Structure Plan - Rural City of Murray Bridge

murraybridge.sa.gov.au

Structure Plan - Rural City of Murray Bridge

Report to ConvocationFebruary 25, 2010Professional Regulation CommitteeCommittee MembersLinda Rothstein (Chair)Julian Porter (Vice-Chair)Bonnie Tough (Vice-Chair)Christopher BredtJohn CampionCarl FleckPatrick FurlongGary Lloyd GottliebGlenn HaineyBrian LawrieRoss MurraySydney RobinsBaljit SikandRoger YachettiPurpose of Report: Decision and InformationPrepared by the Policy Secretariat(Jim Varro – 416-947-3434)


TABLE OF CONTENTS 00EXECUTIVE SUMMARY 306 POPULATION MODELLING 3311 INDUSTRIAL LAND SUPPLY16 FUTURE INFRASTRUCTURE01 INTRODUCTION 46.1 Murray Bridge Urban Growth Plan 33AND DEMAND 44REQUIREMENTS 6302 BACKGROUND 56.2 The 30 Year Plan for Greater Adelaide 3311.1 Demand 4416.1 Water and Wastewater 6303 STUDY AREA IDENTIFICATION 66.3 The Murray and Mallee Region Plan 3311.2 Land Supply 4416.2 Stormwater 643.1 Location 66.4 DPTI’s Population Projections 3411.3 Implications for Structure Plan 4416.3 Electricity 6604 STRATEGIC CONTEXT 76.5 Adopted Population Growth Scenario 3412 HUMAN SERVICES LAND SUPPLY16.4 Human Services 674.1 State 76.6 Implications for Structure Plan 34AND DEMAND 4516.5 Implications for Structure Plan 674.2 Regional Development Australia 1107 MODELLED DEMOGRAPHIC PROFILE 3512.1 Education 4517 IMPLEMENTATION 684.3 Council 127.1 Average Household Size 3512.2 Health 4617.1 Planning Strategy 684.4 Implications for Structure Plan 197.2 Age Profi le 3512.3 Emergency Services 4717.2 Regional Implementation Strategy 6805 STUDY AREA CHARACTERISTICS 217.3 Household Income 3512.4 Community Services 4817.3 Council’s Planning Framework 685.1 Topography 217.4 Education 3512.5 Open Space and Recreation 4817.4 Strategic Directions Report 695.2 Current Land Use Characteristics 217.5 Implications for Structure Plan 3512.6 Implications for Structure Plan 4917.5 Infrastructure Provision 705.3 Demographics 2308 RESIDENTIAL LAND SUPPLY13 OPPORTUNITIES AND CONSTRAINTS 5117.6 Consultation 725.4 Dwelling Approvals / Land Sales 24AND DEMAND 3713.1 Opportunities 5117.7 Next Steps 735.5 Environment 248.1 Potential Growth Areas 3713.2 Constraints 525.6 Heritage 258.2 Implications for Structure Plan 3914 STRUCTURE PLAN OPTIONS &5.7 Water 2709 RETAIL LAND SUPPLY AND DEMAND 40RECOMMENDATIONS 535.8 Sewer 289.1 Current Retail Provision 4014.1 Targets 535.9 Stormwater 289.2 Future Retail Floor Space Demand 4114.2 Existing Town Capacity 535.10 Telecommunications 299.3 Future Retail Distribution 4214.3 Western/Southern Growth Capacity 545.11 Gas Transmission Pipelines 299.4 Implications for Structure Plan 4214.4 Eastern Growth Capacity 555.12 Electricity 3010 COMMERCIAL LAND SUPPLY14.5 Achieving Targets 555.13 Transport 30AND DEMAND 4315 STRUCTURE PLAN 565.14 Implications for Structure Plan 3110.1 Demand 4315.1 Purpose and Application 5610.2 Land Supply 4315.2 Detailed Plans 5610.3 Implications for Structure Plan 4315.3 Composite Structure Plan 601


EXECUTIVE SUMMARY2


EXECUTIVE SUMMARYThe Structure Plan is a high level spatial document whichdesignates growth areas to guide and accommodatepopulation growth within Murray Bridge. The StructurePlan considers the infrastructure required to develop thesegrowth areas in order to build a robust community.The growth areas outlined within the Structure Planrequire further detailed investigations in order to resolveinfrastructure and human services provision such as localtraffi c, open space and community facility planning, etcetera. These detailed investigations will be undertakenthrough the Development Plan Amendment process whichwill seek to rezone the designated areas.Whilst detailed investigations are required as part of therezoning process, the Structure Plan is based on a rangeof investigations to determine the broad implications of,and recommended direction for, growth in Murray Bridge.The Structure Plan provides the community, land owners,developers, and State and Local Government with a cleardirection on where growth will occur.The Rural City of Murray Bridge is currently undertakinga number of other strategic investigations in response tothe anticipated growth as identifi ed in the 30 Year Planfor Greater Adelaide and the desire to foster and promotesustainable development within the community. Theseinclude:• Rural Communities Study;• Community Plan;• Murray Bridge Town Centre Master Plan;• Public Realm Style Guide;• I ntegrated Transport and Traffi c Management Plan;• Murray Bridge Bike Plan;• Environmental Sustainability Management Plan;• Integrated Water Management Plan;• Sports and Recreation Plan; and• Positive Ageing Strategy.An impressive range of projects either mooted, in thepipeline, or approaching completion further boosts theoptimism of the growth outlook for Murray Bridge. Theseinclude:• Waterfront Redevelopment (including adjacent RailPrecinct);• Murray Bridge Market Place Retail Development;• Murraylands Powerhouse Education Precinct;• Hindmarsh Road Bulky Goods Retail Precinct;• Gifford Hill Project;• Racecourse/Golf course redevelopment project;• Monarto South Intermodal and Employment Precinct;• North South Freight Corridor;• Adelaide Freight Rail Bypass;• Monarto Zoo expansion and redevelopment; and• Callington Pipeline Project.The Structure Plan presents an opportunity to promotean integrated and cohesive planning framework bylinking these projects (and others) and ensuring that theyare underpinned by the necessary social, economic,environmental and infrastructure policy and programs.The study area includes land which is currently locatedoutside of the existing township boundary/growth areasdesignated by the 30 Year Plan for Greater Adelaide andas such amendments to the Planning Strategy would berequired to facilitate future urban development within thoseareas.The population and dwelling growth targets to 2038, are:• Population growth of 18,700;• Dwelling growth of 8,400; and• Job growth of 9,000.The preferred growth scenario for Murray Bridge requiresthe creation of 280 net additional dwellings per annumon average. Therefore there should be a rolling stock ofland capable of delivering at least 4,200 net additionaldwellings. Further, this stock should be capable ofdelivering a diversity of product from a competitively largenumber of different ownerships.The 3 tiers of government and the development sectorneed to work collaboratively in delivering the infrastructurerequired. This Structure Plan provides the necessaryframework to commence collaboration between thesestakeholders and to identify funding sources. Theinfrastructure requirements and locations proposed in thisStructure Plan have not yet been agreed by Government.3


INTRODUCTIONThis Structure Plan, recommends planning directions • required transport improvements and augmentationto achieve the objectives set out in the 30 Year Plan for(including thresholds for new and existing / upgradedGreater Adelaide and the Murray Mallee Region Plan.road infrastructure) and review and investigation of thecapacity for transport improvements and augmentationIn developing this Structure Plan, regard has been given to where required. These issues being informed by aState Government, Regional Development Australia and separate Integrated Transport and Traffi c ManagementCouncil planning documents and the State Government’s Plan (ITTMP) being undertaken in parallel to thisStructure Planning guidelines.Structure Plan;• investigation of existing infrastructure availability andSpecifi c investigations were undertaken covering thecapacity (including water, reclaimed water, sewer,following issues:power, gas, stormwater, telecommunications and• the spatial context and location of the Study Areabroadband), and transport required infrastructurerelative to the regional, district, neighbourhood andaugmentation and capability;local centres and townships;• existing economic and commercial services and• the current township structure and population,facilities and required economic services and facilitiesincluding an analysis of relevant demographic data and to support urban expansion;trends;• employment availability, accessibility and growth• population and housing projections including theprospects;potential capacity of the area (dwellings / population) as • demand for retail fl oorspace including spatialinformed by the 30 Year Plan for Greater Adelaide and requirements according to a hierarchy of mixed usethe Murray Mallee Region Plan;activity centres to serve the needs of the development;• the existing transport network (public and private), • existing social infrastructure provision and capacity inconnectivity and linkages both within the Study Areathe locality and required social infrastructure services toand surrounding townships in the region;support urban expansion;• linkages to the South Eastern Freeway and, in0401particular, the role and function of the interchanges andsurrounding environs;• availability, nature and composition of land for urbanexpansion (opportunities and constraints) including:– development capability / predisposition;– land use confl icts and interface issues;– environmental issues (fl ora and fauna conservationand biodiversity including identifi cation of anyremnant and / or endangered native species);– topography; and– European and aboriginal heritage (including heritagesites and places).• potential to provide a range of innovative housing typesand densities including aged and affordable housinginitiatives;• existing relevant strategies, policies and controls andin the context of alignment with the South AustralianStrategic Plan, the 30 Year Plan for Greater Adelaide,the Murray Mallee Region Plan and other relevantplans, strategies and reports; and• aspirations of the Rural City of Murray Bridge, thecommunity and key stakeholders.Based on historical trends, a population growth rate of1.8% and an additional dwelling target of 6,000 dwellings,as expressed by the 30 Year Plan for Greater Adelaideappears the most likely growth outcome. Howeverin order to ensure that forward planning does notunderestimate potential growth, the Structure Plan modelsfor population growth averaging 2.3% per annum.Table 1.1 provides population and dwelling growth targetsat fi ve year intervals based on the preferred growthscenario.Table 1.1: Preferred Population, Dwelling and JobTarget Scenario*Growth from 2008**Includes regional jobs, i.e. jobs in agriculture, tourism, Monarto andother townshipsPopulation targets are aspirational indicatorsused for strategic planning purposes and are notforecasts of the future. Population projectionsare intended to illustrate the consequences ofselected assumptions on the size, age structure andgeographic distribution of population and are oftenbased on data/trends drawn from preceding years.


BACKGROUND 02Murray Bridge is poised for very signifi cant growth. The• Adelaide Freight Rail Bypass;Figure 2.1:Strategic Context of Structure PlanState Government, through the 30 Year Plan for GreaterAdelaide, has targeted the population of the Rural City toincrease to around 24,000 over the next 15 years.• Monarto Zoo expansion and redevelopment; and• Callington Pipeline Project.Given the solid local employment base and existinghousing affordability in Murray Bridge, there are goodreasons to anticipate strong growth.The Structure Plan presents an opportunity to promotean integrated and cohesive planning framework bylinking these projects (and others) and ensuring that theyare underpinned by the necessary social, economic,The Rural City of Murray Bridge is currently undertakinga number of strategic investigations in response to theanticipated growth as identifi ed in the 30 Year Plan forGreater Adelaide and the desire to foster and promoteenvironmental and infrastructure policy and programs.The Structure Plan provides an overall strategic contextfor the future of Murray Bridge and will be a catalyst forinfrastructure and community planning.sustainable development within the community. Theseinclude:• Rural Communities Study;• Community Plan;• Murray Bridge Town Centre Master Plan;• Public Realm Style Guide;The strategic context of the Structure Plan and relationshipwith the other studies is shown in Figure 2.1Well-planned urban growth offers Murray Bridge theprospect to provide its current and future communitieswith enhanced economic, social, recreational andcultural opportunities. It also provides the potential to• Integrated Transport and Traffi c Management Plan;address infrastructure defi cits and create a wider range ofMurray Bridge Bike Plan;• Environmental Sustainability Management Plan;• Integrated Water Management Plan;housing and employment opportunities. Based on theseadvantages, Council is adopting a proactive and facilitativerole towards growth opportunities.• Sports and Recreation Plan; andWhile the 2007 Urban Growth Plan has played a valuable• Positive Ageing Strategy.role in guiding Council’s support for key growth projects, areview, strengthening and broadening of the Plan is timely.The Structure Plan has been devised having regard tothese investigations.An impressive range of projects either mooted, in theThere is also a need to review other key townships withinthe Council area to provide a framework for their futuredevelopment, growth and integration with Murray Bridge.pipeline, or approaching completion further boosts theoptimism of the growth outlook for Murray Bridge. Theseinclude:• Waterfront Redevelopment (including adjacent RailPrecinct);• Murray Bridge Market Place Retail Development;• Murraylands Powerhouse Education Precinct;• Hindmarsh Road Bulky Goods Retail Precinct;• Gifford Hill Project;• Racecourse/Golf course redevelopment project;• Monarto South Intermodal and Employment Precinct;02• North South Freight Corridor;5


STUDY AREA IDENTIFICATION3.1 LocationRegional LocationMurray Bridge is located approximately 75 kilometres tothe south-east of Adelaide (Figure 3.1) representing anThe spatial boundaries identifi ed on the Study Area Planare further explained as follows.Urban Growth Plan BoundaryThe Rural City of Murray Bridge has adopted an UrbanGrowth Plan, as prepared by QED (July 2007). The Urban30 Year Plan for Greater AdelaideThe 30 Year Plan for Greater Adelaide came into effect inFebruary 2010. It identifi ed planned urban lands to 2038.In doing so establishing a spatial boundary around MurrayBridge.Notwithstanding these designations, the Gifford Hill areawas the subject of the Murray Bridge Racecourse andResidential Development Plan Amendment (DPA), whichwas authorized on 24 June 2010. The DPA amendedthe Development Plan for the purposes of facilitating thedevelopment of a relocated racecourse and associatedalternative to other areas in the region such as MountBarker which are ear-marked for growth.Growth Plan was commissioned to guide the release ofland needed to meet demands for residential, commercial,Future Urban Growth Areasequine and residential estates. Other than an open spacebuffer and a Neighbourhood Centre Zone, all of Gifford HillThe Study Area (Figure 3.2) comprises:• The 30 Year Plan for Greater Adelaide planned urbanlands to 2038 as shown on Map E7 inclusive of urbangrowth areas; andindustrial, retail and community facilities over the nexttwenty years. The Urban Growth Plan identifi es an urbangrowth boundary which far exceeds the boundariesidentifi ed in the 30 Year Plan for Greater Adelaide.As part of the planned urban lands to 2038, the areaknown as Gifford Hill was specifi cally identifi ed in the 30Year Plan for Greater Adelaide. The majority of the landwas identifi ed as a long term growth area (16-30 years)with the balance identifi ed as 15 year supply.was rezoned for residential purposes.More specifi cally, the DPA facilitates the establishment ofapproximately 3,500 residential allotments within GiffordHill.• Council’s (2007) Urban Growth Plan boundary.Figure 3.1:Regional Location PlanFigure 3.2:Study Area Plan6


STRATEGIC CONTEXT 04This section considers the relevant strategicframework and policy settings which will infl uencethe Structure Plan. The strategic framework includesState, Regional and Local level policies.Some of these documents identify population targetsand projections.Population targets are aspirational indicatorsused for strategic planning purposes and are notforecasts of the future. Population projectionsare intended to illustrate the consequences ofselected assumptions on the size, age structureand geographic distribution of population andare often based on data/trends drawn frompreceding years.4.1 State4.1.1 South Australia Strategic PlanSouth Australia’s Strategic Plan outlines a mediumto long-term vision for the whole of South Australia.It has two important, complementary roles. Firstly, itprovides a framework for the activities of the SouthAustralian Government, business and the entireSouth Australian community. Secondly, it is a meansfor tracking progress state-wide, with the targetsacting as points of reference that can be assessedperiodically.The Strategic Plan does not contain any specifi c referenceto the Study Area. However the Plan does expressthemes which are relevant to the planning within the StudyArea. The investigations recognize and support SouthAustralia’s Strategic Plan, and ensure future policy willassist in achieving key goals and targets.The Strategic Plan sets out six objectives each with itsown suite of targets. The relevant targets of particularrelevance to these Structure Plan investigations areoutlined as follows:Target 45: Total populationIncrease South Australia’s population to 2 million by 2027(baseline: 2003)Target 46: Regional population levelsIncrease regional populations, outside of Greater Adelaide,by 20 000 to 320 000 or more by 2020 (baseline: 2010)Target 47: JobsIncrease employment by 2% each year from 2010 to 2016(baseline: 2010)Target 56: Strategic infrastructureEnsure the provision of key economic and socialinfrastructure accommodates population growth (baseline:2010-11)Target 73: Recycled stormwaterSouth Australia has the system capacity to harvest up to35 GL of stormwater per annum by 2025 (baseline: 2009)Target 74: Recycled wastewaterSouth Australia has the system capacity to recycle up to50 GL of wastewater per annum by 2025 (baseline: 2009)Target 75: Sustainable water useSouth Australia’s water resources are managed withinsustainable limits by 2018 (baseline: 2003)Target 76: River Murray – fl ows*Increase environmental fl ows in the River Murray by aminimum of 1,500 GL by 2018 (baseline: 2003)Target 77: River Murray – salinityThe components of the 30 Year Plan for Greater Adelaideof most relevance to formulating a land use planningSouth Australia maintains a positive balance on theframework for Murray Bridge are outlined below.Murray-Darling Basin Authority salinity register (baseline:2008)4.1.2 The 30 Year Plan for Greater AdelaideIn relation to expected changes to the size andcomposition of the population the 30 Year Plan for GreaterAdelaide sets out the following:• a total forecast population for Greater Adelaide of 1.85million people by 2036 (the population is growing fasterthan was forecast in South Australia’s Strategic Plan(2004) and the Prosperity Through People populationpolicy (2004), which both forecast a target of 2 millionpeople by 2050 for the entire state. This is nowprojected to be reached 23 years ahead of target, in2027;)• Greater Adelaide’s population is older than theAustralian average and the share of people aged over65 is growing faster than the national average:– those aged over 65 will increase from 194,000 inThe 30 Year Plan for Greater Adelaide: A volume of theSA Planning Strategy took effect in February 2010 andpresents current State Government planning policyfor development. It also indicates directions for futuredevelopment to the community, the private sector andlocal government.––2006 to 407,000 in 2036, a 110 per cent increasethe proportion of aged people (over 65 years) in thepopulation will increase from 18 per cent in 2006 to22 per cent in 2036the number of South Australians aged 85 yearsor more is projected to increase by 222 percent by 2036, with those living in non-privateThe 30 Year Plan for Greater Adelaide aims to:accommodation projected to increase by morethan 220 per cent from about 10,000 in 2006 to in• outline how the South Australian Government proposes04excess of 31,000 in 2036;to balance population and economic growth with theneed to preserve the environment and protect theheritage, history and character of Greater Adelaide.• seeks to create inclusive, vibrant and livablecommunities, while protecting the regional hinterlandsand primary production lands and sustaining naturalresources.• assists the State Government, local government andthe entire community in building resilience to the risksand impacts of climate change.• provides context on a number of main themesincluding population characteristics, form of newdevelopment and employment.7


STRATEGIC CONTEXT• the three dominant household types in GreaterAdelaide (couples with children, couples withoutchildren and lone-person households) will compriseabout 84 per cent of total occupied private dwellingsand of these:– lone-person households were the fastestgrowinghousehold type in the past decade andare projected to account for 33 per cent of allhousehold types in Greater Adelaide by 2036;– lone-person households refl ect the ageing of thepopulation and changes in family relationships;• changes in population dynamics has resulted in theneed for more dwellings to accommodate the samenumber of people. In the 1950’s to 1970’s, whenhouseholds were made up of large families, 300 extrahomes were needed for every 1,000 extra people.Today, 420 homes are required for every 1,000 people.By 2036, 435 homes will be required for every 1,000people.To meet the demands of a larger population andhousehold needs, the 30 Year Plan for Greater Adelaide• Retaining the essential characteristics of rural towns– Protect a sense of community as well as maintainthe regions attraction for tourism and recreation.• Achieving a diversity of dwelling types– Achieve a greater mix of dwelling types to cater forthe changing make-up of the population. Thesewould range from single detached dwellings to lowriseattached accommodation, such as townhousesand villas, and medium-density housing, such aswell designed three-to-fi ve storey apartment blocksin appropriate locations.• Water and energy efficiency– Dramatic improvements in effi ciency for newsuburbs and building.• Greenways and a network of open spaces– A network of connected open spaces wouldcharacterise the major activity centres and transitcorridors. These very distinct green buffers wouldimprove amenity, have a cooling effect and providea noise buffer between residential accommodationand transport thoroughfares.Principle 12 Environmental protection, restoration andenhancementPrinciple 13 Natural Resources managementPrinciple 14 Community engagementThe 30 Year Plan identifi es that Murray Bridge is locatedwithin the Adelaide Hills and Murray Bridge Region. Thepopulation, dwellings and jobs growth targets for thisregion for the period 2009-2038 are outlined in Table 4.1as follows.Table 4.1: Targets for Adelaide Hills and Murray BridgeMurray Bridge and surrounds are intended to contribute13,400 people and 6,000 dwellings towards these regionaltargets.4.1.3 Murray and Mallee Region PlanThe Murray and Mallee Region Plan: A volume of theSouth Australian Planning Strategy took effect in January2011 and guides future land use and development in theregion.The Murray and Mallee Region Plan identifi es MurrayBridge as a regional centre.outlines a vision for a ‘new urban form’ including:The 30 Year Plan for Greater Adelaide is underpinned byFollowing consultations with Councils, State Government• Concentrating new housing in existing areas:14 Principles. These are:agencies and regional development boards in 2007- 08,– Township growth will be confi ned to larger regionaltowns where infrastructure and services can beprovided. Growth will be contained for smallertownships and villages to protect their heritage andcharacter.• Locating new housing and new jobs in transportcorridors:Principle 1Principle 2Principle 3Principle 4A compact and carbon efficient cityHousing diversity and choiceAccessibilityA transit-focused and connected citythe Murray and Mallee Region Plan, contains the followingfour themes:• environment and culture;• economic development;• population and settlements; and• infrastructure and services provision.– The bulk of new housing to be located inestablished areas around the existing publictransport networks and transit corridors to create atransit-connected city;• Creating vibrant mixed-use precincts– A greater co-location of a greater mixture of buildinguses (e.g. street facing shops and services locatedunder residential apartments, providing walkableneighbourhoods and easy access to services)• T aking a new approach to Greenfields developmentPrinciple 5 World-class design and vibrancyPrinciple 6 Social inclusion and fairnessPrinciple 7 Heritage and character protection andenhancementPrinciple 8 Healthy, safe and connected communitiesPrinciple 9 Affordable LivingPrinciple 10 Economic growth and competitivenessOf particular note under the theme population andsettlements are the following points:• discourage residential development outside oftownships;• maintaining town character and heritage and promotingtowns and settlements with distinctive built heritageand historical importance to the state; and• ensuring an adequate supply of residential land isavailable for future development.– New greenfi eld developments to contain a largerPrinciple 11Climate change resiliencemixture of densities and housing types.8


