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

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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; Playford North DPA -37- Jul 08 Final DPA 20 August 08.doc Version 3
• 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. Playford North DPA -38- Jul 08 Final DPA 20 August 08.doc Version 3
Page 1 and 2: Development Plan Amendment CITY OF
Page 3 and 4: EXECUTIVE SUMMARY 1.0 Introduction
Page 5: Land division proposals for redevel
Page 8 and 9: 6.0 Professional advice In the cour
Page 10 and 11: CONTENTS 1. INTRODUCTION 1 Page No.
Page 12 and 13: 1.0 INTRODUCTION 1.1 Background A n
Page 14 and 15: • Purdie Road/Main North Road and
Page 16 and 17: Figure 1.1 Zoning Playford North DP
Page 18 and 19: Figure 1.3 - Land Use Agriculture C
Page 20 and 21: within Bishopstone Road, Davoren Pa
Page 22 and 23: Key features within and adjacent to
Page 24 and 25: Figure 2.2: Peachey Belt Average La
Page 26 and 27: Figure 2.6: Blakeview Annual Land S
Page 28 and 29: 2.2 Population Trends and Growth Pr
Page 30 and 31: Figure 2.10: Change in Population A
Page 32 and 33: In terms of future age profile, DTU
Page 34 and 35: 3.0 HOUSING AND URBAN DESIGN TRENDS
Page 36 and 37: Figure 3.2: Adelaide Statistical Di
Page 38 and 39: Premium Villa Average lot dimension
Page 40 and 41: New Traditional (shallow) lots This
Page 42 and 43: Mews Housing Mews housing has been
Page 44 and 45: Economic Economic Principles • pr
Page 46 and 47: overall terms are well-recognised -
Page 50 and 51: The DFC has developed a suite of fa
Page 52 and 53: WSUD techniques that may be applied
Page 54 and 55: 5. Increase opportunities for the d
Page 56 and 57: 4. Encourage people to walk and cyc
Page 58 and 59: 3.10 Education Facilities 1. Provid
Page 60 and 61: infrastructure that reflects the pr
Page 62 and 63: 6. Improve the accessibility of nei
Page 64 and 65: 3. Promote the principles and pract
Page 66 and 67: Table 10: Blakeview urban infrastru
Page 68 and 69: • Upgrades or augmentation of the
Page 70 and 71: • There has been a long-term decl
Page 72 and 73: Work with local government to ident
Page 74 and 75: Land situated to the south of Davor
Page 76 and 77: There are three existing drainage c
Page 78 and 79: There are significant water mains a
Page 80 and 81: Craigmore Road links directly to Cu
Page 82 and 83: Generally, minor collector roads pr
Page 84 and 85: Community infrastructure/service st
Page 86 and 87: 5.6.2 Educational Establishments Co
Page 88 and 89: Education Works Program Further inv
Page 90 and 91: • passive parks and gardens for o
Page 92 and 93: Recreational facilities within the
Page 94 and 95: South: Forming the southern boundar
Page 96 and 97: • the need to establish several n
Page 98 and 99:
Blakeview suburbs; • Penfield - a
Page 100 and 101:
Table 6.2: Floorspace Demand Area R
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• a Neighbourhood Activity Centre
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Electricity Infrastructure • relo
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7.3 Munno Para Train Station and En
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9.0 CONCLUSIONS & RECOMMENDED POLIC
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9.3 Zones The significant majority
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Policy Recommendations • amend th
Page 114 and 115:
The preceding investigations have i
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Proposed new policy is therefore re
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The intent is for a public realm th
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Table Play/3 outlines public notifi
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11. REFERENCES / BIBLIOGRAPHY City
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(Draft) Development Plan Amendment
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5 Local Centre Zone Replace the exi
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RESIDENTIAL (PLAINS) ZONE Introduct
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9 Development should be a mixture o
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Timber Yard Used Car Lot Warehouse
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RESIDENTIAL (REGENERATION) ZONE Int
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Residential Development 9 A range o
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26 Provision of a linear buffer alo
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Attachment C
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Attachment D
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3 Residential development and devel
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(b) the establishment of shared car
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(iii) one such advertisement per si
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Precinct 11 Whittington Road, Davor
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Refuse destructor Residential flat
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LOCAL CENTRE ZONE The following map
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Centres within the Local Activity C
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(d) an iconic building established
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COMMERCIAL ZONE The following maps
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Non-complying Development 11 Develo
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RESIDENTIAL (PLAYFORD) ZONE The fol
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6 Open space systems designed to pr
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Land Use and Density 11 Development
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29 Garages and carports fronting se
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Entry Statements 38 Entry statement
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Integrated Development Sites within
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Attachment H
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Front and Rear Retaining Walls 4 Th
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Visual Privacy 11 Dwellings designe
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Column 1 Column 2 Column 3 Column 4
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Curtis Road Dalkeith Road North sid
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McIntyre Road Medlow Road East side
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Yorktown Road Both sides from Main
Page 203:
Attachment K
Page 209:
Attachment M
Page 231:
Attachment O
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Development Plan - City of Playford - SA.Gov.au

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