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APPLICATION ON NOTIFICATION – Category 2
Applicant: Springwood Development Nominees
Development Number: 490/E006/19
Nature of Development: Construction of a shopping centre comprising
supermarket and six (6) specialty shops, two (2)
standalone shops, associated car parking and signage
Development Type: Merit
Subject Land: Calton Road, GAWLER EAST - Lot 9010 CT 6205/146(Proposed lot 2046 DA 490/D026/19)
Development Plan: Gawler Development Plan
Zone / Policy Area: Residential (Gawler East) Zone/ Mixed Use Centre Policy
Area 3
Contact Officer: Hannah Connell
Phone Number: 7109 7828
Consultation Start Date: 15 January 2020
Consultation Close Date: 5:00pm Monday, 3 February 2020
During the notification period, hard copies of the application documentation
can be viewed at the Department of Planning, Transport and Infrastructure,
Level 5, 50 Flinders St, Adelaide, during normal business hours. Application
documentation may also be viewed during normal business hours at the local
Council office (if identified on the public notice).
Written representations must be received by the close date (indicated above) and can
either be posted, hand-delivered or emailed to the State Commission Assessment Panel.
Any representations received after the close date will not be considered.
Postal Address:
The Secretary
State Commission Assessment Panel
GPO Box 1815
ADELAIDE SA 5001
Street Address:
Development Division
Department of Planning, Transport and Infrastructure
Level 5, 50 Flinders Street
ADELAIDE
Email Address: [email protected]
South Australian DEVELOPMENT ACT, 1993
REPRESENTATION ON APPLICATION – CATEGORY 2
Return Address: The Secretary, State Commission Assessment Panel, GPO Box 1815, Adelaide, SA 5001 /or Email: [email protected]
Applicant: Springwood Development Nominees
Development Number: 490/E005/19
Nature of Development: Construction of a Sales Centre (two storey) comprising Showroom, Office and Cafe with associated car park and signage.
Development Type: Merit
Zone / Policy Area: Residential (Gawler East) Zone/ Mixed Use Centre Policy Area 3
Subject Land: Calton Road GAWLER EAST – Lot 9010 CT 6205/146
(Proposed Lot 1006 in DA 490/D025/19)
Contact Officer: Hannah Connell
Phone Number: 7109 7828
Close Date: 5:00pm Monday, 3 February 2020
My Name: My phone number:
Primary method(s) of contact: Email:
Postal Address: Postcode:
You may be contacted via your nominated PRIMARY METHOD(s) OF CONTACT if you indicate below that you wish to be heard by the State Commission Assessment Panel in support of your submission.
My interests are: (please tick one)
owner of local property
occupier of local property
a representative of a company/other organisation affected by the proposal
a private citizen
The address of the property affected is:
Postcode
My interests are: (please tick one) I support the development
I support the development with some concerns
I oppose the development
The specific aspects of the application to which I make comment on are:
I: wish to be heard in support of my submission
(please tick one)
do not wish to be heard in support of my submission (Please tick one)
By: appearing personally
(please tick one)
being represented by the following person (Please tick one)
Signature:
Date:
Prepared for:
Springwood Communities
Date:
June 2019
SPRINGWOOD
SALES CENTRE
Planning Statement
REF 00741 – 001 | 14 June 2019 1
Proprietary Information Statement
The information contained in this document produced by Ekistics Planning and Design is solely for the use of the
Client as identified on the cover sheet for the purpose for which it has been prepared and Ekistics Planning and
Design undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced,
electronically stored or transmitted in any form without the written permission of Ekistics Planning and Design.