STRATEGIC CONTEXT 04A total of 12 principles have been formulated in order torealise the vision for the Murray and Mallee region. Theprinciples are:As outlined in Table 4.2 Murray Bridge represents thesignifi cant majority of projected growth in the Murray andMallee region.The attainment of the water related targets are supportedby existing policy in the Murray Bridge (RC) DevelopmentPlan that promote water sensitive urban design. There• ensure that planning for residential developmentsis more closely integrated with infrastructure andtransport planning.Principle 1 Recognise, protect and restore theregion’s environmental assetsPrinciple 2 Create conditions for the region tobecome resilient to the impacts ofclimate changeTable 4.2:Comparison of Zoned Land (Hectares) forMurray and Mallee Region and MurrayBridgeare also provisions that support the protection andenhancement of native vegetation.4.1.5 Strategic Infrastructure Plan forSouth Australia 2005/6 – 2014/15• ensure residential land supply is available when neededto meet market demand.Community Services and Housing:• encourage higher-density residential development inappropriate urban areas through planning for land useand infrastructure augmentation.Principle 3 Protect people, property and theenvironment from exposure to• promote energy effi ciency and environmentalsustainability in new residential developments.hazardsPrinciple 4 Identify and protect places of heritageand cultural significance, and desired4.1.4 South Australian Murray-DarlingBasin Regional Natural ResourceManagement Plantown characterThe South Australian Murray-Darling Basin NaturalPrinciple 5 Protect and build on the region’sstrategic infrastructurePrinciple 6 Retain and strengthen the economicpotential of primary production landResource Management (NRM) Plan targets and outcomesrelevant to these investigations are outlined in Table 4.3below.Table 4.3: NRM TargetsThe Strategic Infrastructure Plan for South Australia2005/06 – 1014/15 is a coordinated long-term approachto infrastructure provision throughout the State. It providesPrinciple 7 Reinforce the region as a preferredtourism destinationPrinciple 8 Provide and protect serviced andwell-sited industrial land to meetprojected demandan overarching framework for the planning and deliveryof infrastructure by all government and private sectorinfrastructure providers. The Strategic Infrastructure Planidentifi es strategic priorities for 14 infrastructure sectorssuch as transport, energy, health, and recreation andsport.Principle 9 Focus commercial developmentThe Strategic Infrastructure Plan expresses policiesin key centres and ensure it is welland actions as outlined below which are relevant to thesited and designedplanning and development of broad hectare land.Principle 10 Strategically plan and manage theTransport:growth of townsPrinciple 11 Design towns to provide safe,healthy, accessible and appealingenvironments• coordinate the development of urban planning andtransport systems to maximise the economic, socialand environmental benefi ts.Land:Principle 12 Provide residential land for a supply ofdiverse, affordable and sustainablehousing to meet the needs of current and• give greater consideration to population data andchanging demographics in residential land supplyplanning.future residents and visitors.9


STRATEGIC CONTEXT104.1.6 Housing Plan for South AustraliaThe Housing Plan contains fi ve main objectives and keyactions in relation to affordable housing, high needshousing, neighbourhood renewal and other associatedareas of importance to South Australians.Key principles and actions of the Housing Plan relevant tothe Structure Plan include:• expanding the supply of affordable housing byimplementing a target of 10% affordable and 5%high needs housing in all signifi cant new housingdevelopments. Work with industry, local governmentand the community to achieve this target;• working with the DPTI to develop planning mechanismsto support affordable housing provision, including:– amending development plans to accommodateaffordable housing;– developing guidelines for design and planningmodules for affordable housing.• halving the number of South Australians experiencinghousing stress within 10 years;• increasing South Australia’s population to two million by2050.The growth envisaged to be accommodated withinMurray Bridge provides an opportunity to support relevantaspects of the Housing Plan.Consideration should be given to local circumstancesprevailing in the area that may infl uence choices for highneeds housing (in particular) to ensure easy access toa range of community services and facilities and publictransport.4.1.7 HELSP ReportThe HELSP is a key instrument for achieving the 30 YearPlan’s objective to improve the management of landsupply for residential, industrial, retail and commercialpurposes. It also provides a spatial guide to assist localgovernments to align their Regional ImplementationStrategies with the Plan.The program’s role is to ensure that there is suffi cient landcapacity and opportunity to meet the annual housing andemployment targets set out in the Plan, and that capacityis spread across regions to avoid market volatility. TheHELSP is updated annually.The HELSP identifi es the following strategic responses inrespect to Murray Bridge:• Adelaide Hills and Murray Bridge:– Most residential development in this region occursin the towns of Mount Barker and Murray Bridge.Mount Barker is one of the fastest-growing regionalcentres in the state;– Signifi cant land rezoning, particularly in MountBarker, is required to meet the Plan’s 15-year target;– As a priority, rezone land at Mount Barker andMurray Bridge, and plan for the necessaryinfrastructure.• Adelaide Hills and Murray Bridge:– Although these regions are not major suppliers ofgeneral industry land, they are important for serviceindustry and resource-based production (valueaddingfor the primary sector);– A service industry presence needs to be maintainedin the Adelaide Hills area. The Murray Bridge/Monarto area has potential for the location ofindustrial activity associated with primary industryresource processing and transport, storage andlogistics operations.– In the Adelaide Hills region, ensure industrialland is identifi ed when rezoning land for urbandevelopment. Provisions should be made to caterfor local service industry and primary productionprocessing.– In the Murray Bridge/Monatro South areasencourage private land to market through projectsthat stimulate the local economy.4.1.8 Murray Darling Basin PlanThere has long been widespread recognition of the needto maintain the Murray-Darling Basin as a healthy, workingriver system, for all Australians, now and into the future. Akey feature of the proposed Basin Plan (which may alsobe called the ‘draft Basin Plan’) is the recommendationthat the health of the Basin be improved by setting along-term environmentally sustainable level of take ofwater from its rivers of 10,873 gigalitres per year (GL/y).This is the amount of water that can be used for irrigation,agriculture, drinking and so forth (known as ‘consumptiveuse’) on average. The environmentally sustainable level oftake will ensure that there is enough water left in the riversystem to meet environmental needs.


STRATEGIC CONTEXT 044.2 Regional DevelopmentAustralia4.2.1 Regional Development Australia,Murraylands and Riverland RegionalRoad Map 2011-2013The Regional Development Australia Road Map (RDA)provides an overview of the current situation and emergingconditions within the Murraylands and Riverland Region.expected outcomes of that plan, a range of opportunitiesare being explored to improve environmental sustainabilityand economic diversifi cation, including food productionand manufacture, biofuels, rehabilitation of degradednatural systems, renewable energies, effi cient watermanagement practices and non-agricultural tertiaryindustries.Innovation in food and beverage productionEconomic diversifi cation has already created newDigital economyThe promise of high speed broadband has the potential torevolutionise business, education and population centresin regional Australia. Currently the Murraylands & Riverlandregion has comparatively low school completion rates,participation in non-agricultural education and training islagging other rural regions, and micro business dominatesthe economy. The rollout of the National BroadbandNetwork can address these issues, as well as providingimproved health services, greater choice of educationIndustry clusters should be encouraged, particularly inmining, primary production, aquaculture value-addingprocessing and storage activities in strategic locationssuch as freight transport nodes to maximise transporteffi ciencies and support industry development. Transportrelated industries have scope for major development atindustry and commercial zones with ease of access tothe South Eastern Freeway, Dukes Highway and PrincesHighway (Monarto, Murray Bridge, Tailem Bend, Meningieand Tintinara).The RDA Murraylands & Riverland is an area of 36,720square kilometres in the central eastern part of SouthAustralia covering the River Murray and adjacent MurrayMallee to the Victorian boarder.Most of the townships in the region are small, with MurrayBridge the largest regional centre.The current population of the region is estimated at69,543 (37,120 in the Murraylands and 33,165 in theRiverland and is expected to grow as a result of projectedpopulation growth in South Australia. The Murray Bridgearea will be the major benefi ciary of this growth (30,000new residents) and planning is currently underway toensure built and social infrastructure keeps pace withpopulation. Communities within the region are also keen tocapitalise on population growth, and strategies are in placeto attract ‘tree-changers’ to both riverside and drylandtownships.Key prioritiesThe key strengths, challenges and opportunities of theregion are encompassed in the regional priorities, whichare:Sustainable environmental managementThe key issue facing the region is how to manage with lesswater. Climate variability has been a reality addressed byfarmers in the region since settlement, creating resilient,innovative people and practices that will continue to be astrength as climatic and economic uncertainty continue.industries in food and beverage manufacturing, including$420m from livestock production, fi ne wool replacingvolume wool production, and establishment of newhorticulture industries in dryland areas using artesianwater. The State Government has identifi ed the need forthe food industry to collaborate to distribute and exportand build infrastructure, manage water resources moreeffectively and manage rising input costs. Investment infood processing is making an increasing contribution tothe regional economy, with EconSearch estimating that a10% increase in food processing will result in $24.1m ofincreased revenue and 170 new jobs. The development ofa skilled workforce is critical to the success of this goal, aswell as creating opportunities in tourism, digital economyand health and improved transport infrastructure.TourismTourism is an important industry across the region,generating a direct spend of $197m per annum, with theRiverland producing 54% of the revenue. The majorityof visitors are from Adelaide and approximately half stayin their own or friends accommodation (typically rivershacks), many use caravans or camp, and the remainderstay in serviced accommodation.An undersupply of appropriate serviced accommodationis restricting tourism growth in the region despite worldclass tourist destinations (e.g. Monarto Zoological Park,Banrock Station, conservation parks and reserves, andthe proposed Tailem Bend Motorsport Park). Additionalsupporting activities, hospitality and accommodation andco-ordinated marketing are needed to build this industry.and employment, and attracting new populations of treechangers and semi-retired professionals working fromhome.Regional healthHealth services within the region are more diffi cult toaccess than in the city. At the same time, the regionhas higher incidents of mental illness (exacerbated bythe cessation of Exceptional Circumstances paymentsoutside of the River corridor and of the Rural SolutionsDrought Counselling Service), poor Aboriginal health (thehighest level of ‘years of life lost’ outside of remote SouthAustralia), and high rates of obesity, smoking, substanceabuse and psychological distress. The region has a lowerproportion of health workers than the average for ruralSouth Australia, and retention of health workers is an ongoingissue.Transport InfrastructureFuture economic growth will require effi cient transport linksand it is a priority to upgrade local linking freight routes toimprove the effi ciency of freight handling and transfer, roadsafety, and the level of service to the major highway links.Growth in the livestock industry in the Mid North regionmay lead to an additional overdimension freight route fromPort Augusta through Murray Bridge (the Eastern Bypass).A proposal for a heavy vehicle corridor from Loxton toAdelaide is being considered, a cross-regional airportstudy is underway to facilitate the Mildura expansion,and the Northlink rail freight bypass project is underdevelopment.TransportIn 2008 the Monarto Common Purpose Group (RDAMurraylands Riverland, RDA Adelaide Hills, the Rural Cityof Murray Bridge, Alexandrina Council and the DistrictCouncil of Mount Barker) undertook a study to promoteand advance investment and infrastructure developmentat the Monarto Commercial Precinct focusing on thedevelopment of an Intermodal Transport Hub and Airportat Monarto South and associated supporting industries,for the Metropolitan Adelaide Industrial Land Strategyto be extended to include the Monarto Precinct. Otheropportunities for Monarto include the establishment of aneast/west freight route linking the South Eastern Freeway(at Monarto) to the Sturt Highway and the mid north, thusreducing heavy vehicle freight in metropolitan Adelaide andconnecting the wine regions of the Barossa, Clare Valley,Riverland and Fleurieu.In October 2010, the Housing and employment LandSupply Program (HELSP) replaced the MetropolitanIndustrial Land Strategy. It is acknowledged that the visionfor an airport at Monarto is not a government priority inHELSP. The Murray and Mallee Region Plan cites MurrayBridge, and not Monarto, as the locality for considerationof general aviation/air service upgrades. However, theMonarto Enterprise Zone Projects Group (replacing theMonarto Common Purpose Group) views Monarto as anopportunity to create an integrated transport hub thatincludes aviation.The Murray Darling Basin Plan will have a signifi cantimpact on the regional economy and in anticipation of the11


STRATEGIC CONTEXT4.3 CouncilEconomicEnvironmentGovernance4.3.1 Rural City of Murray Bridge –Strategic Plan 2011-2015A developing economic base and increased employmentsupported by strong urban and rural business enterprisesand a growing population.A sustainable natural and built environment that meetscurrent and future community needs.Leadership with community engagement to ensurethe effective use of our physical, fi nancial and humanresources.Objective 1.1 Attract new enterprises and increasesupport for existing commercial,Objective 2.2 Improve the quality and diversity ofthe built environment.Objective 4.1 Improve community and stakeholderengagement.retail, construction andmanufacturing, primary industrySocialand tourism enterprises.A healthy and safe community enjoying an affordableObjective 1.2 Improve regional and localinfrastructure.high quality of life together with vibrant and connectedcommunities celebrating diversity and heritage throughrecreation, sport, arts and culture.Objective 1.3 Develop vibrant and sustainableObjective 3.5 Maintain support for thebusiness and education precincts.establishment of appropriate landuse and transport optionsthat achieve community sustainability.Council’s Strategic Plan sets out a vision for the Councilarea. The Strategic Plan includes guiding principles andstrategic priorities for the next four years, which state howCouncil proposes to achieve the vision.One key consideration for Council in the next twenty yearswill be to prepare for and manage growth. This growthwill take the form of new and expanded industry andhousing which in turn will attract more retail, business andcommunity investment to the area.Council’s Strategic Plan contains the following relevantgoals and objectives.12


STRATEGIC CONTEXT 044.3.2 Murray Bridge Urban Growth Plan –QED – July 2007The Urban Growth Plan was formulated based on 10Urban Growth Principles.Figure 4.1: Murray Bridge Urban Growth Plan (2008)The purpose and intent of the Urban Growth Plan can bereadily determined from the following extracts from theExecutive Summary:The level of growth that could be attracted to Murray Bridgeis significant, and requires careful planning and infrastructureprovision. There is a clear opportunity and indeed aneed to deliver innovation in the procurement and use ofinfrastructure, particularly in the reuse of water. MurrayBridge should be a City which maximises the potential ofits natural environment and the skills and enthusiasm of itsdiverse population.Murray Bridge can be a benchmark of sustainable growth toother Cities in Australia and the world where access to wateris a critical issue.Murray Bridge has the potential to develop into a keyRegional City, potentially as the Second City in SouthAustralia, with a population of up to 100,000 people andstate of the art services, infrastructure and environmentalplanning.• maintain and enhance the River Murray Corridor as anatural open space asset;• maintain and enhance ‘green’ corridors, open spacesand natural features;• provide a full range of services, facilities andinfrastructure to promote long term growth andinvestment;• support the City Centre and adjacent waterfront as theregional focal point for shopping, dining, entertainment,services and as a gateway to the town for visitors;• support co-ordinated, quality, urban expansion ofMurray Bridge;• support co-ordinated residential infi ll particularly inclose proximity to service and facilities;• create sustainable, quality communities with housingchoice and affordability;• provide a transport network that accommodatescurrent and future needs;• facilitate development of key places within MurrayBridge to provide long term community value; and• utilise best-practice Ecological SustainableDevelopment principles.A Concept Plan was prepared built upon the UrbanGrowth Principles. The Concept Plan identifi es a series ofimportant precincts and networks within the City.A Land Use Plan was also prepared, proposing a mix ofresidential infi ll, residential expansion within existing zonedland and the staged release of a further 1,400 hectaresof land for greenfi elds residential development. The LandUse Plan allows for approximately 11,000 new dwellingswith further opportunities for rural living.Source: Murray Bridge Urban Growth 2007, pg 74The Concept Plan is reproduced as Figure 4.1.13


STRATEGIC CONTEXT4.3.3 Integrated Water ResourcesManagement Plan – Australian WaterResources – July 2008-20114.3.4 Stormwater Management Plan –Tonkin Engineering – May 2007The purpose of the Integrated Water ResourcesManagement Plan (IWRM) was to provide Council witha strategic direction and guidance for investing in watermanagement actions that:• conserve water;• protect water quality;• minimise risk of fl ooding;• protect ecosystem health and provide water for theenvironment; and• support the sustainable growth of Murray Bridge.The IWRM identifi ed that there is opportunity to furtherdevelop the utilization of rainwater, stormwater andwastewater in Murray Bridge which would reducethe pressure on the River Murray. The challenges todeveloping these resources include provision of adequatestorage and treatment. This is particularly relevant giventhe predominant summer demand for water and winterrequirements for storage.A key opportunity exists in relation to wastewater reuse.The majority of Murray Bridge is serviced by a sewernetwork which is owned and operated by SA Water. Thetreated wastewater is currently pumped to a constructedwetland system at the Murray Bridge Arm Training Area.The water in the wetland is contracted to the Departmentof Defence and PIRSA for use.Opportunities exist in Murray Bridge for increasing thecommunity use of treated wastewater from availablesources including:• the existing and future expanded sewer system;– sewer mining; and– application to SA Water for access to treatedwastewater.• the non-sewered areas of the town– community scale WWTPs to service a designatedarea.• the large daily volume from industrial sources (such aswastewater available from T&R Pastoral).Key actions recommended by the IWRM which are ofparticular relevance to the Structure Plan process include:• Action 3: Negotiations with T&R Pastoralregarding opportunities forutilisation of treated wastewater.• Action 6: Water harvesting and reuseopportunities should beinvestigated at the showgroundsdue to the high water consumptionand potential utilization as ademonstration site for best practicewater management.• Action 7: Expansion of the detention basinadjacent the cemetery toincorporate retention capacityThe Stormwater Management Plan was prepared inaccordance with (DPTI) guidelines and addressed issuesin regard to fl ood management, water quality, waterharvesting and environmental enhancement associatedwith stormwater infrastructure.The area investigated included all land zoned for urban/rural living purposes and spanned both sides of theRiver Murray, and in general, the River, as the receivingwaterway for all stormwater generated within the City.The Stormwater Management Plan noted numerousdepressions distributed throughout Murray Bridge whichpresent an engineering challenge in achieving satisfactorydrainage performance (fl ood protection).The Stormwater Management Plan also highlightedthat overtime the City has developed a stormwaterdrainage network that is comprised of a combination ofunderground gravity drains and large detention basinswithin reserves that are drained by pump stations orbores.In general, the Stormwater Management Plan identifi esthat there is little drainage infrastructure currently providedto serve development on the eastern side of the MurrayRiver.The Stormwater Management Plan also identifi ed thatexisting planning zones allow for development in areasthat are currently undeveloped or utilized for otherpurposes such as horticultural use. Recently observedgrowth in development has demonstrated that thereis a signifi cant capacity for further development andsubsequent increase in stormwater fl ows and volumesthat will need to be managed.The Stormwater Management Plan recommended aseries of drainage upgrade works (54 projects) throughoutthe investigation area. A number of the recommendedprojects involve detention basins and wetlands,with locations nominated based on topography andcatchment.The extent of works proposed has an indicative cost of$17.0m.to enable utilization of stormwaterfor irrigation purposes.The Rural City of Murray Bridge is currently in the processof developing an updated Integrated Water ManagementPlan for Murray Bridge which considers:• the water resource requirements for all growth areas;and• policy and infrastructure requirements to deliversustainable management of urban water resources.14


STRATEGIC CONTEXT 044.3.5 Open Space and RecreationResearch and Planning Study – SuterPlanners– May 2010This Study was prepared noting a projected population of30,000 persons by 2025 which will increase the demandfor open space, sport and recreation facilities.Figure 4.2:Recommended Open Space Hierarchy (Suter)The study provides recommendations and strategicdirections in terms of:• all types of open space;• facilities linked to open space;• indoor sporting facilities; and• aquatic and fi tness facilities.A hierarchy of open space networks was alsorecommended, which is reproduced as Figure 4.2.The Structure Plan’s population target exceeds thepopulation fi gures used in the Open Space Study.Furthermore, this study focused substantially on MurrayBridge and in particular on the feasibility of a large, multifunctionindoor facility being established. The work gavelimited consideration to the whole Rural City of MurrayBridge and the recreational needs within the proposedgrowth areas and made no reference to the Gifford Hilldevelopment and its impact.Given these defi ciencies the Rural City of Murray Bridgeis in the process of developing an updated Sportsand Recreation Plan and Open Space Plan which willhave greater regard for the direction of the MurrayBridge Structure Plan and will provide more guidanceregarding the distribution and amenity of sporting andrecreational facilities servicing existing and developingneighbourhoods.15


STRATEGIC CONTEXT4.3.6 Town Centre Master Plan – GHD - 2012GHD are in the process of developing a Town CentreMaster Plan and Urban Design Framework.As part of this work, a site analysis was undertaken havingregard to existing zoning, access arrangements, heritagefactors and existing land use disposition. Eight guidingprinciples were nominated to inform the Master Plan.These were:1. Encourage sustainable economic growth;2. Reinforce a focus on the regional town centre;3. Provide Quality Places and Spaces;4. Strengthen Connections to River Murray;5. Enhance the Public Open Space Network;6. Conserve and Utilise Cultural Assets;7. Achieve a Sustainable Regional Town Centre;8. Improve AccessibilityThe Master Plan will recommend specifi c precincts tomanage the revitalisation and retention of Murray Bridge’sregional centre function.4.3.7 Integrated Transport and TrafficManagement Plan – PB - 2011Parsons Brinckerhoff prepared the Integrated Transportand Traffi c Management Plan (ITTMP).The ITTMP seeks to determine the future road transportinfrastructure requirements for Murray Bridge at a strategiclevel, and development of practical and effi cient roadhierarchy with suffi cient capacity to meet anticipated futuregrowth within Murray Bridge.The ITTMP takes into account the strategic context ofMurray Bridge and the projected growth scenario used toinform this Structure Plan. The ITTMP also considers:• the nature of the existing road network including heavyvehicle, public transport, cycling, pedestrian routes andexisting parking provisions;• the implications of future growth, including traffi cgeneration and distribution;• a freeway interchange analysis;• future public transport demands;• infrastructure implications; and• cost estimates.4.3.8 Murray Bridge Place Making Report– Village Well– 2011Village Well were engaged by the Rural City of MurrayBridge, Burke Urban and Regional Development Australiato engage key stakeholders in the Rural City of MurrayBridge in order to create a Place Making Strategy.Three reports were prepared as a consequence of thiscommission. These included:Lay of the LandThis report provided an analysis of the Place includingthe physical and social background and the values andcontext for the Place Making Strategy.Community ValuesCaptures the ‘wisdom of the community’ and translatesthe wisdom into a practical guide for Council andstakeholders to better understand the need and theaspirations of the community.Place Making ReportThe fi ndings of the Lay of the Land and Community ValuesReports are relevant to the preparation of the StructurePlan. The Vision Statement and Place Principles within thePlace Making Report are drawn from consultation and arethe foundation for a set of strategies and actions to delivera vision. It is important to note that only some of thestrategies and actions can be considered by the StructurePlan with many others more appurtenant to other Councilstrategies including the Strategic Management Plan.Derived from this work was the following vision for MurrayBridgeMurray Bridge is a River Town and regional heart.A vibrant destinational regional centre, supportingboth the local and broader community needs. Abeautiful and prosperous Main Street and activatedriver.16


STRATEGIC CONTEXT 044.3.9 Precinct PlanningPrecinct planning involves the preparation of detailedconcept designs for particular priority areas as a basis forprogramming local infrastructure investment, public realmimprovements and community involvement. Precinctplans also provide a framework for infl uencing privatesector development activity (albeit one that cannotusually be taken into account as part of the developmentassessment process).The placemaking work undertaken in 2011 by Village Welland Taylor Burrell Barnett for Council (with Burke Urban)includes a series of concept sketches for key precinctsand provides a valuable basis for ongoing precinctplanning activity. Figure 4.3 illustrates the broad locationof, and linkages between, the seven precinct plansproposed by Taylor Burrell Barnett.Figure 4.3:Placemaking Precinct MapSource: Taylor Burrell Barnett17


