development plan review - Rural City of Murray Bridge - SA.Gov.au

To address this issue, Council is currently undertakinga ‘review’ of its Development Plan in order to:• address the strategic planning issues relating tothe Rural City of Murray Bridge and its community,• set priorities to achieve orderly and efficientdevelopment, and,• Implement the key recommendations of Council’sstrategic planning documents and relevanttargets and policies outlined within ‘The PlanningStrategy for South Australia’.The area affected by the Development Plan Reviewis spatially shown in Figure 1, and covers all ofthe Rural City of Murray Bridge.This discussion paper seeks to explain:• How you can contribute to the process,• What is a Development Plan,• What is a Development Plan Amendment,• The Development Plan Review process,• The South Australian Planning Strategy and howit affects the Rural City of Murray Bridge,• the State and Council’s Strategic Goals for landuse planning,• Recent land use planning studies and relevantcurrent projects, and,• The proposed Development Plan program forthe next 5 years.Figure 1: Study Area Covered by the Development Plan Review4 RURAL CITY OF MURRAY BRIDGE

How to Make a SubmissionThis Discussion Paper for the ‘Development PlanReview’ aims to provide appropriate informationto allow you to comment further on what changesyou believe should be made to the Murray BridgeCouncil Development Plan to ensure that the community’svision can be translated into policies forthe Development Plan.The proposed Development Plan Amendment programfor the next five years is detailed in Section 7for your comment.Written submissions on the Development Plan Reviewdiscussion paper can be provided by letter,fax or email addressed to Council by 5pm Monday,8 April 2013.Any person who makes a written submission has theopportunity to support their proposals at a publichearing to be held at the Mobilong CommitteeMeeting Room in the Local Government Centre,Seventh Street, Murray Bridge on Wednesday, 17thApril 2013 at 5pm.Written submission should clearly indicate whetheryou wish to be heard in support of your submissionat the public hearing. If no submissions request tobe heard at the public meeting, a meeting will notbe held on that night.Written submission should be addressed to:Development Plan Review 2013Rural City of Murray BridgePO Box 421, Murray Bridge SA 5253Email:developmentplanreview@murraybridge.sa.gov.auFax: 08 8532 2766If you have any queries about the DevelopmentPlan Review process or the recommendations containedwithin this discussion paper, please contacteither of Council’s Senior Policy Planners Daniel Herrmannon 8539 1121 or Mabel John on 8539 1151.DEVELOPMENT PLAN REVIEW 20135

6 RURAL CITY OF MURRAY BRIDGE

ContentsContext 3How to Make a Submission 51. Introduction 81.1 What is a Development Plan? 91.2 What is a Development Plan Amendment? 91.3 The Purpose of a Development Plan Review 102. Previous Development Plan Review 113. The Planning Strategy for South Australia 143.1 30 Year Plan for Greater Adelaide 153.2 Murray Mallee Region Plan 164. The Vision for the Rural City of Murray Bridge 174.1 Imagine Your Rural City 2020 184.2 Community Plan 2012-2020 184.3 Strategic Plan 2011-2015 195. Council’s Strategic Growth Studies 205.1 Murray Bridge Structure Plan 225.2 Murray Bridge Town Centre Master Plan & Urban Design Framework 245.3 Rural Communities Study 266. Primary Production and Environmental Sustainability 296.1 Primary Production 306.2 The Interface Between Primary Production and Township Areas 306.3 River Murray Flood Plain 316.4 Environmental Sustainability 327. Proposed Development Plan Amendment Program 33DEVELOPMENT PLAN REVIEW 20137

The Rural City of Murray Bridge last comprehensivelyreviewed its Development Plan in 1998.The 1998 Review identified a number of issues thatneeded to be examined as they related to thewhole of the Council area including:• riverfront areas at Murray Bridge,• rural land division policies,• urban land division/ infill development standards,including medium density guidelines,• town centre development,• rural living and country living,• intensive animal keeping and buffer standards,• tourism,• environmental issues,• industrial development,• riverine environment,• waste management, and,• local heritage.The review also identified the need to address various‘general’ policy issues that related to the entireCouncil, such as the need to adopt a more userfriendly Development Plan, buffers in rural areas,renewal of shack leases, car parking standards incentres, and land division standards.A summary of the Development Amendments(formerly ‘Plan Amendment Reports’) proposedthrough the 1998 review is provided in Table 1.As identified in Table 1, aspects of each DPA recommendedin the 1998 review have been incorporatedinto the Murray Bridge Council DevelopmentPlan. Many of the general issues raised within thisDevelopment Plan Review were considered directlyand indiretly by the Better Development Plan andGeneral DPA undertaken in 2009.12 RURAL CITY OF MURRAY BRIDGE