Document Control
Revision Description Author Date
V1 Draft Planning Statement KB 12 June 2019
V2 Final Planning Statement KB 14 June 2019
Approved by: Date: 14 June 2019
REF 00741 – 001 | 14 June 2019 2
Contents
1. EXECUTIVE SUMMARY 4
2. INTRODUCTION/BACKGROUND 4
3. THE SUBJECT SITE AND LOCALITY 8
3.1 THE SUBJECT LAND 8
3.2 THE SUBJECT SITE 9
3.3 THE LOCALITY AND SURROUNDING DEVELOPMENT 12
4. PROPOSED DEVELOPMENT 14
4.1 LAND USE, BUILT FORM, ACCESS AND SIGNAGE 14
4.2 STORMWATER MANAGEMENT 15
5. PROCEDURAL REQUIREMENTS 15
5.1 RELEVANT AUTHORITY 15
5.2 NATURE OF DEVELOPMENT 15
5.3 PUBLIC NOTIFICATION 16
5.4 AGENCY REFERRALS 16
6. DEVELOPMENT PLAN ASSESSMENT 16
6.1 OVERVIEW 16
6.2 LAND USE 17
6.3 DESIGN AND APPEARANCE 21
6.4 ACCESS AND PARKING 22
6.5 CRIME PREVENTION 25
6.6 STORMWATER AND FLOODING CONSIDERATIONS 27
6.7 SIGNAGE 27
6.8 LANDSCAPING 30
6.9 INTERFACE CONSIDERATIONS 30
7. CONCLUSION 31
REF 00741 – 001 | 14 June 2019 3
Appendices
Appendix 1. Land Tenure Plan and Certificate of Title 33
Appendix 2. Plan of Division 34
Appendix 3. Proposed plans and elevations Studio Nine 35
Appendix 4. Traffic and Parking Review CIRQA 36
Figures
Figure 2.1 Development Package 1 .............................................................................................................................. 5
Figure 2.2 Springwood Master Plan (Tract) ................................................................................................................. 6
Figure 2.3 Springwood Place and Community Masterplan (Tract) ............................................................................. 6
Figure 2.4 Springwood Village Centre Masterplan (Tract) .......................................................................................... 7
Figure 3.1 Land Tenure Plan .......................................................................................................................................... 8
Figure 3.2 Associated land division – subject site is Lot 1006 .................................................................................... 9
Figure 3.3 Associated land division (enlargement) – subject site is Lot 1006 ........................................................... 9
Figure 3.4 Subject site ................................................................................................................................................. 10
Figure 3.5 Site of the Sales Centre (looking south) .................................................................................................... 11
Figure 3.6 Site of the Sales Centre (looking east) ...................................................................................................... 11
Figure 3.7 Subject Site and Surrounds ........................................................................................................................ 13
Figure 3.8 Site of the proposed supermarket to the north-east of the Sales Centre ............................................... 13
Figure 3.9 Future residential areas of the Springwood development (looking south-west) ................................... 14
Figure 6.1 Zoning and Policy Areas ............................................................................................................................. 17
Figure 6.2 Gawler East Structure Plan ........................................................................................................................ 20
Figure 6.3 Extract from Table Ga/4 ............................................................................................................................ 28
REF 00741-001 | 14 June 2019 4
1. Executive Summary
Category Details
PROJECT Springwood Sales Centre
ADDRESS OF SITE Proposed Lot 1006 in DA 490/D025/19 – Calton Road, Gawler East
CERTIFICATE OF TITLE Volume 6205 Folio 146 (Parent title)
SITE AREA 2,604m2
FRONTAGE 50.82m to the Gawler East Link Road (under construction)
LOCAL GOVERNMENT Town of Gawler
RELEVANT AUTHORITY State Commission Assessment Panel
PRE-LODGEMENT PANEL MEETINGS 29 March 2019
DEVELOPMENT PLAN Gawler (CT) (consolidated 20 February 2018)
ZONING Residential (Gawler East) Zone
POLICY AREA/PRECINCT Mixed Use Centre Policy Area 3
EXISTING USE Vacant
PROPOSAL DESCRIPTION Springwood Sales Centre incorporating an office and café with associated
car parking, landscaping and signage
AGENCY REFERRALS N/A
PUBLIC NOTIFICATION Category 2
APPLICANT Springwood Nominees Pty Ltd
CONTACT PERSON Kieron Barnes – Ekistics Planning and Design – (08) 7231 0286
OUR REFERENCE 00741
2. Introduction/Background
Springwood is a 217.5 ha master planned community in Gawler East and Kalbeeba which, once completed, will
feature approximately 1,750 residential allotments. Approximately 350 of these allotments have already been
created (or are in the process of being created), while an additional 1,404 residential allotments will be created
via separate land division applications that have been lodged with the State Commission Assessment Panel. In
addition to the proposed residential allotments, eleven allotments will be created for commercial or educational
purposes. This includes proposed Lot 1,006 in DA 490/D025/19 on which a Sales Centre for the Springwood
development will be located.
By letter dated 15 November 2018, the State Coordinator General advised that the State Commission
Assessment Panel would be the relevant authority to assess all of the remaining portions of the Springwood
development. This 'call-in' by the State Coordinator General was conditional on the development proceeding
via a series of 'Development Packages' as follows.
· Development Package 1 comprising the following elements:
» Land division for all of the remaining portions of the Springwood development (including residential
areas, retail areas, community areas and school precinct);
» Retail area (supermarket, speciality shops and associated car parks); and
REF 00741-001 | 14 June 2019 5
» Sales Centre with retail component.
· Development Package 2 comprising the following elements:
» Retirement village;
» Childcare Centre; and
» Additional retail.
· Development Package 3 comprising the following elements:
» School precinct.
Figure 2.1 below broadly illustrates the area and scope of Development Package 1. In addition to the
application for a Sales Centre, four land division applications and a development application for a supermarket
with speciality shops have been lodged concurrently with SCAP.
Figure 2.1 Development Package 1
The Springwood development is proceeding in accordance with a Masterplan developed by Tract Consultants
and will include a 'village centre' together with a supermarket and other speciality retail stores, various
community uses and a school with large sporting grounds (see Figures 2.2, 2.3 and 2.4).