STRATEGIC CONTEXT4.3.10 Smart Growth PrinciplesSocial PrinciplesEconomic PrinciplesEnvironmental PrinciplesBest practice urban design principles have beenconsidered and applied in the preparation of this StructurePlan. The following two sub-sections describe the keyelements of Smart Group (United States) and also the keyaspects of urban design as outlined by the Urban DesignCompendium (United Kingdom).The principles of Smart-Growth are evident in older partsof our cities. These suburbs were designed before mostpeople had access to a car to carry out simple daily tasks,such as shopping for milk and bread, going to school orthe train station, playing in a park.• Creating an urban focus for the wider community;• Creating a sense of community and belonging;• Fostering social interaction;• Creating connections to the past and site history;• Creating a clear and comprehensible street movementsystem which allows for choice of routes;• Promoting health through making walking, cycling andoutdoor recreation easier and more accessible;• Wide housing range allowing people to move within thearea and providing choice beyond standard detachedhousing;• Incorporating extensive and diverse parkland areasthat create a strong sense of place, a community• Providing a strong retail hierarchy;• Providing a wide range of retail opportunities;• Providing proper mixed-use town and village centreswhich are real and attractive focii for the community;• Providing development which complements existingareas;• Paying for infrastructure and conservation throughappropriate levels of development;• Social equity underpinning the Structure Plan;• Creating housing types that are marketable and viable;and• Promoting a fl exible range of housing types to allowfor a variety of uses, including opportunities for home• Creating connections to the external environment,particularly water corridors;• Conserving and protecting biodiversity and remnantbushland of quality within the context of creating livableneighbourhoods;• Incorporating water sensitive urban design andwater management solutions that add value to thecommunity;• Creating human habitats that promote healthylifestyles; and• Urban structuring / layout and housing design thatpromotes environmentally sensitive and green buildingdesign.focus and allow for a range of leisure and recreationalopportunities; andbased work.The key aspects of urban design as outlined by the UrbanDesign Compendium are shown in Figure 4.4.• Parking and street design to calm traffi c and protectpedestrians, creating ‘streets not roads’.Figure 4.4:Key Aspects of Urban Design18


STRATEGIC CONTEXT 044.3.11 Stormwater Management StrategyWallbridge and Gilbert have recently prepared a draftStormwater Management Strategy for the Rural Cityof Murray Bridge. This is related to the existing townboundary and not the study area relevant to this study.The objective of this study was to determine the beststormwater management strategy accounting for:• Use and rationalisation of existing infrastructure;• Supply and demand analysis;• Current stormwater management plan;• Water independence strategy for Murray Bridge;• Known development activity;• Current capital works program; and• Available government funding.The strategy identifi ed the existing stormwater detentionbasins and pumping mains. It also identifi ed the potentialyields of the existing catchments.Possible options for consideration included the provisionof new pump-mains, existing basins which will requireadditional capacity and new basins. Also considered wasthe possible future supply of recycled water in conjunctionwith the District Council of Mount Barker.Supporting this strategy is the recent announcement ofa $7.115m grant approval to Council under the NationalUrban Water and Desalination Plan – StormwaterHarvesting and Reuse Projects.4.4 Implications forStructure PlanKey issues arising from these strategic investigationsinclude:• The State Strategic Plan establishes population and jobgrowth targets for both Greater Adelaide and RegionalSouth Australia;• The study area includes land which is located outsideof the existing township boundary/growth areasdesignated by the 30 Year Plan for Greater Adelaideand as such amendments to the Planning Strategywould be required to facilitate future urban developmentwithin those areas;• The Murray Mallee Region Plan indicates that MurrayBridge will accommodate the signifi cant majority ofgrowth for the region;• The Rural City of Murray Bridge has a clear strategicpolicy platform supporting sustainable growth;• The use of treated wastewater and stormwater reuseis a major opportunity to promote sustainable urbandevelopment;• Whilst an open space hierarchy has beenrecommended to Council (Suter Planning), revisionsto that hierarchy/strategy will be required pending thefuture growth areas arising from this Structure Planprocess. It is possible that additional neighbourhoodlevel open space may be required for some growthareas and other areas rationalised/consolidated,depending on their scale and spatial relationship andconnections to existing open space;• The 30 Year Plan for Greater Adelaide anticipatesa new urban form which includes higher dwellingdensities in appropriate locations;• The ageing of the population and other social changeswill lead to a signifi cant increase in lone personhouseholds thereby changing demands in respect todwelling form; and• Maintaining town character is an important strategicobjective.• Revitalisation and maintaining primacy of the RegionalTown Centre;• Reinforcing a distinct road transport hierarchy whichbalances infrastructure maintenance, urban characterand amenity, and accessibility.19


STUDY AREA CHARACTERISTICS 055.1 TopographyThe topography (Figure 5.1) of the Study Area variesconsiderably ranging from the elevated White Hillescarpment to the west, the generally fl at form of theexisting urban area to the low lying dairy fl ats located onthe eastern side of the River Murray. The Town Centreslopes down to the River Murray, generally providing anelevated interface.There is a lack of development which takes advantage ofthe views over the River Murray and in particular the areaadjoining the Rail Precinct and land along the eastern sideof the River above the dairy fl ats.Figure 5.1: Topography5.2 Current Land UseCharacteristicsThe majority of the Study Area is used for urban purposes,particularly that portion of the area identifi ed as plannedurban lands. The balance of land, typically located at thefringe of the existing township, is used for a variety of nonurbanuses such as horticulture and industry.The Murray Bridge town centre located on the westernside of the River Murray, between Railway Terrace, CharlesStreet, Mary Terrace and Florence Street serves as themain administrative core.Community and civic facilities have clustered around the Collectively it is estimated that there is around 27,000town centre area. These include shops, Civic Centre square metres retail fl oor space within Murray Bridge.Offi ce, Post Offi ce, Library, Court and Police Station.It is likely that economic and population growth willgenerate signifi cant demand for retail fl oor space in theSchools are concentrated around an education precinct convenience, comparison and bulky goods sectors.on Swanport Road and Mannum Road. EducationalIn addition there are a range of ‘service trade’ premisesfacilities include Murray Bridge Primary, (North and South)located along Adelaide Road. These premises sell a rangeSchools, High School, Fraser Park Primary, Unity College,of products for the service trades and agricultural sectorsSt. Josephs and the Murray Bridge TAFE. The Murrayas well as items such as boats, garden equipment and carBridge Hospital and ambulance station is also located onsales / repairs.Swanport Road.The Town Centre and service trades retailing areasIn addition there are a number of existing kindergartens form distinct precincts serving different retail needs andand four child care centres within Murray Bridge.markets. In addition there are small retail clusters providingtop up local shopping at Mitchell Avenue on the east sideResidential development has typically grown in a number and further south on Swanport Road.of forms and location. These include:Murray Bridge is at the centre of a major agricultural• single storey dwellings on town allotments with an district which supports irrigated horticulture and dairyingaverage size of around 800 square metres – 1,000 along the River Murray and cropping and intensive animalsquare metres generally within the ‘inner urban’ area. keeping throughout rural areas. Industry, including a rangeThese dwellings are connected to town sewerage and of primary and secondary industries is clustered aroundwater services;Murray Bridge, Monarto and Tailem Bend.• larger rural living blocks on the eastern and westernperiphery of 1 and 2 hectares in area or more. Themajority of these types of rural living dwellings havebeen constructed on the eastern side of the RiverMurray where the land offers high amenity and river05views. Dwellings in this area require on site sewagetreatment; and• Housing SA dwellings which have been concentratedin an area bounded by Swanport Road and HindmarshRoad. Housing SA has indicated that it does notenvisage any large scale additional investment in thisarea in the medium to long term. The opportunity existsto redevelop and revitalise housing and to achieveaffordable housing for the community.Shopping within Murray Bridge is concentrated in the towncentre area in four main locations:• Bridge Street;• Woolworths Market Place;• Murray Bridge Green; and• Coles (Mannum Road).21


STUDY AREA CHARACTERISTICSIndustrial land within Murray Bridge is located aroundOpportunities exist on the eastern side of the river andFigure 5.2:Key Land Uses Planthe northern edge and adjacent to Adelaide Road,along the riverfront to further enhance or contribute toMurraylands Enterprise Estate, Hindmarsh Road, Ridleythe mix of land uses. For example a number of strategicPrecinct and the East side. This incorporates a rangeopportunities exist on the eastern side of the River Murrayof general and light industrial uses. Premium livestockwhich could act as the key catalysts to enhance orprocessor and exporter T&R Pastoral is the largest singlecontribute to the mix of land uses.employer in Murray Bridge, employing over 1,000 people(including a signifi cant number of migrant workers) and islocated on Mannum Road. There are a number of largeprimary industry facilities on the edge of the urban area.These include, residential growth to take advantage ofthe views over the river and township, rejuvenating thePrinces Highway to enhance the eastern gateway intothe township, and developing the riverfront for a range ofThe various land uses are identifi ed on the Key Land Usestourist, community and/or recreation land uses to improvePlan (Figure 5.2).the townships relationship with the river.22


STUDY AREA CHARACTERISTICS 055.3 Demographics5.3.1 Historical Population GrowthAustralian Bureau of Statistics (ABS) provides annualEstimated Resident Population (ERP) data. ERP forMurray Bridge Council area for the years 1996-2010inclusive is shown in Figure 5.3.Figure 5.3: Population Growth Murray BridgeLGA 1996-201020,00019,50019,00018,50018,00017,50017,00016,50016,00015,50015,00014,500199619971998199920002001200220032004200520062007200820092010Murray Bridge LGA ERPAs shown in Figure 5.4 population, growth rates havevaried over time but have been considerably higher inrecent years compared with growth in the late 1990’s.The average annual growth rate of the Council areaover the last fi ve years was 1.6% per annum. Thisrepresents a strong growth outcome relative to theState growth rate of 1.2% per annum over this period.Figure 5.4: Population Growth Rate MurrayBridge LGA 1997-2010Population growth in South Australia has been strong overrecent years and expectations of continued strong growthunderpin the policies and targets contained in the 30 YearPlan for Greater Adelaide. Population growth in recentyears has refl ected improved fertility levels and high levelsof net overseas migration.Figure 5.5: Historical and ProjectedPopulation Growth South AustraliaSource: 1991-2006 ABS Estimated Resident Population(Catalogue No. 3101.0); 2006-2036 DPLG ‘30 Year Plan’ Projection SeriesThe Department of Planning Transport and Infrastructure(DPTI) is currently in the process of preparing newpopulation projections for South Australia. Theseprojections are currently not available for small areas. Themedium series is close to the ‘high scenario’ projectionseries which underpins the 30 Year Plan for GreaterAdelaide. These projections are shown in Figure 5.5 andare high relative to historical population growth.The number of dwellings required to accommodate thispopulation growth is strongly infl uenced by householdsize and formation trends across the whole population.The size of households has been falling fairly steadilyfor decades and, in doing so, has fuelled dwellingconstruction activity. Both DPTI and the ABS predict acontinued decline in household sizes over the comingyears. However, it should be noted that current averagehousehold sizes in the Murray Mallee region is larger thanGreater Adelaide overall. Within newly developed suburbs,household size is typically larger again.Household size refl ects household type, such as loneperson, couple and family households.Couple families with children remain the dominanthousehold type in Greater Adelaide, though the proportionof households in this category declined signifi cantly overthe ten year period from 1996 to 2006. This change inhousehold formation is linked to delayed marriage andchildbirth, increased divorce rates and increased oneparentfamilies. During the same period, the proportion ofcouple, lone person and one parent families increased.Household formation projections used in the developmentof the 30 Year Plan for Greater Adelaide anticipate thatrecent trends will continue. Couple and lone personhouseholds are projected to experience very stronggrowth over the next 30 years.Age is a key factor in household formation, with olderpersons having a high propensity to live in lone person orcouple households. Age structure projections developedby DPTI anticipate that the population of South Australiawill continue to age and project the median age to be 40.8years in 2036. The Baby Boomer generation will play asignifi cant role in the ageing of the population.5.3.2 Key Demographic CharacteristicsAt the 2006 Census, the population of Murray Bridge hadthe following key demographic characteristics:• an average household size of 2.4 persons, the same asmetropolitan Adelaide;• a median age of 39 years, compared with 38 years inmetropolitan Adelaide;• a smaller proportion of young adults (20-34 years) andhigher proportion of children under 15 years and 50+year olds, compared with metropolitan Adelaide;• a median household income level representing 73% ofthe metropolitan Adelaide median;• a lower rate of workforce participation (55.6%)compared with metropolitan Adelaide (59.2%); and• a slightly higher rate of unemployment (6.6%)compared with metropolitan Adelaide (5.3%).23


STUDY AREA CHARACTERISTICS5.4 Dwelling Approvals/Land Sales5.4.1 Dwelling ApprovalsRecent dwelling approvals in Murray Bridge LGA areoutlined in Figure 5.6. Over the last fi ve years 200dwellings (per annum) have been approved, on average.Approval data is not yet available for the full 2010/11 year,but part-year data suggests that approval results will beconsiderably higher for this year, largely as a result of an5.5 Environment5.5.1 Vegetation, Habitat and BiodiversityAustralian Water Environments provided a description ofthe ecological environment within the Study Area, whichwas drawn from desktop research. AWE noted that thecondition of ecological assets “on the ground” cannotnecessarily be interpreted from desktop information.Vegetation associations present in the study area wereidentifi ed, together with an indication of their knownThe distribution of associations occurred in the followinggeneral locations:• swanport wetlands;• fl oodplain and wetland communities; and• dryland communities.Locations of existing signifi cant vegetation, habitat andbiodiversity value are shown on Figure 5.8.Investigations identifi ed that Eucalyptus camaldulensis isone of the most widespread tree species across Australia,this is a contributing factor to the maintenance of water tablesat depth. Even without large amounts of empirical data it isclear that loss of large tracts of the species in the Murray Rivercorridor would have a major impact on the hydrology of thesystem, as well as on vegetation communities and associatedbiodiversity.Sedge, reed and lignum swamp communities protect riverbanks and help to retain ecological values while protectingbuildings and other infrastructure and open space againstdamage from bank erosion.increase in ‘other’ (i.e. attached) dwellings.Figure 5.6:Recent Dwelling Approvals Murray Bridgedistribution (fl oristic mapping, Department of Environmentand Natural Resources).and is generally not considered at risk. However, standsof river red gum are associated with the surface fl oodingregime of watercourses and related groundwater fl ow.The species is a large and opportunistic water user, andA survey of Swanport Wetland (SKM 2006) observed that thecomplex contains a diversity of wetland plants, including anumber of species of conservation value, such as Eleocharisspacelata, Ranunculus amphitricus and Lycopus australi. Thewetland also supports a reasonable diversity of waterbirdand freshwater fi sh species and is highly valued by the localFigure 5.8:Vegetation, Habitat and Biodiversitycommunity for its natural and recreational values.The South Eastern Freeway and adjoining zone of RuralLandscape Protection Zone seeks the planting of trees forscreening purposes. Refer to “Principle 6 Development shouldbe sited unobtrusively and re-vegetation and screen plantingproposed as part of development should use locally indigenous5.4.2 Land Salesnative species”.Land sales data has been obtained for the last six years.Initially, under the Scenic Corridor Zone previously identifi ed inIt is evident from Figure 5.7 that since 2008 annualthe Development Plan, the intent was to increase vegetationresidential land sales have declined. Corresponding withto the South Eastern Freeway Boundary. It was seen that thisthis is an increase in the average sale price, refl ectingvegetation along with the freeway vegetation could create aadjustments due to the supply/demand balance.vegetated corridor that would act as a biodiversity corridorFigure 5.7: Land Sales Data for Murray Bridge2005-2010linking the greater conservation areas of Monarto to theenvirons of the River Murray. A view previously considered wasto create a Zone that could result in teh planting out of the araefrom the wetlands adjacent to Mannum Road through RockyGully into the hinterland which encompasses the conservationareas of Monarto.The change in zoning that resulted in the removal of therequirement to plant out the rear boundary of allotmetns withinthe previous scenic corridor zone has not supported thisdesired view of establishing a link between the river and thehinterland of Monarto.Consider reintroducing this concept into the Murray BridgeStructure Plan to provide for avian and other species access tothe River environs along these corridors.24


STUDY AREA CHARACTERISTICS 05The mapped mallee heath and shrubland communitiesdo not have a conservation rating. However, if theassociations described by the desktop mapping andliterature review were in good condition with an intactunderstorey they could support individual understoreyspecies that have conservation signifi cance. These couldfor the intended purpose. Accordingly, the proposedAreas of the Structure Plan are indicative only and guidefor informing the forthcoming Strategic Directions Report.The Section 30 Review will determine the Areas (in the0-5yr High Priority range) of the Structure Plan that arelikely to be subject to specialist advice.Table 5.1:State Heritage Placesinclude, for example, Acacia menzelii, Acacia montana,Leptomeria aphylla, Olearia pannosa, Olearia ramulosaand Prostranthera eurybioides.Council is in the process of drafting an EnvironmentalSustainability Management Plan to ensure Councilactivities manage natural resources for future generations.5.6 HeritageThe Murray Bridge Development Plan contains Councilwideprovisions on heritage conservation, and providesguidance for development that may impinge on theheritage values including:5.5.2 Potential ContaminationA desktop assessment was undertaken to identifypotentially contaminating land uses within each regionusing Planning SA’s (now know as DPTI) 2009 land usecadastre, the intensive agricultural industries shape fi leidentifying intensive land uses and aerial photographyprovided by Council.The following potentially contaminating land uses havebeen identifi ed within and/or adjacent the Murray Bridgetownship:• Abattoir;• Agriculture and horticulture (general broad acre andirrigation);• Market gardens;• Piggeries;• Poultry farming;• Compositing;• Industrial (various types) eg: metal yards, metalfabrication, automotive and boat repairs;• Landfi ll; and• Railways.• land division which could affect the setting ofdesignated heritage places;• the development of land adjoining heritage places, and• development that directly affects a heritage place.Given the scope of these investigations is to potentiallychange the nature of the landscape from rural to urban,some care will be needed in respect to those placeslocated within or immediately adjacent to the growth areasand particularly where the rural setting contributes to thehistorical context.Existing Local and State Heritage Places are identifi edin Table 5.1 and 5.2 respectively. They are also spatiallyidentifi ed in Figure 5.9.Note: this table was last updated on 2 December 2010Site history investigations have not been conductedat the structure planning stage. Any future DPA’s thatincorporate sites that are or have been affected bypotentially contaminating uses will need to includeinvestigations that accord with the advice in Advisorynotice Planning 20 Site Contamination to determinewhether the land is fi t, or capable of being remediated,25


STUDY AREA CHARACTERISTICSTable 5.2:Local Heritage PlacesFigure 5.9:Local and State Heritage PlacesNote: This table was last updated on 5 June 2009.26


STUDY AREA CHARACTERISTICS 05The South Australian Aboriginal Heritage Act 1988provides broad protection for Aboriginal sites by making itan offence to damage or disturb an Aboriginal site withoutauthorisation from the Minister for Aboriginal Affairs andReconciliation. An Aboriginal site is defi ned as a sitethat is signifi cant to Aboriginal tradition, archaeology,anthropology and history. Should an Aboriginal site bediscovered at a development site, the proponent mustreport the discovery to the Minister as soon as practical.A desk-top assessment of the Indigenous cultural heritagehas been undertaken to inform these investigations.In addition, advice has been obtained from the StateGovernment’s Aboriginal Affairs and Reconciliation Divisionwhich administers the Register of Aboriginal Sites andObjects.The Plan provides a balance between protecting andenhancing (and educating about) the Ngarrindjeri spiritualand cultural values in relation to the land and the broaderregion – it also provides a proactive and refreshingapproach to embracing change and developmentopportunities over the land, provided this is undertakenin a manner of respect, sympathy, cooperation andpartnership.5.7 WaterThe township and adjacent irrigated rural areas aresupplied with River Murray water from a 900mm diameteroff-take main from the Murray Bridge - Onkaparingapipeline located at Murray Bridge North.Options for augmenting the Murray Bridge water supplynetwork may include additional elevated tanks and willbe assessed on commercial merit. Existing water supplyinfrastructure is shown on Figure 5.10.Figure 5.10: Water Supply InfrastructureThe Ngarrindjeri Regional Authority (NRA) has preparedthe Ngarrindjeri Murrundi Management Plan No. 1 –Pomberuk Le:wunanangk to clearly articulate the culturaland spiritual importance of this land to the Ngarrindjeripeople.The Plan will also guide the future management anddevelopment of the land in spirit of cooperation andpartnership with all levels of government.The land has strong and unique spiritual and culturalsignifi cance to the Ngarrindjeri people as the lastpermanent Ngarrindjeri camp along the River Murray inMurray Bridge. The NRA has identifi ed this area as apotential site of joint development.The Plan is based on an analysis and synthesis of theresearch contained in this report. It is also based on thedirect input and guidance of the Ngarrindjeri RegionalAuthority, via various meetings and discussions overrecent years and in more detail in recent months.27


STUDY AREA CHARACTERISTICS5.8 Sewer5.9 StormwaterThe Murray Bridge Wastewater Treatment Plant (WTTP)No services are currently available in the proposed GiffordThe existing stormwater network within the township hasA stormwater management plan has also been preparedis located on the fl oodplain at the southern end of MurrayHill Estate area south of the South Eastern Freeway. Thevariable capacity, some with less than a 1 in 2 year ARIfor the proposed Gifford Hill Estate which includesBridge. The Murray Bridge WWTP has a capacity ofmechanisms for supplying sewer/wastewater treatmentcapacity. Localised fl ooding is common.provision for a future wetland and detention system toapproximately 1000ML per annum or 2.7ML per day.and disposal systems to the Gifford Hill Estate is currentlyservice the development and low lying areas north of theThe re-location of the existing WTTP is currently beingbeing investigated.A stormwater management plan has been prepared for theSouth Eastern Freeway.investigated and there are no approvals or guarantees torelocate the plant at this point in time.The current wastewater network only services the centralThe existing collection network suffers from blockagesand overfl ows and is at or near capacity with only 5 yearspopulation growth capacity remaining in the network.areas within the current urban growth boundary to informthe upgrading of stormwater and provision of detentionbasins and wetlands.Existing stormwater infrastructure is shown in Figure 5.12.part of Murray Bridge. There are no wastewater servicesprovided by SA Water on the eastern side of the river andthere are currently no plans to provide wastewater servicesT&R Pastoral also generates up to 750ML/a day ofwastewater, which is irrigated off site.to this area.The western and southern portion of the town andExisting sewer infrastructure is shown in Figure 5.11.Murray Bridge east are currently serviced by an individualallotment septic tank system, however SA Water haveinitiated planning for future sewer reticulation.Figure 5.11:Sewer InfrastructureFigure 5.12:Stormwater Infrastructure28