Table 1: Development Plan Review Flow ChartDPA Description Implementation ActionsRiverfrontLocal HeritageResidentialRural Land UseGeneral Review DevelopmentPlan AmendmentReportAddress the Riverfront area in Murray Bridge,between Hume Reserve and Long Island. Thisarea is of particular importance in terms of itstourism potential, recreation and communityservices, heritage and access to the River. ThePAR should address the desired future directionfor this important area.Address local items of heritage significancewhich should be identified and protectedthrough the Development Plan and DevelopmentAct.Address issues relevant to the urban areas,specifically for Murray Bridge. Such issues wouldinclude standards for all forms of housing basedon innovative use of guidelines, with considerationgiven to AMCORD. It was identified thatthis DPA should review land division standards,complying development standards, and publicnotification categories, and review townboundaries. Other townships such as Jervois,Wellington, Mypolonga and Callington wouldalso be reviewed.Address the rural issues identified by Counciland the community relating to intensive animalkeeping, separation buffers, standards foragricultural and horticultural activities, interfaceissues and public notification categories.Address and further investigate the other issuesraised in this Section 30 Report, and incorporatethem into the amendment of the Plan.Town Centre Zone DPAs were undertakenin 2003 and 2005, whichaddressed riverfront land betweenHume Reserve and Sturt Reserve.A Riverfront Management Strategywas also developed in 2007.Town Centre & Environs HeritageDPA was undertaken in 2004.Residential (Narooma) DPA wasundertaken in 2007.The Murray Bridge Council DevelopmentPlan was convertedto the ‘Better Development Plan’format through a BDP DPA in 2009.This DPA changed policy for theResidential Zone and incorporatedResidential Development policies.Primary Industry Zone DPA was undertakenin 2008 to create the currentpolicy areas within the PrimaryProduction Zone.The Better Development Plan andGeneral DPA undertaken in 2009,this DPA aligned zones and generalcouncil development policywith State Government’s SouthAustralian Planning Policy Librarymodules.DEVELOPMENT PLAN REVIEW 201313

3. THE SOUTH AUSTRALIANPLANNING STRATEGY14 RURAL CITY OF MURRAY BRIDGE

The Planning Strategy for South Australia outlinesthe direction for land use change and developmentwithin South Australia, and is a spatial representationof the key aspirations and targets fromSouth Australia’s Strategic Plan.The South Australian Planning Strategy haschanged significantly since 1998. The State Governmenthave introduced various volumes coveringdifferent geographic areas of the State. Twovolumes are relevant to the Rural City of Murraybridge are the 30-Year Plan for Greater Adelaide(2010) and the Murray Mallee Region Plan (2011).The changes brought about by these two volumesidentify the importance of the current DevelopmentPlan Review to ensure that it is consistent withthe Strategy as well as Council and Communitydesired strategic actions. Key directions relevant toCouncil within each volume are summarised in thissection.3.1 30-Year Plan for Greater AdelaideThe 30-Year Plan for Greater Adelaide sets out directionsstating ‘how’ the SA Government proposesto balance population and economic growth, withthe need to preserve the environment, protectprimary production lands and protect heritage andcharacter. The key objectives of the 30-Year Planare illustrated in Figure 3.Key policies promoted by the 30-Year Plan that arerelevant to the Rural City of Murray Bridge include:• concentrating growth outside of MetropolitanAdelaide in major regional towns,• planning for population growth over the next 30years – Murray Bridge and surrounds has beenset a target of 13,400 additional people and6,000 additional dwellings by 2038,• Creating mixed-use development opportunitiesrather than separating uses and concentratingdevelopment within activity centres (e.g.the Murray Bridge Town Centre), and includinghigher density residential development,• allowing for a larger mix of housing densities andtypes within growth areas,• Identifying and protecting heritage places andcharacter areas,• designating employment lands and specific jobtargets for each new growth area,• Maintaining a distinct scale, character and heritagefor each township not identified for expansion,and,• Managing the interface of primary productionareas through appropriate separation buffers.In response to the 30-Year Plan, The Rural City ofMurray Bridge prepared a Structure Plan for MurrayBridge (2012). The Structure Plan identifies variousfuture growth areas, employment lands and bufferareas for the primary production interface. Importantly,the Structure Plan has been prepared toachieve a level of growth that allows for a contingencybeyond the targets set in the 30-Year Plan.This will place the Rural City of Murray Bridge in abetter position to prepare for and manage strongfuture growth. The spatial recommendations of theStructure Plan will require various amendments tothe Development Plan before they can be realised.The identified Development Plan Amendments fromthe Structure Plan are detailed in Section 5.1.Figure 3: Objectives of the 30 Year PlanDEVELOPMENT PLAN REVIEW 201315