As a large master planned community, Springwood represents a significant economic investment and
development for the Gawler Region and the State. Importantly, Springwood will result in significant
employment generation and employment multipliers. It will also capitalise on significant embedded
Government investment in infrastructure including the new ‘Gawler East Link Road’ (GELR) which will pass
through the northern precinct of Springwood to service the proposed new Springwood Village Centre within
which the Sales Centre will be located.
REF 00741-001 | 14 June 2019 6
Figure 2.2 Springwood Master Plan (Tract)
Figure 2.3 Springwood Place and Community Masterplan (Tract)
REF 00741-001 | 14 June 2019 7
Figure 2.4 Springwood Village Centre Masterplan (Tract)
This planning statement provides information about the subject site and the proposed development while also
addressing the merits of the proposal against the relevant provisions of the Gawler (CT) Development Plan –
particularly the ‘Mixed Use Centre Policy Area 3’ of the ‘Residential (Gawler East) Zone’.
This planning statement has been informed by specialist advice which forms part of the application and is
appended as follows:
· Appendix 1: Land Tenure Plan and Certificate of Title
· Appendix 2: Plan of Division
· Appendix 3: Proposed plans and elevations Studio Nine
· Appendix 4: Traffic Impact Assessment CIRQA
REF 00741-001 | 14 June 2019 8
3. The Subject Site and Locality
3.1 The Subject Land
Currently, the subject land forms part of Allotment 9010, Deposited Plan 114845 in Certificate of Title Volume
6205 Folio 146 (refer to Appendix 1). Allotment 9010 forms part of a number of titles which are being
developed for the broader Springwood development (see Figure 3.1 below and Appendix 1).
Figure 3.1 Land Tenure Plan
There are a number of easements affecting the subject land including (but not limited to):
· A 275kV transmission line within a 100m wide ElectraNet easement that runs in a north-south
direction;
· A DN750 MSCL potable water main, known as the Barossa Trunk Main, is located within a 10.06m wide
easement running through the south-eastern corner of the land; and
· A 450mm diameter high pressure gas transmission pipeline, owned and operated by South East
Australia Gas Pty Ltd (SEA Gas), is located within a 15m wide easement that runs parallel to the Barossa
Trunk Main.
The easements listed above do not affect the site of the proposed Sales Centre. Similarly, the Land
Management Agreements that are noted on the title, do not affect the site of the proposed Sales Centre.
REF 00741-001 | 14 June 2019 9
3.2 The Subject Site
While the subject land currently forms part of Allotment 9010 in Deposited Plan 114845, the subject site
comprises proposed Allotment 1006 in Development Application 490/D025/19 see Figures 3.2 and 3.3.
Figure 3.2 Associated land division – subject site is Lot 1006
Figure 3.3 Associated land division (enlargement) – subject site is Lot 1006
REF 00741-001 | 14 June 2019 10
Proposed Lot 1006 has an area of 2,583m2, a primary frontage of 50.82m (excluding corner cut-offs) and
secondary frontages as follows:
· 35.06m (excluding corner cut-offs) to the west;
· 51.84m (excluding corner cut-offs) to the south; and
· 37.56m (excluding corner cut-offs) to the east.
The subject site, which previously formed part of the nearby quarry, is currently vacant. A significant amount of
fill has been placed in mounds around the site as a consequence of development of the earlier stages of
Springwood. Some vegetation in the form of small trees, shrubs and groundcovers is present on the site.
However, there are no Regulated or Significant Trees on the subject site. It is noted that some vegetation on
and near the site has recently been removed by the Department of Planning, Transport and Infrastructure
(DPTI) as part of the construction of the Gawler East Link Road.
The subject site will sit on a prominent corner at the junction of the Gawler East Link Road and the Springwood
north-south connector road. Given the site's prominence, the Sales Centre will be a key focal point for the
'village centre' along with the proposed supermarket and speciality shops which will be located on the opposite
side of the intersection.
Figure 3.4 Subject site
REF 00741-001 | 14 June 2019 11
Figure 3.5 Site of the Sales Centre (looking south)
Figure 3.6 Site of the Sales Centre (looking east)
REF 00741-001 | 14 June 2019 12
3.3 The Locality and Surrounding Development
The locality features a range of land uses including the former quarry and associated activities to the immediate
west and south of the site, residential development to the north and east and farmland further to the south.
Generally speaking, the locality comprises land south of Calton Road which forms part of the master planned
Springwood development. For this reason, the nature and character of the locality will be transformed over the
coming years to create a vibrant residential community supported by a range of facilities and services within a
proposed 'village centre'.
