upgrade of existing local open spaces; 

• upgrade of the Smith Creek area and environs; 

• redevelopment of surplus school sites to accommodate a more diverse and affordable form of 

housing. 

In order to facilitate these development outcomes, a number of amendments to the Development 

Plan are required. These include: 

• amended/new policies which facilitate a broader range of land and dwelling outcomes, in terms 

of both diversity and density; 

• new desired future character statements and policy which clearly outline the future design and 

character intent, with specific reference to urban design, land division and road layout, housing 

form and density; 

• amended/new provisions relating to building height, front, side and rear setback, site coverage 

and private open space provisions which are specifically tailored to higher density housing 

forms and new housing forms such as terrace housing and mews dwellings; 

• amended/new provisions relating to complying development and public notification categories; 

• amendments to the zone policies and concept plans applying to the existing Local Centre Zone; 

• new concept/structure plans for surplus school sites. 

7.2 Redevelopment of former school sites 

The proposed closure of school sites within the Peachey Belt means that the surplus land may be 

developed in the future. Given that the Peachey Belt is a fully established area, the surplus school 

sites provide an excellent opportunity to procure/facilitate forms of development which are in need 

or are desirable within the area. This includes medium density housing and additional open space. 

The site of the Smithfield Plains Primary School is strategically significant, being located 

immediately adjacent to the Smithfield Plains shopping centre and also the Smith Creek corridor. 

Both of these key influences provide support for the concept that medium density residential forms 

be accommodated on this site. 

A concept plan has been prepared for this precinct outlining the key design outcomes sought for 

this area. The plan includes the provision of public open space to integrate and link with the Smith 

Creek corridor. 

The site of the Smithfield Plains High School is also strategically significant, being a relatively large 

consolidated site, located north of Davoren Road. It is located within close proximity of both the 

John McVeity Community Centre and large areas of open space including Kooranowa Reserve and 

the Stebonheath Flow Control Park. 

The proximity to large areas of public open space, provides support for the concept of facilitating 

medium density housing in this location. 


Jul 08 


7.3 Munno Para Train Station and Environs/Karri Street 

The Munno Para Railway Station has development on only one side of the railway line (the east) 

which means its catchment is only half what it should be. With the future development of 

broadhectare land north of Curtis Road, this circumstance will change. A railway station presents 

an opportunity to provide a focus point for the neighbourhood. A TOD has particular potential to be 

facilitated at this location as the LMC own the local shops at Munno Para and are willing to move 

them to the TOD. The station could also become a commuter parking location, particularly if the 

station has express trains stopping at the station. 

With the future B-12 school to be developed to the west of the station and DECS having a 

curriculum delivery model in the northern suburbs of senior students potentially needing to go to a 

secondary school at Gawler, Elizabeth or Salisbury to access a certain subject, rider numbers on 

the trains should increase throughout the day. 

With an additional 12,600–16,300 persons to reside in Blakeview, NEXY to be built to provide faster 

access to the CBD as well as the B-12 school to be constructed north of Curtis Rd, a direct link 

across Main North Road and the Adelaide–Gawler railway is considered essential. Karri Street (as 

it exists) has a curved alignment and is not wide enough to handle the likely increase in traffic 

volumes. 

A direct access from the Blakeview side of Main North Road to and across the railway and onto a 

future TOD is desirable so that users of the road understand it goes somewhere useful. This will 

require a new road to be built south of Karri Street. The proposed four way intersection at Main 

North Road has received in principle agreement from DTEI and DOTARS. 

Detailed structure planning and planning policy needs to be applied in order to achieve these key 

outcomes. 

Discussions with DTEI has lead to an underpass being the preferred crossing method of the railway 

line. This will push the main street component of the TOD at least 150m to the west of the railway 

line. The railway station will need to be relocated to the south of its current location. 

7.4 Curtis Road 

Curtis Road is expected to be the main entry point for the greenfield residential area north of Curtis 

Road. Vehicular access is expected to largely come from Main North Road with some people 

coming from the west off Heaslip Rd (NEXY in the future) and some from the south via Peachey 

Road. 

7.5 New School Sites 

The proposed new school site is located on portion of Kooranowa Reserve. The new school will 

become a symbol of new investment within the Peachey Belt, and a major community facility which 

ultimately should become a focus of the community. 

In recognition of the role the new school will play, it is considered desirable if the major school 

building be sited and designed as an icon building that creates both visual interest and status to the 

building. As such it is proposed to introduce policies which: 

- promote the establishment of an iconic building, in terms of building height and siting; 

- encourages two storey built form; 

- encourages minimal street setbacks; 

- encourages the siting of buildings in locations which terminate vistas. 


Jul 08 


8.0 GOVERNMENT AGENCY CONSULTATION 

Extensive consultation occurred with state agencies in the preparation of the Playford Alive Master 

Plan and Blakeview Structure Plan. 

Preliminary background reports were distributed, and invitations given to attend key 

workshop/design charette sessions. Those specific agencies which were actively consulted 

include: 

• Land Management Corporation (LMC); 

• Department for Families and Communities (DFC); 

• Transport Services Division of the Department for Transport, Energy and Infrastructure; 

• SA Water; 

• Planning SA; 

• Department for Education and Childrens Services (DECS); 

The community engagement process undertaken for the release of the Playford Alive Master Plan 

provided a range of opportunities for the community, organisations and business to provide 

feedback. The Master Plan consultation process is the first stage of an ongoing community 

engagement strategy for the Playford Alive Urban Renewal Project. 

Community interest and project understanding was promoted through the Playford Alive Getting On 

With It newsletter delivered to over 8,000 households in the target area as well as with a set of 

information sheets about the different neighbourhood areas and key elements of the plan. Media 

announcements and the project website were also used to promote information about Playford 

Alive. 

Approximated 1,136 people were involved in consultation activities which included: 

• a briefing for elected members of the City of Playford; 

• four Housing SA workshops; 

• consultative forums with the Imagine Peachey Project Team; Para West Campus students; 

Playford Tavern patrons; Northern Area Business Enterprise Centre members; local youth and 

through the Community Information Trailer; 

• workshops with public and private service providers as well as Aboriginal Service providers; 

• coffee, cake and chat sessions at a shop front location in the Davoren Park Shopping Centre; 

• lunch and chat community event attended by over 150 people; 

• public displays both staffed and static at a number of locations within and external to the project 

area; 

• a project feedback form with 90 respondents; 

• telephone and email enquiry facilities. 

No additional consultation has occurred in the preparation of this DPA, other than extensive 

ongoing dialogue with Planning SA concerning policy formulation. 


Jul 08 


9.0 CONCLUSIONS & RECOMMENDED POLICY CHANGES 

9.1 Land Use/Structure Planning 

The majority of the Area Affected is broad hectare land which has the benefit of being relatively 

unencumbered and therefore capable of being guided by detailed structure planning. The majority 

of the broad hectare land is considered suitable for residential development as it: 

• forms a contiguous extension of established residential areas; 

• satisfies the policy expectations of the Planning Strategy and Metropolitan Development 

Program; 

• already serviced/capable of being economically serviced by existing infrastructure. 

The exception to the principal use of the Area Affected for residential development, are several 

locations which have been identified as necessary/suitable for: 

• stormwater detention/treatment re-use; 

• activity centres (neighbourhood and local activity centre zone); 

• employment areas (commercial zone); 

• open space areas. 

Appropriate areas for these activities have been identified and are to be reflected on the proposed 

zone/structure/concept plans as the case may be. 

The actual amendments to the Development Plan are outlined in the amendment instructions table 

and associated attachments. The following section addresses some of the key components of the 

policy framework and the rationale behind the proposed changes. 

Overall, it is anticipated that the focus of the DPA will be to: 

• replace the now redundant Structure Plans contained within the Development Plan; 

• establish policy which supports the key outcomes outlined in the Playford North Master Plan 

and Blakeview Structure Plan in terms of land use, access movement, open space distribution, 

stormwater management and buffers; 

• provide for development within the Area Affected to depart from some of the existing Councilwide 

land division and residential development provisions of the Development Plan in order to 

facilitate the intended development outcomes, as the existing policies are either absent or 

deficient in relation to: 

- innovative and higher density land products/allotment types, with greater flexibility 

required/desired in relation to allotment area and configuration; 

- the preferred form and distribution of open space; 

- stormwater management; 

- road layout and design, including laneway widths; 

- location of proposed centres and schools. 

Some of the existing residential development provisions are also absent/deficient in respect to: 

• innovative and high density housing products; 

• the spatial distribution of higher density development; 

• non-residential uses within Residential Zones; 

• building setbacks for dwellings on non-traditional lots; 


Jul 08 


• private open space; 

• site coverage; 

• built form, particularly for housing which is two storeys and above. 

9.2 Policy Approach 

The development of an appropriate policy framework should take into consideration the planning 

principles already established for the Area Affected arising from the Playford North Master Plan and 

Blakeview Structure Plan. Both of these documents take into account the preferred direction of 

Council, and have been designed to achieve best practise in urban design and the achievement of 

a variety of housing form and density outcomes. 

A wide range of factors dictate what is the most appropriate mechanism to implement new planning 

policy. These factors include: 

• the specific nature of new policy considered necessary both in terms of policy detail and spatial 

application; 

• the need to establish detailed structure plans and staging plans; 

• the specific nature of the existing zoning which applies to development within the Area Affected; 

• the area of land contained within the Area Affected which would be subject to policy variation. 

Considerations about the development policy approach have focussed on achieving the following 

outcomes: 

• orderly future growth of the urban area, with appropriate staging to ensure the effective delivery 

of services and associated infrastructure; 

• an urban design philosophy significantly different that that typical for fringe areas in recent 

decades; 

• a variety of housing density outcomes with a focus on housing affordability. 

In considering all of the above, the recommended policy approach is to: 

• replace all existing zones which apply to the broad hectare areas of the Area Affected in order 

to clearly establish a comprehensive set of new policy, including structure plans and concept 

plans as required; 

• amend all zones which apply to the established areas of the Area Affected in order to establish 

additional/varied policy aimed at further encouraging urban renewal, housing choice and 

housing affordability; 

• introduce amendments to a number of Council-wide provisions relating to residential 

development and land division, as these provisions apply to the Area Affected; 

• establish new structure plans, concept plans and mapping. 

It is recommended that a flexible policy framework approach be adopted that will allow the 

development industry (comprising both the public and private sector) to develop housing at a 

variety of densities, with a clear focus on attractive and sustainable urban design. 

The proposed planning policy establishes desired character statements together with supporting 

objectives and principles of development control for a series of new zones which will apply to the 

Area Affected. Multiple new zones are required as activity nodes will need to be established in key 

areas in order to support the new community. These nodes will include activity centres and 

commercial zones. 

The following sections explain the key components of the proposed policy framework, including 

rationale for the proposed amendments to the Development Plan. 


Jul 08 


9.3 Zones 

The significant majority of the Area Affected is already located within a zone whereby residential 

development is anticipated and indeed could proceed at the current time. However key Structure 

Plans contained within the Development Plan have become superseded as a result of the extensive 

investigations undertaken as part of the preparation of the Playford Alive Master Plan and the 

Blakeview Structure Plan. 

Furthermore, the existing policies are not sufficiently detailed in order to promote the key urban 

design considered desirable for the area. 

The following sections provide a summary of the existing zone provisions, including key policy 

intent and identified deficiencies. 

Residential (Plains) Zone 

Overview 

The Residential (Plains) Zone encompasses the majority of broadhectare land within the Area 

Affected and includes all of the area located within the Urban Growth Boundary (UGB). The 

balance of broadhectare land is located within the Horticulture Zone, which is outside of the current 

UGB. 

Policy Intent 

The Residential (Plains) Zone has policies which seek: 


• detached dwellings on lots at least 300m 2 ; 

• a 500m buffer to the Medlow Road landfill; 

• appropriate buffers to more sensitive zone boundaries. 

Policy Deficiencies 

The existing policy is considered deficient in the following areas: 

• lack of detailed structure plan parameters or alternatively obsolete structure plan policies; 

• lack of recognition of innovative house and land products; 

• lack of focus on urban design outcomes; 

• lack of detail in terms of mixing uses; 

• unnecessary restrictions in terms of allotment/site areas/configurations. 

Policy Recommendations 

A new zone be created for that part of the Area Affected presently located within the Residential 

(Plains) Zone. The zone, named the Residential (Playford) Zone, will encapsulate the structure 

plan, urban design and land use outcomes arising from these investigations. 

Residential (Foothills) Zone 

Overview 

The far eastern portion of Blakeview is located within the Residential (Foothills) Zone. 


Jul 08 


Policy Intent 

The policies of the Residential (Foothills) Zone are similar to the policies of the Residential (Plains) 

Zone with the following main differences: 

• policies seek generally lower density development; 

• detached dwellings to be on lots greater than 420m 2 ; 

• policies included in order to deal with sloping land. 



• lack of detailed structure plan parameters or alternatively obsolete structure plan policies; 



• unnecessary restrictions in terms of allotment/site areas/configurations. 


That portion of the Residential (Foothills) Zone located within the Area Affected be included in the 

new Residential (Playford) Zone. 

Residential (Regeneration) Zone 

Overview 

The significant majority of the established residential areas are located within the Residential 

(Regeneration) Zone. The exception to this is: 

• three Local Centre Zones, which capture existing local shopping centres; 

• two Light Industrial Zones; 

• one Local Commercial Zone; 

• the Residential (Plains) Zone, located east of Coventry Road. 

Policy Intent 

In summary, the policies of the Residential (Regeneration) Zone generally seek: 


• comprehensive redevelopment of existing housing; 

• appropriate buffers to more sensitive zone boundaries. 



• lack of concept plans for key redevelopment sites such as the Smithfield Plains High School; 



• lack of detail in terms of mixing uses; 

• lack of clarity concerning desired allotment area and configuration. 


Jul 08 



• amend the Residential (Regeneration) Zone to vary existing/introduce new policy, in order to 

encapsulate the urban design and land use outcomes arising from these investigations and 

include specific concept plans relating to key areas including the Smithfield Plains High School 

site and the Davoren Park Primary School site. 

Horticulture Zone 

Overview 

The far northern portion of the Area Affected (north of Fradd Road) and the broadhectare land 

located south of Petherton Road is located within the Horticulture Zone. 

Policy Intent 

The policies of the Horticulture Zone promote horticultural/rural uses of land, together with ancillary 

activities. 


The existing policy does not promote or facilitate any form of urban development. 


That portion of the Horticulture Zone located within the Area Affected be included in the new 

Residential (Playford) Zone. 

Local Centre Zone 

Overview 

The Area Affected comprises three Local Centre Zones within the Peachey Belt, one at Andrews 

Farm and one at Munno Para. 

Policy Intent 

The policies of the Local Centre Zone promote the development of services directed to the local 

community and include concept plans for each existing centre. 


Investigations have determined the advantages of upgrading the existing centre at Davoren Park to 

a Neighbourhood Activity Centre. As such policies relating to this existing centre need to be 

removed. 

At the same time, four new Local Centre locations are warranted which means that specific policy 

for these new centre locations need to be formulated in order to ensure appropriate urban design 

and land use mix. 

Concept plans for existing Peachey Belt centres reflect 1960’s urban design philosophies based on 

designing for the car. This is not consistent with the urban design approach sought to be 

implemented by the Playford North Master Plan and supported by these investigations. 


• policies be established for the new Local Centre locations; 

• the existing Local Centre Zone at Davoren Park be upgraded to a Neighbourhood Activity 

Centre based on recommendations arising from the retail analysis; 


Jul 08 


• existing concept plans and policies for the remaining two Local Centres within the Peachey Belt 

be amended to encourage the comprehensive redevelopment of these centres to a form which 

provides more active and vibrant uses and urban design outcomes that make the centres more 

functional and a more attractive place to visit; 

• the existing Local Centre at Munno Para will be encapsulated within the new neighbourhood 

Activity Centre Zone and in particular the TOD Precinct. 

Neighbourhood Centre Zone 

Overview 

The retail analysis recommends the creation of several new Neighbourhood Centre Zones. 

Opportunity exists to expand the application of the existing Neighbourhood Centre Zone or create a 

new zone. 

Policy Intent 

The majority of the existing Neighbourhood Centre Zone policies apply to Angle Vale. Further, the 

general floor area provisions expressed in the zone are too general to be applied to the specific 

floor area distributions recommended by the retail analysis. 