STUDY AREA CHARACTERISTICS 055.10 TelecommunicationsThe majority of the township east and west of theRiver Murray is reticulated with copper cable in a pipenetwork that could relatively easily be upgraded to handleadditional demand of any redevelopment up to the 30,000population. There is also some limited penetration offi bre optic infrastructure to provide CAN electronics andservices to mobiles and large business premises.It should be noted that in some of the older establishedand more distant areas (eg outside street lighting areas)the network is provided with solid cable and not easilyaugmented to provide additional capacity.The majority of these areas have broadband availabilityhowever some local areas may have issues with oldstyle electronic equipment that does not or has limitedbroadband capability.Figure 5.13:Telecommunications/Electricity/Gas InfrastructureThese areas have good mobile coverage from the Telstra3G network.Existing telecommunications/electricity/gas infrastructureis shown on Figure 5.13.5.11 Gas TransmissionPipelinesGas transmission pipelines are licensed under thePetroleum and Geothermal Energy Act 2000 whichis enforced by the Energy Resources Division of theDepartment of Manufacturing, Innovation, Trade,Resources and Energy (DMITRE).5.11.1 Riverland PipelineA section of the Riverland Pipeline (Pipeline Licence 6)is located within the Rural City of Murray Bridge and isoperated by the APA Group on behalf of Envestra Ltd.Within the Study Area, growth Area 7 and the built upareas of Murray Bridge include sections of this transmissionpipeline.Management of this pipeline is governed by AS2885 –Pipelines Gas and Liquid Petroleum. This standard exists toensure protection of the pipeline, which in turn ensures thesafety of the community, protection of the environment andsecurity of (gas) supply to users.AS2885 requires the pipeline licensee to ensure that thepipeline is designed to be compatible with the surroundingland use and that all risks are managed to an acceptablelevel. To comply with this requirement, the licensee needs toconsider the land use within the “measurement distance” ofthe pipeline, being 135m for the Riverland Pipeline.The pipeline operator will need to be consulted in relationany development within the measurement distance ofthe transmission pipelines. In some instances, a safetymanagement study involving the pipeline licensee andthe developer, will need to be undertaken to assess andappropriately manage the risks to the pipeline from thedevelopment, for example the installation and maintenanceof services in close proximity to the pipeline.In the event that the pipeline traverses private property aneasement of 25m is required to enable access for monitoringand maintenance.Future planning policy, including the constraint overlay in theDevelopment Plan, will need to consider AS2885.The Port Campbell to Adelaide Pipeline (PCA) is the mainpipeline in the SEA Gas pipeline system. The length of thePCA is approximately 680km, stretching from Minerva inSouth West Victoria to Pelican Point in South Australia. Forapproximately half of this length (between the compressorstations at Miakite and Coomandook) the PCA consists oftwin 14” diameter (DN 350) pipes with the remainder beingsingle 18” diameter (DN 450) pipe.The fi rm capacity of the PCA is fully contracted.In the event that the pipeline traverses private propertyan easement of 25m is required to enable access formonitoring and maintenance. Management of this pipelineis governed by AS2885 – Pipelines Gas and LiquidPetroleum.A pipeline safety management study will be required aspart of any development within the vicinity of the pipelineto determine the physical and procedural controls requiredto be implemented to ensure that requirements of AS2885are met.The PCA generally requires a 640m clearance toresidential development. If deemed appropriate within the640m clearance following a pipeline safety managementstudy, residential development would need to be limitedin height to two storeys. Sensitive developments such asschools, hospitals, child care facilities or nursing homesshould not be considered within the pipeline measurementdistance. Service/infrastructure crossings of the pipewould need to be limited.At this time SEA Gas has advised that there is no plannedincrease in the capacity of the pipeline or upgradeproposed. There is no requirement to set aside additionalland (either road reserve or easement) for any pipelineupgrade.Whilst management of the pipeline is governed by5.11.2 Port Campbell to Adelaide PipelineAS2885 reference to the pipeline, the clearance distanceand the need to exclude sensitive land uses should beSouth East Australia Gas Pty Ltd (SEA Gas) operates theincorporated into the policy framework. The constrainthigh pressure natural gas transmission pipeline systemoverlay in the Development Plan should also refl ect thethat transports natural gas from Port Campbell and Iona inlocation of the pipeline.Victoria to markets in South Australia and Victoria.29


STUDY AREA CHARACTERISTICS5.12 ElectricityThe existing Envestra transmission main servicing MurrayBridge has capacity to service an additional 2,000households after which a second transmission main wouldbe required.There are currently two electrical substations located atMurray Bridge North and Murray Bridge South and a 33KVoverhead feeder loop servicing Murray Bridge. Thesesubstations and the 33KV overhead feeder loop are fedfrom the Electranet network via a major zone sub-stationat Mobilong.The 33KV overhead network also extends to two existingsubstations at Monarto South and Woods Point (Jervois).The existing ETSA network is adequately serving thetownship. However two new substations would berequired at Murray Bridge West and Murray Bridge East,south of the South East Freeway together with new 33KVconnecting loops and upgrade of existing 33KV lines, toservice the Gifford Hill Estate and township expansion.5.13 TransportParsons Brinckerhoff has prepared the Murray BridgeIntegrated Transport and Traffi c Management Plan(ITTMP). The aim of the ITTMP is to focus on the roadnetwork requirements for Murray Bridge, thereby providinginput into the Structure Plan and Town Centre MasterPlan.At a high level, the ITTMP identifi ed the following keyissues:• The need for more sustainable development andreduced vehicle reliance;• The desire to reduce the impact of heavy vehiclemovements through the township, giving balance tothe valuable role of heavy transport connections withinand beyond Murray Bridge;• The lack of a defi ned road hierarchy for the township;• The lack of adequate cycling provisions;• The need (or otherwise) for additional freeway accessto cater for future residential development; and• The relatively poor level of existing public transportArterial Roads: (Council)• Hindmarsh Road/Maurice Road/Cypress Terrace;• Brinkley Road; and• Old Swanport Road.All of the above roads, with the exception of BridgeStreet, cater for B-double movements.Council Maintained Collector Roads:• Thomas Street;• Hill Street;• Charles Street;• Railway Terrace;• Seventh Street;• South terrace;• Mary Terrace;• Standen Street;• Mulgundawah Road;Figure 5.14: Assumed Road Hierarchy• Monash Terrace;• Homburg Drive;• Darling Avenue;• Long Island Road;• Roper Road;• Ridge Road; and• Mitchell Street.Figure 5.14 shows the assumed road heirarchy for MurrayBridge5.13.2 Road FunctionThere are numerous heavy vehicle routes within MurrayBridge. The ITTMP identifi es that the existing routes overcater for actual demand and note the confl ict betweenthese routes and residential amenity. In particular, OverDimensional routes pass directly through the township.Accordingly there is an apparent benefi t in consolidatingsuch routes.Augmentation of an existing substations would be requiredif the 30,000 population is exceeded.provisions, both within the township and to and frommetropolitan Adelaide.5.13.1 Road HierarchyThe ITTMP has identifi ed that there is presently no formallydocumented road hierarchy within Murray Bridge. TheStructure Plan provides an opportunity to address thissituation. The ITTMP has undertaken a review of theexisting road network in order to identify an existinghierarchy. From this review the following existing hierarchyhas been identifi ed:Arterial Roads: (DPTI)• South Eastern Freeway;• Adelaide Road;• Bridge Street;• Princes Highway;• Swanport Road;• Mannum Road;• Jervois RoadFigure has been sourced from PB’s ITTMP 80% draft report for the Rural City of Murray Bridge, dated 14 February 201230


STUDY AREA CHARACTERISTICS 055.13.3 Public TransportTwo passenger bus services are operational within MurrayBridge, as detailed in Table 5.3:Existing fi xed-route terminus bus stops within the StudyArea are located at the Visitor information Centre, SouthTerrace and the Murray Bridge Railway Station.The ITTMP identifi ed that there are currently 61,379trips taken daily by existing households within MurrayBridge, of which only 685 public transport trips are taken.Demand for public transport for trips is likely to increase incorrelation with real projected urban growth.It is understood that the State Government is likelyto improve public transport connectivity betweenMurray Bridge, Mount Barker and Adelaide. The ITTMPrecommends a slow migration from the current peak andinterpeak Dial-a-Ride service to a regular and consistentbus service within the medium term.5.13.4 Key LinkagesThe ITTMP identifi es the following key road linkages:• South eastern freeway;• Mannum Road;• Flagstaff Road;• Jervois Road;• Brinkley Road;• Princes highway; and• Karoonda Road.Figure 5.15 shows the location of the key road linkages.Figure 5.15: Key Road Linkages5.13.5 Key OpportunitiesThe ITTMP identifi ed the following key opportunities,subject to further investigations and approval of DPTI:• potential to consider an alternate OD route, essentiallydiverting from the Monarto interchange through toMannum Road;• potential to redirect B-double movements from theSwanport Road/Mannum Road link to Old SwanportRoad, Agricultural Drive to Adelaide Road, alongBremer Road through to Cypress Terrace; and• potential to redirect B-double movements from BrinkleyRoad to Flagstaff Road.5.14 Implications forStructure PlanKey issues arising from these contextual investigationsinclude:• freight movements through the existing urban areas area major factor in respect to amenity and potential infi lldevelopment and represent a key challenge;• there is no designated/formalised road hierarchy;• scope exists to reinforce key linkages both to regionalareas and the town centre.• fi nal decisions in respect to the location of a newwastewater treatment plant will impact on the viabilityof developing certain locations within the study area,given the cost of establishing connections to the newinfrastructure;• interfaces with Gas Transmission Pipelines need to beconsidered and managed;• stormwater management needs to be considered andTable 5.3:Murray Bridge Bus Servicesaddressed;• service infrastructure provision and location with infl uenceto the viability to developing potential growth areas;• the existing township boundary/growth area is focused tothe west of the river, notwithstanding a signifi cant countryliving area to the east of the river;• the majority of the study area is already urbanized, otherthan several self-evident broadhectare growth areas whichspatially form potential logical extensions of the existingtownship. These areas are generally situated to the northand south;• the southern broadhectare areas are intuitively best suitedfor housing given the topography and recent rezoningat Gifford Hill, where infrastructure and other supportingservices will ultimately be established and thereby form asouthern hub;• changing household size and composition will infl uencethe form and density of housing likely to be demanded;• a number of opportunities exist along the River particularlyon the eastern side;• heritage and environmental factors do not present asignifi cant constraint to the potential growth areas; and• all of the potential growth areas will require augmentationto infrastructure.31


POPULATION MODELLING 06There are a number of published population projectionsthat have relevance for Murray Bridge. Specifi cally, theseprojections are included in the following documents:6.1 Murray Bridge UrbanGrowth Plan6.2 The 30 Year Plan forGreater Adelaide6.3 The Murray and MalleeRegion PlanMurray Bridge Urban Growth Plan (2007);• The 30 Year Plan for Greater Adelaide (2010);• The Murray and Mallee Region Plan (2010); and• DPTI’s Population Projections for South Australia andStatistical Divisions 2006-2036 (2010).These documents provide projections for differenttimeframes and different areas, specifi cally the MurrayBridge urban centre, the Murray Bridge Council Area andthe Murray and Mallee Region.The projections to be adopted as part of this StructurePlan are outined in Section 6.4.The Murray Bridge Urban Growth Plan states that MurrayBridge has the potential to develop into a key Regional Citywith a population of up to 100,000 in the long term.Three sets of population projections to 2026 are presentedin this report, with a ‘high growth’ scenario, based on anaverage annual growth rate of 4% per annum, adopted forthe Urban Growth Plan.Population projections are shown in Table 6.1. Note thatthese projections apply to Murray Bridge Urban Centreonly.Table 6.1: Urban Growth Plan PopulationProjections (Urban Centre)The 30 Year Plan for Greater Adelaide population targetsare shown in Table 6.3 and represent an average annualgrowth rate of around 1.8%, less than half of the growthrate anticipated in the Urban Growth Plan High Scenario.Table 6.3: 30 Year Plan for Greater AdelaidePopulation Projections (CouncilWide)*based on 2008 ERPTargeted dwelling growth for the Murray Bridge Councilarea is 6,000 dwellings to 2038.The Murray and Mallee Region Plan provides populationprojections for the region based on growth required tomaintain 2008 population share within regional SouthAustralia. On this basis, population projections havebeen developed as shown in table 6.4. These projectionsrepresent an average annual growth rate of around 1%region wide.The Region Plan does not disaggregate these projectionsinto Council areas, though it could be reasonably expectedthat Murray Bridge will attract a large share of growthbased on historical growth patterns in the Region.The Region Plan provides a comparison of dwellingrequirements to accommodate targeted populationrequirement based on different average household sizes.These estimates range between 9,717 and 12,956dwellings.Additional dwellings required under each of the abovescenarios are shown in Table 6.2.Table 6.2: Additional Dwellings based inUrban Growth Plan060633


POPULATION MODELLING6.4 Department ofPlanning Transport &Infrastructure’sPopulation ProjectionsDPTI released (cabinet approved) population projectionsin December 2010 and at the time of publishing wereonly available at Statistical Division level, but will bedisaggregated into Council areas in the near future.Three projection series are provided, the ‘medium series’is considered by DPTI to be the most likely growthoutcome. Projections for the Murray Lands Region (akaMurray and Mallee Region) are provided in Table 6.4.Table 6.4:DPTI Population Projections (region wide)It is apparent that the DPTI projections are substantiallylower than the projections presented in the Murray andMallee Region Plan (also a DPTI publication). The lowseries represents a negative growth outcome, the mediumand high series represent average annual growth rates ofapproximately 0.32% and 0.75% respectively.6.5 Adopted PopulationGrowth ScenarioBased on historical trends, the 30 Year Plan for GreaterAdelaide rate of population growth (1.8%) and additionaldwelling target (6000) appears the most likely growthoutcome. However in order to ensure that forwardplanning does not underestimate potential growth, theStructure Plan models for population growth averaging2.3% per annum. The consequence of this higher rate ofgrowth is shown by Figure 6.1.Figure 6.1: Comparison of Population GrowthScenarios6.6 Implications forStructure Plan• The 30 Year Plan for Greater Adelaide populationtargets represent an average annual growth rateof around 1.8%, less than half of the growth rateanticipated in the Urban Growth Plan High Scenario;• The Murray and Mallee Region Plan targetsrepresent an average annual growth rate of only 1%region wide;• The DPTI projections are substantially lower thanthe targets presented in the Murray and MalleeRegion Plan (also a DPLG publication) representing anegative growth forecast;• Historical trends represent strong growth (1.6% perannum over the last 5 years);• In order to ensure that forward planning does notunderestimate potential growth or indeed continuedstrong growth in line with historical trends, theStructure Plan adopts an average populationgrowth rate of 2.3% per annum (i.e a 30 Year Planfor Greater Adelaide growth rate of 1.8% plus anadditional 0.5%); and• Under the preferred scenario, Murray Bridge couldeffectively double its current population with anadditional 8,400 dwellings and 9,000 jobs required.Table 6.5 provides population and dwelling growth targetsat fi ve year intervals based on the preferred growthscenario.Table 6.5: Preferred Population, Dwelling and JobTarget ScenarioPopulation targets are aspirational indicatorsused for strategic planning purposes andare not forecasts of the future. Populationprojections are intended to illustrate theconsequences of selected assumptionson the size, age structure and geographicdistribution of population and are often basedon data/trends drawn from preceding years.Key issues arising from this population modellinginclude:• Options and implications in terms of future urbanform and spatial location of growth areas;• Infrastructure capacity and need to augmentservices; and• Future planning for infrastructure providers includingCouncil and state agencies.*Growth from 2008**Includes regional jobs, i.e. jobs in agriculture, tourism, Monarto andother townships34


MODELLED DEMOGRAPHIC PROFILE 07This section provides the following demographicprojections for Murray Bridge at 2038:• Household size;• Age profi le;• Household income; and• Education profi le.The projections are based on the growth rates identifi ed inSection 6.4.7.1 Average Household SizeAt the 2006 Census, Murray Bridge had an averagehousehold size of 2.4 persons, the same average sizeas households in Metropolitan Adelaide. The targetsprovided in the 30 Year Plan for Greater Adelaide indicatethat average household size within Murray Bridge will fallover the next 30 Years.Household size decline has been experienced by manyAustralian communities over recent decades as a resultof population ageing, lower fertility levels and otherdemographic trends. Within Murray Bridge, averagehousehold size fell from 2.5 in 1996 to 2.4 in 2006 and isprojected to further decline to 2.3 in 2038.Figure 7.1: Modelled Average Household SizeIt should be noted that household size will not be uniformacross Murray Bridge, there will be areas that attracta high proportion of family households and have acorrespondingly higher average household size. This islikely to be the case in new growth areas in the early yearsof development. Similarly, population ageing within theexisting community may result in areas with a substantiallylower average household size.7.2 Age ProfileThe modelled age profi le of Murray Bridge at 2038compared to the existing age profi le (2006) is shown inFigure 7.2.Figure 7.2: Modelled Age Profile 20387.3 Household IncomeCurrently median household income in Murray Bridge isrelatively low at around 73% of the metropolitan median.New urban areas, such as Gifford Hill are expected toattract households with higher income levels. Althoughresidential land and housing within Murray Bridge isrelatively affordable, those households in the early yearsof their housing careers will require a substantial incometo service a mortgage. Over time, it is projected thatpopulation growth in Murray Bridge will result in a gradualincrease in median household income levels as shown inFigure 7.3.Figure 7.3: Modelled Median Household Income7.4 EducationThe projected school age population of Murray Bridge isbased on the projected age profi le. The number of schoolstudents projected to reside within Murray Bridge in 2038is compared with 2006 Census data in Figure 7.4. It isclear that the number of both primary and secondaryschool students is projected to increase signifi cantly by2038.Figure 7.4:Modelled Total School EnrolmentsThe number and type of schools required within MurrayBridge will be infl uenced by the number of students whoattend government and non-government schools. At7.5 Implications for StructurePlanKey issues arising from this demographic modellinginclude:• Future housing demands, including need to planfor lone person households and aged personsaccommodation, ideally accessible to all essentialservices;• Future demands on human services based on thepopulation and household profi le; and• The proximity of future growth areas to the likelylocation of future human services.the 2006 Census, around half of Murray Bridge’s primarystudents attended government schools and around 68%of secondary schools attended government schools.This is not a typical pattern, generally there is a strongerpropensity for secondary school students to attend nongovernmentschools.0It is suggested that future expansion of school optionswithin Murray Bridge may have a signifi cant impact on theproportion of students attending government and nongovernmentschools.0735


RESIDENTIAL LAND SUPPLY & DEMAND 08The 30 Year Plan for Greater Adelaide designates ‘plannedurban lands’ for Murray Bridge. From this, residential landFigure 8.1:Potential Growth Precincts• no heritage listing; and• no strata or community title.supply can be achieved in the following general manner:300 sites with these characteristics were identifi ed with an• infi ll of undeveloped/underutilised sites within theaverage size of 1,066 square metres. Based on minimumestablished residential area; and/orsite areas required under the Development Plan, these• greenfi eld development (essentially Gifford Hill).8.1 Potential Growth Areassites could potentially yield between 600 to 900 dwellings– depending on the type of development. Taking intoaccount existing dwellings (which may be retained ordemolished), net additional dwellings would be between8.1.1 Housing Density and Affordability300 to 600 dwellings.The 30 Year Plan for Greater Adelaide and the HousingPlan for South Australia endeavour to improve housingdiversity and affordability. The Rural City of Murray BridgeDevelopment Plan includes affordable housing targets of aminimum of 15 per cent within the Residential Zone.The Murray Bridge Structure Plan includes populationgrowth targets. Catering for these population targetsrequires analysis of the potential demographic profi le.Understanding the demographic profi le includingcontinued demand for family households, high levels oflow income households and an increasing aged populationrequire diversity within the housing stock to cater fora range of housing interests. Ensuring diversity withinthe housing stock will be a key mechanism for ensuringhousing affordability for the Murray Bridge population. TheMurray Bridge Structure Plan identifi es a range of infi ll andgrowth area scenarios designed to offer greater diversitywithin the housing stock thus catering for the population’shousing needs.A high level analysis suggests that a dwelling targetof 8,400 dwellings under the medium scenario will bediffi cult to achieve within the existing planned urbanlands boundary. This analysis includes considerationof fragmented land ownership, market choice andland economics. As such, for the purposes of theseinvestigations, additional potential growth areas have beenidentifi ed, together with potential yields.Potential growth precincts have been identifi ed in Figure8.1.8.1.2 Infill (Precinct 1)Analysis of potential infi ll opportunities within the residentialzone has been undertaken. This analysis includes theexisting Racecourse site.The following opportunities have been investigated:• vacant residential allotments (under 800 squaremetres);• vacant residential land (over 800 square metres);• existing dwellings that are likely to be re-subdivided/redeveloped (sites 800-1,600 square metres); and• existing dwellings on large, underutilised sites (over1,600 square metres).Vacant Residential AllotmentsThere are approximately 550 vacant residential allotmentswithin the existing Residential Zone. Vacant allotmentsare the most likely to be taken up over the next 30 Years.Conservatively assuming that 90% of these allotmentsare taken up, this would provide 495 dwellings. It is morelikely that only 50% would be taken up providing only 225dwellings.There is a high level of uncertainty surrounding land ownerdecisions on these sites. It has been assumed that 50%of these opportunities could be taken up over the next 30years – providing between 150 to 300 dwellings.Large Dwelling SitesThere are a number of underutilised dwelling sites (over1,600 square metres) in the Residential Zone. Note that‘underutilised’ refers to residential development potentialonly. These sites may be productively occupied byagriculture/horticulture, etc.48 large sites have been identifi ed, with a total land area ofVacant Residential Land21.2 hectares. Based on an average yield of 10 dwellingsper hectare, this land could accommodate around 212There is approximately 62.7 hectares of vacant land withindwellings. Allowing for existing dwellings, this couldthe Residential Zone (excluding individual allotmentsprovide 164 net additional dwellings. Conservativelyunder 800 square metres and sites occupied by parksassuming that 70% is taken up, this would provide 115and education institutes). Assuming an average yield ofdwellings. It is more likely that only 50% would be taken10 dwellings per hectare, this land could accommodateup providing only 82 dwellings.around 627 dwellings. It is unlikely that all of this landwill be made available by land owners for residentialdevelopment over the next 30 years. Conservativelyassuming that 70% is taken up, this would provide 439dwellings. It is more likely that only 50% would be takenup providing only 313 dwellings.Re-development/Re-subdivision PotentialSites with the following characteristics have beenconsidered to have potential for re-development/resubdivision:• minimum site are of 800 square metres (informedby Development Plan policies), maximum site areaof 1,600 square metres (larger sites consideredseparately); 0837