The former quarry, which forms a major element in the existing locality, was historically associated with the
excavation of sand. More specifically, excavated sand was processed on-site through a washing plant where silt
and clay were separated from the sand and deposited into a series of sedimentation and drying ponds. The
material was periodically excavated from the pond and stockpiled on-site or sold as a product. It is understood
that sand mining activities ceased operations in 2000.
Beyond the former quarry, the natural topography of the site comprises undulating hills which increase in
gradient towards the South Para River which runs roughly in an east-west direction through the central portion
of the Springwood development.
Major infrastructure within the locality includes:
· The Gawler East Link Road (under construction);
· An above-ground 750mm diameter Barossa Trunk Main;
· SEA Gas pipeline and associated ‘main line’ valve; and
· 275kV overhead electricity power lines within a 100 metre wide easement.
Beyond the Springwood development, low-density residential development is located on the northern side of
Calton Road and on the western side of Cheek Avenue. Further west is the Gawler Town Centre which features
a traditional 'high street' and contains the main shopping, administrative and cultural facilities for the Council
area. Figure 3.7 on the following page identifies the key features of the locality.
REF 00741-001 | 14 June 2019 13
Figure 3.7 Subject Site and Surrounds
Figure 3.8 Site of the proposed supermarket to the north-east of the Sales Centre
REF 00741-001 | 14 June 2019 14
Figure 3.9 Future residential areas of the Springwood development (looking south-west)
4. Proposed Development
4.1 Land Use, Built Form, Access and Signage
The development proposes the construction of a two-storey building to be positioned near the north-western
corner of the subject site (refer to architectural plans prepared by Studio Nine in Appendix 3).
The building will comprise the following key elements:
· A Sales Centre (132.55m2) at ground floor which will allow prospective residents to view a model of the
Springwood development (as well as other supporting material), while discussing the development
with sales staff;
· A café (79.4m2) at ground level with servery, back of house (9.47m2) and outdoor dining area which will
provide seats for approximately 40 customers;
· Amenities and a small storage area at ground floor to cater for customers of the sales centre and café;
· Offices with associated amenities (159.93m2) on the first floor which will be used for the administrative
functions associated with the Springwood development;
· A viewing deck (64m2) to enable prospective residents to view the Springwood development; and
· Signage (measuring 1.5m by 4.5m) on the northern and western elevations at the upper level which
will accommodate the Springwood logo.
REF 00741-001 | 14 June 2019 15
A car park providing 35 parking spaces, including a space for those with a disability, will be located at the rear of
the Sales Centre. A pedestrian link will be provided within the car park to enable prospective residents to walk
between the Sales Centre and the proposed display village to the south. It is anticipated that the display village
will accommodate approximately 30-35 display homes which will be constructed separately by a range of
building companies that have partnered with Springwood. Over time, these display homes will be sold as
private dwellings as the Springwood development progresses.
Access to the car park at the rear of the Sales Centre will be provided via the proposed north-south collector
road as well as from a proposed local road which will border the subject site to the east.
Appendix 4 contains a detailed assessment undertaken by CIRQA Traffic Consultants of the access and parking
arrangements for the Sales Centre. CIRQA's assessment confirms that the access points will be provided in
accordance with the relevant Australian Standards and there will be sufficient car parking spaces to
accommodate the various elements of the Sales Centre.
The proposed development also includes a substantial landscaped area to the east of the Sales Centre for the
use of prospective purchasers. It is intended that this area will remain in private ownership and won't form part
of the open space network for Springwood. Additional landscaping will be provided around the building and
within the car park including trees, bushes, shrubs and groundcovers.
A variety of building materials will be used including clear glazing, 'proprietary pre-finished lightweight cladding',
face brick and 'proprietary aluminium screen 'timber look' finish. The aluminium screen at the upper level will
be a key design feature that will provide additional visual presence for the building which reflects its prominent
location at a major intersection within the 'village centre'.
4.2 Stormwater Management
A site specific Stormwater Management Plan for the subject site will be provided by Wallbridge Gilbert Aztec
(WGA). This plan will complement and build upon the overall Stormwater Management Plan for the entire
Springwood development which has been submitted with the concurrent land division applications.
5. Procedural Requirements
5.1 Relevant Authority
By letter dated 15 November 2018 and pursuant to Schedule 10(20) of the Development Regulations 2009, the
State Coordinator General has assigned the State Commission Assessment Panel (SCAP) as the relevant Planning
Authority.
5.2 Nature of Development
The proposed development is perhaps best described as a 'Sales Centre incorporating an office and café with
associated car parking, landscaping and signage'.
REF 00741-001 | 14 June 2019 16
Pursuant to the Procedural Matters section of the Residential (Gawler East Zone), the application is neither a
‘Complying’ nor ‘Non-complying’ form of development. Therefore, this Development Application is to be
assessed as a ‘Consent use’ on its merits against the relevant provisions of the Gawler (CT) Development Plan.
5.3 Public Notification
Principle of Development Control (PDC) 38 of the Residential (Gawler East) Zone provides the following
guidance in relation to public notification:
PDC 38 Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008.