The vision that has been developed for the RuralCity of Murray Bridge through the Imagine YourRural City 2020 campaign, the Community Planand Strategic Plan must also be taken into accountwhen considering the key strategic directions withinthe Planning Strategy for South Australia.4.1 Imagine Your Rural City 2020In March 2011, Council, in collaboration with RegionalDevelopment Australia (Murraylands andRiverland) and Burke Urban, embarked on theImagine Your Rural City 2020 campaign. This communityengagement program included a series ofvisioning workshops with the community, one-ononeinterviews, site analysis and the ‘walk the beat’process. Engagement with the community was criticalin understanding the needs and aspirations, aswell as mobilising and inspiring the community, andfostering a partnership approach between Council,the community and Burke Urban.The workshops were an important forum in reachingan endorsed Place Essence (Community Vision)and Place Making Principles for Murray Bridge andother rural communities throughout the Councilarea.This process initially resulted in the development ofthree reports:Lay of the Land Report:An analysis of the Rural City of Murray Bridge includingthe physical and social background and thevalues and context for the Placemaking Report.Community Values Report:Capturing the ‘wisdom of the community’ fromcommunity visioning workshops and translatingthis wisdom into a practical guide for Council andstakeholders to better understand the needs andthe aspirations of the community.4.2 Community Plan 2012-2020The Rural City of Murray Bridge’s Community Planaims to balance competing pressures for economic,environmental and community sustainability inorder to build places and communities that meetand support current and future residents’ needsand desired quality of life.The shared vision for the Community Plan wasborne out of the Imagine Your Rural City 2020 communityengagement process.The vision for the Plan is:“The Rural City of Murray Bridge is an enterprisingand innovative community. It looks to thefuture with confidence, secure in the knowledgethat decisions made today have helped to createa place of opportunities”.This vision is underpinned by five guiding principles:• Enterprising & innovative – actively seeking outnew ways of doing business.• Caring and welcoming – embracing the knowledgeand wisdom of people of all walks of life.• Healthy and active – caring for our people andour environment.• Connected – connection that is more than justphysical.• A resilient place – will stand the test of time.Importantly, the Community Plan identifies theDevelopment Plan Review as a key project that willhelp make the vision a reality. The strategic growthstudies that help inform future Development PlanAmendments are also identified as key projects,which are discussed in greater detail in Section 5.Regional Placemaking Report:Findings from the Lay of the Land and CommunityValues reports are analysed. The report providesa vision (place essence) and place principles foreach township within the Council area, drawingfrom findings in the first two stages, which providea foundation for a series of strategies and actions(small wins and big wins) to achieve the vision.18 RURAL CITY OF MURRAY BRIDGE

4.3 Strategic Plan 2011-15In May 2012 Council adopted amendments to itsStrategic Plan 2011-15 that were guided by the Visionand Principles of the Rural City of Murray BridgeCommunity Plan 2012-20. The Strategic Plan formspart of Council’s Strategic Planning Framework,which was adopted in May 2012. The Murray BridgeCouncil Development Plan also forms part of theFramework. Figure 4 illustrates Council’s StrategicPlanning Framework.The Strategic Plan articulates Council’s strategicpriorities for the next four years. It reflects the aspirationsof the community, provides direction forCouncil officers and elected members in the developmentof future strategies, policies and plans, andrecognises the imperative to prepare for and managegrowth as identified in the 30 Year Plan.The Development Plan Review will ensure that theDevelopment Plan aligns with and support the followingobjectives of Council’s Strategic Plan:Economic• Objective 1.1: Attract new enterprises andincrease support for existing commercial, retail,construction and manufacturing, primary industryand tourism enterprises.• Objective 1.2: Improve regional and local infrastructure(for growth).• Objective 1.3: Develop vibrant and sustainablebusiness and education precincts.Environment• Objective 2.1: Improve conservation and enhancementof natural environs and manage forclimate change.• Objective 2.2: Improve the quality and diversificationof the built environment.• Objective 2.3: Preserve local heritage and characterof built environs.• Objective 2.4: Improve the management anduse of water and energy resources.• Objective 2.5: Minimise the environmental impactof waste.• Objective 2.6: Improve the management anduse of the River Murray flood plain.Social• Objective 3.1: Maintain adequate and appropriateopen space for present and future generations.• Objective 3.3: Foster cohesive and self supportingurban and rural communities.• Objective 3.4: improve community health,safety and well being.• Objective 3.5: Maintain support for the establishmentof appropriate land use and transportoptions that achieve community sustainability.• Objective 3.6: Recognise and celebrate ourcultural heritage.Governance• Objective 4.1: Improve community and stakeholderengagement.• Objective 4.3: Improve organisational performanceand the quality of service delivered.Figure 4: Council’s Strategic Planning FrameworkDEVELOPMENT PLAN REVIEW 201319

5. COUNCIL’S STRATEGICPLANNING GROWTH STRATEGY STUDIES20 RURAL CITY OF MURRAY BRIDGE

In response to the ideas and vision generated from‘Imagine Your Rural City 2020’ campaign, and thenew strategic directions set by the Planning Strategyfor South Australia, Council has prepared anumber of strategic growth studies. These studiesfocus on leading the Rural City of Murray Bridge intoa positive and sustainable future and include:• Murray Bridge Structure Plan,• Murray Bridge Town Centre Master Plan andUrban Design Framework, and,• Rural Communities Study.These strategic planning studies are timely in themidst of an impressive range of projects eithermooted, in the pipeline, or have been recentlycompleted, which collectively boost the optimismof the growth outlook for the Rural City of MurrayBridge. Some of these projects include the following:• Murray Bridge Market Place Retail Development,• Murray Bridge Green Expansion,• Murraylands Powerhouse Education Precinct,• Hindmarsh Road Bulky Goods Retail Precinct,• Gifford Hill equine and residential developmentproject,• Racecourse/Golf course redevelopment project,• Monarto South Intermodal and EmploymentPrecinct,• Waterfront Redevelopment (including adjacentRail Precinct),• North South Freight Corridor,• Adelaide Freight Rail Bypass,• Monarto Zoo expansion and redevelopment,and,• Callington Pipeline Project.The following sections provide a brief summary ofthese studies, including a summary of key themesexpressed from the community during the consultationprocess undertaken between March-May 2012.DEVELOPMENT PLAN REVIEW 201321

