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

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.
Playford North DPA -89-
Jul 08
Final DPA 20 August 08.doc Version 3