Further, all development listed within Principle of Development Control 1 of the Residential (Gawler
East) Zone, Mixed Use Policy Area 3 and/or Local Centre Policy Area 19 are designated category 2
(except where the development is classified as Category 1 or non-complying).
We note that Schedule 9 of the Development Regulations does not specifically assign a category of notification
for a Sales Centre (or an office/shop) in the Residential (Gawler East) Zone. Therefore, it is necessary to refer to
the lists of envisaged forms of development contained within PDC 1 of the Zone and PDC 1 of the Policy Area to
determine the correct category of notification. Both of these PDCs list an 'office' and a 'shop' as envisaged
forms of development. Given that the main land use elements of the Sales Centre are an 'office' and a 'shop',
the proposal constitutes a ‘Category 2’ form of development.
5.4 Agency Referrals
Pursuant to Schedule 8 of the Development Regulations, the proposed development does not trigger any
referrals to Government Agencies. However, given that SCAP is the relevant Authority, the proposal will be
referred to the Town of Gawler for comments.
6. Development Plan Assessment
6.1 Overview
The subject site is located within the Town of Gawler and, accordingly, the relevant Development Plan is the
Gawler (CT) Development Plan – consolidated 20 February 2018. More specifically, the subject site is located
within the ‘Residential (Gawler East) Zone’, and the ‘Mixed Use Centre Policy Area 3’ as identified in Figure 6.1 on
the following page.
The following section provides an assessment of the proposal against the Gawler (CT) Development Plan. For
convenience, this assessment has been grouped under a series of headings which reflect the key relevant
planning ‘themes’ from the Development Plan.
REF 00741-001 | 14 June 2019 17
Figure 6.1 Zoning and Policy Areas
6.2 Land Use
The Residential (Gawler East) Zone contemplates a wide range of land uses within broadly defined areas that
are illustrated at a 'high-level' on the Gawler East Structure Plan Map Ga/1 (Overlay 1) Enlargement G. The
Structure Plan identifies areas that will be developed for residential uses as well as other areas that are
intended to be developed as a 'Mixed Use Centre' and 'Neighbourhood Centres'. This desired mix of land uses is
expressed within Objective (Obj) 1 and the Desired Character of the Zone as well as Obj 1 and the Desired
Character of the Policy Area:
Zone
Obj 1 A predominately residential area comprising a range of low and medium-density dwellings, with
associated infrastructure, retail, commercial, recreational, educational and community development
in master-planned locations in accordance with Structure Plan Map Ga/1 (Overlay 1) Enlargement G.
Desired Character (extract)
---
REF 00741-001 | 14 June 2019 18
The zone will accommodate a diversity of housing forms. The Mixed Use Centre Policy Area 3 will comprise a
mix of residential development and a range of commercial, retail, educational, recreational and community
facilities. ---
Policy Area
Obj 1: A functional and diverse zone accommodating a mix of commercial, retail, recreation, community,
residential, office, consulting rooms and educational uses.
Desired Character (extract)
Mixed Use Centre Policy Area 3 will accommodate retail, commercial, community, education and formal
recreation facilities and clubrooms to service the local community.
---
Low impact, commercial business activities that provide employment opportunities for the local population
are envisaged. Such development will need to have particular regard to ensuring that minimal off-site
impacts occur with respect to noise, air, water and waste emissions, commercial traffic generation and
movement.
A retail facility, not exceeding 10 000 square metres in floor area, will comprise a supermarket and a range of
specialty shops to serve the weekly shopping needs of the community. Restaurants, cafes, hotels
(incorporating dining) and take away outlets are envisaged and will develop the centre as a destination point
and provide uses that extend the hours of the centres operation to promote surveillance and safety of the
adjacent recreation and education facilities.
---
In addition, specific guidance in relation to envisaged land uses is provided in PDC 1 of the Zone and PDC 1 of
the Policy Area. While a Sales Centre is not specifically listed in these PDCs, both an 'office' and a 'shop' are
listed as envisaged uses:
Zone
PDC 1 The following forms of development are envisaged in the zone:
---
Non-residential use that serves the local community, for example:
- child care facility
- health and welfare service
- open space
- primary and secondary school
- recreation area
REF 00741-001 | 14 June 2019 19
- shop, office or consulting room
---
Policy Area
PDC 1 The following forms of development are envisaged in the policy area:
---
Office
---
Shop
---
For the above reasons, the proposed Sales Centre (which comprises an office and a shop), is an appropriate land
use on the subject site. In terms of the strategic location of the proposed Sales Centre, Structure Plan Map Ga/1
(Overlay 1) Enlargement G (see Figure 6.2 on the following page) provides indicative, high-level direction for
development within the Springwood development. In particular, it provides indicative locations for a potential
Neighbourhood Centre (see Figure 6.2).