It is recommended that a Neighbourhood Activity Centre Zone be established and appropriate 

policy/concept plans prepared for each centre. The relevant neighbourhood centre BDP module 

can be used as a framework for the new zone. 

9.4 Housing Diversity 

Desired Outcome 

The preceding investigations have determined the desire to encourage an increased diversity of 

housing forms throughout the Area Affected, in order to provide additional housing choice, to 

provide additional means to achieve affordable housing and to better match housing stock with 

household size and type. 

Policy Issue 

While the current Development Plan contains a range of policies that promote housing diversity, 

there are also a number of policies that can inhibit attainment of such. These policies refer to 

compatibility with existing character, rather than strongly advocating alternate housing forms, typical 

of the norm. Whilst such a policy approach may be reasonable within established areas, such 

requirements are unnecessary in broad hectare areas. 

Policy Response 

New policies should be included within the new zones in order to specifically promote diverse 

housing, address its built form, and establish general locational criteria for particular dwelling types 

(such as mews housing and laneway development). 

9.5 Housing Density 


The broad hectare areas of the Area Affected, having only minimal interface with established 

residential areas, has no particular character to which it should conform. This provides significant 

opportunity to achieve a range of dwelling densities and forms, and flexibility in design outcome. 


Jul 08 


The preceding investigations have identified the advantages of increasing the range of residential 

densities to be established throughout the majority of the Area Affected. Moreover, the intent 

should be to ensure that future development of the Area Affected makes most efficient use of 

available land and concentrates activity around identified nodes. 

Policy Issue/Considerations 

Much of the Area Affected is located within zones that are relatively conservative in terms of density 

expectations. Further, the Structure Plans which presently apply are now considered obsolete and 

in need of variation. 

Medium density development is a term which historically has been loosely used in the planning 

industry. Indeed Objective 1 of the current Residential (Plains) Zone states ‘A zone primarily 

accommodating dwellings of various types at low and medium densities…’. 

Medium density development is now described by the Planning Strategy as follows: 

Medium Density 

Typical Built Form 

Approx Gross Density 

Approx. Nett Density 

Locations 

Medium-density housing development ranges 

from two-to-three storey detached, 

semidetached and row dwellings on small 

allotments (with nil-to-small setbacks to side 

boundaries and the street, and limited private 

open space) to small office home office 

(SOHO) and mews dwellings, to residential flat 

buildings and apartment buildings up to four 

storeys in height. 

23-45 dwellings per hectare, although 

individual dwellings may substantially exceed 

this range. 

34-67 dwellings per hectare, although 

individual dwellings may substantially exceed 

this range. 

Medium-density housing should occur within 

inner- and middle suburbs as redevelopment 

and in locations close to public transport, 

shops, community services and facilities, and 

large areas of public open space throughout 

the metropolitan area. Activity centres are also 

favoured locations for medium-density housing. 

The minimum site areas referred to in the Residential (Plains) Zone do not facilitate the gross and 

net densities referred to in the Planning Strategy. 

Policy which dictates minimum allotment or areas is not considered necessary within a broad 

hectare environment. The market will determine an appropriate mix and size of dwellings, whilst 

character and amenity issues are best dealt with by the Council-wide residential development 

provisions of the Development Plan. Elements that contribute to an appropriate allotment size such 

as setbacks, private open space and parking are considered and addressed below. 

One major impediment to attaining higher density housing outcomes is existing maximum site 

coverage policies which tend to be tailored for more traditional, low density housing outcomes. 


The following policy response is recommended: 

• the proposed new Residential (Playford) Zone should not contain minimum allotment sizes or 

site areas; 


Jul 08 


• develop/refine policies which address building setbacks, building height, private open space 

and carparking, to ensure a good standard of residential amenity for application in the 

Residential (Playford) and Residential (Regernation) Zone; 

• include policy specifying the intended minimum residential density across the broad hectare 

areas as a means of encouraging greater residential densities than the market has been 

supplying to date; 

• ensure that maximum site coverage provisions do not apply to residential development within 

the new Residential (Playford) Zone. 

9.6 Residential Buildings Setbacks 


A key desired outcome is to increase opportunities for housing diversity and density and to make 

the most economic use of available land. 

A further key urban design outcome is to develop a sense of community by increasing opportunities 

for interaction between semi-private areas (ie front porches) and public areas (ie the footpath or 

street). Minimal building setbacks to the front street boundary assist in enhancing this relationship. 

Policy Issue 

The Council-wide provisions contain relatively detailed setback controls as summarised below. 

Primary street frontage: 5m; 

Secondary street frontage: 2m; 

Side Boundary (single storey): 1m or on boundary 

Side Boundary (two storey): 1m 

Rear Boundary (single storey): 4m 

Rear Boundary (two storey): 8m 

In addition, the location and length of boundary walls are controlled. 

These setback policies are appropriate for standard housing products, however are not suitable for: 

• allotments with a 27m depth; 

• terrace product where two storey dwellings are constructed boundary to boundary, typically for 

a length of 10 metres or more; 

• rear laneway allotments where garages and possibly mews dwellings would be constructed on 

or close to the rear lane boundary. 


Variations to the existing setback provisions are considered desirable in order to facilitate diversity 

in housing forms and innovation in design. As much of the broad hectare areas have very little 

interface with established residential areas (generally separated by major arterial or collector 

roads), there is no particular character that needs to be maintained through setback controls, with 

the future new development able to establish its own character. 

Minimum front boundary setbacks of 3 metres are generally considered appropriate. Where the 

allotment fronts a public reserve and is serviced by a rear access lane, a minimum 1.5m setback is 

recommended to that reserve frontage. 

No minimum setback to rear lanes is considered necessary although policy should promote 

variation in setback distances. 


Jul 08 


Proposed new policy is therefore required to amend existing Council-wide Principles 80-84, as they 

apply to the Area Affected. The new policy can be contained in the new Residential (Playford) 

Zone so that there is no impact on existing policy outside of the Area Affected. 

In addition, further policy is required to facilitate the construction of walls on side boundaries in 

circumstances where dwellings are not constructed simultaneously, or there is no existing boundary 

wall. This can be satisfactorily achieved by allowing such construction where a building envelope 

plan has been submitted as part of the preceding land division. 

9.7 Corner Dwellings 


Traditional development of corner allotments tends to result in extensive boundary fencing being 

established along the long axis of the allotment, resulting in unattractive streetscapes and poor 

interaction with the street. 

Policy Issue 

At present there is no policy which addresses this issue. Options to enhance the appearance of 

corner sites is to encourage two storey dwellings which can serve to define a corner, have greater 

potential to address both frontages and form an attractive contributor to the overall neighbourhood 

character. 


New policy for the development of corner allotments which encourages two storey dwelling forms or 

products which ‘turn the corner’. 

9.8 Front Fencing 


A key desire is to ensure a sense of community and to enhance streetscapes. The provision of 

front fencing facilitates the following benefits: 

• clear delineation between public and private space; 

• assists in framing streetscapes; 

• provides a sense of privacy and security which enables residents to interact more freely with 

the passing community. 

Policy Issue 

At present there is no policy which encourages the provision of front fencing. 


New policy which encourages the provision of front boundary fencing, together with associated 

design criteria. 

9.9 Building Height 


In order to achieve the most economic use of land and to assist in establishing a sense of place, it 

is desirable to encourage two and three storey development in certain locations, such as interface 

with open space, at the end of key vistas and on corner sites. 


Jul 08 


Policy Issue 

Currently, residential buildings up to two stories in height are envisaged but are not actively 

promoted. 


The proposed policy response allows a range of building heights up to three storeys, whilst also 

allowing for taller buildings in key locations, such as adjacent to public open space, within close 

proximity to rail infrastructure and activity centre nodes. 

9.10 Private Open Space 


To achieve higher levels of housing density and a greater diversity in housing forms, a reduction in 

private open space is warranted. This is particularly warranted in master planned communities that 

are provided with functional areas of public open space. 

Policy Issue 

The existing provisions relating to private open space requirement are more geared towards lower 

density development, even though the Development Plan provides for higher densities. The 

minimum dimension of 5.0 metres referred to in Design Technique 95.2 is considered to be 

particularly onerous for dwelling sites of 250 square metres or less. 


It is recommended that private open space provisions be amended to bring them more in line with 

the policies developed by the State government through its Better Development Plans project, 

which represent the latest State government planning policy position. These provisions specify 

area in terms of a percentage of an allotment, or in the case of smaller allotments (typically less 

than 250 square metres) a minimum area (typically 35 square metres). They also include lower 

minimum dimensions for private open space (2.5 metres rather than the 5.0 metres referred to 

above). 

9.11 Road Widths and Design 


It is considered desirable to ensure that new communities are well connected, both internally and 

with adjacent communities. 

The traditional grid layout provides a sound approach to achieve this aim. A consequence of the 

grid layout is that it promotes the establishment of four way intersections, unless the grid is offset. 

Four way intersections create a perception of increased potential for traffic conflict, and hence have 

in recent decades been discouraged and/or subject to traffic control devices, such as roundabouts, 

or traffic lights. 

The virtues of rear lane development have been identified earlier in these investigations. 

Policy Issue 

The current Development Plan discourages four way intersections and does not acknowledge rear 

lanes. With the use of rear access to dwellings and the potential incorporation of mews dwellings 

over garaging, the design of rear laneways as public roads becomes critical. 

The Peachey Belt suburbs of Smithfield Plains and Davoren Park generally have footpaths on both 

sides of the street. Most of the suburban areas in Adelaide constructed prior to 1960 have 

footpaths on both sides of the street. 


Jul 08 


The intent is for a public realm that encourages interaction between the residents of dwellings and 

passers by. As such the creation of a well defined semi-private space (the front yard with a front 

fence) with a slightly elevated verandah at the front of the dwelling will enable a resident to choose 

to interact. Without a footpath the interaction won’t be able to occur. Without the defined semi 

private space the resident is unlikely to use the space. If a front fence is provided and no footpath 

is provided then the verge space is likely to be poorly maintained. 

It is recommended that footpaths be established on both sides of the road in those locations where 

front fencing is mandated, and on all collector roads. Further, it is recommended to have 1.2m wide 

footpaths on local roads and 1.5m wide footpaths on collector roads. Footpaths should be located 

0.15m from the front property boundary to enable footings for the front fences to be constructed. 

This location away from the kerb increases the safety of pedestrians and children using cycles. It 

also enables street trees to be located further away from the footings of dwellings, which is 

considered a desirable outcome with the reduced 3m front setbacks. 


• effectively amend PDC 25 in the Council Wide policies under the heading Transportation 

(Movement of People and Goods) by including a new policy within the new Residential 

(Playford) Zone to allow four way intersections within the Area Affected; 

• effectively amend PDC 46 in the Council Wide policies under the heading Residential 

Development by including a new policy within the new Residential (Playford) Zone to 

encourage the provision of footpaths on both sites of all roads; 

• effectively amend PDC 53 in the Council Wide policies under Land Division by including a new 

policy within the new Residential (Playford) Zone to allow public rear access laneways, 

generally to a minimum width of 7 metres (total road reserve). This width provides adequate 

dimension for services vehicles, public lighting, street plantings. 

9.12 Setbacks to Major Roads 

Policy Issue 

Table Play/2 outlines minimum building setback distances and access restrictions for major roads 

throughout the Council area, including several within the Area Affected. 

Given the master planning and structure planning processes which have occurred, including 

predictions of future traffic generation, this DPA provides the opportunity to review the setback 

distances and access restrictions prescribed. 

A review is considered essential in order to ensure the efficient use of land, and to facilitate 

development which addresses, rather than backs onto major roads. 

Council engineering staff has reviewed the setback and access restrictions for all roads which are 

under their care and control (ie not Transport SA roads). As a consequence of this review, a 

number of variations to Table Play/2 are possible. 


Amend Table Play/2 to enable reduced setbacks and access to several major roads. An 8m 

setback is proposed for Bentley Road due to the sitting of the Barossa trunk main. A 2.0m road 

widening requirement will be additional. 

9.13 Site Coverage 

Policy Issue 

Existing Council-wide provisions include maximum site coverage for residential development. Site 

coverage requirements are a major impediment to the intensification of development and the 


Jul 08 


encouragement of affordable housing. The policy serves little purpose when other policy tools 

including setback and private open space provisions already control the area and location of 

dwellings. 


Include a principle in the new Residential (Playford) Zone which specifically states that no site 

coverage policies apply. 

9.14 Complying development 


Maximising the number of development applications which are complying has numerous benefits 

including: 

• providing greater certainty to both the development industry and the public; 

• minimising workloads and resource implications for the development assessment function of 

Council; 

• ensuring intended development outcomes are achieved. 

Given the policy outcomes of this DPA are primarily intended to facilitate the establishment of new 

master planned communities (rather than imposing new policy over existing communities), there is 

good opportunity and reason to broaden the application of complying development. 

Policy Issue 

Presently only 2 percent of applications are complying, primarily on account of the conditions 

contained in Table Play/1, particularly those relating to setback and private open space. 

Traditionally conditions of complying development are more conservative than the equivalent 

principle of development control. As such, it can be argued that to achieve a complying kind of 

development in some respects represents a potential under development of land, an option not 

necessarily desirable to developers, or necessary from a Council perspective if the principle of 

development control is considered to facilitate an optimum planning outcome. 


Amend Table Play/1 so that a broad list of uses consistent with the intended outcomes for each of 

the new zones be listed as a complying kind of development, with any conditions replicating the 

outcomes sought by the relevant principle of development control. 

9.15 Public Notification 


Given that the Master Plan was prepared following a comprehensive community engagement 

process, the preparation of new Development Plan policy which facilitates the implementation of the 

Master Plan (and that of the Blakeview Structure Plan) is considered to have a high degree of 

community endorsement. In addition, given that the majority of the new policy relates to master 

planned broad hectare areas, there is very little interface with adjoining properties, other than of 

course at the very periphery of the study area. 

Given the above, it would be preferred that development which is considered to be consistent with 

the expectations of the new Development Plan policy be designated as a Category 1 form of 

development in the majority of instances. Exceptions may be non-residential development adjacent 

to non-residential use (in a different zone) where a Category 2 notification may be preferable. 

Policy Issue 


Jul 08 


Table Play/3 outlines public notification categories for various kinds of development. It is 

considered that the assigned public notification categories listed within Table Play/3 are more 

representative of established areas than the new master planned communities where a greater 

degree of mixed use is promoted. 


Establish public notice categories within the new Residential (Playford) Zone. 


Jul 08 


10. STATEMENT OF STATUTORY COMPLIANCE 

10.1 Introduction 

Section 25 of the Development Act 1993, prescribes that a Development Plan Amendment must 

assess the extent to which the proposed amendment: 

a) accords with the Planning Strategy; 

b) accords with other parts of the Development Plan; 

c) complements the policies in the Development Plans for adjoining areas; and 

d) satisfies the requirements prescribed by the Regulations. 

10.2 Accords with the Planning Strategy 

Relevant strategies from the Planning Strategy for Metropolitan Adelaide are summarised in 

Section 2.1 of these investigations along with comments as to how the DPA accords with these 

strategies. As indicated, the DPA complies with the Strategies set out in the Planning Strategy for 

Metropolitan Adelaide and it is the intent of the DPA to support the achievement of the Planning 

Strategy Policies. 

10.3 Accords with other parts of the Development Plan 

The policies in this DPA are consistent with the format, content and structure of the Playford (City) 

Development Plan. 

The proposed rezoning maintains existing policy as it applies outside of the Area Affected. This 

has necessitated the creation of several new zones that specifically apply to the Area Affected. 

The amendments to the Development Plan proposed by this DPA seek to support housing diversity 

and affordability by allowing flexibility in density, while at the same time enabling supporting 

facilities including open space, activity centres and zoning for employment/commercial activity. 

10.4 Complements the policies in the Development Plans for adjoining Council 

Areas 

The Development Plan Amendment has had regard to the existing objectives of the adjoining Town 

of Gawler, City of Salisbury, Adelaide Hills Council and Wakefield Regional Council Development 

Plans. The amendment is unlikely to affect the Development Plan policies of the adjoining Council 

areas as it is not located on the boundary of the Council area. 

10.5 Satisfies the requirements prescribed by the Regulations 

The requirements for public consultation (Regulation 11) and the public hearing (Regulation 12) 

associated with this Development Plan Amendment will be met. 