RESIDENTIAL LAND SUPPLY & DEMANDIf all of the identifi ed infi ll opportunities were maximised andbrought to market, the total yield could be around 1,950dwellings. It is considered highly unlikely that this yield willbe achieved for reasons including the following:• fragmented ownership;• the use of some of the identifi ed land for non-residentialpurposes; and• the probability that some land owners will choose toretain existing low-value dwellings on sites with furtherdevelopment potential.Advantages:• contiguous with Gifford Hill (albeit to west);• suffi cient size to be master planned; and• possible future Pope Road interchange.Impediments:• distance / connectivity to Town Centre;• located external to Study Area.8.1.4 Southern Growth Area (Precinct 4)8.1.6 Mixed Use Growth Area (Precinct 6)May yield 1,000 dwellings and 500 jobs 3Advantages:• reasonable connectivity to Town Centre;• Suffi cient size to be master planned;• opportunity to regenerate Old Princess Highway andsurrounding area; and• fl ow on benefi ts to Town Centre / Main Street via inputsto movement economy.• some rural living areas should be maintained to providemarket choice; and• need to consider a range of factors such as sitecontamination history, stormwater management, interfaceissues with major roads and the impacts from the adjacentGeneral Industry Zone located to the east.8.1.9 Deferred Urban (Precinct 9)May yield 1,500 jobs 4Advantages:Based on the conservative assumptions it is consideredmost likely that the identifi ed infi ll opportunities will yieldaround 1,500 dwellings. More likely, the identifi ed infi llopportunities will yield around 1,000 dwellings. Forthe purposes of modelling, the Structure Plan adopts aconservative approach which assumes that the identifi edinfi ll opportunities will yield around 1,500 dwellings.Advantages:May yield 2,000 2 dwellingsAdvantages:• contiguous with Gifford Hill;• reasonable connectivity to Town Centre via BrinkleyRoad;• suffi cient size to be master planned; and• adjacent to rural living.Impediments:• service infrastructure; and• one sided catchment;8.1.7 Northern Industrial (Precinct 7)May yield 3,000 jobs 4Advantages:• contiguous to township; and• possible employment lands.Impediments:• adjacent mobilong;• adjacent seagas pipeline;• adjacent possible bypass route; and• residential potential limited.• effi cient use of land; and• proximity to full range of services.Impediments:• yield likely to be inhibited by an extensive range offactors;• intervention required to promote and encourageredevelopment (ie place making strategies); and• high level of uncertainty surrounding individual landowner decisions.8.1.3 Western Growth Area (Precinct 2)May yield 3,000 1 dwellings. The growth area is notconsidered within the context of the Structure Plan’s 30 yeartimeframe. If future analysis reveals that the land demandin Murray Bridge over the next years has been uncommonlyhigh, then there may be a case to re-consider this area forgrowth.Impediments:• will require augmentation to existing services.8.1.5 Eastern Growth Area (Precinct 5)May yield 3,000 2 dwellingsAdvantages:• reasonable connectivity to Town Centre;• suffi cient size to be master planned;• opportunity to regenerate Old Princess Highway andsurrounding area;• opportunity to integrate with additional employmentlands;• fl ow on benefi ts to Town Centre / Main Street via inputsto movement economy; and• ‘re-centres’ the town centre.Impediments:• service infrastructure;• poor existing character; and• require staging (north to south).• adjoining rail line infrastructure;• suffi cient size to be master planned;• proximity to T and R; and• situated outside main activity centre.Impediments:• service infrastructure;• requires staging; and• adjacent seagas pipeline.8.1.8 Rural Living (Precinct 8)Will be investigated for residential and/or country living butthe yield has not been estimated given the impediments andany development is likely to be slowly realised.Advantages:• land generally contiguous with existing townshipboundary.Impediments:• fragmented ownership;• diffi cult to co-ordinate redevelopment – requiresintervention and incentives;8.1.10 Strategic Sites (Precinct 10)May yield 500 dwellings and 500 jobs 5Advantages:• connects the two rural living zones and corrects theanomaly of the existing rural living estate in the PrimaryProduction Zone.• gateway location; and• service niche market/tourism.Impediments:• proximity to Town Centre; and• a range of considerations/investigations will needto be undertaken, including noise attenuationmeasures associated with Freeway noise, potential forcontamination, traffi c implications (inc Swanport Roadinterchange), co-ordination of land amongst landownersto achieve the strategic outcome, primary productioninterface and climate change impacts on the 1956 fl oodlevel.1Assumes 25% for infrastructure, 12.5% for open space, buffers to noise sources and/or non-residential land uses and average allotment size comparable to Gifford Hill2Assumes 25% for infrastructure, 12.5% for open space, buffers to noise sources and/or non-residential land uses and average allotment size comparable to Gifford Hill3Assumes 40% site coverage of total area, 2.5 employees per 100m 2 of fl oor area, 25% for infrastructure, 12.5% for open space, buffers to noise sources and/or non-residential land sues and average dwellign allotment size 300m 24Assumes 25% for infrastructure, 25% site coverage, buffers to existing residential land uses and seagas pipeline and 1 employee per 100m 2 of fl oor area5Assumes 25% for infrastructure, average allotment size of 300m 2 and > 12.5% for open space38


RESIDENTIAL LAND SUPPLY & DEMAND 088.1.11 Possible Future Urban (Eastern Site)(Precinct 11)Advantages:• Old Princes Highway frontage; and• fl exibility in terms of future urban use.Impediments:• proximity to Town Centre.Following an initial sieve analysis Site 2 was dismissed asbeing a viable option due to its distance from the towncentre.8.1.12 Possible New Residential (Precinct 12)May yield 30 dwellingsAdvantages:• panoramic views;• opportunity for a unique, sustainable housing enclave;and• adjacent to the existing Regional Town Centre.8.2 Implications for StructurePlanKey issues arising from these strategic investigationsinclude:• growth areas are likely to be required given thelimitations of infi ll in accommodating the modelledgrowth;• the majority of potential growth areas are generallysuitable for urban development (subject toinfrastructure upgrades);• the locations to the west of the river are the mostlogical in terms of connectivity and integration withexisting/planned infrastructure; and• the area to the east of the river provides strategicdevelopment opportunities (speedway site) plusregeneration opportunity, whilst also enabling theexisting town centre to be recentred.Impediments:• rail interface;• within the vicinity of Light Industry and General Industry(T&R meat processing facility);• fl ooding/stormwater management;• potential for contamination; and• will need to consider the forthcoming MBOSS.39


RETAIL LAND SUPPLY & DEMANDThe provision of ample, suitable land and developmentopportunities for non-residential land uses, includingretail, offi ce and industrial land is critical to the successfulgrowth of Murray Bridge. Currently, Murray Bridge hasan employment suffi ciency rate in excess of 100%,meaning that there is a job in Murray Bridge for everyemployed person that resides in the Local GovernmentArea. Labour markets are complex, and not all of the jobsavailable in the LGA are held by residents. Nevertheless,the availability of employment is considered one of MurrayBridge’s strongest competitive advantages over otherlocations, such as Mount Barker. The Structure Planmust, therefore, provide opportunities for new businessesto establish within Murray Bridge to ensure this advantageis maintained.9.1 Current Retail ProvisionThe majority of existing retail is located within the MurrayBridge Town Centre, with a range of smaller centres andretail premises located outside of this zone, includingalong Adelaide Road and Swanport Road. Most fl oorspace located outside the Town Centre represents out-ofcentredevelopment. Retail uses along Adelaide Road areaccommodated within a Light Industry Zone and generallyinvolve larger-scale retail showrooms/service tradepremises with a few specialty shops. Retail facilities alongSwanport Road are accommodated within a range ofcentre types including Local Centre and Residential Zones.These facilities are generally specialty and convenienceshops, with one IGA (440 square metres) located adjacentthe Murray Bridge South Primary School.Table 9.1: Retail Floor Space Murray BridgeTown CentreSource: Planning SA (now known as DPTI) Retail Database 2007The new Woolworths Marketplace (offering 17,833 squaremetres) development will satisfy demand for additionalretail fl oorspace until just prior to 2021.Figure 9.1: Current Retail FacilitiesWithin the Town Centre, there are four key retail precinctswithin the Town Centre at present, specifi cally:• Main Street and environs (19,785 square metres retailfl oor space)- Bridge St/Adelaide Road – the ‘mainstreet’ comprising fast food outlets and specialtyshops; and surrounding side Streets – including SixthStreet, Seventh Street – primarily specialty shops.• The Woolworths centre on Sixth Street, offering17,833 square metres retail fl oor space, comprisinga Woolworths (4,262 square metres), DDS (5,5004009square metres), two mini-majors (totalling 2,515 squaremetres) and 44 specialty shops (totalling 5,556 squaremetres).• Murray Bridge Green (8,194 square metres retail fl oorspace)– comprising Woolworths, Country Target andspecialty shops; and• Coles (2,018 square metres retail fl oor space)–comprising Coles and specialty shops.Retail fl oor space within Murray Bridge Town Centre asidentifi ed in Planning SA’s (now known as DPTI) RetailDatabase, which was last updated in 2007, is summarisedin Table 9.1 and shown by Figure 9.1.


RETAIL LAND SUPPLY & DEMAND 099.2 Future Retail Floor SpaceDemandThe potential demand for additional retail fl oor spacewithin Murray Bridge generated by population growthis projected in this section. It should be noted that thisrepresents a high level retail assessment for structureplanning purposes only and will need to be reviewedas part of the DPA process for growth areas to ensureappropriate retail development policies are put in placeand future community needs are met.Table 9.2: Projected Retail Expenditure ($) and Retail Floor Space by Residential Growth Precinct (m 2 )Future retail fl oor space demand in Murray Bridge will bestrongly infl uenced by population growth and the incomelevels of new residents moving to Murray Bridge.Based on the income levels projected in Section 6 andanalysis of ABS Household Expenditure Survey Data,it is projected that household retail expenditure levelsassociated with growth areas and new development in infi llareas are likely to be around $31,150 per annum.Allowance has also been made for real increases inretail expenditure over time. In recent years, real retailexpenditure growth has averaged around 2% per annumin South Australia. However real retail growth is stronglylinked to economic conditions (as recently evidencedby the global economic downturn), therefore, anaverage annual growth rate of 1% is considered a moreappropriate assumption for long-term planning.Total retail expenditure generated by future populationgrowth is provided, by precinct area, in Table 9.2.Based on data from the ABS Household ExpenditureSurvey, Retail Survey and estimated turnover ratesper square metre, the amount of fl oor space demandprojected to be generated by each of the identifi edresidential precincts is provided in Table 9.2.Not all of the expenditure and fl oor space demandidentifi ed in Tables 9.2 is likely to be captured withinMurray Bridge. Rather, it is expected that residents willtravel to other retail destinations, including Adelaide CBDto purchase some retail goods. The proportion of retailcaptured within Murray Bridge will depend on the futurerange and quality of the retail offer.However, the Structure Plan should seek to ensurethat there is ample, suitably located and zoned landavailable for non-residential purposes in Murray Bridge.It is therefore considered appropriate that the StructurePlan provides suffi cient opportunities to cater for allretail demand generated by the future Murray Bridgepopulation. For example, the redevelopment of the oldrace course site may demonstrate the need for a potentialnew accessible Neighbourhood Centre 1 .1Any new Neighbourhood Centre should consider the projceted retail fl oor space for the infi ll growth precinct as detailed in Table 9.2.41


RETAIL LAND SUPPLY & DEMAND9.3 Future RetailDistribution9.4 Implications forStructure PlanThe primacy of the existing Town Centre is expected toKey issues arising from these strategic retail investigationsbe maintained and strengthened by new retail projects,include:such as that at Sixth Street. As the township expands,it is likely that additional Neighbourhood and Local levelcentres will be required to serve the daily/weekly shoppingneeds of residents and ensure that the expandedtownship provides a high level of accessibility to retailfacilities.• the primacy of the existing Town Centre will be retainedgiven the existing fl oor space distribution and recentapproval of the Murray Bridge Market Place;• growth areas at the fringe of the Study Area willneed to be serviced by small scale neighbourhoodand local level centres in order to establish nodesRecommended distribution of future retail centres issummarised in Table 9.4 and Figure 9.2. Considerationhas been given to the amount and type (food, non-food,and destinations that create a sense of communityand place and maximize accessibility to day to dayservices; andbulky goods) of retail fl oor space demand generated byeach of the identifi ed future residential precincts. Theamount of fl oor space identifi ed in Table 9.3 is indicativeonly.• given the retained primacy of the Town Centreenhanced connectivity to the town centre needs to befacilitated.Figure 9.2:Recommended Centre DistributionTable 9.3:Recommended Retail Distribution by Precinct, Centre Type and Floor Space42


COMMERCIAL LAND SUPPLY & DEMAND 10104310.1 DemandThere is likely to be strong demand for suitable fl oorspace at Murray Bridge for a wide range of offi ce-basedactivities. These may include small professional offi cesImportantly, it is not the role of the Structure Plan toidentify where the jobs will come from. Rather it is to setaside the required land to facilitate the development of arange of employment generating uses.Figure 10.1:Recommended Commercial Land Distribution(such as real estate agents, accountants, graphic/webdesigners, lawyers, architects, engineers, recruitmentagencies etc), as well as offi ce space for larger companiesTable 10.1: Typical Floor Space and Land Take tosupport Office/Commercial Employment.and organisations. There is also likely to be strongdemand for consulting rooms for medical professionalsincluding GPs, dentists, chiropractors, physiotherapists,etc.There are many factors which could infl uence demand foroffi ce and other commercial fl oor space in Murray Bridge.These include broad economic conditions, industry trends,relative costs at Murray Bridge compared with otherpotential locations, overall competition in the offi ce marketand the nature and size of businesses attracted to MurrayBridge.The Structure Plan seeks to support a job target of 9,000dwellings over 30 years. Based on the strong growth ofservice sector jobs in recent decades, and the projectedcontinuation of this trend, offi ce-based jobs are likely toconstitute a large share of future job growth in MurrayBridge.Offi ces typically accommodate 3-4.5 persons per 100square metres of fl oor space. In outer suburban andregional areas, employment densities are generally lowerthan in CBD and inner-suburban areas. This refl ects thetypes of businesses attracted to different areas and therelative cost of fl oor space.Table 10.1 provides an indication of the amount offl oor space and land area that would be required tosupport offi ce/commercial jobs, based on the followingassumptions:• employment density of 3 jobs per 100 square metres offl oor space;• site coverage of 40% (remaining 60% taken up byroads, car parking, landscaping, service areas, etc);and• average building height of 1.5 storeys.10.2 Land SupplyKey opportunities for employment generating commercialdevelopment within Murray Bridge have been identifi ed asfollows:• intensifi cation/redevelopment within the Town CentreZone;• intensifi cation/redevelopment within the Adelaide RoadLight Industry Zone, with potential noted to rezonethis land for more general commercial/employmentgenerating purposes;• new development within the identifi ed Eastern MixedUse Precinct (Area 6); and• new development within identifi ed new Local andNeighbourhood Centres within Areas 3-6.Demand at the latter is likely to be in the order of 3,000-6,000 square metres of offi ce/commercial fl oor space.Neighbourhood and Local Centres, combined with themixed use zone are estimated to support around 1,000offi ce-based jobs. The balance of demand is likely tobe directed to the Town Centre/Adelaide Road andupzoning will be required to encourage intensifi cationand redevelopment within these areas in order to supportsignifi cant expansion of offi ce/commercial employment inthe future.The potential also exists for a new Neighbourhood Centreat the old race course site.A recommended distribution of commercial land precinctsis shown in Figure 10.110.3 Implications forStructure PlanKey issues arising from these strategic investigationsinclude:• existing employment land should be retained andintensifi ed for such purposes particularly alongAdelaide Road and within the Town Centre Zone;and• key nodes are likely to include a possibleemployment area to the north, a mixed useprecinct on the speedway park site and new Localand Neighbourhood Centres in growth areas.


INDUSTRIAL LAND SUPPLY & DEMAND11.1 Industrial DemandIndustry plays a key role in current employment provisionin Murray Bridge. Manufacturing, wholesaling, transportand storage and primary industries currently accountfor more than 35% of jobs in Murray Bridge. There issignifi cant scope for the expansion of industrial activitiesin Murray Bridge. Limited new employment lands areidentifi ed in the 30 Year Plan for Greater Adelaide inthe surrounding region and the relative affordabilityof industrial land at Murray Bridge represents a keyadvantage in attracting new industrial investment.Industrial uses are typically space-expansive and have lowemployment densities. Site coverage and employmentdensity can vary signifi cantly between industrial uses.Table 11.1 provides an indication of the amount of fl oorspace and land area that would be required to supportindustrial jobs, based on the following assumptions:Table 11.1 represents typical fl oor space yields and landtake for industrial uses in suburban settings, however,within Murray Bridge it is expected that large scaleindustrial operations could be attracted by the relativeaffordability of land. Such operations can have verylow site coverage and employment densities. If suchoperations are attracted to Murray Bridge, a 100 hectareindustrial precinct may only support 500 jobs.It is therefore prudent to plan industrial land supply onthe basis of low fl oor space and employment yields. Itis also important to recognise that different industrialbusinesses have different locational requirements, someprefer to be located close to other similar businesses orother businesses in the same supply chain (clustering),others prefer strong separation from other businesses/landuses to minimise constraints to operating hours, noise,etc. Providing a range of different industrial precincts istherefore important to maximise business attraction.This is based on the greater population growth scenarioput forward by the Structure Plan and the employmentyields analysis discussed in the previous section.The ‘intensifi cation of existing industry’ associated withthe General Industry Zone adjacent to Old Swanport Roadmay include a review of the appropriateness of the GeneralIndustry Zone. Council will examine if an alternativeemployment-generating type of zone is appropriate givenan intent to intensify residential densities in the locality.The type of zone module chosen will need to ensure thatthe strategic placement of Council’s existing and proposedcentres zones are not compromised.Figure 11.1: Recommended Industrial Land Distribution11.3 Implications forStructure PlanKey issues arising from these strategic investigationsinclude:• existing industrial land should be retained for suchpurposes;• Monarto provides a major opportunity for employmentlands given proximity to road and rail;• new industrial/employment land will need to be setaside within the designated growth areas; and• key nodes are likely to include a possible employmentarea to the north plus a future urban area to the east.• employment density of 1.5 jobs per 100 square metresImportantly, it is not the role of the Structure Plan toof fl oor space;identify where the jobs will come from. Rather it is to set• site coverage of 25% (remaining 75% taken up byroads, car parking, landscaping, service areas, etc);aside the required land to facilitate the development of arange of employment generating uses.and• average building height of 1 storey.441111.2 Land SupplyTable 11.1:Typical Floor Space and Land Take tosupport Industrial EmploymentKey opportunities for future industrial development withinMurray Bridge have been identifi ed as follows:• intensifi cation within existing Industry Zones;• new employment lands at precincts 7 and 9; and• expansion of Monarto Industry Zone.Precincts 7 and 9 comprise more than 1,000 hectaresof land, and while some of this land is constrained, it isconsidered that this represents ample supply of land forfuture industrial development.The recommended distribuction of future industrial land isshown in Figure 11.1It is acknowledged that the supply of industrial land isgreater than that in the Housing and Employment LandSupply Program Report 2010 Greater Adelaide (2010).


HUMAN SERVICES LAND SUPPLY & DEMAND 12Population growth in Murray Bridge will create demand fornew and/or expanded education, health, community andrecreation services. This section provides an overview ofkey additional services that are likely to be required basedon projected population growth and, where relevant,implications for the Structure Plan. It should be notedthat there are numerous government agencies as wellas private service providers involved in human serviceprovision. Human service outcomes depend on thedecisions of these providers and the Structure Plan canonly identify potential key services.12.1 EducationPrimary and Secondary EducationEducation demand is diffi cult to predict given the ‘choicefactors’ such as religion, mobility, perceived quality ofeducation provided and facilities, that contribute todecisions about education.The number and types of schools required in MurrayBridge in the future, will be infl uenced by these factorsas well as factors such as the number of students whomight be educated outside Murray Bridge, and those whomight be attracted to new schools in Murray Bridge. Thenumbers of students that attend government schoolsand non-government schools will also be an importantdeterminant of the form that new/additional schools inMurray Bridge might take. Considering current enrolmentdata for Murray Bridge, currently 65% of primary schoolaged children attend Government Schools and 80% ofsecondary aged children attend Government Schools (itshould be noted in other new and redeveloping areas,attendance rates are typically 60% of primary schoolaged children attending government schools and 40% ofsecondary school aged children attending governmentschools). Murray Bridge’s fi gures appear therefore to beskewed by some choice factor that could change overtime.Table 12.1 indicates demand for school places based oncurrent trends and the projected population totals.Table 12.1: Projected School EnrolmentsNote all of these fi gures are accumulative totals numbers.This equates to an increase in student numbers ofapproximately 2,200 primary school students and 1,700secondary school students.Typically these numbers would require 3 - 4 primaryschools and 1 – 2 secondary schools.Considering the project preferences for government andnon –government schools this could be further brokendown to an additional 2-3 government primary schoolsand 1 – 2 non-government primary schools.The government primary schools at present have varyingenrolments ranging from 71 students to 537 students, withthe larger of these schools being comprised of a discretejunior primary and primary school.It is likely therefore that with these generally low enrolmentnumbers that demand for government school enrolmentscan be largely accommodated within the existingcampuses. One additional government primary schoolmight be required beyond 2028 which needs to befactored into growth area planning and in particular futurerezoning processes.The current Murray Bridge High School is noted ashaving signifi cant capacity and combined with the lowerthan average rates demand for government secondaryeducation it is anticipated that the school (with additionalfacilities) will be able to accommodate the demand forgovernment secondary education.The non-government schools within Murray Bridgetypically have higher enrolment numbers and are likelyto be closer to current capacity levels. It would appearfeasible for the existing non-government schools toBased on current attendance rates, 22.8% of children inMurray Bridge attend pre-school. This would equate to aneed for the following number of places outlined in Table12.3.accommodate a total of approximately 1,200 primaryschool students and 500 high schools students. ThisTable 12.3: Projected total pre-school demandis likely to leave a requirement for approximately 1 nongovernmentprimary school and 1- 2 non-government highschools.In terms of planning, the land take for a primary school ofup to 800 students is roughly 3.5 hectares. A stand alonesecondary school of up to 1,200 students requires a landtake of roughly 8 hectares. If schools are co-located andshare facilities such as ovals, gymnasiums, administrationfacilities and so forth, then this land take could bereduced.Some of these places are likely to be provided withinexisting and new school facilities. However, this is unlikelyto provide enough places and accordingly it is anticipatedChild Care and Pre-Schoolthat multiple private operators would look to providefacilities within the development area.Within the area there are a number of child care and daycare centres, as well as kindergartens, pre-schools andout of school hours care. These are located, in someSites should be provided in areas that are convenient toresidential areas, centres or employment.cases with private and public schools, and in someinstances, are provided by private operators, includingsome care being provided in private homes.Condsidering the population growth there is likely to beadditional demand for these facilities in the short termas a generally younger demographic is projected. The12projected demand for child care places is outlined in Table12.2.Table 12.2: Child care projected demand for placesNote based on national rates of attendance at formal child care forchildren 0 – 4, ABS 4402.045