The proposed Sales Centre and other proposed development in the Springwood 'village centre' are located
reasonably close to the Neighbourhood Centre nominated on the Structure Plan and reflect the final alignment
of the Gawler East Link Road. For this reason and noting that the Springwood 'village centre' will be located in
the 'heart' of the Mixed Use Policy Area 3, the location of the Sales Centre is generally consistent with the
strategic direction provided by the Structure Plan.
REF 00741-001 | 14 June 2019 20
Figure 6.2 Gawler East Structure Plan
REF 00741-001 | 14 June 2019 21
6.3 Design and Appearance
The Development Plan contains a variety of provisions which seek to ensure that development is of a high
architectural standard, complements the character of the locality and minimises any visual impact on nearby
existing development. For example, the Desired Character of the Policy Area provides the following guidelines
in relation to the design and appearance of development.
Desired Character (extract)
---
In terms of urban design and built form, a ‘main street’ environment will be created, where buildings address
the street and car parks are primarily located to the rear. In order to minimise the overall extent of off street
parking shared car parking is encouraged, and the convenience, availability and function of on street parking
in mixed use environments will be recognised.
Gathering points for formal and informal community events will be established, either by means of a central
pedestrian plaza, a village green or series of nodes.
Commercial and mixed use buildings will be established close to the street frontage and incorporate verandas
and other protruding elements in order to create a pedestrian-friendly environment and outdoor dining
opportunities. These areas will be enhanced by large street trees, high quality paving, lighting and street
furniture. Building facades will be designed in a manner to create diversity of interest through the
appearance of an aggregation of smaller buildings.
The Desired Character of the Policy Area is reinforced by the following PDCs which seek to provide more specific
guidance in terms of the design and appearance of new buildings:
PDC 3 Development should be designed to ensure that:
(a) buildings are designed to address the street frontage with servicing areas located internal to the
centre and appropriately screened from public view;
(b) the establishment of shared car parking areas to the rear of buildings and on-street.
PDC 4 Public space established should be activated by uses around its edges.
PDC 5 Buildings should have a maximum of 5 storeys in height.
PDC 6 Development should not be undertaken unless it is consistent with the desired character for the policy
area.
The proposed Sales Centre directly responds to the design and appearance provisions in the following ways:
· It will assist to create a 'main street' environment through its siting close to the intersection of the
Gawler East Link Road and the proposed north-south collector road;
· The associated car park will be located to the rear of the building;
REF 00741-001 | 14 June 2019 22
· The car parking area will be shared with the associated display village to the south with the intention
that prospective purchasers will visit the Sales Centre first and then walk through the various homes
within the display village;
· The architecturally designed two-storey building will address the street frontages and will incorporate
"… protruding elements in order to create a pedestrian-friendly environment and outdoor dining
opportunities";
· The façade of the building and the materials used have been designed to reflect the high-profile
location of the subject site in the 'village centre' with additional visual interest created by the vertical
screening at the upper level;
· The building will assist to activate the street frontages by providing a main entry point near the
intersection, through the provision of outdoor dining along the Gawler East Link Road and through the
inclusion of high quality paving, street furniture and landscaping; and
· The proposed landscaped area to the east of the Sales Centre will further assist to provide an attractive
main street environment for the Springwood 'village centre' while also potentially providing a gathering
point for formal and informal community events.
6.4 Access and Parking
In order to address the relevant transportation and access provisions of the Development Plan, CIRQA Traffic
Consultants has been engaged to review the proposed development and provide a traffic impact assessment
(Appendix 4).
In terms of parking supply, the proposed development will provide a total of 35 onsite parking spaces at the rear
of the Sales Centre. In order to determine the likely parking demand of the Sales Centre, CIRQA has broken
down the various land use elements of the proposal and compared them against the relevant parking standards
expressed in PDC 32 of the Policy Area (see extract from CIRQA report below).
Given that 35 spaces will be provided, CIRQA considers that the proposal will provide sufficient parking to meet
the demands of the Sales Centre. In terms of the associated display village, CIRQA notes that additional parking
opportunities will be provided on the sites of the display homes as well as on the adjoining streets (noting that
this area will not be required for residential parking). For these reasons, CIRQA considers that an appropriate
level of parking will be provided to service the proposed development.
REF 00741-001 | 14 June 2019 23
In terms of the design of the car parks, the CIRQA report demonstrates that all spaces have been designed to
comply with AS/NZS 2890.1:2004 as summarised below:
· Parking spaces will have a length of 5.4 m;
· Regular spaces will have a width of 2.5 m;
· Aisles will be at least 5.8 m wide; and
· Spaces will be at least 300 mm clear of objects greater than 0.15m in height.
One of the spaces will be allocated for use by people with a disability. This space will be a minimum of 2.4m
wide with an adjacent 2.4m wide shared space, in accordance with the requirements of the Australian/New
Zealand Standard, Parking facilities Part 6: Off-street parking for people with disabilities (AS/NZS 2890.6:2009).