5.1 Murray Bridge Structure PlanThe Murray Bridge Structure Plan has been preparedto achieve the requirement to subject newgrowth areas to ‘structure planning’ as set out inthe 30-Year Plan for Greater Adelaide and MurrayMallee Region Plan.The Murray Bridge Structure Plan provides the community,land owners, developers, and State andRural City of Murray Bridge with a clear directionon where growth should occur, having regard totopographical, infrastructure, land use interfaceand heritage constraints.5.1.1 What the Community Said (Imagine YourRural City Stage 2, April 2012)Requests for land development proposals:• Alternative zoning considerations for the GeneralIndustry Zone area bound by Brinkley Road,Old Swanport Road and Hindmarsh Road,• Areas along Commerce Road to be consideredfor future residential purposes,• Some primary production land on the easternside of the river for land outside of the studyarea to be considered for country and rural livingpurposes,• Infill development considerations within existingrural living and country living zones on theeastern side,• Part of the Recreation corridor in the westernsector to be considered for country living purposes,• Land in the south-eastern corner of the studyarea to be considered for the country livingpurposes, and,• Part of the River Murray Fringe Zone, adjacentHume Reserve, to be considered for future residentialpurposes.5.1.2 Key Strategic Directions• A population growth of 2.3% per annum hasbeen used for the Structure Plan to ensure forwardplanning does not underestimate potentialgrowth,• The modelled growth scenario for Murray Bridgetargets an additional 18,700 people, 8,400 additionaldwellings and 9,000 additional jobs to2038, which achieve and exceed the growthtargets set out in the 30-Year Plan for GreatAdelaide,• A range of new residential growth areas areproposed outside of the existing Murray Bridgetownship, including western and southern areas,with long term and strategic expansion proposedin areas on the eastern side of the river,• Future employments lands have been identifiedprimarily to the north of the existing townshipand small areas on the western side. Importantexisting and future employment lands withinMonarto have been considered when MurrayBridge Employment lands were identified,• A distribution of new retail centres is proposedthroughout the various growth areas, includingfuture neighbourhood centres at Gifford Hill, theformer race course site and the eastern side ofthe river,• The Composite Structure Plan (shown in Figure5) will create an additional population growthof 29,000-3,600 people, an additional dwellingcapacity between 12,600-13,100 and an additional7,250 jobs, and,• The Structure Plan provides an outline of futureinfrastructure requirements including an IndicativeInfrastructure Schedule that identifies keytrigger points to determine when infrastructureaugmentation will be required.General submissions• Concerns over indicative placement of thefuture waste water treatment plant, and,• Focus on stormwater management, tourismdevelopment and sporting and recreationalfacilities linked to the river.22 RURAL CITY OF MURRAY BRIDGE

5.1.3 Potential Development Plan ImplicationsResidential Growth DPAThis DPA will investigate and rezone land within theRural Living Zone bound by Old Swanport Road,Brinkley Road and Adelaide Road for future residentialpurposes. This DPA will also review existing policyareas and precincts within the existing ResidentialZone.Strategic Sites DPA (Stage 1 - Swanport)This DPA involves investigation and rezoning of landlocated within the Primary Production Zone adjacentSwanport Village Road and Lovers Lane.Gifford Hill DPAThis DPA involves the zoning adjustment of sitesneighbouring the new racecourse for commercial/mixed use buffer/interface purposes.Figure 15.8:Structure PlanEmployment Lands DPA (Stage 1)This DPA involves the investigation and rezoning ofStage 1 employment lands as identified within theStructure Plan. The DPA will investigate the area affectedto satisfy demand associated with Stage 1.Residential Racecourse and Golf Course DPAThis DPA involves the investigation of a neighbourhoodcentre within the existing residential zone.Urban Waterfront DPAThis DPA involves the investigation and rezoning ofthe land adjoining the riverfront to residential, toenable the development of high quality riverfronthouses. This project will value add and provide desiredholiday accommodation built forms in MurrayBridge.STRUCTU1. The recreathe vicinityof future inwill determspace landhousing sube accomrequiremefacilities inon the pronoise and2. The widthof the Souto future inappropriatissues, visattenuatio3. Land alonis currentlyZone. In ithere is nochange.4. The propoRegional Tcontaminainfrastructmeat procRCMB Op ooding isFigure 5: Murray Bridge Composite Structure PlanDEVELOPMENT PLAN REVIEW 201323

