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

More documents

Recommendations

Info

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. Playford North DPA -87- Jul 08 Final DPA 20 August 08.doc Version 3
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 Munno Para West 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. Playford North DPA -88- 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 48 and 49: The TOD concept has been promoted i
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 100 and 101: Table 6.2: Floorspace Demand Area R
Page 102 and 103: • a Neighbourhood Activity Centre
Page 104 and 105: Electricity Infrastructure • relo
Page 106 and 107: 7.3 Munno Para Train Station and En
Page 108 and 109: 9.0 CONCLUSIONS & RECOMMENDED POLIC
Page 110 and 111: 9.3 Zones The significant majority
Page 112 and 113: Policy Recommendations • amend th
Page 114 and 115: The preceding investigations have i
Page 116 and 117: Proposed new policy is therefore re
Page 118 and 119: The intent is for a public realm th
Page 120 and 121: Table Play/3 outlines public notifi
Page 122 and 123: 11. REFERENCES / BIBLIOGRAPHY City
Page 124 and 125: (Draft) Development Plan Amendment
Page 126 and 127: 5 Local Centre Zone Replace the exi
Page 128 and 129: RESIDENTIAL (PLAINS) ZONE Introduct
Page 130 and 131: 9 Development should be a mixture o
Page 132 and 133: Timber Yard Used Car Lot Warehouse
Page 134 and 135: RESIDENTIAL (REGENERATION) ZONE Int
Page 136 and 137: Residential Development 9 A range o
Page 138 and 139: 26 Provision of a linear buffer alo
Page 142 and 143: Attachment C
Page 144 and 145: Attachment D
Page 146 and 147: 3 Residential development and devel
Page 148 and 149:
(b) the establishment of shared car
Page 150 and 151:
(iii) one such advertisement per si
Page 152 and 153:
Precinct 11 Whittington Road, Davor
Page 154:
Refuse destructor Residential flat
Page 162 and 163:
LOCAL CENTRE ZONE The following map
Page 164 and 165:
Centres within the Local Activity C
Page 166:
(d) an iconic building established
Page 171 and 172:
COMMERCIAL ZONE The following maps
Page 173 and 174:
Non-complying Development 11 Develo
Page 175 and 176:
RESIDENTIAL (PLAYFORD) ZONE The fol
Page 177 and 178:
6 Open space systems designed to pr
Page 179 and 180:
Land Use and Density 11 Development
Page 181 and 182:
29 Garages and carports fronting se
Page 183 and 184:
Entry Statements 38 Entry statement
Page 185 and 186:
Integrated Development Sites within
Page 187 and 188:
Attachment H
Page 189 and 190:
Front and Rear Retaining Walls 4 Th
Page 191 and 192:
Visual Privacy 11 Dwellings designe
Page 193 and 194:
Column 1 Column 2 Column 3 Column 4
Page 195 and 196:
Curtis Road Dalkeith Road North sid
Page 197 and 198:
McIntyre Road Medlow Road East side
Page 199 and 200:
Yorktown Road Both sides from Main
Page 203:
Attachment K
Page 209:
Attachment M
Page 231:
Attachment O
show all

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

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?