In terms of the proposed access to the subject site, CIRQA has confirmed that pedestrian sight line
requirements at the access points will be provided. Also, CIRQA advises that traffic movements associated with
the proposed Sales Centre will be easily accommodated in the surrounding road network which has been
specifically designed to accommodate the anticipated commercial development in the 'village centre'.
Based on CIRQA's assessment, the Sales Centre appropriately addresses the following key provisions of the
Development Plan in relation to transportation and access.
PDC 26 Provision for the movement of people and goods within business, centre, shopping or mixed
use zones or associated policy areas, should:
(a) not cause inconvenient and unsafe traffic and pedestrian movements;
(b) provide safe and convenient access for private cars, cyclists, pedestrians, service vehicles,
emergency vehicles and public utility vehicles;
(c) concentrate development for pedestrian convenience, and not extend unnecessarily along
road frontages; (increasing the depth of development is a more desirable alternative);
(d) separate pedestrian and vehicle movements within zones or areas, for pedestrian safety and
convenience.
(e) provide access points onto the arterial roads as shown on the relevant Structure Plans to:
minimize traffic hazards; queuing on the roads; right turn movements; and interference with
the function of intersections, junctions and traffic control devices.
(f) not cause congestion or detract from the safety of traffic on abutting roads, and minimize:
traffic hazards; queuing on public roads; and intrusion into adjacent residential areas.
(g) provide for service vehicles and the storage and removal of waste goods and materials.
(h) provide sufficient off-street parking to accommodate customer, employee and service
vehicles if there is insufficient public car parking in the locality.
REF 00741-001 | 14 June 2019 24
(i) consolidate and co-ordinate parking areas into convenient groups, rather than located
individually, and the access points minimized, and so located and designed that:
(i) vehicular movement between them does not require the use of public roads;
(ii) the number of access points is minimized; and
(iii) it is not necessary for vehicles to back onto public roads.
(j) locate, design and orientate car parks in such a way as to facilitate safe, direct and
convenient access of pedestrians between them and the facilities they serve, safe and
convenient traffic circulation, minimal conflict between customer and service vehicles, and
should include adequate provision for manoeuvring into and out of parking bays.
(k) provide on-site parking determined by:
(i) the amount, type and timing of movement generated by the use;
(ii) the design, location and configuration of parking spaces;
(iii) the ability of the site to accommodate the parking spaces;
(iv) the potential for shared use of parking spaces; and
(v) the effect on surrounding activities and uses.
(l) share use of car parking between developments to reduce the total extent of car parking
areas.
(m) provide for landscaping in order to screen, shade and enhance the appearance of car parking
areas.
(n) ensure that all sources of noise, including refrigeration and air conditioning equipment,
garbage collection and car parking, do not cause excessive or disturbing noise at
neighbouring properties.
PDC 340 Development should provide safe and convenient access for all anticipated modes of transport
including cycling, walking, public and community transport, and motor vehicles.
PDC 341 Development at intersections, pedestrian and cycle crossings, and crossovers to allotments should
maintain or enhance sightlines for motorists, cyclists and pedestrians to ensure safety for all road
users and pedestrians.
PDC 355 Development should be provided with safe and convenient access which:
(a) avoids unreasonable interference with the flow of traffic on adjoining roads;
(b) accommodates the type and volume of traffic likely to be generated by the development or
land use and minimises induced traffic through over-provision;
REF 00741-001 | 14 June 2019 25
(c) is sited and designed to minimise any adverse impacts on the occupants of and visitors to
neighbouring properties.
PDC 362 Development should be consistent with Australian Standard AS 2890 Parking facilities.
PDC 363 Vehicle parking areas should be sited and designed in a manner that will:
(a) facilitate safe and convenient pedestrian linkages to the development and areas of significant
activity or interest in the vicinity of the development;
(b) include safe pedestrian and bicycle linkages that complement the overall pedestrian and
cycling network;
(c) not inhibit safe and convenient traffic circulation;
(d) result in minimal conflict between customer and service vehicles;
(e) avoid the necessity to use public roads when moving from one part of a parking area to
another;
(f) minimise the number of vehicle access points to public roads;
(g) avoid the necessity for backing onto public roads;
(h) provide the opportunity for shared use of car parking and integration of car parking areas
with adjoining development to reduce the total extent of vehicle parking areas and the
requirement for access points;
(i) not dominate the character and appearance of a centre when viewed from public roads and
spaces;
(j) provide landscaping that will shade and enhance the appearance of the vehicle parking
areas.
PDC 367 Parking areas should be sealed or paved in order to minimise dust and mud nuisance.
PDC 368 To assist with stormwater detention and reduce heat loads in summer, vehicle parking areas
should include soft (living) landscaping.