Note: This Analysis is for information only and does not form part of the Amendment to the Development Plan. 


Jul 08 


11. REFERENCES / BIBLIOGRAPHY 

City of Playford Development Plan 

Planning Strategy for South Australia. 

Urban Land Institute, ‘Mixed Use Development Handbook’, Second Edition, 2003. 

Housing Plan for South Australia, March 2005. 

South Australia’s Strategic Plan, 2007. 

State Infrastructure Plan. 

Greater London Authority, ‘Housing for a Compact City’, February 2003. 

Playford Community Plan. 

Congress for the New Urbanism, Principles for Inner City Neighbourhood Design. 

International City/Country Management Association, ‘Getting to Smart Growth – 100 policies for 

implementation’. 

Better Development Plan Policy Modules. 

‘Planning SA ‘Population Projections for South Australia’ June 2007. 

Congress for the New Urbanism ‘ New Urbanism-An Introduction’. 

CABE ‘ The Councillor’s Guide to Urban Design’. 

Blakeview Structure Plan 

Playford Alive Master Plan 

Tierra Environment, Phase 1 and Phase 2 Environmental Site Assessment, 2008 


Jul 08 


12. Certification 

DEVELOPMENT REGULATIONS 1993 

SCHEDULE 4A 

Development Act 1993 – Section 25 (10) – Certificate - Public Consultation 

CERTIFICATE OF CHIEF EXECUTIVE OFFICER 

That a Development Plan Amendment (DPA) is suitable for the purposes of public 

consultation 

I Tim Jackson, as Chief Executive Officer of The City of Playford, certify that the DPA to which this 

certificate relates was prepared based on advice received from Michael Osborn, a person with the 

prescribed qualifications. The DPA sets out the extent to which the proposed amendment(s): 

(a) 

(b) 

(c) 

(d) 

(e) 

accord(s) with the Statement of Intent (as agreed between the City of Playford and 

the Minister for Urban Development and Planning under section 25(1) of the Act) 

and, in particular, all of the items set out in Regulation 9 of the Development 

Regulations 1993 

accord(s) with the relevant provisions of the Planning Strategy, and, where it does 

not fully or in part accord, this has been identified and explained in the Analysis 

accord(s) with other parts of the council’s Development Plan 

complement(s) the policies in the Development Plans for adjoining councils 

satisfy(ies) the other matters (if any) prescribed under section 25(6)(b) of the 

Development Act 1993. 


Jul 08 


(Draft) Development Plan Amendment 




by Council

Name of Local Government Area: 

City of Playford 

Amendment Instructions Table – Development Plan Amendment 

Name of Development Plan(s): 

Playford (City) 

Name of DPA: 


These amendment instructions are based on the Playford (City) Development Plan dated 31 January 

2008. If this Development Plan has been updated in the meantime, it is possible that the numbering 

cited here does not match the new version. 

Amendment 

Instruction 

Number 

• OBJECTIVE (OBJ) 

• PRINCIPLE OF 

DEVELOPMENT 

CONTROL (PDC) 

• DESIRED CHARACTER 

STATEMENT (DCS) 

• MAP/TABLE No 

• OTHER (SPECIFY) 

Method of change. 

• DELETE 

• REPLACE 

• INSERT 

Renumbering 

required (Y/N) 

Subsequent 

Policy crossreferences 

requiring update 

(Y/N) if yes please 

specify. 

REGIONAL OR METROPOLITAN PROVISIONS (including figures and illustrations contained in the 

text) 

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

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

text) 

RESIDENTIAL (PLAINS) ZONE 

1 Residential (Plains) Zone Replace existing 

Residential (Plains) 

Zone with the 

contents of 

Attachment A 

2 Residential (Regeneration) 

Zone 

3 Residential (Foothills) 

Zone 

4 Neighbourhood Centre 

Zone 

Replace existing 

Residential 

(Regeneration) Zone 

with the contents of 

Attachment B 

Replace the text 

following Objective 2 

of the Residential 

(Foothills) Zone with 

the contents of 

Attachment C. 


Neighbourhood 

Centre Zone with the 


Attachment D 

No 

No 

No 

No 

No 

No 

No 

No

5 Local Centre Zone Replace the existing 

Local Centre Zone 

with the contents of 

Attachment E 

6 Commercial Zone (new 

zone) 

7 Residential (Playford) 

Zone (new zone) 

Insert the contents of 

Attachment F 

immediately 

following the Town 

Centre Zone 

Insert the contents of 

Attachment G 

immediately 

following the 

Residential (Virginia) 

Zone 

TABLES 

8 Play/1 Amend Table Play/1 

by inserting the 


Attachment H after 

the heading 

consultation room. 

9 Play/2 Replace existing 

Table Play/2 with the 


Attachment I 

No 

No 

No 

No 

No 

No 

No 

No 

No 

No 

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

10 Play/1 Overlay 1 

(Enlargement) E (1) to (4) 

inclusive 


maps with the 


No 

No 


(Enlargement) F 


(Enlargement) G (1) to (5) 

inclusive 

13 Play/4-6 

and Play/9-20 

Attachment J 


maps with the 


Attachment K 


maps with the 


Attachment L 


maps with the 


Attachment M 

16 Play/27 and 29 Replace existing 

maps with the 


Attachment N 

17 Play/30 Delete existing 30 

and renumber the 

existing 31, 32, 33 

18 Play/34-37, 39-43 Delete and replace 

with contents of 

Attachment O 

19 New Maps Insert contents of 

Attachment P 

No 

No 

No 

No 

Yes 

Yes 

No 

No 

No 

No 

No 

Yes 

No 

No

Attachment A

RESIDENTIAL (PLAINS) ZONE 

Introduction 

The objectives and principles of development control that follows apply in the Residential (Plains) Zone 

shown on Maps Play/6, 13-20. They are additional to those expressed for the whole of the council area and, 

in cases of apparent conflict, take precedence over the more general provisions. 

OBJECTIVES 

1 A zone primarily accommodating dwellings of various types at low and medium densities and one to 

two storeys in height to meet the needs of the changing population profile. 

2 A desired future character comprising: 

(b) 

(c) 

(d) 

(e) 

the re-development of areas and upgrading of dwellings having a low-level of amenity; 

development integrated with communities in the adjoining Residential (Regeneration) Zone; 

varied streetscapes with a focus on high public amenity and an attractive public environment 

enhanced by pleasant streetscapes, landscaping and various public works, with an emphasis 

on good urban design; and 

limited vehicular intrusion to protect residential areas from through traffic. 

The Residential (Plains) Zone encompasses the majority of residential areas within Playford, and as such is 

a mixed area consisting of: 

(b) 

(c) 

established areas, developed from the 1980’s to current; and 

Housing Trust developed areas, now of mixed ownership. 

In order to promote an improved quality of life to residents within Playford, it is essential that good design 

practices be encouraged to not only ensure innovation and sustainability in the design of any new 

development, but also to preserve and/or improve the quality of the surrounding residential environment. 

Opportunities exist to gradually develop under-utilised and vacant land within established areas, particularly 

when a specific housing need arises within the population, but also as an opportunity for improving access 

to existing services and facilities. 

Medium density forms of housing, particularly detached dwellings designed for small allotments have been 

promoted throughout the life of more recent established areas. Other forms of medium density development 

also exist, but are predominantly located close to services and facilities. The changing needs of the 

population will ensure a demand for a range of housing will continue within undeveloped and established 

residential areas. 

3 An orderly sequence of development which allows economic and effective provision of public 

infrastructure and services and which exploits existing under utilized public services such as 

community, education and retail facilities. 

4 Open space systems designed to provide multiple use reserve areas that promote water 

management, habitat retention and enhancement, and informal recreational linkages. 

5 The former Smithfield township identified in Map/Play 32 accommodating allotments and dwellings of 

dimensions and forms consistent with its historic subdivision pattern and residential character. 

6 Continued residential growth within Munno Para West and Andrews Farm developed in an integrated 

and co-ordinated manner having regard to residential opportunities in adjoining areas.

PRINCIPLES OF DEVELOPMENT CONTROL 

General 

1 Development should be in accord with the desired future character of the Zone as described in the 

Zone objectives. 

Land Division 

2 A greater housing diversity within established areas should be achieved by the development of: 

(a) 

(b) 

vacant or under-utilised land; and 

amalgamation of allotments or re-subdivision where necessary to ensure co-ordinated and 

efficient site development. 

3 Allotments should generally conform with the following minimum site areas and dimensions: 

Land Division 

4 Allotments for residential development within Andrews Farm and Munno Para West should: 

(a) 

(b) 

(c) 

not exceed 700 square metres in area (or in the case of irregular shaped allotments, 800 square 

metres in area); 

have a depth no more than four times the frontage width or four times the average width of the 

allotment; and 

be connected to a mains sewer system. 

Open Space 

5 The development of drainage networks should be designed to provide a quality open space system of 

linear parks, wetlands, aquifer storage and re-charge sites that promote informal recreation 

opportunities and environmental conservation. 

Access 

6 Division of land in Sections 3156, 3157 and 3163, Hundred of Munno Para, should provide for the 

possible future extension of Davoren Road, as indicated on Fig R(P)/1 once the need for, and 

feasibility of, this road has been established. 

7 Allotments should be designed to have due regard to the adjoining railway reservation in terms of 

opportunities to access public transport and achieving a suitable level of residential amenity. 

Residential Development 

8 A range of different dwelling types should be located throughout the zone to meet the diverse housing 

needs of the population.

9 Development should be a mixture of one and two storey detached, semi-detached, group dwellings 

and single storey aged persons and special needs housing in suitable areas. 

10 Development within established areas with a lower amenity level should contribute to the upgrading 

and enhancement of those areas. 

11 Individual housing developments comprising more than 30 dwellings should contain a mix of housing 

types and sizes, and be designed to reduce the apparent scale of the development. 

12 Development adjoining the railway reservation should be designed to mitigate any negative impacts. 

13 Development should not involve the creation of residential allotments that will require direct vehicular 

access from and to Craigmore and Bentley Roads. 

14 Open space should be of a linear form connected to major open space areas, centres or schools 

whether by exclusive reserves, links between culs-de-sac or along non-residential access roads, and 

to public transport stops. 

Former Smithfield Township 

15 Development in the old Smithfield township, defined in Map/Play 32, should comprise primarily a 

range of single-storey dwellings which promote a consistent patterning of buildings to the street and a 

built character sympathetic with that formerly characterising the township, where buildings: 

(a) 

(b) 

(c) 

are set close to and oriented regularly with its public road frontage; 

comprise simple low-scale regular structures, with an emphasis on gable roof forms and 

verandahs; and 

exhibit natural earthy or neutral tones and avoid striking feature brick or timber finishes. 

Separation of Land Uses 

16 Development involving sensitive land uses, including land division, 50 metres or less from the Rural, 

Horticulture, Horticulture West, Light Industry, Light Industry A, General Industry, General Industry A 

or Industry (Virginia) Zones should seek to minimise potential conflict between urban uses and 

rural/industrial uses by: 

(a) 

(b) 

(c) 

(d) 

creating a land uses or landscaped buffer to provide sufficient separation for sensitive uses; 

creating allotments of a suitable size and shape so as to accommodate both the intended use as 

well as a landscaped buffer; 

designing and orientating the development to provide sufficient protection; and 

utilising suitable sound insulation methods such as double-glazing to windows, roof and wall 

insulation, and minimising the number of wall openings facing the noise source. 

17 Provision of a linear buffer along transport corridors and adjacent rural and industrial zones capable 


(a) 

(b) 

functioning as an effective physical and landscape buffer between rural/industrial areas and 

living areas; and 

accommodating any appropriate buffer land uses which are compatible with a range of industrial 

and rural uses including horticultural activities. 

Complying Development 

18 Those kinds of development listed in Table Play/3, together with the following kinds of development 

(including combinations thereof, or more than one of a particular kind), are complying in the 

Residential (Plains) Zone subject to compliance with the conditions prescribed in Table Play/1, other 

than in respect of development: 

(a) within the old Smithfield township as defined in Principle 15;

(b) 

(c) 

(d) 

(e) 

(f) 

(g) 

which is erected, added to or altered on any land so that any portion of such building is erected, 

added to or altered nearer to the existing boundary of a road, or to the boundary of any land 

shown as being required for road widening on the Plan deposited under the provisions of the 

Metropolitan Adelaide Road Widening Plan Act, 1972-1976, than the distance prescribed for 

each road, or portion thereof, in Column 3 of Table Play/2; 

comprising of new dwellings on a site with a frontage to Main North Road, John Rice Avenue, 

Philip Highway Yorktown Road, Somerset Grove, Craigmore Road, Hogarth Road; 

within 10 metres (or 5 metres for a masonry fence or a swimming pool) of the main trunk of a 

significant tree on the subject or on an adjacent site; 

within 6 metres of the top of a bank of a watercourse located on private property; 

other than in relation to a swimming pool, on a site within 30 metres of a centre, commercial, 

industry, institutional or rural zone; or 

other than in relation to a swimming pool, on a site within 30 metres of a railway reservation. 

Single-storey additions to a single-storey Dwelling 

Carport or Garage 

Free-standing domestic Outbuilding 

Single-storey Detached Dwelling 

Single-storey Semi-detached Dwelling 

Swimming Pool 

Non-complying Development 

19 The following kinds of development are non-complying in the Residential (Plains) Zone: 

Amusement Hall 

Amusement Park 

Animal Keeping 

Auction Room 

Billiard Saloon 

Builder's Yard 

Bus Depot 

Bus Station 

Cemetery 

Concert Hall 

Crematorium 

Dance Hall 

Exhibition Hall 

Fire Station 

Fuel Depot 

Fun Fair 

Gymnasium 

Horse Keeping 

Hotel 

Industry 

Intensive Animal Keeping 

Major Public Service Depot 

Motel 

Motor Repair Station 

Motor Showroom 

Petrol Filling Station or Service Station 

Prescribed Mining Operations 

Refuse Destructor 

Road Transport Terminal 

Service Trade Premises 

Shop or group of shops with a gross leasable area of greater than 250 square metres 

Squash Court 

Store 

Theatre

Timber Yard 

Used Car Lot 

Warehouse 

Public Notification 

20 Those kinds of development listed in Table Play/4 or as complying in Principle 18 are assigned as 

Category 1 Development in the Residential (Plains) Zone, provided the development is not located: 

(a) 

(b) 

on a site within 30 metres of a centre, commercial, industry, institutional, rural or hills face zone; 

or 

on a side or rear boundary (other than where a carport attached to a dwelling is located on a side 

boundary and conforms to the conditions applying to complying development for attached 

carports contained in Table Play/1). 

21 The following kinds of development are assigned as Category 2 Development in the Residential 

(Plains) Zone: 

All dwellings other than Category 1 development 

Boarding House 

Child-care Centre 

Community Centre 

Educational Establishment 

Home Business in accordance with Council Wide Principle of Development Control 136 

Meeting Hall 

Nursing Home 

Retirement Village 

Welfare Institution

Attachment B

RESIDENTIAL (REGENERATION) ZONE 

Introduction 

The objectives and principles of development control that follows apply in the Residential 

(Regeneration) Zone shown on Maps Play/9, 13-17, 19 and 20. They are additional to those 

expressed for the whole of the council area and, in cases of apparent conflict, take precedence over 

the more general provisions. 

OBJECTIVES 

1 A zone primarily accommodating dwellings of various types at low and medium densities and one to 

two storeys in height, that incorporate a high level of amenity and ecologically sustainable principles 

within their design. 

2 The development of each component of the zone in accordance with a comprehensive plan which 

allows for the complete or staged development or redevelopment of the area and which: 

(a) 

(b) 

(c) 

(d) 

identifies dwellings or buildings which should be retained and the purpose for which those 

buildings will be used; 

aggregates public open space, including resumed road reserve into usable recreation areas; 

identifies an appropriate hierarchy of roads to reduce through traffic movements; and 

minimises direct access to arterial roads. 

3 A desired future character distinguished by: 

(a) 

(b) 

(c) 

(d) 

(e) 

an appropriate mix of new dwellings and upgraded older style dwellings aimed at diversifying 

the population profile, integrating public and private housing and creating an attractive and 

sustainable residential environment; 

upgraded and attractive community facilities and centres in close proximity to all residents; 

well landscaped, pedestrian dominated streets with a high level of amenity enriched by coordinated 

street landscaping, street furniture and paving treatments; 

limited vehicular intrusion, with a defined hierarchy of roads to protect residential areas from 

through traffic; 

attractively landscaped, safe and useable areas of public open space. 