HUMAN SERVICES LAND SUPPLY & DEMANDTertiary EducationCurrently, a relatively small proportion of Murray Bridgeresidents are enrolled in University courses with a smallfacility operational by Flinders University presently sitedwithin the hospital. This, in part, refl ects the trend foryoung people to relocate to Adelaide to attend University.Additional demand for University education services willbe generated by the future Murray Bridge community.However it is unlikely that demand will be of a suffi cientscale to underpin a large University campus within MurrayBridge.In terms of tertiary education, there is currently a TAFEcampus located on Swanport Road at Murray Bridge.This TAFE offers a relatively limited range of coursesand awards, including retail, fabrication and welding,bricklaying, literacy and numeracy, aged care, English as asecond language, community services and administrationand management.Demand for TAFE and other further education services(including universities) is estimated to increase by around400 places.OtherThe Lower Murray Trade Training Centre and the AdelaideHills Murraylands Trade School for the Future was openedin 2011. The Murray Bridge High School is the leadpartner in this project that will provide amongst otherthings opportunities for school based apprenticeships.In 2011, the Rural City of Murray Bridge togetherwith Regional Development Australia (Murraylandsbranch) engaged Greenway Architects to explore theopportunities afforded by a number of key stakeholdersin the development of a proposed Educational Precincton the eastern side of Swanport Road around BeattyTerrace, south of the existing Town Centre. The existingsite is occupied by TAFE SA and by the Department ofEducation and Children’s Services (DECS) and offers greatopportunities to other education stakeholders.A Master Plan was prepared that comprised the following:• a continuous and improved frontage to SwanportRoad identifying one of the main entry points into thePrecinct;• a north/south Educational Precinct running fromSwanport Road, across Beatty Terrace leading towardsthe river incorporating upgraded existing facilitiesand new facilities housing a range of educational andtraining environments;• a focus on fl exibility with shared spaces, IT richlearning environments and the ability for studentsand educators to ‘cross pollenate’ across a range oflearning situations and disciplines. Existing teachingfacilities could be upgraded, or new spaces created toachieve these goals;• the improvement of public and private transportopportunities, with improved car parking, bicycle andpedestrian accessways and storage facilities;• the possibility of co-locating local Sporting Clubsin upgraded facilities, sharing activity space andamenities; and• opportunities to minimise capital cost and reuseexisting building surplus to current needs.12.2 HealthMedicalThe expanded population will create additional demand forhealth services. Based on State averages, it is projectedthat population growth over the next 30 years will createdemand for the additional health services as identifi ed inTable 12.4. Note that some of this demand is likely tobe directed to health services outside of Murray Bridge,for instance some hospital services are only available atthe Royal Adelaide Hospital and Women’s and Children’sHospital.Table 12.4: Projected Health Service Demand 2038The current hospital at Murray Bridge offers 47 beds.The projected demand indicates a need for 181 hospitalbeds by 2038, an increase of 134. These would needto be provided progressively but do indicate suffi cientdemand to support a signifi cant expansion to the existinghospital and/or a second facility.Based on current Government policy, the latent demandwill most likely be taken up by the private sector.From information available there are approximately 16 GPsproviding services within Murray Bridge. The provision ofthe additional 26 GPs projected to be required to 2038are likely to be accommodated via the focus within thelong term health plans on the provision of clinics and theprivate sector would be expected to fi ll much some of thisdemand.Readily available information indicates that there areseven dental facilities within Murray Bridge. Based on theprovision rates it is likely that these existing facilities willexpand over the short to medium to accommodate thegrowth in demand as it arises. Over the longer term thesefacilities may be supplemented with additional facilities.Much of the supply is expected to be provided by theprivate sector.Provision should be made in any plan spatially for areaswhere consulting facilities can establish, such that GPscan establish as demand dictates viability.Aged careAt the 2006 census the percentage of the population aged70 years and above was 11.7%. Applying this proportionto the 2008 estimated resident population of 19,100persons there was in the order of 2,235 persons aged 70years or more in Murray Bridge.Based on that number there is roughly demand forapproximately 212 aged care beds and 11 aged carefacilities.Currently there are two aged care facilities within MurrayBridge. These are the Lerwin Nursing Home andResthaven. Between these facilities there is currentlya total of 153 aged care beds provided. This thereforeleaves a theoretical current shortfall in the order of 59beds.Murray Bridge has numerous aged care facilities andservices available to the community. These facilities andservices are designed to provide assistance to agedpeople to live in their own homes.The number of facilities available at 191 appear to be intheory greater that the “standard” level of provision. Thisadditional provision in aged care packages is likely to gosome way to offsetting the theoretical shortage in agedcare beds.1South Australian Urban Land Trust, Human Services Planning Kit, 19942Rate based on current rate of provision across the State per 1000 population.3Ibid46


HUMAN SERVICES LAND SUPPLY & DEMAND 12The growth in population is likely to provide the followingoverall demand for services, as outlined in Table 12.5.Table 12.5: Projected Aged Care DemandAging in place will require a high level of access to servicesand facilitates, including technological connection. Homecare service providers may become more prevalent asservices expand to support people in their own homes.The Residential Aged Care in Murray Bridge 2009 reportprojects short term future demand.12.3 Emergency ServicesPoliceMurray Bridge currently has a Police Station. This stationoperates 24 hours per day seven days per week.Growth within Murray Bridge will in general be urban.The Victorian experience is provision at a rate of 1 CFAstation per approximately 15,000. The recommendedrate in South Australia for Metropolitan Fire Services is1 station per 50,000 with an average response time ofbetween 6 and 8 minutes .Note: all numbers are aggregate overall population totals roundedto nearest whole number.Considering this projected demand and the existing levelof facilities, it would appear that Murray Bridge will need aninfl ux of aged care beds, commencing in the early yearsof the development. This is partly due to the theoreticalshortfall in beds currently provided.Policy and funding for aged care has been the subject ofa Productivity Commission Review. This review has foundthat the policy and funding arrangements covering agedcare restrict consumer choice, distort investment decisionmaking, and weaken incentives for innovation.Government policy at present is very centralised.Recently, policy has been targeted to two outcomes. First,aging in place, and secondly, providing greater power tothe end user of the service rather than the providers.These policy directions are likely to be strengthened infuture years as the baby boomers age. Baby boomers aretypically more affl uent, more mobile and more discerning/demanding than previous generations. It is recognisedthat baby boomers will seek to control their own aging to agreater degree than previous generations.The commonwealth benchmarks over estimate thedemand for residential care by at least 30 beds in MurrayBridge in 2010. An alternative benchmark places theputative demand for residential care at 193 or 40 placesover the 2009 supply. This over estimates demand byabout 20 places as indicated by waiting lists. Howevereven if we discount 30 beds from the benchmarks forMurray Bridge there would still be demand for residentialaged care of between 53 and 68 additional beds in 2015based on population projections to 2015.Net inward migration of older people into Murray Bridgecould increase the demand for aged care beds fromanywhere from 18 to 55 places. The impact of netmigration would not impact on demand for aged careuntil after 2015. The population projections to 2020 wouldcalculate a benchmark of 303 places in 2020 an undersupply of 150 places on current supply. If we discountthe benchmark by 30 beds and include the impact of netinward migration the undersupply would be somewherebetween 130 and 175 beds in 2020. It should be notedthat there is an apparent preference for communitypackages in Murray Bridge as evidenced by communitypackage waiting lists and vacancies for low residentialcare. The increasing turnover in ageing in place facilitiesand the reported higher levels of care that people areentering into aged care reinforce the notion that people arechoosing residential care later.Land for future aged care facilities, should be well locatedwith respect to transport, hospital and medical facilities,community facilities and activity centres.SAPOL operates on an intelligence based policingmodel and accordingly directs resources on a needsbasis. SAPOL will monitor demand for services and seekadditional resources if and as required.The Murray Bridge Police Station is about to beredeveloped and it is expected that the new police stationwill be operative in about 12 months time.FireMurray Bridge is serviced currently by both an MFSbrigade and a CFS brigade.The MFS is the main response body for fi res, naturaldisasters, and car accidents with the towns and urbanareas. The area of cover includes hospital and nursinghome facilities and industrial parks. The CFS alsoresponds to incidents in industrial parks.There is one MFS station in Murray Bridge with twoappliances. For 2009 – 2010 this brigade responded to290 incidents.MFS facilities are not provided solely on the basis ofpopulation and the MFS monitors areas and directsresources accordingly.The CFS is the main response body for airport/airstrips,crops, grassland, rural areas, bushland and scrubs andalso attends incidents in towns and urban areas andindustrial parks.The CFS attended 171 incidents for 2010-2011. There isIn total Murray Bridge is serviced by fi ve appliances andtwo fi re stations. Based on the guiding fi gures this shouldbe appropriate for a population of 37,800 people.It is important to note Murray Bridge does not experiencea high bushfi re risk and is treated as a ‘safe destination’for Mount Lofty Ranges residents.SESThe SES is an emergency and rescue service that is madeup predominantly of volunteers. There are 67 SES unitsacross the State supported via over 1,600 volunteers. TheSES provides the following services:• General Rescue• Flood Operations• Land Search Operations• Reconnaissance• Storm Damage Operations• Road Crash Rescue• Marine RescueMurray Bridge is located in the SES Eastern Region, withtwo employed staff and supported by volunteers.The SES crews travel where required.The SES typically anticipates that the existing units canservice demand based on past experience that shows anincrease in volunteer numbers as a result of increases inpopulation.one station with three appliances.7Australian Social and Recreation Research Pty. Ltd, Planning for Community Infrastructure in Growth Areas, April 200847


HUMAN SERVICES LAND SUPPLY & DEMANDAmbulanceAn Ambulance station providing 24 hour coverage islocated within Murray Bridge on the Swanport Road nearthe Hospital.Experience from Victoria suggests a provision of ametropolitan station of 1 station per approximately 56,500people 7 . Based on this fi gure alone one ambulancestation will be suffi cient for the total population to 2038 or37,800.In practice, however, stations should be provided on thebasis on the acceptable response times. SA Ambulancemonitors services and directs resources as required.12.4 Community ServicesCommunity OrganisationsMurray Bridge is a regional service centre and as suchhas a reliance on strong community organisations andnetworks.Sporting clubs, the Services clubs, Community Clubs andChurches all provide a range of support and services tothe community and assist to provide social connection.Murray Bridge is well served by numerous clubs asoutlined by Table 12.6A new library opened in February 2012. This new facility istwice as large as the previous facility.Australian Social and Recreation Research Pty. Ltd,Planning for Community Infrastructure in Growth Areas,April 2008 recommends one static library to service30,000 people in the early years of a development. Thisis supported by the Human Services Planning Kit, 1994(SAULT) that recommended one library for 5,000 to10,000 people with a branch library once the populationreaches 70,000 to 80,000 people. The new library shouldtherefore be suffi cient to accommodate growth to 2038.Benchmarks for the provision of Community/Neighbourhood centres vary between 1 per 10,000to 20,000 8 populations and 1 per 7,000 to 10,000 9population.It is recommended that one to two additional centreswould be suffi cient to serve the new population.On this basis it would be benefi cial to provide amultipurpose local level community facility within theStructure Plan. This could be located within an activitycentre. Including car parking an area of land of 1,000square metres minimum should be set aside.12.5 Open Space andRecreationThe Rural City of Murray Bridge Open Space andRecreation Research and Planning Study May 2010indicates that Murray Bridge is currently reasonably wellserviced with access to outdoor recreational facilities.That study however concluded that for an increasedpopulation to 34,000 there would be the need foradditional outdoor facilities.Indicative fi gures from the Suter report indicated thefollowing levels. However, a detailed review will beundertaken as part of the RCMB’s current work on aSports and Recreation Plan and Open Space Plan.Table 12.6 shows the predicted additional requirements.Table 12.6: Projected Open Space and RecreationDemands (Suter)Murray Bridge also is well serviced by Government offi ces.Activity Centres will provide key areas for community andgovernment groups to be located. Sporting clubs willlocate in association with sporting facilities.LibraryThe Rural City of Murray Bridge operates a library facilityfrom the 3rd fl oor of Mobilong House in Seventh Street.The library is open Monday to Thursday 9.30am to 6pm,Fridays 9.30am to 8pm and Saturdays from 9.30am to1pm.8Briggs, Brindle, Chambers, 19979South Australian Urban Land TrustSource: The Rural City of Murray Bridge Open Space and RecreationResearch and Planning Study “The Strategy Report” Final Report 11 May201048


HUMAN SERVICES LAND SUPPLY & DEMAND 12For the purposes of this work, the projected population toOverall therefore provision in the Structure Plan shouldIndoor FacilitiesWith parking an allowance of 2.5 – 3 hectares should be2038 is 37,800. This is 3,800 greater than was used asthe basis for the Suter work. Taking out 0 – 4 years oldwho don’t play sport this reduces the increase to 3,580persons.be made for an athletics track, two turf fi elds for hockey,one softball diamond and one baseball diamond (two turffi elds). There is potentially a need for two additional ovalswithin the urban area. However sharing the ovals betweenThe Suter report found that there would be additionaldemand for indoor recreation facilities as outlined in Table12.8.suffi cient for the indoor aquatic centre allowing for a 25 metrepool. This should be increased to between 3 and 4 hectaresto accommodate a 50 metre pool. 1 hectare for each indoorfacility should be allocated.Adjustment for this additional population is thereforerequired. Based on participation rates from the ABS,and provision rates from Australian Social and Recreationcricket and football may enable the existing 6 ovals withinthe urban area to suffi ce. Four to fi ve additional soccerpitches would be required.Table 12.8:Projected Indoor Recreation Demand (Suter)Timing of indoor facilities will be dependent upon thethreshold populations being reached to assist underpinviability.Research Pty. Ltd, Planning for Community Infrastructurein Growth Areas, April 2008 additional demand has beencalculated.As a guide, provision of open space per 1,000 populationshould be approximately 1.5 hectares per 1,000 peopledeveloped as outdoor sporting facilities and a further 2.5hectares per 1,000 people as informal open space.12.6 Implications forStructure PlanFrom this work it is considered that the increase demandin relation to athletics, baseball, hockey, lawn bowls, rugbyleague and rugby union, softball and touch football isnegligible and can therefore be accommodated within theexisting identifi ed facilities.In relation to the other sports the following provision rateas outlined in Table 12.7 is recommended.Table 12.7: Recommended Recreation FacilitiesGiven Murray Bridge’s role as a Regional Centre, thisprovision should be increased to double ie a total of 8hectares open space per 1,000 people.Provision for outdoor open space should be identifi edon a Structure Plan and implemented in stages toaccommodate the additional population as it comes onstream. Passive open space should include facilities suchas walking and cycling trails.Key issues arising from these strategic investigations include:• identifi cation of infrastructure provision mechanismsincluded developer contributions and shared useagreement for private facilities;• response times for emergency services should beretained;• exploration of a emergency services hub;• provide nodes for community organisation and services tocollocate;• 2 local community centres/facilities;• 2 primary schools;Source: The Rural City of Murray Bridge Open Space and Recreation Research• 2 high schools;and Planning Study “The Strategy Report” Final Report 11 May 2010• allowance for childcare/preschools conveniently collocatedwith centres/schools nodes of community activity;The increase in population now projected to 2038 is• allowance for expansion of tertiary education facilities37,800. Whilst 0 – 4 years olds would not participate inincluding implementation of education precinctmost organised indoor sports, this age category wouldmasterplan;potentially use multi-purposes spaces for activities such askinder gyms, indoor pools, and dance.• allowance for four fold expansion of hospital services;• allowance for medical services to be located withinIt is considered that given the tolerances for indoorcentres/nodes of community activity;facilities are greater than for outdoor facilities, this increase• allowance for aged care facilities to be collocated withis not likely to materially affect the demand.centres/nodes of community activity;Overall, considering the provision rates in Australian Socialand Recreation Research Pty. Ltd, Planning for CommunityInfrastructure in Growth Areas, April 2008, and the fi ndingsof the Suter report, it is recommended that provision bemade in the Structure Plan for one indoor aquatic centre,and two to three multipurpose indoor recreation facilitiesthat provide for 1 to 2 courts in each.• allowance for almost four fold expansion of age carefacilities;• promotion of aging in place;• provision for an athletics track, two turf hockey fi elds, onesoftball, one baseball, 5 soccer fi elds, 2 cricket/aussierules football ovals;• one indoor aquatic centre and 2-3 indoor recreationfacilities .49


1351OPPORTUNITIES AND CONSTRAINTS 13An opportunities and constraints analysis has beenprepared, being informed by:• a review of the strategic context of Murray Bridge,including 30 Year Plan for Greater Adelaide, the Murrayand Mallee Region Plan and the Strategic ManagementPlan for Murray Bridge;• literature review, including a raft of technical studies;Riverfront opportunities include:• creation of continuous riverside promenade tocelebrate the riverfront;• celebrate and enhance cultural and indigenous heritageassets (historic Wharf and Rail areas);• improve connections and wayfi nding from riverfront toadjoining precincts;Other general opportunities include:• the grid layout of the Town Centre, providing anexcellent basis to ensure that any redevelopment of theTown Centre is highly connected;• potential community access/use of dairy fl ats;• potential gentrifi cation of Adelaide Road corridorincluding potential enhancement of existing gateway• the desire of both the Rural City of Murray Bridge(within their 2030 plan) and the State Governmentwithin the 30 year plan to generate greater diversity ofhousing within the Council area; and• possible stormwater detention within racecourse site(to be relocated).• high level infrastructure investigations; and• program recreation spaces within riverfront throughboulevard;• high level sustainability modelling.urban design and landscape improvements;• potential marina/waterfront development opportunitiesThe fi ndings of these investigations have beendocumented in the preceding Chapters and aresummarized as follows.• maximise views for new and existing development;• pedestrianise East Terrace to improve connections; and• provide a range of tourist accommodation options.at Swanport West;• potential development of the railway precinct givenproximity to waterfront and town centre;13.1 OpportunitiesThe identifi ed opportunities, which visually are shown inFiture 3.1, include:The Sturt Reserve Precinct contains the open spacenetwork of Sturt Reserve. Sturt Reserve is the largest openspace reserve within Murray Bridge, providing a range ofrecreation opportunities and a soft (grassed) edge to theFigure 13.1:OpportunitiesStrategic• Murray Bridge and environs being designated as futureurban lands by the 30 Year Plan for Greater Adelaidewith associated dwelling, population and job targets;River Murray.The existing grassed riverfront with formal pedestrian trailsprovides a pleasant environment for passive recreation.Recent public art, commissioned by Ngarrindjeri people,has been established along the riverfront providing aTransportunique character of the Precinct.• excellent road access to Adelaide and Mount Barkervia South-Eastern Freeway;Much of the reserve is currently unimproved. This is dueto Sturt Reserve being used formerly as a Council land fi ll• potential for an additional interchange to the Southsite. Any future uses proposed on Sturt Reserve will needEastern Freeway;to consider land and ground water remediation works (to• established rail corridor providing opportunities tobe determined in a separate study). Opportunities include:improve passenger services to Adelaide; and• potential establishment of a western ring route.• respect and continue to celebrate historical signifi canceof the Ngarrindjeri people;Amenity/FunctionThe River is the very reason for the existence of MurrayBridge and contains signifi cant cultural history.• explore new recreational, community, function,large event, tourism and educational uses within thePrecinct, subject to remediation works (separatestudy), which will assist in activating the Precinct;• improve connections and wayfi nding from Retail CoreThe Riverfront Precinct has high heritage value due to:and Riverfront Precincts;• it demonstrating important aspects of the evolution ofthe States transportation history;• uncommon and endangered qualities including arailway and wharf area of cultural signifi cance; and• it has special associations with the historicallyimportant era of riverboat transport and trade.• maintain and enhance connections to adjoiningriverfront precinct to the north;• maintain adequate provision of car parks to promoteuse;• rationalise existing tennis courts; and• enhance existing commercial facilities (eg. thecommunity club, riverscape café etc.).


OPPORTUNITIES AND CONSTRAINTSSustainabilityKey sustainability opportunities identifi ed in developmentareas covered by the structure plan are as follows:Town Centre• retail and services focus; and• public transport interchanges linking wider communitycentres.Township Boundary• development to meet highest environmental buildingstandards;• infi ll opportunities;• clusters of local business, shopping and services,particularly along corridor identifi ed for enhancement;• public transport links;• cycle paths linking main bicycle network;• community facilities such as schools, child care andaged care;• open spaces, recreation spaces, public meetingplaces; and• wetland opportunity in racecourse site and along theriver.Future Urban Growth Zones• development to meet highest environmental buildingstandards;• small clusters of local business, shopping and services;• public transport links;• cycle paths linking main bicycle network;• community facilities such as schools, child care andaged care;• open spaces, recreation spaces, public meetingplaces; and• potential connection to community waste watertreatment facility.Open Space Network• rehabilitation of land, returning to wetlands; and• recreational/green space opportunities.Employment Lands• proximity to service corridors;• large scale on-site renewable energy generationopportunities;• public transport links, walking and cycling infrastructureto surrounding residential and business districts; and• impact of air emissions to be minimised throughconsideration of prevailing winds.The identifi ed opportunities have been mapped on Figure13.1.13.2 ConstraintsThe identifi ed constraints predominantly relate to hazards(fl ooding), infrastructure (location and capacity) andenvironment (vegetation).Stormwater• signifi cant investment in detention basins and majorstormwater network upgrades will be necessary tofacilitate growth as per the recommendations of theStormwater Management Plan (Tonkin 2007).Electricity• 26 metre wide easements would be required for the33KV lines if not located in road reserves.Notable Buffers• Brinkley Waste Deport and associated buffer, locatedto the south of Gifford Hill;• separation distances to other EPA licensed activitieswithin Murray Bridge and on the periphery of MurrayBridge will need to be considered;• buffer required to T & R Pastoral site;• requirements for potential interface treatmentsassociated with arterial roads and future bypasses;• rail corridor and associated noise generated fromtrains; and• management of interfaces associtated with GasTransmission Pipelines.Cultural Heritage• known sites of Aboriginal heritage signifi cance,including Long Island, Narooma Area, Sturt Reserveand the Granite Outcrops located adjacent to theSwanport Bridge; and• existing Local and State Heritage listed properties.The identifi ed constraints identifi ed above have beenmapped on Figure 13.2.Figure 13.2: Summary of Constraints52


STRUCTURE PLAN OPTIONS AND RECOMMENDATIONS 14There are a number of options available to Council inorder to facilitate growth which achieves the proposed14.2 Existing Town Capacitypopulation, housing and employment targets.If the existing town boundary was retained, the population,Figure 14.1:Projected Capacity Arising from Existing Town Boundary (including Gifford Hill)At a high level, the options include:housing and employment targets would not be achieved.• infi ll devleopment (existing township boundary includingGifford Hill)Figure 14.1 shows the population, housing andemployment yield expected to be generated from within the• western/southern broadhectare parcels (west of Riverexisting town boundary. It is evident that just above half ofMurray);the dwelling and population targets would be achieved.• eastern infi ll/broad hectare parcels (east of RiverMurray).The most obvious options for growth exist on the westernside of the River Murray. The current township boundaryAt a more detailed level, a combination of the aboveoptions can be considered, but for the initial spatialplanning modelling the capacity of the three optionsis presently west of the River. In addition, recent strategicand policy directions have seen the Gifford Hill area to thesouth-west be rezoned for residential purposes.have been considered from both an individual and then acollective perspective.The concentration of future growth, at least in the short tomedium term should therefore occur in the western sector,14.1 Targetswith land to the south suited for residential purposes andland to the north suited for employment purposes.The population and dwelling growth targets to 2038, are:The existing township boundary is projected to• Total population of 37,800;• Population growth of 18,700;accommodate 4,500 dwellings (1,500 infi ll) and 1000 jobs.The bulk of the growth will occur in Gifford Hill (Area 3).• Dwelling growth of 8,400; and• Job growth of 9,000.Population targets are aspirational indicatorsused for strategic planning purposes and are notforecasts of the future. Population projectionsare intended to illustrate the consequences ofselected assumptions on the size, age structure andgeographic distribution of population and are oftenbased on data/trends drawn from preceding years.The following growth options exist in order to achievepopulation, dwelling and job targets with the projectedyields included in each fi gure. The text bos in the left ofeach fi gure shows the yield for each option with the textbox in the right of each fi gure showing the cumulativetotal.1453