5.2 Murray Bridge Town Centre Master Plan &Urban Design FrameworkThe Murray Bridge Town Centre Master Plan and UrbanDesign Framework (UDF) is intended to providea framework to lead Murray Bridge into a sustainablefuture through the positive revitalisation andpromotion of its ‘regional town centre’.5.2.1 What the Community Said (Imagine YourRural City Stage 2, March 2012)• The riverfront is an under-utilised asset andshould be improved through additional recreationactivities (e.g. Cafes and restaurants),improved tourism facilities, signage, greaterfacilitation of outdoor functions and events,establishing walking and cycling trails and incorporatingsecurity lighting,• There is a need to improve linkages betweenvarious retail precincts,• The existing public transport system is inadequateand there are concerns about theimpacts of freight movements in the heart ofthe town centre, both opposition and support toreducing Bridge Street to a two lane road anda need for additional car parking along BridgeStreet and surrounds, and,• A greater emphasis should be placed on protectingheritage values of the riverfront - theaboriginal, railway and shipping stories.• Improving the pedestrian experience throughstreetscape and gateway improvements, clusteringand consolidating of activities/retailing/services/civic facilities and wayfinding strategies,and,• Expanding the Regional Town Centre Zoneboundary to allow for additional mixed use activities,as shown on Figure 6.5.2.3 Potential Development Plan ImplicationsThe Regional Town Centre Expansion and Car ParkingFund DPAThis DPA will facilitate expansion of the RegionalTown Centre Zone boundary to promote new developmentopportunities. It will also ensure that keyrecommendations relating to the Master Plan, theurban design and aspirations for each precinct areappropriately reflected in the Development Plan.The Car Parking Fund component of this DPA willdesignate areas for car parking, e.g. in such areasof the Town Centre. The Development Plan will thenallow developers to contribute funds to Councilwhen there may be shortfalls in of on-site car parkingin their proposed development or as an alternativeto on-site car parking.5.2.2 Key Strategic Directions• Activation of the riverfront through a range ofpublic uses, creation of a continuous pedestrianpromenade, enhancing linkages with adjoiningprecincts, embracing aboriginal heritage andreviewing and rationalising landscaping withinthe Precinct,• Revitalisation of Bridge Street, Sixth Street andSeventh Street to ensure the traditional activitycentre remains an attractive and viable destinationin the long term, and complements thecontemporary Marketplace retail development,• Creation of a cultural activity hub around Bridgeand Sixth Streets to reinforce the ‘heart’ of MurrayBridge,24 RURAL CITY OF MURRAY BRIDGE

Figure 6: Murray Bridge Town Centre MasterplanDEVELOPMENT PLAN REVIEW 201325

5.3 Rural Communities Study (Rural City ofMurray Bridge)The Rural Communities Study provides the community,land owners, developers, and State andLocal Governments with a clear direction on wheregrowth is planned for rural communities at Callington,Jervois, Wellington, Monarto, Mypolonga,Woodlane, and River Glen/Whitesands/ Monteith/Woods Point. The location of rural communities isshown on Figure 7. The reasons why the investigationswere undertaken:• to facilitate housing choice and diversity,• to increase employment opportunities,• to improve community facilities,• to promote environmental sustainability,• to preserve heritage, character and the uniqueidentity of each township,• to manage infrastructure requirements and provisionfor funding via State Government, LocalGovernment and developers, and,• to facilitate critical population thresholds for viableinfrastructure provision.5.3.1 What the Community Said (Imagine YourRural City Stage 2, March-May 2012)• Heritage preservation should be made a priorityin rural townships, and this should link with tourismin the form of heritage and tourism orientedwalking trails,• Celebration of the regions fresh food and produce– mushrooms, lettuces, onions, herbs, T&R,Big River Pork (meat) and Coorong (fish) alongwith intensive animal keeping,• The river and riverfront should be used to drivetourism and recreation – paddle boats, assesspath, viewing areas, displaying the rich aboriginal,railway and shipping heritage,• Buffers should be developed between intensivefarming and agricultural areas,• Beautification of Jervois to Wellington Road/Tourist Drive should be undertaken,• Preserve native vegetation and protect environmentalmatters including nurseries to aid vegetation,• Monarto – residential lands should be investigatedas part of the rezoning, study should beamended to provide more detail, environmentalaspects considered further, Industry andfire (CFS) concerns should be addressed, and,heritage agreements and vegetation re-considered,• Callington – A two lane bridge should be considered(providing pedestrian and bike access),blocks sizes should be 1000m2, heritagebuildings and the historic precinct should beprotected, heritage walking trails should bedeveloped, and recreation areas (open spacesand reserves), footpaths and lighting should beupgraded,• Woodlane – land division and rezoning shouldbe reconsidered,• Mypolonga – a Caravan Park should be includedwithin walking distance and further subdivisionshould be considered, along with long termirrigation plans,• Wellington – intensive animal keeping bufferzones should be changed from 2kms to 10kmssubject to investigations. And, a tourism area i.e.the ‘Wellington Tourism Zone’ should be created,and,• Woodspoint – preserve local heritage, theWoods Point Station has considerable development/Tourism potential.5.3.2 Strategic DirectionsA summary of key strategic directions and potentialDevelopment Plan implications for each township issummarized in Table 2.26 RURAL CITY OF MURRAY BRIDGE