The Residential (Regeneration) Zone incorporates the Peachey Belt suburbs of Davoren Park and 

Smithfield Plains (both west of Coventry Road) and the suburbs of Munno Para (portion) and Elizabeth 

Grove. These areas comprise mainly those Housing Trust residential estates of the 1950's and 1960's and 

accommodate primarily low-density, two to three bedroom, single and double unit houses. 

For Playford these areas are seen as key regeneration opportunities. Many of the dwellings in these areas 

are nearing the end of their economic life and an opportunity is available to make more efficient use of the 

land. In doing so, Council seeks to improve the quality of life offered to residents through improved housing 

and environmental quality, to produce housing which is most able to meet the changing demographic and 

financial needs of the community, and to ensure that residential areas, public open space and housing 

development achieve improved integration with the adjacent residential communities in the Residential 

(Playford) Zone. 

Additionally, the planned redevelopment of these areas will permit the Housing SA to realise the value of its 

holdings but also allows Council to encourage improved social mix by promoting private housing initiatives. 

It is necessary that development be undertaken on a structure basis to permit the most efficient use of land, 

the extension or expansion of infrastructure services and the timely provision of community facilities.


General 

1 Development should be in accord with the desired future character of the Zone as described in the 

Zone objectives. 

2 Development of the former Smithfield Plains High School site should generally satisfy the open space 

and access concepts shown on Figure R(R)/1. 

3 Development of the former Davoren Park Primary School Site should generally satisfy the open 

space, access and connectivity concepts shown on Figure R(R)/2. 

Land Division 

4 Allotment creation should be achieved by the: 

(a) 

(b) 

(c) 

development of under-utilised land; 

re-development of existing poorer quality housing; and 

amalgamation of allotments or re-subdivision where necessary to ensure co-ordinated and 

efficient site development. 

5 Allotments created should be suited to a range of housing types, including group dwellings, aged 

accommodation and special needs housing. 

6 Allotments created should have regard to adjoining properties, including how the development gains 

access onto the road network, and ensure that the amenity of the surrounding residential environment 

is not adversely impacted. 

7 Home Zones / Shared Zones (traffic zones) are appropriate for small to medium scale 

redevelopments particularly where affordable housing outcomes are proposed. 

8 Rear lanes should: 

(a) 

(b) 

(c) 

(d) 

(e) 

(f) 

(g) 

have a minimum reserve width of 6.5 metres; 

be limited in length to a maximum of 90 metres; 

generally have a minimum carriageway width of 5.5 metres, although entries may be reduced 

to a minimum width of 4.0 metres 

protrubrances to accommodate landscaping and lighting should not exceed 1 metre; 

landscaping should be in the form of tall canopy trees in preference to low level shrubs; 

be designed to accommodate garbage trucks and emergency service vehicles. 

be generally consistent with the figure below.


9 A range of different dwelling types should be located throughout the zone to meet the diverse housing 

needs of the population. 

10 Development should contribute to the upgrading and enhancement of the area. 

11 Individual housing developments comprising more than 30 dwellings should contain a mix of housing 

types and sizes, and be designed to reduce the apparent scale of the development. 

12 New dwellings and front landscaping should be designed to integrate with and enhance the 

established streetscape, and where front fencing is characteristic of residential development in the 

locality, new front fencing of an attractive, complementary form and height and durable design. 

13 Upgrading of existing dwellings should enhance their streetscape appeal by incorporating verandahs, 

front porches, window shading, garages or carports and other features, and in the case of semidetached 

dwellings, should also incorporate design features which differentiate one dwelling from its 

adjoining neighbour. 

14 Transportable dwellings and dwellings which are elevated on stumps, posts, piers, columns or the like 

should not be established in the zone. Where such dwellings are proposed they should have an 

appearance of permanency by enclosing suspended footings with brickwork or timber, the use of 

verandahs pergolas and suitable landscaping and conform with all other residential design criteria. 

Building Setbacks 

15 Where streets are being comprehensively redeveloped, primary street setbacks can be lower than 

that prescribed elsewhere in the Development Plan, to a minimum of 3.0 metres. 

16 Buildings on corner allotments should address both street frontages while also achieving adequate 

privacy to the dwelling and primary private open space area. 

17 Where an allotment immediately adjoins a public open space, clear, safe and efficient pedestrian 

access should be provided, along with adequate visitor parking. Front fencing and landscaping should 

be provided to give clear delineation between the private and public realm whilst ensuring passive 

surveillance of the public area. 

18 Side boundary setbacks should be consistent with the Council-wide provisions of the Development 

Plan except where a comprehensive development scheme is proposed over a master planned 

development area that includes Council approved building envelope plans. 

19 Single storey components of buildings should be set back a minimum of 3 metres from the rear 

boundary except where the rear boundary adjoins a rear lane in which case the setback may be 

reduced to 0 metres. 

20 Two and three storey components of buildings should be setback a minimum of 6.0 metres from the 

rear boundary unless: 

(a) 

it can be demonstrated that a lesser setback to a minimum of 3 metres: 

(i) maintains solar access for adjoining properties; and 

(ii) minimises the loss of visual and acoustic privacy for future residents; and 

(iii) avoids direct overlooking of private open space areas of any adjoining sites from upper 

level living rooms; and 

(iv) allows for the provision of sufficient private open space. 

(b) the rear boundary is a laneway in which circumstance the setback to this boundary may be 0 

metres.

21 Garages and carports fronting primary streets should be set back: 

(a) 

(b) 

at least 0.5 metres behind the main face of the associated dwelling; and 

at least 5.5 metres from the primary frontage. 

22 Garages and carports fronting secondary streets should be sized and designed to minimise visual 

impact and dominance, with a minimum setback of 1.5 metres. 

23 Garages and carports (including associated mews dwellings) fronting rear lanes may be established 

with a 0.0 metre setback to the rear lane boundary. 

Private Open Space 

24 Dwellings should include private open space which conforms to the requirements of Table 1: 

Table 1 

Allotment Area of Dwelling (m²) 

Equal to or Greater than 450m² 

Less than 

450m² 

Private open space for ground level 

dwellings 

Minimum Area and Characteristics of 


(a) 60m² (minimum dimension of 2.0m) of 

which balconies, roof patios etc can comprise 

part of this area provided the area of each 

balcony, roof patio, etc is 10m² or greater; and 

(b) contain one primary useable part of the 

private open space which is directly accessible 

from a living room within the dwelling and has 

an area of 25 square metres with a minimum 

dimension of 4 metres and a maximum 

gradient of 1 in 10. 

(a) 35m², (minimum dimension of 2.0m) where 

part of this area can comprise balconies, roof 

patios and similar open space areas provided 

each area is greater than 10m²; 

(b) 25m² (minimum dimension of 2.0m) where: 

(i) the dwelling has no more than two 

bedrooms (or rooms that could reasonably be 

used as bedrooms) and a total floor area of not 

more than 110m²; 

(ii) separate areas are provided for in the 

provision of a rainwater tank and the storage of 

refuse and recycling bins; 

(iii) part of this area can comprise balconies, 

roof patios, and similar open space areas 

provided each area is at least 8m²; and 

(c) one part of the space is directly accessible 

from a living room and has an area of 16m² 

with a minimum dimension of 4 metres and a 

maximum gradient of 1 in 10. 

Separation of Land Uses 

25 Development involving sensitive land uses, including land division, 50 metres or less from the 

boundary of the Light Industry and General Industry A Zones should seek to minimise potential 

conflict between urban uses and industrial uses by: 

(a) designing and orientating the residential development to provide sufficient protection; and 

(b) utilising suitable sound insulation methods, such as double-glazing to windows, roof and wall 

insulation, and minimising the number of wall openings facing the noise source.

26 Provision of a linear buffer along transport corridors and adjacent industrial zones. 




Residential (Regeneration) Zone, subject to compliance with the conditions prescribed in Table Play/1 

other than in respect of development: 

(a) which is erected, added to or altered on any land so that any portion of such building is erected, 

added to or altered nearer to the existing boundary of a road, or to the boundary of any land 

shown as being required for road widening on the Plan deposited under the provisions of the 

Metropolitan Adelaide Road Widening Plan Act, 1972-1976, than the distance prescribed for each 

road, or portion thereof, in Column 3 of Table Play/2; 

(b) comprising new dwellings on a site with a frontage to Peachey Road, Curtis Road, Harvey Road, 

John Rice Avenue, Philip Highway, Coventry/Heytesbury Road, and Womma Road; 

(c) within 10 metres (or 5 metres for a masonry fence or a swimming pool) of the main trunk of a 

significant tree on the subject or on an adjacent site; 

(d) within 6 metres of the top of bank of a watercourse located on private property; 

(e) other than in relation to a swimming pool, on a site within 30 metres of a centre, commercial, 

industry, institutional, rural or hills face zone; or 

(f) other than in relation to a swimming pool, on a site within 30 metres of a railway reservation. 

Detached Dwelling (not exceeding 2 storeys) 

Semi-Detached Dwelling (not exceeding 2 storeys) 

Dwelling Additions (not exceeding 2 storeys) 

Carport / Garage 

Swimming Pool 


28 The following kinds of development are non-complying in the Residential (Regeneration) Zone: 




Auction Room 



Bus Depot 

Bus Station 

Cemetery 

Concert Hall 

Crematorium 

Dance Hall 


Fire Station 

Fuel Depot 

Fun Fair 

Gymnasium 

Horse Keeping 

Hotel 

Industry 



Motel 

Motor Repair Station








Squash Court 

Store 

Theatre 

Timber Yard 

Transportable Dwelling 

Used Car Lot 

Warehouse 


29 Those kinds of development listed as complying in Table Play/3 or in Principle 26 are assigned as 

Category 1 Development in the Residential (Regeneration) Zone, provided the development is not 

located: 

(a) on a site within 30 metres of a centre, commercial, industry, institutional, or rural zone; or 

(b) on a side or rear boundary (other than where a carport attached to a dwelling is located on a side 

boundary and conforms to the conditions applying to complying development for attached 

carports contained in Table Play/1). 


(Regeneration) Zone: 

All dwellings other than Category 1 development 






Meeting Hall 

Nursing Home 


Welfare Institution

Attachment C

The Residential (Foothills) Zone comprises portions of the established areas of Hillbank and Craigmore. 

Comprising predominantly private, low-density detached dwellings, this area is characterised by its sloping 

topography and existing vegetation and creek lines. 

Limited infill development opportunities should only occur where they are sensitive to the existing natural 

environment.

Attachment D

NEIGHBOURHOOD CENTRE ZONE 

The following maps apply: Zone Maps Play/5, 6, 13 to 20 

OBJECTIVES 

Policy Area Maps Play/34-43 

Precinct Maps Play/44-49 

Enlargements Map Play/ 51, 55-59 

1 A centre providing a range of facilities to meet the shopping, community, business, and recreational 

needs of the surrounding neighbourhood. 

2 A centre that provides the main focus of business and community life outside a district centre, and 

provides for the more frequent and regularly recurring needs of a community. 

3 A centre accommodating residential development in conjunction with non-residential development. 


Land Use 

1 The following forms of development are envisaged in the zone: 

• bank; 

• child care facility; 

• club; 

• commercial development; 

• community centre; 

• consulting room; 

• dwelling in conjunction with non-residential land uses; 

• educational establishment (except in Neighbourhood Centre Policy Area); 

• hall (except in Neighbourhood Centre Policy Area); 

• health centre; 

• hotel (except in Neighbourhood Centre Policy Area); 

• library; 

• medium-high density housing (except in Neighbourhood Centre Policy Area); 

• office; 

• personal service establishment; 

• petrol filling station; 

• place of worship; 

• playing field; 

• pre-school; 

• primary school; 

• recreation area; 

• restaurant; 

• shop; 

• shop top housing (except in Neighbourhood Centre Policy Area); 

• supermarket. 

2 Development should comprise of a range of shops, recreational and community facilities and offices to 

serve the daily and weekly needs of residents in the neighbourhood.

3 Residential development and development comprising a variety of residential and non-residential uses 

may be undertaken provided such development does not prejudice the operation of existing or future 

retail activity within the zone. 

4 Dwellings should be located only behind or above non-residential uses on the same allotment. 

Land Division 

5 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. 

NEIGHBOURHOOD ACTIVITY CENTRE POLICY AREA 

DESIRED CHARACTER 

Centres should portray the following key elements: 

• multi-story construction; 

• street level uses that are primarily retail, service or office; 

• zero setback to primary street frontage; 

• upper floor uses that may include offices but are generally residential; 

• shared parking and the siting of on-site parking behind buildings; 

• wide footpaths, street furniture and awnings that create a pedestrian-friendly environment; 

• public/communal spaces for community interaction. 

Centres should be developed to achieve a genuine architectural diversity synonymous with a place that has 

evolved gradually over time, as opposed to one that looks like a single architectural structure built at one 

point in time. Further, centres should be designed to achieve a sense of place that is welcoming to 

pedestrians. 

Compact pedestrian oriented development requires an approach to site planning that is different to that 

used to design motor vehicle dependent communities. Development should orientate building entrances to 

the street, minimize the continuity of large parking areas through the provision of landscaping and 

pathways. 

Adjacent land is intended to accommodate medium density residential development, and as such land 

within the centre zone should not be taken for residential use, unless in the form of mixed use/shop top 

housing, where retail/active uses are established at ground floor level. 

Whitington Road, Davoren Park 

The Whitington Road Neighbourhood Centre is significant in its location within the Peachey Belt 

regeneration area and the potential role this centre might play in serving the expanded changing population 

arising from the regeneration. Currently it serves only very localized convenience functions, contains 

vacant tenancies and is generally in an average to poor state of repair. 

Redevelopment should have a strong focus on enhancing the urban design and function of the centre. 

Blakeview 

A new centre should be established just south of Purdie Road in order to service the future planned 

population for the southern portion of the Blakeview growth area. It is anticipated that the population should 

support a supermarket together with specialty shops and local services with a maximum retail floor space of 

6000 square metres and a maximum non-retail floor space of 1500 square metres. 

Medlow Road, Blakeview 

A new centre should be established south of Medlow Road, Blakeview, in order to service the future 

planned population for the northern portion of Blakeview. It is anticipated that the population will support a 

small supermarket together with specialty shops and local services with a maximum retail floor space of 

3500 square metres and a non-retail floor space of 500 square metres.

Curtis Road, Munno Para West 

A new centre should be established to service the southern portion of the future growth area of Munno Para 

West. It is anticipated that the full development of this centre will comprise two major supermarkets 

together with specialty retailing, commercial activities in the form of offices and consulting rooms, education 

and community facilities such as child care facilities, health centres and places of worship. 

The future extension of Peachey Road will dissect the centre, providing an attractive boulevard and ‘main 

street’ setting. In order to achieve this ‘main street’ outcome it is important that: 

• buildings create an urban wall along the major street frontages with car parking located to the rear; 

• buildings have a strong form and identity, ideally comprising two storeys and/or tall floor to ceiling 

heights along the Peachey Road frontage; 

• a high degree of connectivity be created through street design, traffic calming and pedestrian 

networks, linking development either side of Peachey Road; 

• active uses be established at ground level and oriented towards the major street frontages. 

A neighbourhood level public open space area should be established in the northern portion of the zone. 

This open space should be established as an ornamental lake, providing amenity to the centre environs and 

a place of meeting/relaxation for those people working and visiting the centre. It is envisaged that cafes 

and restaurants should be established in order to take advantage of the aspect of the reserve and lake. 

Whilst medium density residential development is anticipated immediately adjacent to the zone, 

opportunities also exist to introduce medium density forms of housing within the zone, providing any future 

dwellings are established in conjunction with a non-residential use of land. Examples include mixed use 

apartment buildings and shop-top housing. 

The establishment of iconic landmark buildings which create a visually notable element at major 

intersections is encouraged to further frame the centre and to provide a sense of community focus and 

destination. 

Alawoona Road, Munno Para 

A new centre should be established to service the northern portion of the future growth area of Munno Para 

West. 

Non-residential land uses such as a small supermarket and specialty shops, health and community facilities 

and other service facilities should form part of a mixed use precinct that is integrated with a railway station 

located in the Zone, and which complements higher residential densities. 

This mixed use precinct should cater primarily to the needs of rail commuters and residents within the Zone. 