STRUCTURE PLAN OPTIONS AND RECOMMENDATIONS14.3 Western/SouthernGrowth CapacityThis section considers the yield generated from theidentifi ed growth areas in the western/southern sector.Approximately 2,500 dwellings and 5,000 jobs could beaccommodated. Combined with the growth projectedfrom the existing town boundary the cumulative growthwould be 7,000 dwellings and 6,000 jobs. The western/southern sector could accommodate 6,000 people,resulting in a cumulative total of 16,800 persons whenconsidering the yield from the existing township boundary.Figure 14.2 shows the population, housing andemployment yield expected to be generated from withinthe existing town boundary, together with the inclusionof the western growth areas. It is evident that with theinclusion of the western growth areas the populationand housing targets for 2038 will be approached but notachieved.Figure 14.2:Projected Growth Arising from Western/Southern Growth AreasThe key risks relating to the achievement of the projectedyields are summarised as follows:• concentrated ownership of land and therefore risk ofkey landowners controlling/restricting the supply ofland;• continued risk that the market will resist infi lldevelopment; and• reliance on the development of ‘strategic sites’ forthe development of tourist accommodation/marinaor similar development which are entirely speculativeand require signifi cant investment and resolution ofenvironmental issues.54


STRUCTURE PLAN OPTIONS AND RECOMMENDATIONS 1414.4 Eastern Growth CapacityOther than in respect to the QED Land Use Plan thearea to the east of the River Murray has essentially beenignored from a strategic planning perspective. The spatialsignifi cance of this eastern sector is worthy of recognition aslow intensity development already exists in this area, most ofwhich is highly accessible to the River, the town centre andultimately the South Eastern Freeway.The eastern sector has substantial capacity for growth, withthe primary constraint being service. It is likely that signifi cantgrowth would need to be facilitated in order to justify themajor infrastructure upgrades and costs that would berequired.On the assumption that the majority of the land is used for The operations of a turkey farm at allotment 257, Partresidential purposes, it is estimated that between 10,000 Section 159, Loddon Road, Hundred of Burdett and aand 13,000 persons could be accommodated requiring piggery at Section 572, Karoonda Road, Hundred Burdettbetween 4,000 and 5,600 dwellings. Employment could are within relatively close vicinity of rural living allotments.range between 500 to approximately 1,250 jobs.Both operators have expressed concern that their operationswill be compromised by future growth and intensifi cation ofThe area to the east of the river can be accessed via thedevelopment on the eastern side of Murray Bridge and haveexisting bridge. Development of the east would ‘centralise’requested strategic consideration of their land for Country /the town centre, regenerate the Old Princess HighwayRural Living based on this issue and arguments that thefrontage and provide future growth areas with reasonableland is a logical extension for urban development. Figureproximity and access to the town centre.14.3 indicates the approximate location of these operations.Perhaps more critically, development of the east can play There may be opportunities to consider some of this land fora key function in terms of being a catalyst for longer term rural living or country living purposes beyond the Year 2038.growth (ie beyond 2038), with the township otherwise The existing overhead powerlines (approximate locationconstrained to the west and north.indicated by dashed red line on Figure 14.3) would also needto considered in the setting of a future boundary.Figure 14.3: Projected Capacity Arising from Eastern Growth Table 14.1: Projected Dwelling, Population and Employment Yield from RevisedTownship BoundaryArea 11 to the south of the piggery operation is identifi ed asa possibility for Future Urban growth for either employmentor residential land uses in the longer term. The StructurePlan also intends that Area 8c (refer Figure 17.2) should beexamined to determine the most appropriate mix of ruralliving and country living on the Eastern side. Any future DPAinvestigations associated with Areas 8c and 11 will needto include an assessment of the impacts of EPA licensedand food production businesses on the periphery of MurrayBridge.Figure 14.3 shows the population, housing and employmentyield expected to be generated from within the existingtown boundary, together with the inclusion of the westernand eastern growth areas. It is evident that with theinclusion of the whole of the eastern growth areas that thepopulation and housing targets for 2038 would be readilyaccommodated, and indeed far exceeded if all land wasreleased for development.14.5 Achieveing The TargetsTable 14.1 shows the population, housing and employmentyield expected to be generated from within the existingtown boundary, together with the inclusion of the westernand eastern growth areas. It is evident that with theinclusion of the whole of the eastern growth areas that thepopulation and housing targets for 2038 would be readilyaccommodated.It is also evident that with the inclusion of the easterngrowth areas the job growth target is not achieved. Furtherinvestigations will be required to determine how to deliver thejob target regionally, with a focus on Monarto.*It is anticipated that non-residential uses will be located within the adjacent mixed use area (site 6)** Tourist related developments likely to result in a less permanent population offer housing diversity and choiceBased purely on land supply, it is questionable that all of theland included within the eastern growth area be included inthe township boundary, given that the majority of the land willnot be required to achieve the 2038 targets. However meritexists in the context that the full township boundary identifi esand includes future urban lands which could be used ifrequired to supplement long term supply. Further, it wouldserve the purpose of identifying the strategic signifi cance ofthe land and future Council intention in relation to the east. Inorder to address the potential for oversupply a rezoning andrelease strategy would be required.55


STRUCTURE PLAN15.1 Purpose & Application 15.2 Detailed PlansNeighbourhood Centre15.2.2 Neighbourhoods and CentresFigure 15.1: Residential and Employment Yield Plan 1 based on data/trends drawn from preceding years.Figure 15.2: Neighbourhoods and Centres Plan 2The Structure Plan is a high level spatial document,with designated future growth areas requiring furtherinvestigation and concept plan preparation in orderto resolve local area traffi c implications, open spaceThe key layers of the Structure Plan are documented in thefollowing series of plans.15.2.1 Residential and Employment YieldFigure 15.2 outlines the recommended spatial distributionof key neighbourhoods and centres.The neighbourhoods replicate the key precincts outlined• retain existing zone designation at Gifford Hill;• consider future education needs to service Gifford Hilland southern growth area;and human service planning and the preparation ofearlier in these investigations.Mixed Useinfrastructure delivery plans. Equally as importantFigure 15.1 outlines the proposed release of residentialand employment land within each of the designated• identify the speedway park site on the eastern side ofare matters relating to land use mix, urban design,In relation to centres, the following hierarchy is proposed:precincts. The yields are shown at Year 5, Year 15 andthe River Murray as a key mixed use opportunity.placemaking, environmental sustainability and accessand connectivity. All of these tasks could be undertaken Year 30.Town CentreLocal Centreas part of further detailed investigations pertaining to theThe residential and employment yields refl ect Structure • reinforce the primacy of the existing Town Centre; • retain existing centres within established township;Structure Plan or as part of location specifi c DevelopmentPlan targets and not the capacity of the areas.• adopt recommendations of Town Centre Master Plan • provide new local centres to service southern growthPlan Amendments (DPA’s).(creation of Precincts and place making responses);area and eastern growth area.Population targets are aspirational indicatorsWhilst these additional investigations are warranted aheadof any future rezoning, the investigations undertakento inform this Structure Plan are suffi cient to determinethe broad implications of growth and the recommendedadjustment to the town boundary.used for strategic planning purposes and are notforecasts of the future. Population projectionsare intended to illustrate the consequences ofselected assumptions on the size, age structure andgeographic distribution of population and are often• consider potential for new Neighbourhood Centre atthe existing racecourse site.56151These residential and employment yields refl ect Structure Plan targets and not the capacity of the areas.


STRUCTURE PLAN 1515.2.3 Road HeirarchyFigure 15.3 outlines the proposed road hierarchy forMurray BridgeOf particular note is the proposed designation of aB-double route bypass, which would require constructionof a new ring route.15.2.4 Open Space and ParklandFigure 15.4 outlines the proposed open space hierarchytogether with key pedestrian and cycling connections.Key features include:• open space corridor to follow Seagas pipelinealignment, north of the South Eastern freeway;• reinforcement/establishment of linear park/trails alongAdelaide Road, Brinkley Road, Swanport Road,Mannum Road, Old Princess Highway and alongthe waterfront, providing connection to the ruralcommunities to the south;• the community places strong value on the White Hilland Rocky Gully areas and these areas should berecognised for their landscape and native vegetationappeal;• The width of the buffer along the southern boundary ofthe Freeway is indicative and will need to be clarifi edthrough future investigations; and• indicative neighbourhood level open space areas toservice new growth precincts (to south and east).The Council is also progressing two strategic documentsin the 2012/13 fi nancial year relating to sport, open spaceand recreation, more specifi cally:• The Rural City of Murray Bridge Sport and RecreationStrategy will be the strategic link that ties togetherstrategies and plans related to active and passiverecreation and conservation (ie. Bike Plan, Sport andRecreation Strategy, Trail Strategy, Integrated WaterManagement Plan, Murray Bridge Development Planand Environmental Sustainability Management Plan).The outcome will be an Action and Implementation• The Open Space Strategy for the Rural City of MurrayBridge (MBOSS) will guide the provision, developmentand ongoing management of open space facilitiesthroughout the Rural City. The outcome will be anAction and Implementation plan, priority and hierarchylist.plan, priority and hierarchy list; andFigure 15.3: Road Hierarchy Plan Figure 15.4: Open Space and Parkland Plan57


STRUCTURE PLAN15.2.5 Education and CommunityFacilitiesFigure 15.5 outlines the proposed education andcommunity facilities precincts. Of note are the futuredesignation of primary and secondary schools to servicethe southern and eastern growth areas. These facilitiesshould be established within close proximity of futurecentres. Future centres should also accommodate othercommunity facilities that may be required.Figure 15.5:Education and Health Facilities Plan15.2.6 Place-Making PlanFigure 15.6 outlines the key place-making elements whichcould enhance the character and amenity of the MurrayBridge Township. In particular, the Plan seeks to:• provide attractive gateways (primary and secondary) tocreate an attractive sense of arrival from all aspects ofthe township;• provide attractive statements over the River along thebridges to create an attractive sense of arrival along theRiver;• establish linkages between growth areas and betweengrowth areas and the Town Centre to maintain theprimacy of the Town Centre;Figure 15.6: Key Place-Making Elements• make use of the views available on the eastern side ofthe river for residential development;• enhance linkages between the Town Centre and theriver front;• enhance linkages between the Town Centre and othertownships;• better link the eastern side of the river with the towncentre through key activity areas; and• enhance linkages along the waterfront throughtourist accommodation, waterfront development andcommunity uses.58


STRUCTURE PLAN 1515.2.7 Integrated Transport and TrafficManagement PlanKey fi ndings of the ITTMP undertaken concurrently withthe Structure Plan include, but are not limited to thefollowing:• The need to adopt a defi ned system for movement ofall transport modes within Murray Bridge.• As a result of development to the south, the study hasidentifi ed that:– Additional freeway access from the south ofthe freeway is highly desirable to service thisdevelopment, for both amenity and accessibility– Brinkley and Mulgundawah Roads will carrysignifi cant additional traffi c volumes– The constrained width of the Brinkley Roadunderpass of the South Eastern Freeway has alimited traffi c carrying capacity and also cannotaccommodate required pedestrian/cyclist linkagesbetween the planned southern development andthe Town Centre– North of Martins Road, Brinkley Road will no longerplay a suitable role for the movement of heavyvehicles– Mulgundawah Road will have a higher order role toplay in the transport network.• Swanport Road will require duplication betweenMulgundawah Road and Adelaide Road.• It is expected that upgrades will be required at least thefollowing intersections:– Bridge Street/Adelaide Road/Swanport Road/Mannum Road– Swanport Road/Mary Terrace, and– Swanport Road/Mulgundawah Road/MonashTerrace.• The current passenger transport services in MurrayBridge is unlikely to meet future demands and a regular,consistent bus service will require establishment alongan expanded route.• The State Government would like to improve publictransport connectivity between Murray Bridge, MountBarker and Adelaide, however there is no currentdirection for expansion of the Adelaide MetroTicketsystem to Murray Bridge.• There is a desire and a need to create an alternative • There is a similar desire and a need to create alternativeOver-Dimensional (OD) route away from theB-Double routes away from the Town Centre andTown Centre. A preferred route (subject to formaldevelopment areas to the south of the South Easternassessment) has been identifi ed from the SouthFreeway (subject to more formal investigations).Eastern Freeway at the Monarto Interchange alongSchenscher Road, Pallamanna Road, WagenknechtRoad to Mannum Road north of the township.Figure 15.7: Integrated Transport and Traffic Management Plan59


STRUCTURE PLAN15.3 Composite StructurePlanThe Structure Plan for Murray Bridge (Figure 15.8) showsthe following key elements:• an expanded township boundary intended toaccommodate future land supply requirements for atleast 2038;• the Town Centre, neighbourhood and local activitycentres;• proposed land use distribution including projectedresidential and employment capacity/yield for identifi edprecincts;• arterial, B-double and collector routes, together withkey linkages;• natural features including fl ood risk areas;• major open space and parkland; and• nodes for future schools and community facilities.The Structure Plan does not show the following elementswhich require further investigation, including:• spatial provision of human services and communityfacilities;• infrastructure requirements;• land release strategy for growth areas (page 52); and• regional employment strategy to deliver regionalemployment targets.15.3.1 Town CentreThe Town Centre will be reinforced as the hub of socialinteraction and economic activity for the Murray Bridgecommunity, and will include a rich diversity and intensity ofland uses including retail, commercial, residential, publicopen space, civic, health and educational facilities in acompact, pedestrian-focused walkable centre.The Town Centre is an inclusive mixed use destinationand transport hub that will provide access for all membersof the Murray Bridge community to more frequent publictransport services, housing and employment choice,recreation, shopping and entertainment opportunities.Desired Outcomes:• ground fl oor land uses are used to create an active andvibrant street environment, and generally consist ofretail and entertainment shopfronts at grade.• a mix of land uses will occur horizontally and verticallywithin Town Centre blocks, employing sophisticatedsolutions for access and car parking.• residential development will predominantly occuras shop top housing and mixed-use multi-storeydevelopments with active ground fl oor uses.• large format offi ce uses and showrooms areinappropriate for the Town Centre, which will employ afi ner-grain of boutique commercial tenancies and retailshopfronts.• streets within the Town Centre will be ‘social’ andincorporate design and built form elements such asseating, lighting, public art and shading to ensurepedestrian comfort, safety and interest.• all streets, lanes, parks and pedestrian plazas withinthe town centre will be considered as part of an overallpublic realm strategy, which focuses on placemakingand aims to create a robust and attractive centre.60


STRUCTURE PLAN 15Figure 15.8:Structure Plan1. The recreation and employment area band inthe vicinity of Bremer Road will be the subjectof future investigations. These investigationswill determine a) the need for recreation/openspace land in this area; b) whether any additionalhousing such as low density Country Living canbe accommodated based on achieving SEA Gasrequirements, the considerations of EPA licensedfacilities in the broader locality, and the impacton the proposed freight bypass (consideration ofnoise and traffi c fl ow issues).2. The width of the buffer along the southern edgeof the South Eastern Freeway will be subjectto future investigations to determine the mostappropriate width based on land fragmentationissues, visual amenity considerations and noiseattenuation measures.3. Land along the northern boundary of the Freewayis currently within a Rural Landscape ProtectionZone. In instances where land remains white,there is no intent to consider a future land usechange.4. The proposed residential land adjacent to theRegional Town Centre Zone will need to addresscontamination, railway interface & industryinfrastructure issues, impacts from T & R Pastoralmeat processing facility, the outcomes of theRCMB Open Space Strategy and stormwater &fl ooding issues.61


STRUCTURE PLAN15.3.2 Mixed Use PrecinctSupporting the growing Murray Bridge population andin close proximity to both support and benefi t from theintensity of social capital and economic activity withinthe town centre, the Mixed Use Precinct located to theeast of the River Murray, can perform an important rolein providing diverse accommodation, employment andeconomic opportunities.The Mixed Use Precinct provides a range of centrallylocatedopportunities for larger-format tenancies andbusinesses such as furniture showrooms, multi-storeyoffi ce buildings and research and technology industries,plus smaller home-based businesses, essential largerscalecommunity and entertainment facilities, attractionsand public parkland within close proximity of the centralretail and business district.The residential components of this precinct provide ahigh quality urbanised pattern of residential developmentand density in close proximity to the increased levelsof activities, facilities, public transport services, andemployment opportunities available within the nearbyTown Centre.The Mixed Use Precinct will provide a range of landuses focused on urban residential accommodation andemployment generation. Uses will include commercial,research and technology opportunities, community usesand entertainment attractions,Residential accommodation will primarily be provided inthe form of small lot detached dwellings, semi-detacheddwellings, attached dwellings, shop top dwellings andmulti-storey mixed-use developments.15.3.3 Employment PrecinctThe Employment Precinct is to be developed as a highquality, regional employment area and business park thatcomplements the Town Centre and primarily servicesthe employment needs of the Murray Bridge community.The precinct will have a range of low impact industrial,business and commercial uses.15.3.4 Residential PrecinctsMurray Bridge will support a diverse population ofapproximately 30,000 additional people within 12,000new homes by 2038. Residential precincts will bepredominantly residential areas providing a wide rangeof dwelling types refl ective of a suburban character,providing affordable home-ownership and accommodationopportunities for fi rst homeowners through to retirementliving.15.3.5 Connections to the River MurrayThe Structure Plan integrates with and reinforces theactions recomended by the Town Centre Master Plan.These include:• to strengthen connections to the River Murray:• revitalisation of Bridge Street to improve pedestrianconnections to the river and draw elements of the riverinto the Town Centre;• resolve riverfront land ownership issues to promotecoordinated revitalisation;• strategic removal of vegetation to enhance up viewsand visual connections to the river;• upgrade of pedestrian access and facilities at theRoundhouse;• develop a pedestrian promenade along the RiverMurray with links to the Town Centre;• promotion of houseboat accommodation activating theriver;• development of the boat grave yard as a touristattraction;• the development of reading rooms in Wharf HillReserve to provide connections between the libraryand the river;• redesign of the intersection at Olympic Drive and SouthTerrace to improve connections to Sturt Reserve andthe Riverfront.62


FUTURE INFRASTRUCTURE REQUIREMENTS 16All 3 tiers of government need to work together to coordinateand deliver the required infrastructure together16.1 Water and Wastewaterwith contributions from the development sector. Aninfrastructure plan should be established for eachdesignated growth area as part of future DPA processes.This high level information however provides guidancein terms of likely future capital requirements as growthIn the absence of formal advice from SA Water, anestimate of the potential augmentation requirements hasbeen undertaken by AWE, based on the above demandprojections and is summarized in Table 16.1.Figure 16.1:Water and Wastewater Augmentation Requirementsunfolds.The following sections outline the infrastructure issuesassociated with the infrastructure implications arising fromthe modelled growth scenario.Table 16.1: 1 Estimated Water and Wastewater Augmentation Requirements1The infrastructure requirements proposed and estimated timing have not yet been agreed by Government.63


FUTURE INFRASTRUCTURE REQUIREMENTS16.2 StormwaterStormwater trunk infrastructure in the form of wetlandsand detention basins will be required within each ofthe proposed growth areas. Figure 16.2 shows theanticipated nature and spatial location of new stormwaterinfrastructure.The nature and timing of stormwater infrastructure, basedon the modelled growth periods, are outlined as follows.Figure 16.2: Anticipated Stormwater Infrastructure Upgrades16.2.1 Short Term (0-5 years)The short term residential development within MurrayBridge is anticipated to be a mix of infi ll development andthe fi rst stages of Gifford Hill. Based on the constraintsanalysis, it appears that the bulk of the key stormwaterdrainage augmentations within the Murray Bridge drainagenetwork have been completed such that this should notlimit the potential for infi ll development.Stormwater and fl ooding issues will also need to beconsidered in that part of the Rural Fringe Zone, to thewest of the Regional Town Centre Zone, which is beingconsidered for residential development.The fi rst stages of the Gifford Hill development wouldmost probably be within the north-eastern corner of thesite. This would require the minimum augmentation ofBrinkley Road which is the main linkage to Murray Bridgetown centre. Drainage from this area is poorly defi nedwith numerous localised low points. Future developmentwill require cut and fi ll to achieve a satisfactory drainageoutcome. The main low point runs from the culvertbeneath the South Eastern Freeway towards the southsoutheast.The Gifford Hill development Master Planhas identifi ed this area for a linear park and recreationalfacilities. Further drainage assessment would be requiredto confi rm the area of basin that is required to managestormwater runoff from short term development of GiffordHill.16.2.2 Medium Term (5-15 years)Medium term development of Murray Bridge extendsto areas outside of the existing township boundary andGifford Hill. These areas of further development andassociated drainage works are described below.Southern ResidentialThis area lies adjacent to the eastern boundary of theGifford Hill site boundary (east of Brinkley Road). It isunderstood that this area is a low priority with only 250residential allotments anticipated during this time period.The fi rst stages will occur in the northwest corner adjacentto the South Eastern Freeway and Brinkley Road.The existing drainage regime is dominated by localdepressions with no dominant fl ow path. Thedevelopment of this site will require detailed drainageassessment and well considered earthworks to avoidcatchments which do not have a gravity drainage outletalbeit these may be unavoidable in some locations.Eastern Mixed UseThe Eastern Mixed Use Precinct is located just to the eastof the Old Princes Highway bridge across the River Murrayand between the railway and the Old Princes Highway.This area grades west towards the River Murray with lowto moderate grades in the north increasing to steep alongthe southern boundary as it enters the fl oodplain. Openchannel conveyance systems must only be incorporatedin the area with low to moderate slope to manage theerosion potential.Due to the steep gradient towards the southern boundaryof the Eastern Mixed Use Precinct it would be required toconstruct stormwater quality management systems, suchas wetlands, within the fl oodplain.A review of the planning policies appurtenent to the fl oodplan will be required.Works within the fl oodplain will require approvals from therelevant Government agencies and are to be dealt with inparallel with the future rezoning of this area. The existingland supply schedule indicates that half of the estimated1,000 allotments will be taken up during the medium term.Stormwater quality improvement structures in the wetlandat this time should be constructed to cater for the ultimatedevelopment scenario of this area to minimise the durationof disturbance within the fl oodplain.Strategic SitesStrategic sites are within/adjacent to the River Murrayfl oodplain. During the medium term it is anticipated thatthe residential take up will be approximately 250 of theestimated yield of 500. Stormwater quality managementsystems will again be required within the fl oodplain andlocated on an as needs basis.Rural/Country LivingThis Precinct is defi ned for lower density residentialdevelopment. Their impact on the adjacent drainagenetwork will be less than a standard residentialdevelopment. However, this may require upgrades to localdrainage infrastructure. In the medium term it is probablethat the Rural/Country Living areas most likely to bedeveloped further are to the north of Gifford Hill and to thenorth east of Murray Bridge.64