Table 2: Strategic Directions Summary for Rural CommunitiesTownship / Existing Zoning Vision Proposed Development PlanInvestigationsCallington(Country Township, RuralLiving and ResidentialZones)Jervois(Country Township Zone)Wellington(Country Township andRural Living Zones)Monarto(light Industry, MonartoZoo, Rural Living Zones)River Glen / White Sands(River Murray SettlementZone)Monteith(Country Township Zone)Woods Point(Country Township Zone)Mypolonga(Country Township & RiverMurray Flood Zone)Woodlane(River Murray Settlementand River Murray Floodand Fringe Zones)Long term growthCommon purpose planwith CouncilSustainable growthwithin townshipboundary• Need to undertake Structure Plan for entiretownship with District Council of Mount Barker(DCMB),• Consolidate zoning between RCMB andDCMB,• Consider character / heritage impacts, allotmentsizes and infrastructure requirements.• Review zoning role and function,• Review provisions relating to interface betweenresidential and intensive animal keepingactivities.Long term growth • Review provisions relating to interface betweenresidential and intensive animal keepingactivities.Immediate growthRegional EmploymentCentreLimited short termgrowthNo ChangeMaintain townshipboundaryLimited short termgrowth within townshipboundarySustainable growthwithin townshipboundarySustainable growthwithin township limits• Review zoning role and function to balanceeconomic growth and environment protection,• Expansion of industry zoned land,• Investigate infrastructure provision, biodiversity/vegetation protection, interface with the zoo,and traffic and fire management.• Review role and function of zoning to enhanceprimary production,• Review flood plain.• Review role and function of zoning to enhanceprimary production,• Review flood plain.• Review role and function to enhance primaryproduction,• Increase range of tourist accommodation andlinkages to Marina.• Review role and function of zoning to enhanceprimary production,• Review interface with primary production activities.• Review role and function of zoning to enhanceprimary production.DEVELOPMENT PLAN REVIEW 201327

5.3.3 Potential Development Plan ImplicationsMonarto Enterprise DPAThis DPA builds upon previous investigations undertaken,providing an avenue for environmentallysustainable development and allows the re-zoningassociated with an intermodal hub while strengtheningthe industrial growth within Monarto.Rural Townships DPAThis DPA reviews the zoning of all rural townshipsthroughout the Rural City of Murray Bridge, with theexception of Monarto (separate DPA).Importantly, the DPA will build upon and expandthe recommendations of the Rural CommunitiesStudy.Local Heritage DPAA Local Heritage survey will be commenced withinthe next 5 years. The survey will focus on the entireCouncil area and will create a list of ProvisionalLocal Heritage listed buildings. The DPA process willfollow the survey, to formally list the Local Heritagebuildings into the Development Plan. The DPA islikely to be completed in the long run (greater than5 years), due to state government policy revisions.Figure 7: Location of Rural Communities28 RURAL CITY OF MURRAY BRIDGE

6. PRIMARY PRODUCTIONAND ENVIRONMENTALSUSTAINABILITYDEVELOPMENT PLAN REVIEW 201329

The Planning Strategy for South Australia, the visionfor the Rural City of Murray Bridge and strategicgrowth studies all highlight opportunities for growthwithin the Rural City of Murray Bridge. However,it is critical that growth ensures that the primaryproduction industry, which underpins the region’seconomy, remains viable and sustainable in thelong term future. Environmental sustainability andprimary production viability are interrelated andwill continue to depend on each other. This sectionseeks to discuss the key issues facing primary productionand environmental sustainability in a DevelopmentPlan context.6.1 Primary ProductionSpatially, a significant majority of the Council areais both used and zoned for ‘Primary Production’ purposes.The region’s economy is underpinned by theprimary production industry, particularly when valueadding industries are taken into account. It is criticalthat primary production activities continue toremain viable within the Rural City of Murray Bridge,while facing future challenges brought about byeconomic uncertainty, climate change and urbanencroachment.The planning policies within the Primary ProductionZone have been recently updated through a DPAthat affected all zones and policy areas within theCouncil, which was undertaken in 2009. A comprehensivereview of the Primary Production Zone waslast undertaken in 2008, which generally identifiedand created the policy areas that are currentlywithin the Development Plan.A review of the Primary Production Zone policiesidentifies that existing and potential primary productionactivities within the Rural City of MurrayBridge can be established or operate without unreasonableconstraint from the Development Planpolicy. Most policies are consistent with the currentpolicy standards set by the State Government.Council do not have immediate plans to undertakea comprehensive review of the Primary ProductionZone policies.The State government and Regional DevelopmentAustralia are currently undertaking studies in identifyingrural industry trends and primary productionpriority areas, which is likely to inform future reviewand investigations surrounding Primary ProductionZone policies and how they apply across the State.6.1.1 Potential Development Plan ImplicationsCouncil will undertake minor amendments to LandDivision policies within the Primary Production Zoneas part of a proposed ‘high priority’ DPA, detailedin Section 7 (eg. Strategic Sites DPA. The intent ofthese amendments will be to minimise ambiguityand speculation surrounding the division of primaryproduction land into small allotments.The loss of primary production land will also need tobe investigated and appropriately justified as partof any DPA concerning growth.6.2 The Interface Between Primary Productionand Township AreasManaging the interface between primary productionactivities and urban areas and townships isextremely important to ensure that primary productionremains viable and urban amenity is not undulycompromised. This was an important issue raisedin various community submissions during the communityconsultation of the Rural Communities Studyand Murray Bridge Structure Plan. Further, protectingthe ‘right to farm’ has become increasinglyimportant.The Murray Bridge Council Development Plan currentlycontains general policies relating to ‘interfacebetween land uses’. These policies generallypromote:• Identification of appropriate separation distancesbetween primary production and sensitiveland uses,• Protection of primary production use from urbanencroachment, and,• The need for urban development and sensitiveuses to consider the impacts of adjoining landuses.30 RURAL CITY OF MURRAY BRIDGE