Car parking areas should be shared between facilities. 

The road and pedestrian/cycle network as well as the high quality of the public environment should facilitate 

access to a new railway station developed in the Zone or to existing nearby railway stations. 


A new centre should be established at Petherton Road, Andrews Farm, in order to service the future 

planned population north and south of Petherton Road. It is anticipated that the population will support a 

small supermarket together with specialty shops and local services with a maximum retail floor space of 

6500 square metres and a maximum non-retail floor space of 1000 square metres. 


Form and Character 

1 Development should be designed to ensure: 

(a) 

buildings are designed to address the street frontage with servicing areas located internal to the 

centre and appropriately screened from public view;

(b) 

the establishment of shared car parking areas to the rear of buildings. 

2 Public space established within the zone should be activated by uses around its edges. 

3 Access to servicing shall generally be from rear lanes. Servicing of supermarkets shall be internal to 

the block and not visible from any public streets. 

4 The primary address of all retail shall be the public street car park or any internal arcades. Public 

street should be activated by retail and/or commercial use. 

5 All streets within the retail core area should provide pedestrian shelter in terms of awnings, posted 

verandah, colonnades or similar. 

6 Facades shall be designed in a manner which creates diversity of interest. Centres should visually be 

an aggregation of small buildings. 

7 The roofscape of any centre shall be varied. Large expanses of roofline should not be visible from the 

public domain. 

8 Buildings should have a minimum of two stories and maximum of 5 stories in height. 


9 Garages and carports fronting primary streets should be set back: 

(a) 

(b) 

at least 0.5 metres behind the main face of the associated dwelling; and 

at least 5.5 metres from the primary frontage; 


impact and dominance. 

11 Garages and carports (including associated mews dwellings) fronting rear lanes may be established 

with a 0.0 metre setback to the rear lane and where applicable the secondary street frontage. 

12 Except where a comprehensive development scheme is proposed over a master planned 

development area that includes Council approved building envelope plans, dwellings should include 

private open space which conforms to the requirements of Tables 1 and 2: 

Table 1 



Less than 

450m² 


dwellings 



(a) 60m² (minimum dimension of 2.0m) of 

which balconies, roof patios etc can comprise 

part of this area provided the area of each 

balcony, roof patio, etc is 10m² or greater; and 

(b) contain one primary useable part of the 

private open space which is directly accessible 

from a living room within the dwelling and has 

an area of 25 square metres with a minimum 

dimension of 4 metres and a maximum 

gradient of 1 in 10. 

(a) 35m², (minimum dimension of 2.0m) where 

part of this area can comprise balconies, roof 

patios and similar open space areas provided 

each area is greater than 10m²; 



bedrooms (or rooms that could reasonably be

used as bedrooms) and a total floor area of not 

more than 110m²; 

(ii) separate areas are provided for in the 

provision of a rainwater tank and the storage of 

refuse and recycling bins; 

(iii) part of this area can comprise balconies, 

roof patios, and similar open space areas 

provided each area is at least 8m²; and 

(c) one part of the space is directly accessible 

from a living room and has an area of 16m² 

with a minimum dimension of 4 metres and a 


Table 2 

Private open space for upper level dwellings 

including mews 



(a) private open space with an area of at least 

8 m² and accessable from a living room 

13 All dwellings should be provided with a minimum of 1 covered car parking space per dwelling. 

Advertising Displays 

14 Advertising should be limited to displays with the principal purpose of identifying the site to passing 

motorists on the following basis: 

(a) information contained on the advertising display should be succinct, legible and readily discernible 

to passing motorists; 

(b) a list of tenancies and/or activities conducted within the site may be incorporated in the advertising 

display but product advertising should be avoided; 

(c) where practical, the advertising display should be located near to the principal public access to the 

site; 

(d) where the display stands more than 1.5 metres above ground level, it should be located a 

distance not less than its overall height from an adjoining property boundary, not being a 

boundary to a road; 

(e) unnecessary duplication of advertisements should be avoided, limiting their number to generally 

one per site and only increasing this number when the objective of identifying the site to motorists 

passing on adjoining roads can be markedly improved; 

(f) no part of the advertising display should overhang any boundary of the site; 

15 A proliferation of free-standing advertising hoardings should be avoided by the concentration of primary 

advertising on a single hoarding which may identify a number of businesses or tenancies occupying a 

single site. Where a site has two road frontages with arterial or collector roads it may be appropriate to 

erect a free standing advertising hoarding facing each road. 

16 Advertisements should only cover limited portions of the faces of a building, so that the character and 

style of the building is not overwhelmed or obscured. 

17 Free-standing advertising displays should not be established within the zone. 

18 Moveable business signs should only be displayed when: 

(a) no other appropriate opportunity exists for an adequate co-ordinated and permanent 

advertisement; 

(b) no obstruction or infringement of safety occurs to pedestrians or vehicle movement; 

(c) no unnecessary duplication or proliferation of information or advertisements results; and 

(d) there is accordance with all the following: 

(i) no conflict with any relevant objectives or principles of development control; 

(ii) co-ordination and uniformity with the theme and design of all other advertisements on the 

subject site or buildings;

(iii) one such advertisement per site or per major road frontage; 

(iv) no encroachment beyond the boundary alignment of the subject site or into car parking areas; 

(v) no damage to or need for removal of any landscaping on the site; 

(vi) maximum of one square metre in advertisement area per face, and one metre in height; 

(vii) only displayed during the hours the subject business is open for trading; and 

(viii) the sign to be securely fixed in its intended location during display hours. 

19 Shopfront signage while visible to motorists should be of a scale and quality that appeals to 

pedestrians. 

20 Signs are to be coordinated in terms of size and location and should be integrated with building design. 

PRECINCT SPECIFIC PROVISIONS 

1 Development should not be undertaken unless it is consistent with the desired character for the 

following precinct(s). 

Precinct 6 Alawoona Road, Munno Para 

2 Development in the Alawoona Road, Munno Para Neighbourhood Activity Centre should conform with 

the Centre Concept Plan Fig NCe/1 and in particular: 

(a) a mixed use development precinct located adjacent to and integrated with a passenger 

railway station located in the Zone that comprises the following forms of development: 

(i) 

a supermarket, specialty shops, offices, health care and community facilities and other 

employment generating activities 

(ii) higher density residential development consisting of apartments, multi-storey aged 

persons accommodation and ‘shop-top’ housing 

(iii) shared car parking arrangements provided primarily beneath the buildings with access 

arrangements that minimise the potential for conflicts with pedestrians and cyclists 

(b) retail development should: 

(i) 

only occur within a dedicated mixed use development precinct 

(ii) not exceed a total of 3,500 square metres in gross leasable floor area. 

Precinct 7 Andrews Farm/Penfield 

3 Development in the Andrews Farm/Penfield Neighbourhood Centre should conform with the 

Centre Concept Plan Fig NCe/2, and in particular: 

(a) creation of a main street retail precinct centred either side of the major collected road which 

will source the zone; 

(b) creation of the major retail focus (supermarket) in the southern portion of the zone; 

(c) buildings established with no setback to main roads, with buildings containing active uses at 

ground floor level; 

(d) iconic buildings established at key intersections; 

(e) medium density residential use within southern portion of the centre.

Precinct 8 Blakeview 

4 Development in the Blakeview Neighbourhood Activity Centre should conform with the Centre 

Concept Plan Fig NCe/3, and in particular: 


will service the zone 

(b) creation of the major retail focus (supermarket) in the northern portion of the zone 


ground floor level 

(d) iconic buildings established at key intersections 

(e) medium density residential use within southern portion of the centre. 

Precinct 9 Curtis Road, Munno Para West 

5 Development in the Munno Para West (Curtis Road) Neighbourhood Activity Centre should 

conform with the Centre Concept Plan Fig NCe/4 and in particular: 

(a) creation of a main street precinct centred around a boulevard like extension of Peachey Road 

(b) creation of a major retail focus either side of Peachey Road, with strong linkages and 

connectivity between the two areas 

(c) buildings established with minimal setbacks adjacent to Peachey Road and other major road 

frontages, with buildings containing active uses at ground floor level 

(d) iconic buildings established adjacent to key intersections along Peachey Road 

(e) establishment of integrated medium density housing , particularly in the main street precinct 

(f) 

establishment of active uses immediately adjacent to the public open space area in the 

northern portion of the zone 

(g) on the B-12 school site at the northern end of the centre buildings should predominantly be 

two storey and located close to the southern edges of the site and active playing space 

should be located in the north western portion of the site. 

Precinct 10 Medlow Road, Blakeview 

6 Development in the Medlow Road, Blakeview Neighbourhood Activity Centre should conform with 

the Centre Concept Plan Fig NCe/5, and in particular: 


will source the zone 

(b) creation of the major retail focus (supermarket) in the southern portion of the zone 


ground floor level 

(d) iconic buildings established at key intersections 

(e) mixed use/medium density residential generally at the boundaries of the centre.

Precinct 11 Whittington Road, Davoren Park 

7 Development in the Whittington Road Neighbourhood Activity Centre should conform with the 

Centre Concept Plan Fig NCe/6 and in particular: 

(a) a comprehensive redevelopment of the existing centre in order to enhance the built form and 

function of the centre, maximizing the range of activities, including medium density residential 

development 

(b) buildings established with minimal setbacks adjacent to the Whitington Road, Peachey Road 

and Mitchell Street frontages, with buildings containing active uses at ground floor level 

(c) an iconic building established adjacent to the intersection of Whitington Road and Peachey 

Road 

(d) potential future integration and linkage with the former Davoren Park Primary School site 

located to the east of Mitchell Street, with the modification/closure of Mitchell Street explored 

in order to enhance these possible linkages 

(e) accommodation of mixed use/medium density housing in the southern and eastern portion of 

the zone, with two storey dwellings encouraged in order to maximize density and to provide 

surveillance of possible future reserve to be established to the east of Mitchell Street. 

NEIGHBOURHOOD CENTRE POLICY AREA 

Objectives 

1 A centre with a total gross leasable area between 3000 and 5000 square metres. 

2 A neighbourhood centre that serves a population in the order of 10 000 and has a range of facilities 

that are related to the size and characteristics of the population it serves. 

3 Facilities in the Angle Vale Neighbourhood Centre Precinct 12 to serve the daily and weekly needs of 

the Angle Vale community and the surrounding rural hinterland. 

4 Retail, local commercial, business and health service facilities in the Angle Vale Neighbourhood Centre 

Precinct 12 expanded in a westerly direction away from Heaslip Road, Angle Vale. 

5 Maintain safe movement of traffic along Heaslip Road, Angle Vale. 

Principles 

1 A minimum of 7 car parking spaces should be provided for every 100 square metres of gross leasable 

floor area. 

Precinct 12 Angle Vale Neighbourhood Centre 

2 Development in the precinct, including where appropriate amalgamation of titles, the location of access 

points, parking areas, pedestrian linkages and landscaping should be undertaken in accordance with 

the Neighbourhood Centre (Angle Vale) Concept Plan, Fig NCe(AV)/1. 

3 Shopping and small-scale commercial facilities should be developed on land fronting Heaslip Road 

and retail, local commercial, business and health services should be expanded in a westerly direction 

away from Heaslip Road. 

4 The gross leasable floor area of existing and proposed retail facilities in the precinct should not exceed 

4000 square metres. 

5 Vehicular access to the centre should be restricted and only be possible via Heaslip Road, access onto 

Max Fatchen Drive should be minimized and vehicular movement to or from the centre zone via 

Strangways Road should not occur.

PROCEDURAL MATTERS 


Complying developments are prescribed in Schedule 4 of the Development Regulations 1993. 

In addition, with the exception of development located within the Neighbourhood Centre Policy Area, the 

following forms of development are designated as complying subject to the conditions contained in Table 

Play/1. 

Form of Development 

Electricity Sub-station 

Minor Public Service Depot 

Pumping Station over 74 kW 

Recreation Area 

Service Reservoir 

Telephone Exchange 

Temporary Sewage Treatment Plant 

Conditions of Complying Development 

Provided it does not involve: 

(a) any building being located closer to the road 

boundary than an existing building on the same 

allotment, or the prescribed setback distance for 

each road, or portion thereof, for roads listed in 

Column 3 of Table Play/2 

(b) an activity identified as being either of Environmental 

Significance or Major Environmental Significance 

within Schedule 21 or 22 of the Development 

Regulations, 1993 

Non-Complying Development 


Exceptions 

Amusement machine centre 

Amusement park 

Bus station 

Concert hall 

Crematorium 

Detached/Semi-detached/Row 

Dwelling 

where it achieves one of the following: 

(a) It is located within the Neighbourhood Activity Centre 

Policy Area 

(b) It has a gross density greater than 30 dwelling per 

hectare. 

Fun Fair 

Golf Driving Range 

Horticulture 

Hospital 

Industry 

Junk Yard 

Major public service depot 

Motor repair station 

Except where fronting Curtis Road 

Prescribed mining operations

Refuse destructor 

Residential flat building 



Policy Area 

(b) It has a gross density greater than 30 dwelling per 

hectare. 


Shop or group of shops with a gross 

leasable area greater than 4000 

square metres 

Stadium 

Store 

Transmitting Station above 30 

metres in height 

Warehouse 

Waste reception, storage, treatment 

or disposal 

Welfare Institution 

Wrecking yard 



Policy Area 


Categories of public notification are prescribed in Schedule 9 of the Development Regulations 1993. 

Further the following forms of development are designated: 

Category 1 Category 2 

All development, except where located is adjacent to 

a residential zone boundary 

All development located adjacent to a residential 

zone boundary

Attachment E

LOCAL CENTRE ZONE 

The following maps apply: Zone Maps Play/6, 13, 15 to 18, 20 

OBJECTIVES 

Policy Area Maps Play/35, 36, 38-41, 43 

Precinct Maps Play/46, 48 

Enlargements Play/53, 58 

1 A zone accommodating a range of shopping, community, medical, educational and service facilities at a 

small-scale, servicing the day-to-day needs of the surrounding local community. 

2 Centres readily recognised as the primary local focus for social interaction and community activity, 

which are attractive and convenient to patrons and employees. 

3 Centres developed in an orderly manner providing for the co-ordination of land use and activity, and the 

integration of parking, access and open public spaces. 

4 The early and staged development of new centres in accordance with a comprehensive development 

strategy in order to make for the timely provision of services and facilities and which provides for the 

long-term cohesion and unity of the centre. 

LOCAL CENTRE POLICY AREA 

DESIRED FUTURE CHARACTER 

Centres within the Local Centre Policy Area vary considerably in their size and the catchment population 

served. The older centres in Elizabeth developed originally by the South Australian Housing Trust were 

based on the then model of "neighbourhoods", serving populations of some 4000 to 6000 persons. These 

are large, local shopping centres under current retailing practices and have proven difficult to attract or 

retain the envisaged level of community facilities or sustain the level of retailing, in the order of 1750 to 

2100 square metres. Structure plans for current growth areas in the city promote a centres hierarchy in 

which local centres co-locate with primary schools serving comparable catchment populations. 

Local centres are therefore no longer represented by the "corner store" or local convenience facility, but 

larger-scale shopping and community foci. 

On the south-eastern margins of urban Playford, at Hillbank, its two local centres serve a small catchment 

population and hence the total shop floor space in these two centres should correspondingly be reduced. 


1 The following retail floor spaces should not be exceeded: 

(a) 450 square metres at Bogan Road and Willison Road, Hillbank; Zurich Road, Craigmore; and Park 

Lake Boulevard, Blakeview; 

(b) 1000 square metres for all other local centres; and 

(c) 1500 square metres for Andrews Farm. 

2 Development in each centre should include a convenience shop which operates extended trading 

times. 

3 No single shop should have a total floor area exceeding 450 square metres. 

4 Development should be undertaken in an orderly manner, and integrated with any preceding 

development, and promote the long-term cohesion and unity of the centre.

5 Outdoor advertisements should be simple and restrained and be limited to: 

(a) a single free-standing identification sign on each of the principal road frontages, shared between 

grouped shops and community tenancies; and 

(b) signs affixed to shop fronts; the facade of buildings immediately above where the verandahs join 

onto the main building; or signs on or hung below the fascia of a verandah. 

6 There should be no roof signs, free-standing signs over eight metres in height, or animated or flashing 

signs. Moveable sandwich-board or portable signs should be limited to the immediate surrounds of a 

building and not be placed on public roads or thoroughfares, or in a manner which infringes pedestrian 

movement or safety, or creates visual discord or clutter. 


