Structure Plan - Rural City of Murray Bridge

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