In addition, the Environment Protection Authorityhave also prepared document titled ‘Guidelinesfor separation distances’ (2007). This documentrecommends separation distances to be appliedduring the assessment of development applicationsto ensure that incompatible land uses are locatedin a way that minimises impacts caused by noise,odour, polluting air emissions and/or water pollutingactivities.General policies relating to the interface betweenland uses and urban encroachment within theDevelopment Plan are likely to be updated in thefuture as ‘best practice’ standards evolve andtechnology advances. However, it is most likelythat such policy changes will be initiated by StateGovernment.6.3.1 Potential Development Plan ImplicationsEach of the proposed DPAs relating to urbangrowth initiated by Council over the next 5 yearswill importantly need to consider and appropriatelymanage rural interface issues with primary productionactivities (e.g. Rural Townships DPA).6.3 River Murray Flood PlainThe lower River Murray floodplain contains someof the most fertile soils in the southern hemisphere.Recent drought and economic conditions hasresulted in a decrease in the quantity of land usedfor agricultural pursuits. To ensure that future use ofthe floodplain achieves maximum economic, socialand environmental prosperity for the region, thereis a need to identify viable and sustainable futureland use opportunities and the associated planningpolicies and legislation that may be reviewed.Regional Development Australia (Murraylands andRiverland) in partnership with affected Councils andthe State Government are subsequently initiatinga ‘Land Use Study & Development Plan Review forthe Lower Murray Flood Plain’. The study will seekto conduct significant research and provide anevidenced report containing analysis and recommendations,for the future sustainability and use ofthe Lower Murray Flood Plains. It is intended that thereport will be used to influence government policyon land use planning for the flood plain to achievemaximum economic, social and environmentalbenefit for the region. It is expected that this studywill be completed in 2013.6.3.1 Potential Development Plan ImplicationsLower Murray Flood Plain DPAThe ‘Land Use Study & Development Plan Reviewfor the Lower Murray Flood Plain’ will inform investigationsrequired for a future DPA affecting the RiverMurray Flood Plain policy framework. Pending therecommendations of the study, the DPA is likely toreview opportunities for future land use within theflood plain and promote a greater balance betweeneconomic development and land use, naturalresource management and hazard mitigation.This DPA is likely to be undertaken region-wide, includingadjoining Council Areas, as well as projectpartnerships being formed with State government,Regional Development Australia (MurraylandsRiverlandand the Natural Resources ManagementBoard.DEVELOPMENT PLAN REVIEW 201331

6.4 Environmental SustainabilityThe need to recognise and protect natural andenvironmental assets is a strong theme within TheSouth Australian Planning Strategy and is also akey strategic objective for the Rural City of MurrayBridge. The key natural assets within the region includewater ecosystems, riverine environments, theeastern mount lofty ranges, land biodiversity andscenic landscapes.The Rural City of Murray Bridge recognises thatclimate change and economic uncertainty arehaving a significant impact on both the business ofCouncil and the communities it represents. Climatechange is potentially one of the greatest threats tothe future of our economic, social and environmentalstability and growth. While drought conditionsmay ease, water availability in the SA Murray DarlingBasin is likely to remain constrained.The current Development Plan contains a numberof policy modules that promote environmentallysensitive design. The Development Plan shouldcontinue to be updated to promote best practicepolicy for environmental sustainability and climatechange adaption.Council have recently endorsed an IntegratedWater Management Plan for the Rural City of MurrayBridge which assess the risks and implicationsassociated with providing water for growing communitiesin an uncertain climatic future. The recommendedmanagement actions within this studyprovide direction for:• sustainable management of all water resourcesparticularly as they relate to townships and theirpotential growth,• securing sufficient water supplies to maintainpublic amenity purposes,• promoting water use that is ‘fit for purpose’,• energy efficient water infrastructure; and,• creating resilient townships capable of respondingto uncertain climate future.The key recommendations within the IntegratedWater Management Plan are being sieved into aregion-wide DPA to introduce Integrated WaterManagement principles in Development Plans sothat water use sustainability can be appropriatelyassessed.6.4.1 Proposed Development Plan ImplicationIntegrated Water Management Plan DPAThis DPA allows natural resource managementchanges to maintain water resource managementin line with State Government NRM Plans and‘Water For Good’ Plans. RCMB is leading this crossregionalDPA with considerable support by the SAMurray Darling Basin Natural Resource ManagementBoard. This DPA involves various neighbouringand rural Councils.32 RURAL CITY OF MURRAY BRIDGE