FUTURE INFRASTRUCTURE REQUIREMENTS 16Northern IndustrialGifford HillEastern Mixed Use16.2.4 SummaryThis industrial precinct is to the north west of theIt is likely that the medium term development of GiffordIt is likely that the remaining 500 allotments would beStormwater management objectives will need to ensureexisting Murray Bridge Town Centre. It is assumed thatHill would extend from the east to west. Additionaltaken up during the long term. Stormwater managementthat the quality and quantity of stormwater dischargingapproximately half of this area would be developed duringdevelopment may trigger the requirement to increase thesystems constructed within the fl oodplain during thefrom developed areas will not have a negative impact onthe medium term. The most probable location for initialsize of the basins within the main drainage line extendingmedium term should be adequately sized or augmentedneighbouring properties or the receiving environment.development within this precinct is in the south-easternsouth-southeast from the culverts beneath the Southduring this phase to manage the increase in stormwaterGeneral rules of thumb have been applied to assist insector. This area would require the least immediateEastern Freeway.runoff.marking up the proposed basin locations and indicativeupgrade to road infrastructure and has good linkages tosize. The sizing would be infl uenced by whether individualMurray Bridge Town Centre.The south-eastern sector typically grades moderate tosteep, toward Rocky Gully. Stormwater managementsystems would again be required within the fl oodplain orbase of Rocky Gully where there is an abrupt reductionin gradient. Wetlands would need to be offl ine fromRocky Gully and as such a hydrological and hydraulicassessment of this watercourse would be required.Deferred UrbanThe location of the deferred urban precinct to the westof Murray Bridge town centre could potentially lead to16.2.3 Long Term (15-30 years)Eastern ResidentialEastern Residential area is located to the southeast of theEastern Mixed Use precinct between the River Murrayand the Old Princes Highway. This area is a low priorityresidential zoning with only 650 of a potential 3,000allotments being taken up in the long term. This area isrelatively fl at with no clearly defi ned fl ow path. Stormwatermanagement systems could be constructed to the north(upstream) of the railway line to mitigate the peak fl owsand improve stormwater quality prior to discharge to theRiver Murray fl oodplain.Strategic SitesThe additional 250 allotments in this zone are anticipatedto be taken up during the long term. As for the mediumterm, stormwater management systems are to have beenconstructed within the fl oodplain to manage stormwaterquality and quantity prior to discharge.Rural/Country LivingThe further development of these zones may requirelocalised upgrades to drainage infrastructure but theimpacts of development within these zones are likely to beminimal.stormwater catchments have the capacity to be drainedwith a gravity outlet or pumped system. A plan has beenmarked up showing the approximate size of stormwatermanagement systems required and the likely timeframethat these would be required based on the lot take-upforecasts for each development area.At this time a conservative assumption has been madethat the stormwater management area required for eachof the short, medium and long term time frames will be8-10% of the area to be developed in that period.Areas that contain a higher proportion of impervioussurfaces such as industrial and commercial precinctsan increase in stormwater runoff towards the existingdrainage network. Stormwater management (quality andquantity) systems would be required in strategic locationsfor these areas to be developed without negativelyimpacting on the surrounding area.Northern IndustrialThe area identifi ed as the Northern Industrial precinctgenerally all grades south towards Rocky Gully. It wouldbe recommended that wetlands constructed withinDeferred UrbanThe stormwater management systems put in place for thedevelopment during the medium term would be adequateto manage the long term development.will require a larger proportion of the catchment forstormwater management.This will differ for individual catchment areas and will berefi ned during the concept development planning phasefor each development areas.This potential development zone is in an area of low tomoderate gradient generally falling towards the northeastand discharges to Rocky Gully just north of McKay Road.Open channels and basins would be required. If viable,half of the Deferred Urban will be developed during themedium term.InfillExisting drainage defi ciencies are anticipated to havebeen overcome and pose no constraint to continued infi lldevelopment.Rocky Gully and the River Murray fl oodplain wouldbe constructed in the medium term and that furtherdevelopment during the long term would be able to drainto these or the wetlands be augmented to manage theincreased fl ows.Southern ResidentialA further 1,750 of a possible 2,000 allotments areexpected to be taken up during the long term. Theremaining areas likely to be developed are againundulating with localised low points. Site grading willbe critically important in managing stormwater drainage.Detailed stormwater drainage assessment will be requiredwith further development of this zone.InfillNo stormwater drainage constraints are known that wouldrestrict the long term development of infi ll sites.Gifford HillDuring the long term period the remaining allotments atGifford Hill are anticipated to be taken up. The remainingareas to be developed grade towards the main lowpoint south of the culverts beneath the South EasternFreeway. There will be existing stormwater managementinfrastructure in this area that may need to be augmentedto manage the increased runoff generated from thedeveloped area. Drainage through the development in themedium term will have been adequately sized to conveythe increased fl ow associated with this development.65


FUTURE INFRASTRUCTURE REQUIREMENTS16.3 ElectricityETSA have provided an initial response and advises that The following new works and provisions will be required:the ultimate development scenario will require three new• a Murray Bridge west zone substation to service Giffordzone substations (33/11KV) and associated overhead subtransmissionlines (33 KV) connecting the two proposedHill west located in the north-west corner of Gifford Hilltiming dependant on where Gifford Hill develops fi rst;substations in a loop with the existing Murray Bridge• a Swanport zone substation to service Gifford Hill andNorth and south substations. A new 33KV overheadthe southern growth area located adjacent to Brinkleytransmission line will also need to be constructed from theRoad (Nominal 1 Hectare area)- timing dependant onexisting Monarto South substation to one of the proposedwhere Gifford Hill and Area 4 develops fi rst;substations. Figure 16.3 shows the anticipated nature andspatial location of new electricity infrastructure.Figure 16.3: Anticipated Electricity Infrastructure Upgrades• a Murray Bridge east zone substation to service thegrowth area on the eastern side of the Murray River;• new overhead 33KV sub-transmission lines fromexisting Murray Bridge North substation to proposedMurray Bridge West substation via existing roadnetwork;• new overhead 33KV sub-transmission lines fromproposed Murray Bridge West substation to proposedSwanport substation via a 26m wide easement orexisting road network;• new overhead 33KV sub-transmission lines fromproposed Swanport substation to existing MurrayBridge south substation via existing road network;• new overhead 33KV sub-transmission lines fromproposed Murray Bridge West substation to existingMonarto South substation via existing road network;• upgrading of the existing overhead 33 KV subtransmissionlines between:– existing Mobilong substation and Mobilong Tee(double circuit);– existing Mobilong Tce and Murray Bridge NorthSubstation (double circuit);– existing Murray Bridge North substation and MurrayBridge South Tce; and– existing Murray Bridge South Tce and MurrayBridge South substation.• upgrading of the existing Murray Bridge North andMurray Bridge South substations to service the infi llgrowth area; and• new extensions to our 11kV and low voltage networks(overhead, underground or a combination of both) toservice infi ll growth areas or new developments.66


FUTURE INFRASTRUCTURE REQUIREMENTS 1616.4 Human ServicesA signifi cant growth in population over the next 30 yearswill undoubtedly generate demands for additional humanservices.The projected demands are outlined in Section 12.From a spatial planning perspective additional humanservices will occur in the form of either upgrades toexisting facilities or the establishment of new facilitieswithin the future growth areas. It is likely that both wouldoccur.The majority of new human services would be ideallylocated within or adjacent to activity centres.The Structure Plan provides guidance in respect to theindicative location of future activity centres for suchpurposes.16.5 Open Space andRecreationA signifi cant growth in population over the next 30 yearswill undoubtedly generate demands for additional openspace and recreation facilities.The projected demands are outlined in Section 12.Whilst open space will inevitably be provided as part offuture land division processes, it is important that thespatial locations, area and form of open space be carefullyplanned and co-ordinated.In acknowledging the above, the Rural City of MurrayBridge is in the process of developing a Sport andRecreation Strategy and Open Space Strategy which willhave regard for the overall direction of the Murray BridgeStructure Plan and will provide the necessary guidanceregarding the distribution and form of open space,sporting and recreational facilities, servicing both existingand developing neighbourhoods. These strategies willinform future DPAs.67


IMPLEMENTATIONThis chapter provides an overview of the key streamsof activity by which the directions of this Structure Planwill be delivered. Ultimately Council will be the driver formanaging growth and ensuring adequately zoned land ismade available for housing and employment purposes.Councils actions ultimately must be consistent with thePlanning Strategy and the Housing and Employment LandSupply Program.Councils Strategic Directions Report will be themechanism to formally prioritise and sequence growthopportunities identifi ed by the Structure Plan. DevelopmentPlan Amendment (DPA) processes will then follow.17.1 Planning StrategyThe Planning Strategy is constituted by Section 22 of theDevelopment Act 1993 as the peak guiding reference forthe content and operation of the South Australian planningsystem.17.2 RegionalImplementation StrategyThe Adelaide Hills and Murray Bridge Regional PartnershipForum has been established by the Regional Partners ofAdelaide Hills Council, the District Council of Mount Barkerand the Rural City of Murray Bridge. A primary function ofthe Regional Partnership Forum is to develop a RegionalImplementation Strategy which gives a policy and spatialexpression to the delivery of the 30 Year Plan’s policies,targets and major infrastructure priorities at the regionallevel.The Murray Bridge Structure Plan will support thedevelopment of the Adelaide Hill and Murray BridgeRegional Implementation Strategy, ensuring consistencyand continuity in policy documents cascading fromthe 30 Year Plan for Greater Adelaide into Council’splanning framework and priorities outlined in the StrategicDirections Report.17.3 Council’s PlanningFrameworkThe Local Government Act 1999 requires Council toprepare and adopt plans to guide its long term fi nancialsustainability, the management of its assets and resourcesand various other aspects of the growth and managementof the area.Figure 17.1: Rural City of Murray Bridge Community SustainabilityPlanning and Performance Management FrameworkMurray Bridge Council has adopted an integratedplanning and performance management framework thatincorporates relevant statutory planning requirements andsupports these with an organisational implementationframework (refer Figure 17.1 below).The principles, targets and directions of this Structure Planshould be incorporated within, and then delivered through,relevant plans and performance measures.It is imperative for the RCMB to review its organisationalcapacity to deliver the scope of this Structure Plan and theaccompanying Rural Communities Study.The Strategy guides the priorities, directions and targetsfor rezoning of land for urban growth for residentialand employment purposes. It is a key infl uence on thedecisions of State agencies and utility providers as to thelocation, timing and nature of infrastructure provision. Indoing so, it provides important signals to the private sectorthat help shape investment and development decisions.6817It is therefore important that the land use policy directionsand employment, housing and population targets setout in this Structure Plan are consistent with the relevantvolume(s) of the Planning Strategy.


IMPLEMENTATION 1717.4 StrategicDirections ReportThe State Government’s adopted policy for land supplyis to have 30 years of supply identifi ed, with 15 yearszoned. This policy is set out in The 30 Year Plan forFigure 17.2:Sequencing of GrowthSection 30 of the Development Act 1993 requiresCouncil to review the Development Plan for consistencyGreater Adelaide and the supporting The Housing andEmployment Land Supply Program Report 2010.with the Planning Strategy and with Council’s planningand urban management priorities, and draft a StrategicDirection Report which sets out priorities for amending theDevelopment Plan to increase that consistency. Section30 also requires Council to seek the agreement of theMinister for Planning to the Strategic Directions Report(and the SDR will not be considered complete without thisagreement).In the case of Murray Bridge, the preferred growthscenario requires the creation of 280 net additionaldwellings per annum on average. Therefore there shouldbe a rolling stock of land capable of delivering at least4,200 net additional dwellings. Further, this stock shouldbe capable of delivering a diversity of product from acompetitively large number of different ownerships.The purpose of the Strategic Directions Report isto promote a direct “line of sight” between strategicplanning goals, targets and priorities (on the one hand)and the content of the zoning rules (on the other). ThisTable 17.1 outlines an indicative schedule aimed atachieving this rolling residential land supply. The table alsooutlines the actions required to ensure that the growthareas are rezoned in accordance with the schedule.is important in order to avoid a situation where strategicA spatial representation of the short, medium and longplans speak to one effect and zoning rules speak toterm staging and rezoning strategy is shown by Figureanother.17.2.This Structure Plan should be a guiding reference forCouncil’s next Strategic Directions Report, which is due tobe completed by the end of March 2013.Table 17.1:Projected Dwelling, Population and Employment Yieldfrom Revised Township BoundaryA strategic program of land rezoning will be essential inorder to ensure an adequate supply of zoned residentialand employment land and to drive delivery of infrastructuresolutions.The rezoning (Development Plan Amendment) processgenerally takes about 12-18 months, but may take longerdepending on the complexity of the rezoning. Followingauthorisation, the processes required to deliver allotmentsto market typically takes another 12-24 months (assumingthat the owner has an active intention to develop the land).Therefore a rezoning that is initiated following completionof the next Strategic Directions Report is unlikely to resultin allotments on the market until at least 2015. Thisunderscores the importance of embarking upon priorityDPAs at the earliest possible juncture.*It is anticipated that non-residential uses will be located within the adjacent mixed use area (site 6)** Tourist related developments likely to result in a less permanent population offer housing diversity and choice69


IMPLEMENTATION17.5 Infrastructure ProvisionTable17.2:Indicative Infrastructure ScheduleInfrastructure required to support this Structure Plan canbe considered within two broad categories: direct andstrategic.Direct infrastructure is required to service developmentas it occurs. It is a “hygiene factor” which provides anessential (but not suffi cient) pre-requisite for growth and isprovided progressively as key service thresholds (or triggerpoints) are reached. Water supply, effl uent treatment androad networks are all examples of direct infrastructure.Responsibility for provision usually lies with utility or serviceagencies and/or Council (often with a contribution fromhomebuyers – via developers - in new release areas).In summary, the 3 tiers of government and thedevelopment sector need to work collaboratively indelivering the infrastructure required. This StructurePlan provides the necessary framework to commencecollaboration between these stakeholders and to identifyfunding sources. The infrastructure requirements andlocations proposed in this Structure Plan have not yetbeen agreed by Government.Strategic infrastructure is required to attract development.It forms a key part of a region’s competitive proposition inthe race to attract investment, employment and economicgrowth. Recycled water for benefi cial reuse, intermodalfacilities and freeway interchanges provided ahead ofdemand are all examples of strategic infrastructure.Key responsibility for provision usually lies with StateGovernment, Council and the RDA (with support usuallyrequired from Commonwealth grants or the private sector).Key infrastructure priorities for the Structure Plan aresummarised in Figures 17.3 and 17.4 and Table 17.2.Table 17.2 also indicates trigger points where known. Itis important that infrastructure is provided according totrigger points (and not based on projected years) becauseactual growth may be slower or faster than anticipated inthe Structure Plan, and basing delivery on trigger pointswill allow fl exibility to respond to changes to the pace ofdevelopment.All growth areas will require augmentation andinfrastructure, in particular, sewer, water, stormwater,transport, power, community facilities, open space, sportsand recreation.In addition, existing infrastructure will need to be upgradedto cope with additional demand.70


IMPLEMENTATION 17Figure 17.3: Physical Infrastructure Priorities Figure 17.4: Social Infrastructure Priorities71


IMPLEMENTATION17.6 ConsultationSubmissions and Views Derived FromConsultationAt a broad level, the submissions from governmentagencies and those organisations funded by governmentsought:• the protection of White Hill (Narrinyeri Hills) and RockyWith respect to the non-government agency submissions,the main requests encompassed:• Land proposal requests within:• requests to focus on stormwater management,new events, tourism development and sporting andrecreational facilities linked to the River.Key Changes as a Result of SubmissionsUnder the banner of the Imagine your Rural City MurrayBridge 2020 campaign, the Murray Bridge Structure Plan(draft) underwent public consultation between 12 March2012 and 13 May 2012.A highlight of the public consultation period was a 26March 2012 Information Evening and Workshop onthe Murray Bridge Structure Plan, Rural CommunitiesStudy and the Draft Murray Bridge Integrated Transportand Traffi c Management and Bike Plan, which was heldin the Town Hall and delivered by Village Well, ConnorHolmes and Parsons Brinckerhoff. The night was very wellattended attracting more than 100 people.The key themes from the Information Eveningencompassed traffi c management concerns, the capacityto deliver infrastructure for the proposed townshipexpansion and the need to have adequate socialinfrastructure such as education, health and communitytransport services. In terms of Murray Bridge’s urbanform, a number of attendees expressed support for infi llresidential development whilst others sought furtheropportunities for waterfront housing and the expansionof the township on the eastern side of the River. Theprospect of further industrial land at Rocky Gully andWhite Hill (Narrinyeri Hills) was not supported by severalattendees.Thirty six written submissions were received in relation tothe Murray Bridge Structure Plan, including submissionsfrom government agencies, organisations funded bygovernment, developers and individuals.Gully waterway;• greater alignment with the South Australia Murray-Darling Basin Natural Resources Management Plan;• protection of native vegetation and re-instatement ofa Scenic Corridor Zone along the Freeway to increasevegetation, habitat and biodiversity;• consideration of a more conservative growth rate andgreater concentration on infi ll opportunities to maximiseuse of existing infrastructure;• further information/mapping on water sensitive urbandesign (WSUD), fl ooding/stormwater and wastewateraugmentation;• inclusion of information noting which precincts wouldbe the subject of site contamination investigations at afuture DPA stage;• to inform Council of interface issues with EPA-licensedactivities, which will need to be considered at anyfuture DPA stage;• amendments relating to gas transmission pipelines;• consultation with ElectraNet in future planning stages;• consistency in reporting of expected yields and greateracknowledgement of the Housing and EmploymentLand Supply Program Report 2010 and contentinforming that aviation at Monarto is not a governmentpriority;• to ensure the long term viability of defenceinfrastructure and requested that the role of theMurray Bridge Training Area be considered in futureinvestigations;• undertaking by Council and prepare a heritage studyand incorporate in any future Development PlanAmendment(s);• to enhance the crime prevention objectives of theSouth Australia Police at future DPA stages;• to inform Council of matters associated withaugmentation of electricity and the protection ofelectricity assets; and– Area 1: Advocacy for an alternative zone for theGeneral Industry Zone bound by Brinkley Road, OldSwanport Road and Hindmarsh Road;– Area 8a: Advocacy for part of this area to beconsidered for future residential purposes;– Area 8c: Advocacy for an approach that looks atinfi ll opportunities within existing rural living andcountry living zones on the eastern side;– Recreation corridor in the western sector: Requestto consider a component of this corridor for countryliving purposes;• land proposals adjacent to:– Strategic Opportunity 10: Advocacy forconsideration of land within the south easterncorner of the Study Area, which is currently zonedprimary production, for country living purposes;– Area 1: Advocacy for consideration of small part ofthe River Murray Fringe Zone to be considered forfuture residential purposes;– Area 11: Advocacy for consideration of landcurrently zoned Primary Production to the northeastof this area for Rural/Country Living purposes;– Area 8c: Advocacy for consideration of landcurrently zoned Primary Production to the northeastof this area for Country Living purposes;• concern over the indicative placement of waste watertreatment infrastructure on Nicolai Road;• confi rmation that a Neighbourhood Centre, as part ofan integrated development, will be considered for theracecourse site adjacent to Mulgundawah Road in theSection 30 Review;• additional content to re-inforce that Precinct 2 is notpart of growth plans over the next 30 years;• clarifi cation of ‘recreation’ lands in Gifford Hill to notethat this space is for equine purposes;• an argument to consider equity in funding of futureinfrastructure; andIn response to submissions and other agency feedback,the following key post consultative changes wereincorporated into the fi nal draft of the Structure Plan:• placement of a Green Corridor over Rocky Gully creekand White Hill (Narrinyeri Hills) to refl ect the valueplaced on these areas by the community;• notation within the Structure Plan acknowledgingthat a component of the Recreation corridor, which isproposed over the SEA Gas transmission pipeline, willbe investigated for potential country living purposes atany future DPA stage;• designation of a small part of the River Murray FringeZone adjacent to the Regional Town Centre Zone forpotential residential land uses and acknowledgementthat this site has a range of challenges that will need tobe worked through as part of any future DPA process;• expansion of Strategic Opportunity 10 in a westerlydirection to Jervois Road to clarify the intention of thisland within the Study Area and associated notation toinform that this area will be the subject of a range offuture investigations;• notation that Area 8a has the potential to beinvestigated for future residential development but willbe subject to challenges that will need to be workedthrough as a part of any future DPA process.• correction of the composite Structure Plan (Figure 15.8)to acknowledge the intent of Area 8c to be investigatedfor infi ll opportunities;• expansion of Section 14.4 Eastern Growth Capacityto acknowledge the existing piggery and turkey farm,which is currently zoned primary production andlocated near the eastern edge of the Study Area, andto note that this land could be considered for ruralliving or country living purposes beyond the year 2038;• re-wording of water and waste water content.72


IMPLEMENTATION 17• additional content advising that the General IndustryZone, bound by Brinkley Road, Old Swanport Roadand Hindmarsh Road could be reviewed for analternative employment generating zone providedthat Council’s existing and proposed ‘centres’ are notcompromised;• inclusion of the Riverland Gas Transmission Pipelineand amendments as requested by DMITRE and SEAGas;• further information on key strategic and infrastructureprojects that have been announced since theconsultation period, such as the Rural City of MurrayBridge Sport and Recreation Strategy, the Open SpaceStrategy for the Rural City of Murray Bridge (MBOSS)and the $7.115m grant approval under the NationalUrban Water and Desalination Plan – StormwaterHarvesting and Reuse Projects;• inclusion of further information on the HELSP reportas it relates to aviation and industrial land demand andsupply;• acknowledgement that EPA-licensed activitiesand interface issues, waste water augmentation,stormwater and fl ooding aspects and the potential forland contamination will be further addressed throughthe Section 30 Review and/or investigated duringfuture DPA processes;• acknowledgement of the extension granted by theMinister for Planning to submit the Strategic DirectionsReport by March 2013;• replacement of the ‘Immediate’ action areas fromFigure 17.2 Sequencing of Growth with ‘High’ actionareas to correspond to the Low, Medium and Highterminology to be utilised in the Section 30 Review;• minor clarifi cations and corrections.17.7 Next StepsIn response to submissions regarding the provision ofinfrastructure and associated funding mechanisms,there are a number of aligned strategic planning andadministration processes, which will address thesechallenges including:• the investigations and discussions of the Murray BridgeTransport Steering Group;• the Council’s Strategic and Integrated Planning andMajor Projects Group, which will consider, monitorand co-ordinate major projects that have signifi canteconomic, social and environmental objectives; and• the progression of the Regional Provincial City PilotProgram, aimed at building key partnerships, exploringleading practices in sustainable growth and investmentattraction, quantifying resource implications andplacing the Council and its key stakeholders in the bestposition to attract external funding.The aforementioned initiatives will be undertaken inconjunction with Council’s Section 30 Review, and,along with the Murray Bridge Structure Plan, the RuralCommunities Study and the Murray Bridge Town CentreMaster Plan and Urban Design Framework, will informCouncil’s infrastructure planning and future DevelopmentPlan Amendment program.Many matters raised in written submissions or byattendees of the Information Night will also be furtherexplored through the Section 30 Review, in other strategicwork and through potential DPA processes. Such mattersinclude:• retail analysis review;• site history and land contamination investigations;• how the planning and building processes can betterrespond to an ageing population;• appropriate management of urban and primaryproduction interfaces;• ensuring the Development Plan is supportive of tourismdevelopment; and• protecting and guiding appropriate development ofCouncil’s historic fabric.Requests for capital works projects (‘Small Wins’ and ‘BigWins’) and events are noted and can be considered aspart of Council’s administrative processes.73

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