Precinct 1, President Avenue, Andrews Farm 

1 Development in the Precinct should conform with the Centre Concept Plan, Fig LCe/1 and, in particular: 

(a) confine land uses to those Areas as defined in the Structure Plan, and restrict shops only to Area 8; 

(b) promote co-ordinated points of access, as defined, and parking, particularly between Areas 8 and 

9; and 

(c) screen and minimise the impacts of the centre on nearby residents through landscaping and siting 

of low impact activities against shared boundaries with neighbouring residents. 

Precinct 2, Bogan Road, Hillbank Precinct 

2 A domestic scale of built development should continue to prevail and no substantial built development 

or increase in shop floor space should be undertaken. 

3 Development, including outdoor advertising, and landscaping should further unify the centre's 

established built character and site development and promote an attractive low-key centre. 

Precinct 3, Willison Road, Hillbank Precinct 

4 Development in the Precinct should: 

(a) retain existing trees and reinforce the landscaped edges to Blackburn Road and the creek line; 

(b) provide for ready access and movement from surrounding roads in the locations depicted; and 

(c) limit retail development to the areas depicted and allow for integration of parking with possible 

future community needs. 

LOCAL ACTIVITY CENTRE POLICY AREA 

DESIRED FUTURE CHARACTER 

Development within the Local Activity Policy Area should portray the following key elements: 

• multi-story construction; 

• street level uses that are primarily retail, service or office; 

• upper floor uses that may include offices but are generally residential; 

• shared parking and the siting of on-site parking behind buildings; 

• wide footpaths, street furniture and awnings that create a pedestrian-friendly environment; 

• zero building setbacks to main roads; 

• public/communal spaces for community interaction.

Centres within the Local Activity Centre Policy Area should be developed to achieve a genuine architectural 

diversity synonymous with a place that has evolved gradually over time, as opposed to one that looks like a 

single architectural megastructure built at one point in time. Further, centres should be designed to achieve 

a sense of place that is welcoming to pedestrians. 

Compact pedestrian oriented development requires an approach to site planning that is different to that 

used to design motor vehicle dependent communities. Development should orientate building entrances to 

the street, minimize the continuity of large parking areas through the provision of landscaping and 

pathways. 

Adjacent land is intended to accommodate medium density residential development, and as such land 

within the centre zone should not be taken for residential use, unless in the form of mixed use/shop top 

housing, where retail/active uses are established at ground floor level. 

OBJECTIVES 

1 A zone accommodating a range of shopping, community, medical, educational and service facilities at 

a small-scale, servicing the day-to-day needs of the surrounding local community, together with high 

density residential development. 

2 A centre characterised by traditional corner stores or small groups of shops located within easy 

walking distance of the population they serve. 

3 A centre accommodating residential development in conjunction with non-residential development. 


Land Use 

1 The following forms of development are envisaged in the Local Activity Centre Policy Area: 

• advertisement 

• community facility 

• consulting room 

• office 

• office and dwelling 

• shop 

• shop and dwelling 


2 Dwellings should be located only behind or above non-residential uses on the same allotment. 




(a) 

(b) 

(c) 

information contained on the advertising display should be succinct, legible and readily 

discernible to passing motorists; 

a list of tenancies and/or activities conducted within the site may be incorporated in the 

advertising display but product advertising should be avoided; 

where practical, the advertising display should be located near to the principal public access to 

the site;

(d) 

(e) 

(f) 

where the display stands more than 1.5 metres above ground level, it should be located a 



unnecessary duplication of advertisements should be avoided, limiting their number to 

generally one per site and only increasing this number when the objective of identifying the site 

to motorists passing on adjoining roads can be markedly improved; 

no part of the advertising display should overhang any boundary of the site; 

4 A proliferation of free-standing advertising hoardings should be avoided by the concentration of 

primary advertising on a single hoarding which may identify a number of businesses or tenancies 

occupying a single site. Where a site has two road frontages with arterial or collector roads it may be 

appropriate to erect a free standing advertising hoarding facing each road. 



6 Free-standing advertising displays should not be established in the policy area. 


(a) 

(b) 

(c) 

(d) 

no other appropriate opportunity exists for an adequate co-ordinated and permanent 


no obstruction or infringement of safety occurs to pedestrians or vehicle movement; 

no unnecessary duplication or proliferation of information or advertisements results; and 

there is accordance with all the following: 



subject site or buildings; 


(iv) no encroachment beyond the boundary alignment of the subject site or into car parking 

areas; 






Precinct 4, Fordingbridge Road 

1 Development should conform with the Centre Concept Plan Fig LCe/2. 

Precinct 5, Smithfield Plains 

2 Development in the Smithfield Plains Local Activity Centre should conform with the Centre Concept 

Plan Fig LCe/3 and in particular: 

(a) a comprehensive redevelopment of the existing centre in order to enhance the built form and 

function of the centre, maximizing the range of activities, including medium density residential 

development; 

(b) establishment of the retail core in the south-western portion of the zone, with mixed use/residential 

located in the northern portion of the zone; 

(c) buildings established with minimal setbacks adjacent to the Peachey Road and Crittenden Road 

frontages, with buildings containing active uses at ground floor level;

(d) an iconic building established adjacent to the intersection of Crittenden Road and Peachey Road; 

(e) potential future integration and linkage with the former Smithfield Plains High School site located 

immediately to the east; 

(f) retention of medium density housing in the eastern portion of the zone. 



Complying developments are prescribed in Schedule 4 of the Development Regulations 1993. 



Amusement Machine Centre 

Builders Yard 

Dwelling 

Fuel depot 

Horticulture 

Indoor Recreation Centre 

Industry 

Junk Yard 

Motor repair station 

Petrol filling station 

Public service depot 

Road transport terminal 

Service trade premises 

Shop or group of shops with a gross 

leasable area exceeding 1000 

square metres 

Exceptions 

Except where in conjunction with a non-residential 

development. 

in Precinct 1where the gross leasable area does not 

exceed 1500 square metre; 

in Precinct 4 and 5 where the gross leasable area 

does not exceed 3500 square metre; 

Store 

Timber Yard 

Warehouse 

Waste reception, storage, treatment 

or disposal 

Wrecking yard 


Categories of public notification are prescribed in Schedule 9 of the Development Regulations 1993.

Attachment F

COMMERCIAL ZONE 

The following maps apply: Zone Maps Play 14, 16 

Enlargements Play 56, 58 

OBJECTIVES 

1 A zone accommodating a range of commercial and business land uses. 

2 Development that minimises any adverse impacts upon the amenity of the locality within the zone. 

3 Development that contributes to the desired character of the zone. 


The Commercial Zone will play an important role in accommodating non retail business opportunities to 

support the future growth areas. Uses will primarily be employment generating activities including but not 

limited to service trade premises, service industry, retail showroom, small office and motor repair station. 

In addition to providing business and employment opportunities the zone will serve as a physical, visual and 

acoustic buffer between the future residential growth areas and the arterial road corridors or Main North 

Road and Curtis Road. 

Development should display a high quality, attractive design appropriate to the prominent role of the zone 

on an arterial road corridor and at the interface with adjacent residential area. 

Development should include an integrated landscaping design with distinctive vertical elements that provide 

an attractive setting for both buildings and the associated parking areas. 

Where possible, car parking should be provided to the rear of buildings. 


Land Use 

1 The following forms of development are envisaged in the zone: 

• Service trade premises 

• Service industry 

• Retail showroom 

• Motor repair station 

• Petrol filling station 

• Small Office 

• Hospital 

• Education establishment 

2 Shops (other than small corner shops or convenience store servicing daily needs of local workers), 

industry and offices should not be located in the Commercial Zone. Open area display yards are not 

desired. 

4 Retail development in the zone should not hinder the development or function of any centre zone. 


5 Development should not be undertaken unless it is consistent with the desired character for the zone. 




(a) 

information contained on the advertising display should be succinct, legible and readily 

discernible to passing motorists;

(b) 

(c) 

(d) 

(e) 

(f) 

a list of tenancies and/or activities conducted within the site may be incorporated in the 

advertising display but product advertising should be avoided; 

where practical, the advertising display should be located near to the principal public access to 

the site; 

where the display stands more than 1.5 metres above ground level, it should be located a 



unnecessary duplication of advertisements should be avoided, limiting their number to 

generally one per site and only increasing this number when the objective of identifying the site 

to motorists passing on adjoining roads can be markedly improved; 

no part of the advertising display should overhang any boundary of the site; 

7 A proliferation of free-standing advertising hoardings should be avoided by the concentration of 

primary advertising on a single hoarding which may identify a number of businesses or tenancies 

occupying a single site. Where a site has two road frontages with arterial or collector roads it may be 

appropriate to erect a free standing advertising hoarding facing each road. 



9 Freestanding advertisements should: 

(a) 

(b) 

(c) 

be limited in number to only one primary advertisement per site or building complex although 

one secondary freestanding sign may be erected on sites with a major road frontage in excess 

of 100 metres; 

be of a scale and size which is compatible with and complementary to development on the site 

and, in the locality and not exceed the height of such development; and 

be consistent with the objectives for the relevant zone or area. 


(a) 

(b) 

(c) 

(d) 

no other appropriate opportunity exists for an adequate co-ordinated and permanent 


no obstruction or infringement of safety occurs to pedestrians or vehicle movement; 

no unnecessary duplication or proliferation of information or advertisements results; and 

there is accordance with all the following: 



subject site or buildings; 


(iv) no encroachment beyond the boundary alignment of the subject site or into car parking 

areas; 







Complying developments are prescribed in Schedule 4 of the Development Regulations 1993.


11 Development (including building work, a change in the use of land, or division of an allotment) for the 

following is non-complying: 

Dairy 

Dwelling 

Farm building 

Farming 

Fuel depot 

General industry 

Horticulture 

Intensive animal keeping 

Nursing home 

Place of worship 

Pre-school 

Prescribed mining operations 

Road transport terminal 

Shop or group of shops with a retail floor area exceeding 250m 2 

Special industry 

Stadium 

Stock sales yard 

Stock slaughter works 

Waste reception, storage, treatment, or disposal 

Winery 

Wrecking yard 


Categories of public notification are prescribed in Schedule 9 of the Development Regulations 1993. 

Further, the following forms of development are designated: 

Category 1 

Bank 

Consulting Room 

Petrol Filling Station 

except where the site of the proposed development is adjacent to a residential zone boundary, in which 

case it is assigned as Category 2 Development.

Attachment G

RESIDENTIAL (PLAYFORD) ZONE 

The following maps apply: Zone Maps Play/ 5, 6, 9, 13-16 

Enlargement Play 55-60 

Structure Plans Play/1 (Overlay 1), Play/1 (Overlay 1) 

Enlargements E (1) to E (2), F (1) to F (2) and G (1) to G (2). 

The Objectives and Principles of Development Control that follow apply in the Residential (Playford) Zone. 

Where there is a conflict between the Objectives and Principles of Development Control of the Residential 

(Playford) Zone and those of the Council Wide provisions, then the Residential (Playford) provisions shall 

prevail. 


The Residential (Playford) Zone encompasses primarily broadhectare land capable of supporting a future 

additional population of 40, 000 residents. New neighbourhood planning and development in the suburbs 

of Andrews Farm, Munno Para West and Blakeview should be designed to encourage social and physical 

linkages with established communities in Smithfield Plains, Davoren Park and Craigmore (eg linkages to 

established public open spaces, buildings addressing public open spaces such as the linear park). 

Structure planning for the future development of the zone has been prepared using New Urbanism 

principles of residential community design. The structure plans and policies will assist developers and the 

community in delivering a high quality master planned residential development encouraging housing choice 

and providing access to the full range of retail, recreational and community facilities. In particular it provides 

an opportunity to establish leading edge residential housing for outer metropolitan areas through housing in 

higher densities than has traditionally been provided, including the provision of quality affordable housing. 

The zone will develop as a model residential community. Roads and residential allotments will be aligned 

to maximise solar orientation to future dwellings. Careful road and allotment design should minimise the 

number of allotments on the south side of roads. 

Development should change the urban design focus from motor vehicles to pedestrians, in the pursuit of 

more active and walkable communities. As such, all new roads, including collector roads, must be 

designed for a 50kmh speed environment (other than designated Home/Shared Zones). In general local 

roads should be a maximum length of 150m without having a t-junction, speed control devices or speed 

reducing bend. Further, all collector roads and those roads where front fencing is mandated via 

encumbrance, should have footpaths provided on both sides in order to enhance connectivity between key 

public areas and facilities within the community. Innovative forms of road design, including the 

establishment of ‘Home Zones’ or ‘Shared Zones’ are envisaged. 

The form and distribution of major open space is dictated by the need for stormwater detention and 

treatment, much of which has been designed as part of the Waterproofing Northern Adelaide Project. Key 

locations for wetland treatment include the north-eastern intersection of Stebonheath Road and Curtis Road 

and the north-eastern corner of the intersection of Coventry Road and Curtis Road. Other public open 

space should be provided at regular intervals, with all residential allotments to be within 250m of useable 

public open space. 

A wide variety of residential allotments will be created, with smaller allotments and medium density 

development focussed on areas adjacent to public open space or activity centres. 

Higher residential densities should be located adjacent to areas of high public amenity including public open 

spaces and within the southern part of the site in a manner that supports convenient access to and 

facilitates greater use of passenger rail services. Small allotments and medium density developments of 

various forms are encouraged to maximise the number of households taking advantage of the site's 

attributes, the delivery of affordable and social housing products and respond to smaller household 

formations. 

The development will showcase advances in urban design, building technologies and the efficient delivery 

of services to allow the delivery of new housing to meet the needs of a changing population.

While the range of housing may be diverse, it is envisaged that the streetscapes will be interesting and 

provide a high level of residential amenity and social interaction. Development should contribute to a 

cohesive housing form, incorporate simple forms and a high degree of articulation. The built form character 

should be established through appropriate design, including interesting roof forms, building articulation, 

recessed vehicle garaging, and appropriate landscaping. The inclusion of front verandahs is encouraged to 

promote street interaction and activity, providing for passive surveillance and safer streets. 

A range of housing forms is envisaged generally up to three storeys in height. The use of iconic built form 

and scale should be considered to emphasise major arrival focus points, accentuate key corners and 

terminate vistas. Development should create an appropriate transition between higher level development 

internal to the Zone and established low rise residences adjacent to it. 

Development of the zone should strongly emphasise both visual and physical connectivity with the 

surrounding area and facilities. Appropriate and cohesive pedestrian and bicycle movement corridors and 

visual links should be established between new development and adjoining areas including public 

recreation areas, public transport nodes and local shopping and community facilities. 

The projected future population will require additional educational facilities in Munno Para West, Blakeview 

and Andrews Farm. Schools should generally be located in accordance with the Structure Plan, having 

frontage to a major collector road. Schools should form a focal point for the new community providing 

opportunities for the establishment of iconic buildings and shared open space. 


In Munno Para West, the northerly extension of Peachey Road should be in the form of a wide tree lined 

boulevard, with the creation of a square or similar urban design treatment designed to promote connectivity 

and integration between existing and new communities. 

Curtis Road will become a major arterial road connecting Main North Road and the future Northern 

Expressway. It is anticipated that Curtis Road will eventually accommodate up to 36,000 vehicles per day 

which will warrant upgrading the whole of the road to accommodate four lanes. Such increased volumes of 

traffic will also necessitate an upgrade of the existing rail crossing, with an overpass identified as the 

preferred option. 

A secondary boulevard should serve as a key east west connector providing direct linkages to both 

Stebonheath Road to the west and Munno Para Railway station to the east, the hub of a possible future 

Transport Oriented Development (TOD). It is critical that dwelling densities be maximised within 400 

metres of the future TOD so to ensure the viability and function of this precinct. 

OBJECTIVES 

1 Development that contributes to the Desired Character and is generally in accordance with 

development outcomes and staging sequences contained in Structure Plans Play/1 (Overlay 1), 

Play/1 (Overlay 1) Enlargements E (1) to E (2), F (1) to F (2) and G (1) to G (2). 

2 A predominately residential area comprising a range of dwelling densities, with associated 

infrastructure, recreational, educational or community development in master-planned locations. 

Higher density residential development (as defined by the Planning Strategy) is sought within 400 

metres of the future TOD precinct. 