7. PROPOSED DEVELOPMENTPLAN AMENDMENTPROGRAMDEVELOPMENT PLAN REVIEW 201333

Having regard to the various strategic aspirations and community perspectives, directions have beenidentified within this discussion paper. Council proposes the following draft program of Development PlanAmendments to be undertaken over the next 5 years.Current DPA’s (likely to be completed in the next 6 months)PROPOSED DPA OPPORTUNITIES DPA INITIATOR &FUNDERIntegrated WaterManagement PlanDPAProvides for natural resource managementpolicy changes affectingthe entire Council to improve waterresource management.Federal, stateand local governmentsSUPPORTING STUDIESREQUIREDMurray Integrated WaterManagement Plan(2012)High Priority DPA’s (to be commenced in the next 1-3 years)PROPOSED DPA OPPORTUNITIES DPA INITIATOR &FUNDERMonarto EnterpriseDPARegional Town CentreExpansion & CarParking Fund DPAResidential GrowthDPAInvestigates the expansion of theMonarto Light Industry Zone to createadditional employment opportunitiesand an intermodal hub,while also balancing environmentalprotection.Investigates the expansion of theRegional Town Centre Zone topromote mixed use developmentopportunities. The DPA also seeks toformalise a Car Parking Fund withinthe Development Plan.Investigate and rezone land withinthe Rural Living Zone bound by OldSwanport Road, Brinkley Road andAdelaide Road for future residentialpurposes.CouncilCouncilCouncilSUPPORTING STUDIESREQUIREDMonarto South Intermodaland Land Use Study(completed 2008)Rural Communities Study(2012)Town Centre Master Plan& Urban Design FrameworkMurray Bridge StructurePlanInfrastructure investigationsSite contaminationstudiesStrategic Sites(Stage 1 – Swanport)DPAInvestigation and rezoning of landlocated within the Primary ProductionZone adjacent Swanport VillageRoad and Lovers Lane.DeveloperMurray Bridge StructurePlanFeasibility studies byDeveloperGifford Hill DPAUndertake zoning adjustments ofsites neighbouring the new racecoursefor commercial/mixed usebuffer/interface purposes.DeveloperSupporting studies fromDeveloper34 RURAL CITY OF MURRAY BRIDGE

Residential Racecourseand GolfCourse DPAThis DPA involves the investigation ofa neighbourhood centre within theexisting residential zone.DeveloperMurray Bridge StructurePlanSupporting studies fromDeveloperUrban WaterfrontDPAInvestigation and rezoning of theland adjoining the riverfront to residential,to enable the developmentof high quality riverfront houses.DeveloperMurray Bridge StructurePlanFeasibility / supportingstudies from developerLower Murray Land UseStudy & DevelopmentPlan Review (2013)Medium Priority DPA’s (to be commenced in the next 3-5 years)PROPOSED DPA OPPORTUNITIES DPA INITIATOR &FUNDERRural Townships DPA Review the zoning of all rural townshipsCouncilthroughout the Council tobuild upon and expand upon thegrowth directions set out in the RuralCommunities Study.Lower MurrayFloodplain DPAMurray BridgeEmployment Lands(Stage 1) DPAReview opportunities for futureland use opportunities to promotea greater balance between economicdevelopment and land useopportunities, natural resource managementand hazard mitigation.Investigation and rezoning of employmentlands, as identified withinthe Murray Structure Plan, to provideadditional employment opportunities.Councils, StateGovernment,RDA, NRM Board,CouncilSUPPORTING STUDIESREQUIREDRural Communities StudyLower Murray Land UseStudy & DevelopmentPlan Review (2013)Murray Bridge StructurePlanInfrastructureinvestigationsSupply & demandanalysisDEVELOPMENT PLAN REVIEW 201335

Low Priority DPA’s (5+ years)PROPOSED DPA OPPORTUNITIES DPA INITIATOR &FUNDERLocal Heritage DPA Implement the recommendationsCouncilfrom a Council initiated localheritage survey in order to protectplaces of heritage value.SUPPORTING STUDIESREQUIREDLocal Heritage SurveyFigure 8 shows the spatial distribution of the proposed DPA’s throughout the Council area.This draft Development Plan Amendment program recognises current priorities. Circumstances may arisewhich may result in other strategic priorities being established during the above timeframe. This may necessitateinitiation of additional or amended DPAs not foreseen at this time.36 RURAL CITY OF MURRAY BRIDGE

Figure 8: Spatial Distribution of Proposed DPA’sDEVELOPMENT PLAN REVIEW 201337

Written submission should be addressed to:Development Plan Review 2013Rural City of Murray BridgePO Box 421, Murray Bridge SA 5253Email: developmentplanreview@murraybridge.sa.gov.auFax: 08 8532 2766Consultation closes 5pm Monday, 8 April 2013Council thanks Krista Jensen (volunteer Urban Design Project Officer) for the photographycontained within this documentFor further information about this document, please contact Council’s PolicyPlanners:Mabel John p: 8539 1151 e: m.john@murraybridge.sa.gov.auDaniel Herrmann p: 8539 1121 e: d.herrmann@murraybridge.sa.gov.auRURAL CITY OF MURRAY BRIDGE