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

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;
Playford North DPA -90-
Jul 08
Final DPA 20 August 08.doc Version 3