3 An orderly sequence of development which allows economic and effective provision of public 

infrastructure and services and which exploits existing underutilized public services such as 

community and education facilities. 

4 Development that demonstrates best practice in sustainable urban design and development. 

Transport and movement systems designed to give a high priority to, public transport, cycling and 

walking. 

5 Affordable and adaptable housing choices, including a wide range of dwelling types to cater for a 

variety of household structures.

6 Open space systems designed to provide multiple use reserve areas that promote water 

management, habitat retention and enhancement, and informal recreational linkages. 

7 Sustainable development outcomes through innovation in stormwater management, waste 

minimisation, water conservation, energy efficiency and urban biodiversity. 

8 Development that supports the viability of community services and infrastructure, with suitable land 

for infrastructure, including social infrastructure and services, identified and set aside in advance of 

need. 

9 Built form of a scale that is appropriate to the size of the allotment on which it is to be constructed and 

the streetscape character, in order to achieve appropriate scale relationships in the public and private 

realm, and the built and landscape environments. 

10 Buildings which are designed and sited to be energy efficient and to minimise detrimental microclimatic 

and solar access impacts on land or other buildings including effects of wind, temperature, 

daylight, sunlight, glare and shadow. 

11 Development and the pattern of development that acknowledges the potential for future 

redevelopment of adjoining sites and ensure that urban design solutions do not restrict current or 

future use, or preclude future integration. 


General 

1 Development that contributes to the Desired Character and is generally in accordance with the 

development and staging sequence outcomes shown in Structure Plans Play/1 (Overlay 1), Play/1 

(Overlay 1) Enlargements E (1) to E (2), F (1) to F (2) and G (1) to G (2). 

Land Division 

2 Land division should facilitate the provision of a broad range of housing options. 

3 Land division should accommodate open space and movement networks that provide for safe and 

convenient access and strong connections to public facilities, public transport and potential future 

development of adjoining sites. 

4 Land division should achieve appropriate allotment orientation and public open space locations that 

maximises desirable solar access and energy efficiency. 

5 Movement networks for vehicular, pedestrian and bicycle traffic within and through the Zone 

underpinned by the subdivision layout, should: 

(a) 

(b) 

(c) 

(d) 

(e) 

(f) 

(g) 

be based on a modified grid pattern; 

connect key areas of open space within and adjacent to the Zone; 

establish links with open space, pedestrian and bicycle paths, and to services and facilities such 

as schools, shopping precincts, community establishments and health services in neighbouring 

suburbs; 

provide easy access to public transport routes; 

ensure bicycle/pedestrian pathways are designed and landscaped so as to be easily identifiable, 

accessible and safe; 

minimise potential conflicts between vehicular traffic and bicycle/pedestrian pathways; and 

reduce potential vehicular traffic intrusion into adjoining residential neighbourhoods. 

6 Land division should be designed to that laneways are only used to provide access to immediately 

adjoining dwellings are not as a thoroughfare.

7 Footpaths should be established on both sides of all collector and local roads. Footpaths should have 

a minimum width of 1.2m on local roads and 1.5m on collector roads. Footpaths are to be located 

0.15m from the front property boundary to enable footings for the front fences to be constructed. 

Movement Systems and Physical Infrastructure 

8 Road reserves should be of a width, design and alignment that can: 

(a) provide for safe and convenient movement and parking of vehicles and other users according to 

projected vehicle volumes, speeds and the character of the road; 

(b) accommodate bus routes where required, with routes and specifications determined in conjunction 

with the Government’s Office of Public Transport as part of the preparations for drafting significant 

land divisions; 

(c) provide for shared, on-street parking bays for nearby residents and visitors wherever practical; 

(d) allow vehicles to enter or reverse from an allotment or garage in a single movement, allowing for 

cars parked on the opposite side of the street (where applicable) or fixed infrastructure on the 

street; 

(e) allow for the efficient movement of service and emergency vehicles; and 

(f) accommodate street tree planting, landscaping, street furniture and utilities infrastructure. 

9 Rear lanes should: 

(a) have a minimum reserve width of 6.5 metres; 

(b) be limited in length to a maximum of 90 metres; 

(c) generally have a minimum carriageway width of 5.5 metres, although entries may be reduced to a 

minimum width of 4.0 metres 

(d) protrubrances to accommodate landscaping and lighting should not exceed 1.0 metre however may 

be increased providing a minimum carriageway width of 5.5 metres is maintained; 

(e) landscaping should be in the form of tall vertical trees in preference to low level shrubs; 

(f) be designed to accommodate garbage trucks and emergency service vehicles. 

(g) be generally consistent with the figure below. 

10 Public lighting should be provided to all public roads, laneways, paths and open spaces.

Land Use and Density 

11 Development should comprise a wide range of dwelling types at a range of densities, and should 

include the provision of adaptable housing and a minimum 15% of residential dwellings for affordable 

housing. 

12 Affordable housing should be located to optimise access to shops, social services and facilities, or 

public transport. 

13 Affordable housing should be distributed throughout the policy area to avoid over-concentration of 

similar types of housing in a particular area. 

14 Development may include housing allotments of various sizes to accommodate different forms of 

medium density housing. 

15 All residential allotments should have the appropriate area, orientation, configuration and dimensions 

to accommodate the intended dwelling. 

16 The minimum allotment area or site area is determined by its ability to provide for a dwelling or 

dwellings on the site with adequate setbacks, private open space and carparking, and the 

development’s ability to meet other performance requirements expressed within the zone. 

17 Higher density housing should be located close to public open space, public transport routes, local 

shops and public facilities in order to: 

(a) 

(b) 

(c) 

(d) 

(e) 

(f) 

(g) 

provide an aesthetically pleasant setting for those dwellings; 

ensure residents with reduced private open space areas have easy access to public reserves; 

facilitate access to services and facilities for a greater number of people; 

provide a sense of space for residents; 

improve opportunities for passive energy conservation in buildings; 

facilitate passive surveillance of adjacent reserves and corridors; and 

reduce potential for overshadowing and overlooking of any adjacent lower level residential 

development and private open space areas. 

18 Non residential development including educational establishments, community facilities and other 

uses designed to support the resident population are anticipated and encouraged in the Zone. 

Built Form 

19 Buildings should generally be of one to three storeys in scale. Taller buildings may also be 

established as part of an integrated development scheme immediately adjacent activity centres and/or 

public open space. 

20 Development should generally create an appropriate height transition between potentially higher level 

development internal to the Zone and existing low rise development adjacent to it. However it is 

desirable for key iconic buildings to be established at major entry points. In such locations a disparity 

in scale is considered appropriate. 

21 Development should achieve cohesive streetscapes whilst allowing for variety in housing form and 

style. 

22 Built form should be appropriate to the size of the allotment on which it is to be constructed and the 

streetscape character so as not to appear dominant with respect to neighbouring buildings and 

structures. 

23 Development should be designed to complement the interface it has with streets, public spaces and 

adjoining buildings.

24 Where allotments have direct frontage to a public park, housing should be at least 2 stories in height 

and should be orientated towards the park. 

Building Setbacks 

Reserve Frontage 

25 Buildings should be setback from the allotment boundary on the primary frontage as follows: 

(a) 

(b) 

no less than 1.5 metres where the allotment immediately adjoins a public reserve and has rear 

vehicular access; 

no less than of 3.0 metres elsewhere (excluding minor protrusions such as a porch, portico, 

eave, verandah, balcony or similar). 

Corner Lots 

26 Buildings on corner allotments should address both street frontages while also achieving adequate 

privacy to the dwelling and primary private open space area. 

27 Dwellings should be setback from property boundaries in accordance with the minimum dimensions 

contained in Table 1, other than in the following circumstances: 

- the side boundary is also a secondary street frontage where a minimum setback distance of 

1.5 metres applies, other than for a rear lane accessed garage wall which may be established 

on the boundary for a maximum length of 7.5 metres. 

- where a comprehensive development scheme is proposed over a master planned 

development area that includes Council approved building envelope plans. 

Table 1 

North - South 

Lot type Front Side Rear 

2 storey 

and above 

All 1 storey 2 storey and above 1storey 

0m (max length 0m (max length 15m) or 1 


impact and dominance, with a minimum setback to the street of 1.5 metres. 

30 Garages and carports (including associated mews dwellings) fronting rear or side lanes may be 

established with a 0.0 metre minimum or 1.0 metre maximum setback to the rear lane. 


31 Except where a comprehensive development scheme is proposed over a master planned 

development area that includes Council approved building envelope plans, dwellings should include 

private open space which conforms to the requirements of Table 2 and 3: 

Table 2 



Less than 

450m² 

Private open space for ground level dwellings 

Minimum Area and Characteristics of Private Open 

Space 

(a) 60m² (minimum dimension of 2.0m) of which balconies, 

roof patios etc can comprise part of this area provided the 

area of each balcony, roof patio, etc is 10m² or greater; 

and 

(b) contain one primary useable part of the private open 

space which is directly accessible from a living room within 

the dwelling and has an area of 25 square metres with a 

minimum dimension of 4 metres and a maximum gradient 

of 1 in 10. 

(a) 35m², (minimum dimension of 2.0m) where part of this 

area can comprise balconies, roof patios and similar open 

space areas provided each area is greater than 10m²;or 


(i) the dwelling has no more than two bedrooms (or rooms 

that could reasonably be used as bedrooms) and a total 

floor area of not more than 110m²; 

(ii) separate areas are provided for in the provision of a 

rainwater tank and the storage of refuse and recycling 

bins; 

(iii) part of this area can comprise balconies, roof patios, 

and similar open space areas provided each area is at 

least 8m²; and 

Table 3 

In addition one part of the space is directly accessible from 

a living room and has an area of 16m² with a minimum 

dimension of 4 metres and a maximum gradient of 1 in 10. 

Private open space for upper level dwellings including 

mews 

Minimum Area and Characteristics of Private Open 

Space 

(a) private open space with an area of at least 8 m² and 

accessable from a living room 

Car Parking and Access 

32 For each dwelling, the maximum width (including the width of any support structure) of any garage or 

carport opening that faces a street, should be no greater than six metres or 50 percent of the frontage 

width, whichever is the lesser. Garage or carport openings wider than these standards are 

inappropriate, except where: 

(a) 

a site has rear vehicular access and from which vehicular access is obtained, in which case no 

maximum width applies; or

(b) 

a site has a frontage of less than 12 metres and the dwelling: 

(i) 

(ii) 

is two or more storeys; and 

incorporates protrusions such as verandahs, projecting windows, porches, balconies etc 

which provide articulation in the building as it presents to the street, in which case garages 

or carports should have a maximum width of 6 metres or 80 percent of the width of the site, 

whichever is the lesser. 

33 All dwellings should be provided with a minimum of 1 covered car parking space per dwelling. 

Environmental Sustainability 

34 Development should address environmental sustainability and seek to: 

(a) 

(b) 

(c) 

(d) 

(e) 

manage stormwater on site or provide satisfactory infrastructure needed to manage flows and 

water quality in a sustainable manner, including but not limited to the use of: 

- grass swales and natural channels in preference to kerb and gutter; 

- permeable paving for all car park and driveway areas; and 

- best practice measure for the capture of sediment, litter and oil from stormwater runoff. 

provide for stormwater re-use; 

maximise the use of solar energy and natural light; 

minimise the lifecycle costs of infrastructure to the community; 

minimise water use; 

Amenity and Public Spaces 

35 All forms of residential development should have regard to: 

(a) the mix of activities contemplated for the Zone; 

(b) incorporate adequate levels of sound insulation; and 

(c) existing and possible future noise sources with respect to site layout, orientation, design and 

construction to ensure a safe and comfortable residential environment and to minimise conflict with 

existing non-residential activities. 

36 Where front fencing is proposed as part of the development, it should balance the desire for an open 

streetscape and passive surveillance with the need for functional privacy. Clear delineation should be 

provided between public and private spaces, which may incorporate fencing, landscaping or a 

combination of these elements. 

Existing Industry and Commerce 

37 Residential development adjacent to existing industrial and commercial noise sources (excluding music 

venues), should incorporate noise attenuation measures to achieve the following internal noise levels 

with the windows closed: 

(a) An equivalent (LAeq) noise level of 37 dB(A) in a living or working area; and 

(b) An equivalent (LAeq) noise level of 30 dB(A) between 10pm and 7am in a bedroom 

when exposed to the highest of the following external noise levels in both the day and night period 

provided by the following: 

(a) The equivalent (LAeq) noise level due to existing industry or commercial activity (excluding music 

venues) as measured and adjusted in accordance with the relevant environmental legislation; 

(b) An equivalent (LAeq) noise level of 57 dB(A) between 7am and 10pm; 

(c) An equivalent (LAeq) noise level of 50 dB(A) between 10pm and 7am.

Entry Statements 

38 Entry statement structures should generally be established within private land. In all circumstances 

entry statements should be designed to be low maintenance. 

Public Open Space 

39 Open space designed as destination parks should generally be at least 5000m 2 in area, however 

smaller reserves which are surrounded by medium density residential development are appropriate in 

a limited number of locations. 

40 The development of drainage networks should be designed to provide a quality open space system of 

linear parks, wetlands, aquifer storage and re-charge sites that promote informal recreation 

opportunities and environmental conservation. 

Land Fill 

41 Portions of Section 3247 Hundred of Munno Para, Allotments 1 and 2 in FP 17675, Allotment 428 in 

FP 163396 and Allotment 429 in FP 1633397 which are situated within 500 metres of the operative 

portion of the approved landfill operations on Sections 3302 and 3303 Hundred of Munno Para, 

should not be divided or developed for residential purposes unless it can be shown that residential 

development thereon would not be adversely affected by the operative portion of the approved landfill 

operations on Sections 3302 and 3303 Hundred of Munno Para. 

Contamination 

42 Development involving sensitive land uses, including land division, should not occur where site 

contamination has occurred, or is suspected to have occurred, unless the site has been assessed 

and remediated as necessary to ensure that it is suitable and safe for the proposed use. 

Separation of Uses 

43 Development involving sensitive land uses, including land division, 50 metres or less from the 

boundary of the Rural, Horticulture, Horticulture West, Light Industry, Light Industry A, General 

Industry, General Industry A or Industry (Virginia) Zones should seek to minimise potential conflict 

between urban uses and rural/industrial uses by: 

(a) 

(b) 

(c) 

(d) 

creating land uses or landscaped buffer to provide sufficient separation for sensitive uses; 

creating allotments of a suitable size and shape so as to accommodate both the intended 

use as well as a landscaped buffer; 

designing and orientating the development to provide sufficient protection; and 

utilising suitable sound insulation methods such as double-glazing to windows, roof and 

wall insulation, and minimising the number of wall openings facing the noise source. 

44 Provision of a linear buffer along transport corridors and adjacent rural and industrial zones capable 


(a) 

(b) 

functioning as an effective physical and landscape buffer between rural/industrial areas and 

living areas; and 

accommodating any appropriate buffer land uses which are compatible with a range of 

industrial and rural uses including horticultural activities. 

Noise 

45 Development should be designed, constructed and sited to minimise negative impacts of noise and 

to avoid unreasonable interference. 

46 Development should be consistent with the relevant provisions in the current Environment 

Protection (Noise) Policy.

47 Allotments abutting the Hills Face Zone should be of a sufficient size and shape so as to 

accommodate both the intended use as well as dwelling setbacks of 30 metres from the Hills Face 

Zone boundary, together with an additional landscaped buffer of not less than 10 metres in width. 

This is in order to minimise the conflict between residential and agricultural uses. 

Design for Sloping Sites 

48 The excavation and/or filling of land should: 

(a) be kept to a minimum so as to preserve the natural form of the land; 

(b) assist in reducing the visual impact of buildings, including structures; and 

(c) result in stable slopes that are covered with topsoil and landscaped so as to preserve and 

enhance the natural character. 

49 Buildings, including retaining walls, structures and outbuildings, should be designed in such a way 

and be of such a scale as to be unobtrusive and not detract from the desired character of the 

locality and, in particular the profile of buildings should be low and the roof lines should complement 

the natural form of the land. It is preferred that retaining walls be considered at the land division 

stage rather than at the subsequent dwelling application stage. 

50 Setbacks from public roads for dwellings located on the high side of roads should be increased to 

reduce the bulk of buildings as seen from the street and improve opportunities for front garden 

landscaping. 

51 Development must have regard to the future road widening requirements to the western side of 

Bentley Road, which is required in order to accommodate minimum buffer distances for the under 

grounding of the trunk water main. A 2 metre road widening is required for both sides of Bentley 

Road. Building setbacks prescribed elsewhere in the Development Plan should be in addition to 

these road widening distances.” 

Development North of Fradd Road 

52 All development north of Fradd Road should: 

(a) 

be undertaken as a single or co-ordinated development in order to ensure the orderly 

development of the land including the appropriate provision of: 

(i) 

(ii) 

public open space; 

connections and linkages with adjoining land. 

Transportable Dwellings 

53 Transportable dwellings and dwellings which are elevated on stumps, posts, piers, columns or the like 

should not be established in the zone. Where such dwellings are proposed they should have an 

appearance of permanency by enclosing suspended footings with brickwork or timber, the use of 

verandahs pergolas and suitable landscaping and conform with all other residential design criteria. 

Site Coverage 

54 No maximum site coverage applies within the zone. 

Shop/Centre Types Uses 

55 A shop/group of shops with a gross leasable area not exceeding 500 square metres should be 

established in the following activity centre locations as generally identified on Maps Play/1 

(Overlay1) Enlargement F(1) and Maps Play/1 (Overlay1) Enlargement G(1): 

• Fradd Road (two locations); 

• Womma Road.

Integrated Development Sites within 50 metres of the Neighbourhood Centre Zone (Blakeview 

Precinct 8) 

56 A limited range of non-residential activities (hotel, motel) may be established within the zone 

providing: 

• the site is located within 50 metres of the Neighbourhood Centre Zone (Blakeview Precinct); 

• the proposal contributes to strengthening the commercial, educational, community and retail 

nature of the neighbourhood centre; 

• the proposal forms part of an integrated development scheme whereby potential issues of 

conflict and impact upon residential development are appropriately managed and addressed. 




Residential (Playford) Zone subject to compliance with the conditions prescribed in Table Play/1 

Detached Dwelling 

Semi-detached Dwelling 

Carport or Garage 

Free-standing domestic Outbuilding 


58 The following kinds of development are non-complying in the Residential (Playford) Zone: 




Auction Room 



Bus Depot 

Bus Station 

Cemetery 

Concert Hall 

Crematorium 

Dance Hall 


Fire Station 

Fuel Depot 

Fun Fair 

Horse Keeping 

Hotel 

Industry 



Motel 

Motor Repair Station 








Squash Court 

Store 

Timber Yard

Transportable Dwelling 

Used Car Lot 

Warehouse 


59 Those kinds of development listed in Table Play/4 or as complying in Principle 57 are assigned as 

Category 1 Development in the Residential (Playford) Zone, provided the development is not 

located: 

(a) on a site within 30 metres of a commercial, industry, institutional, rural or hills face zone. 


(Playford) Zone: 

All dwellings three or more storeys in height. 






Meeting Hall 

Multiple Dwelling 

Nursing Home 


Welfare Institution

Attachment H

Table 

Detached 

Dwelling 

Semi-detached 

Dwelling 

Row Dwelling 

(including 

alterations and 

additions) in the 

Residential 

(Playford) 

Zone 

Site Area and Dimensions 

1 The site of the detached or semi-detached dwelling having an area and 

dimensions not less than the following area and dimensions applicable as 

the case may require: 

Area of site – square metres 200 

Width of frontage of site 8 

Depth of site – metres 27 

Dwelling Setbacks (including attached garage/car port) 

2. Dwellings should be setback from property boundaries in accordance with 

the minimum dimensions contained in Table 1, other than in the following 

circumstance: 

- the side boundary is also a secondary street frontage where a minimum 

setback distance of 1.5 metres applies, other than for a rear lane 

accessed garage wall which may be established on the boundary for a 

maximum length of 7.5 metres. 

Table 1 

3 Where a neighbouring roof (including any eave or gutter) or wall in excess 

of 2.1 metres in height above finished ground level is located closer than 

450mm to the property or site boundary, a minimum separation distance of 

900mm being maintained between roofs or between the roof and the wall.

Front and Rear Retaining Walls 

4 The height of any retaining wall located to the front or rear of a dwelling not 

exceeding: 

(a) 1.0 metre if located forward of the building line; or 

(b) 1.5 metre if located to the rear of the dwelling. 


5 Dwellings should include private open space which conforms to the 

requirements of Table 2 and 3: 

Table 2 




dwellings 

Minimum Area and Characteristics 

of Private Open Space 

(a) 60m² (minimum dimension of 

2.0m) of which balconies, roof patios 

etc can comprise part of this area 

provided the area of each balcony, 

roof patio, etc is 10m² or greater; and 

(b) contain one primary useable part 

of the private open space which is 

directly accessible from a living room 

within the dwelling and has an area of 

25 square metres with a minimum 

dimension of 4 metres and a 


Less than 

450m² 

(a) 35m², (minimum dimension of 

2.0m) where part of this area can 

comprise balconies, roof patios and 

similar open space areas provided 

each area is greater than 10m²;or 

(b) 25m² (minimum dimension of 

2.0m) where: 


bedrooms (or rooms that could 

reasonably be used as bedrooms) 

and a total floor area of not more than 

110m²; 

(ii) separate areas are provided for in

the provision of a rainwater tank and 

the storage of refuse and recycling 

bins; 

(iii) part of this area can comprise 

balconies, roof patios, and similar 

open space areas provided each area 

is at least 8m²; and 

Table 3 

Energy Conservation and Comfort 

In addition one part of the space is 

directly accessible from a living room 

and has an area of 16m² with a 

minimum dimension of 4 metres and a 


Private open space for upper level 

dwellings including mews 

Minimum Area and Characteristics 

of Private Open Space 

(a) private open space with an area of 

at least 8 m² and accessable from a 

living room 

6 The dwelling, other than for minor additions to the dwelling, being provided 

with: 

(a) a day living area incorporating a window that faces between 20º west 

and 30º east of true north; and 

(b) a door between living areas and between a living area and other rooms 

and corridors. 

1 Minor additions do not incorporate a day living area and have a total floor area 

less than 50 square metres. 

7 Dwellings incorporating a west-facing habitable room window being 

provided with external shading (in the form of wider eaves, canopies or 

verandahs of a minimum dimension of 600mm) to limit the heat gain during 

summer. 

8 Dwellings incorporating a north-facing habitable room window being 

provided with external shading (in the form of wider eaves, canopies or 

verandahs) to allow winter sun access while providing complete shading 

during summer. 

Roof Solar Orientation 

9 A roof incorporates an area of at least 10m2 which: 

(a) faces between 30º and 20º east and west of north respectively; and 

(b) has a pitch of greater than 22.5º. 

Acoustic Privacy 

10 The dwelling not incorporating a bedroom sharing a wall with a living room 

or a garage/carport of another dwelling.

Visual Privacy 

11 Dwellings designed to conform with the requirements of Council Wide 

Principle 99. 

On-site Car Parking and Access 

12 The dwelling being provided with one covered on-site resident car parking 

spaces, sited and designed to conform with the following: 

(a) Open car parking spaces having minimum dimensions of 5.5m x 3m. 

(b) Vehicle crossovers having a maximum width at the property boundary 

of 3 metres for a single driveway or 5 metres for a double driveway. 

(c) Vehicle crossovers being located a minimum of 1 metre from existing 

street trees, above ground utility and infrastructure equipment and 

poles, and stormwater side entry pits. 

(d) Driveway gradients not exceeding a slope of 1 in 5 and conforming to 

AS2890.1-1993. 

Garages/Carports Attached to a Dwelling 

13 Garages and carports having minimum internal dimensions of 6m x 3m for 

single car garage or carport and 6m x 5.8m for a double width garage or 

carport. 

14 The total floor area of the garage/carport not being more than 40 square 

metres. 

15 The height above natural ground level of the garage/carport not exceeding: 

(a) 3.0 metres for side or end walls (other than gable ends); 

16 The width (including the width of any support structure) of the garage or 

carport not being more than 6 metres or 50% of the allotment width 

measured at the alignment of the main face of the associated dwelling, 

whichever is less. 

17 Enclosed double carports or garages setback less than 5.5 metres from 

the primary street frontage having: 

(a) two separate doors provided with a distance of not less than 300mm 

between them (refer following Figure); or 

(b) double tilt up doors with moulded door panels with a 

maximum width of 5 metres.

Attachment I

Column 1 Column 2 Column 3 Column 4 

Road 

Portion of Road 

Affected 

Prescribed Distance 

(metres) 

Additional Individual 

Property Access 

Adams Road 

Alexander Avenue 

Anderson Walk 

Andrews Road 

Angle Vale Road 

Argent Road 

Both sides from 

Yorktown Road to 

Baladina Crescent 

East Side from Baldina 

Crescent to Uley Road 

East side from Zurich 

Road to Craigmore 

Road 

Both sides from western 

boundary of Hills Face 

Zone to Gawler to One 

Tree Hill Road 


Coventry Road to Main 

North Road 

West side from Pannan 

Road to Fradd Road 

West side from Curtis 

Road to Davoren Road 

West side from Davoren 

Road to Petherton Road 

West side from 

Petherton Road to the 

southern boundary of 

Lot 107, DP 41261 

East side from Womma 

Rd to Fradd Rd 

Both sides from Port 

Wakefield Road (Virginia 

By Pass Road) to Frisby 

Road (except within the 

Country Township Zone 

at Angel Vale) 

Within Country 

Township Zone at Angle 

Vale 

Both sides from Frisby 

Road to Wingate Road 

East side from Petherton 

Road to the southern 

boundary of Lo t13, DP 

45026 

5 No 

7 No 

7 No 

25 No 

5 Yes 

15 No 

12 No 

20 No 

25 No 

5 (3m if access via rear 

lane) 

29 No 

15 No 

7 No 

20 No

Ashwood Boulevard 

Baker Road 

Both sides from Williston 

Road to Chestnut Grove 

Both sides from Angle 

Vale Road to the council 

boundary at Gawler 

River 

5 No 

14 No 

Bentley Road 


Craigmore Road to 

Medlow Road 

8 (excluding 2 metre 

road widening 

requirement) 

Yes 

Blackburn Road 

Black Top Road 

Blair Park Drive 

Chellaston Road 

Christine Avenue 

Coventry/Heytesbury 

Road 

East side from Bogan 

Road to Willison Road 

Both sides from Main 

North Road to western 


Zone 



Zone to One Tree Hill 

Road (except within the 

Country Township Zone 

at One Tree Hill) 

Within Country 

Township at One Tree 

Hill 


Yorktown Road to 

Smiths Creek 

Both sides from Smiths 

Creek to Uley Road 

North side from 

Stebonheath Road to 

Burwood Road 


Cambridge Terrace to 

Reserve Court 

Both sides from Womma 

Road to Curtis Road 

5 No 

7 No 

25 No 

10 No 

5 No 

7 No 

8 Yes 

5 No 

7 Yes 

Coventry Road 

Both sides from Curtis 

Road to Field Road 


lane) 

Yes 

Craigmore Road 


North Road to 

Springvale Road 


Springvale Road to 

Adams Road 

5 No 

12 No

Curtis Road 

Dalkeith Road 

North side from Adams 

Road to the western 

boundary of the Hills 

Face Zone 

South side from 

Springvale Road to the 

western boundary of the 

Hills Face Zone 

North side from Angle 

Vale Road to 

Broadacres Drive 


Broadacres Drive to 

Frisby Road 

North side from Frisby 

Road to Andrews Road 

and from Coventry Road 

to Main North Road 



Coventry Road 

North side from Andrews 

Road to Stebonheath 

Road 

South side from Angle 

Vale Road to Julian 

Road 

South side from Julian 

Road to Main North 

Road 

South side from Angle 

Vale Road to Main North 

Road 

10 No 

5 No 

14 No 

30 No 

5 No 

5 No 

5 No 

14 No 

5 No 

20 No 

Davoren Road 


Coventry Road to 

Andrews Road 


lane) 

No 

Elwood Road 

Field Road 

Fradd Road 

North side from McIntyre 

Road to the western 

boundary of Lot 6, DP 

7628 


Coventry Road to Moss 

Road 

North side from Frisby 

Road to Andrews Road 

North side from Andrews 

Road to Stebonheath 

Road 

15 No 

15 No 

25 No 

30 No

Frisby Road 

Frith Road 

Gawler Road 

Gawler to One Tree Hill 

Road 

Halsey Road 

Harvey Road 

Heaslip Road 

Humbug Scrub Road 

Kersbrook Road 

Main North Road 


Coventry Road to the 

eastern boundary of Lot 

100, FP 38605 

East side from Angle 

Vale Road to Curtis 

Road 

West side from Angel 

Vale Road to Fradd 

Road 

West side from Fradd 

Road to Curtis Road 

East side from Adams 

Road to Blair Park Drive 

Both sides from the 

railway line to Angle 

Vale Road 

Both sides from One 

Tree Hill Road to 

Council boundary at 

Eckerman Avenue, 

Gawler South 

Both sides Main North 

Road to Midway Road 

Both sides Ridley Road 

to Hogarth Road 

Both sides from council 

boundary Waterloo 

Corner to council 

boundary at Gawler 

River (except within the 

Angle Vale township 

zones) 

Within the Angle Vale 

township zones 


Kersbrook Road to the 

Para Wirra National Park 

entrance 

Both sides from One 

Tree Hill Road to council 

boundary at Sampson 

Flat 

West side from Dalkeith 

Road to Council 

boundary at Little Para 

River 

5 No 

14 No 

15 No 

30 No 

5 No 

14 No 

100 No 

7 Yes 

7 Yes 

29 No 

15 No 

25 No 

25 No 

5 No

McIntyre Road 

Medlow Road 

East side from 

Craigmore Road to 

council boundary at Little 

Para River 

East side from Dalkeith 


Road 

West side from Elwood 

Road to Rural A Zone 

boundary 

South side from Main 



Zone 

North side from Main 

North Road to Bentley R 

North side from Bentley 

Road to western 


Zone 





5 No 

20 No 

15 No 

5 Yes 

15 No 

10 No 

25 No 

Midway Road Both sides 7 Yes 

Moss Road 

Old Port Wakefield Road 

One Tree Hill Road 

Park Lake Boulevard 

West side from Field 

Road to Dalkeith Road 


Wakefield Road to 

council boundary at 

Gawler River (except 

within the Virginia 

township zones) 

Within Virginia township 

zone 


Kersbrook Road to 

council boundary at 

Gould Creek 

Both sides from Uley 


Road 

20 No 

14 No 

8 Yes 

100 Yes 

5 No 

Peachey Road Both sides 5 (3m if access via rear 

lane) 

Yes 

Penfield Road 

Both sides from Heaslip 

Road to the railway line 

14 No

Petherton Road 

Heaslip Road to 

Andrews Road 

14 No 

Andrews Road to 

Coventry Road 


lane) 

Yes 

Philip Highway 

Port Wakefield Road 

(Virginia By-Pass Road) 

Purdie Road 

Both sides from Ridley 

Road to John Rice 

Avenue 


southern council 

boundary to Northern 

council boundary 

North side from Main 

North Road to Scoular 

Road 

7 No 

25 No 

5 Yes 

Somerset Grove Both sides 7 Yes 

Smitham Road 

West side from Field 

Road to DeMannu Road 


DeMannu Road to 

Nosworthy Road 

12 No 

10 No 

Stebonheath Road 

Both sides from Curtis 

Road to Dalkeith Rd 


lane) 

Yes 

Taylors Road 


Wakefield Road to Angle 

Vale Road 

14 No 

Tolmer Road Both sides 7 Yes 

Turner Drive Both sides 5 No 

Uley Road 

Womma Road 




Zone 





Both sides Gawler Road 

to Andrews Road 

Both sides Andrews 

Road to Stebonheath Rd 



Heystesbury Road 

5 No 

25 No 

14 No 

5 

14 No

Yorktown Road 




Zone 



Zone to Black Top Road 

5 No 

25 No 

Local roads within 

Residential (Elizabeth 

South) Zone and 

Thomas Street in 

Virginia 

Local Roads within 

Residential (Playford) 

Zone and Residential 

(Regeneration) Zone 

Both sides 8 Yes 

3 Yes 

All other roads Both sides 5 Yes

Attachment J

Attachment K

Attachment L

Attachment M

Attachment N

Attachment O

Attachment P

Development Plan - City of Playford - SA.Gov.au

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