PDC 369 Parking areas should be line-marked to indicate parking bays, movement aisles and direction of
traffic flow.
6.5 Crime Prevention
The Crime Prevention provisions in the Development Plan seek to ensure that new development prioritises
safety and security by incorporating design features which discourage crime and facilitates community
surveillance. The proposed development has responded to these provisions in the following ways:
REF 00741-001 | 14 June 2019 26
· Through the prominent siting of the building, at the intersection of two collector roads where clear
views into the site are available to traffic travelling along the Gawler East Link Road and the proposed
north-south collector road;
· By providing large windows which will overlook the adjoining streets and car park to maximise
opportunities for casual surveillance;
· By ensuring that landscaping selected for the development will be limited to low level plants to provide
unobstructed sightlines;
· By avoiding the construction of boundary fencing or other structures which may obstruct sightlines or
be used for concealment or entrapment spots; and
· By ensuring that the site will be illuminated in accordance with the relevant Australian Standards to
maximise opportunities for casual surveillance.
For the reasons outlined above, the development is closely aligned with the following relevant Crime Prevention
provisions of the Development Plan.
Obj 20: A safe, secure, crime resistant environment where land uses are integrated and designed to
facilitate community surveillance.
PDC 42 Development should be designed to maximise surveillance of public spaces through the
incorporation of clear lines of sight, appropriate lighting and the use of visible permeable barriers
wherever practicable.
PDC 43 Buildings should be designed to overlook public and communal streets and public open space to
allow casual surveillance.
PDC 44 Development should provide a robust environment that is resistant to vandalism and graffiti.
PDC 45 Development should provide lighting in frequently used public spaces including those:
(a) along dedicated cyclist and pedestrian pathways, laneways and access routes
(b) around public facilities such as toilets, telephones, bus stops, seating, litter bins, automatic
teller machines, taxi ranks and car parks.
PDC 46 Development, including car park facilities should incorporate signage and lighting that indicate the
entrances and pathways to, from and within sites.
PDC 47 Landscaping should be used to assist in discouraging crime by:
(a) screen planting areas susceptible to vandalism
(b) planting trees or ground covers, rather than shrubs, alongside footpaths
(c) planting vegetation other than ground covers a minimum distance of 2 metres from
footpaths to reduce concealment opportunities.
REF 00741-001 | 14 June 2019 27
PDC 48 Site planning, buildings, fences, landscaping and other features should clearly differentiate public,
communal and private areas.
PDC 49 Buildings should be designed to minimise and discourage access between roofs, balconies and
windows of adjoining dwellings.
PDC 51 Development should avoid pedestrian entrapment spots and movement predictors (eg routes or
paths that are predictable or unchangeable and offer no choice to pedestrians).
PDC 364 Vehicle parking areas should be designed to reduce opportunities for crime by:
(a) maximising the potential for passive surveillance by ensuring they can be overlooked from
nearby buildings and roads;
(b) incorporating walls and landscaping that do not obscure vehicles or provide potential hiding
places;
(c) being appropriately lit;
(d) having clearly visible walkways.
6.6 Stormwater and Flooding Considerations
A site specific Stormwater Management Plan for the subject site will be provided by Wallbridge Gilbert Aztec
(WGA). This plan will complement and build upon the overall Stormwater Management Plan for the entire
Springwood development which has been submitted with the concurrent land division applications. In
particular, the Stormwater Management Plan will address the relevant provisions of the Development Plan.
6.7 Signage
The proposed development includes signage at the upper level on the northern and western elevations which
reflect the intended use of the site as a Sales Centre. Additional directional signage will provided around the
site.
It is noted that the design, extent and size of the proposed signage does not visually dominate the building on
which they will be attached. Further, the proposed signage will:
· Complement the design of the building;
· Be contained within the boundaries of the site;
· Not affect existing street trees or obscure views to attractive landscaping;
· Not cause a distraction for drivers or obstruct their views of other vehicles; and
· Be limited to information relating to the proposed use of the land.
For the reasons outlined above, the nature, quantity and design of the proposed signage is closely aligned with
the following key ‘Advertisements’ provisions of the Development Plan including Table Ga/4 – Advertising and
Advertising Displays Definitions and Design Criteria:
REF 00741-001 | 14 June 2019 28
Figure 6.3 Extract from Table Ga/4
Obj 69: An urban environment and rural landscape not disfigured by advertisements.
Obj 70: Advertisements in retail, commercial and industrial urban areas, and centre zones, designed to
enhance the appearance of those areas.
Obj 71: Advertisements not hazardous to any person.
PDC 199 Advertising and advertising displays should, in addition to general provisions, conform with the
performance criteria in Table Ga/4.
PDC 200 The location, siting, size, shape and materials of construction, of advertisements should be:
(a) consistent with the desired character of areas or zones as described by their objectives;
(b) consistent with the predominant character of the urban or rural landscape; or
(c) in harmony with any building or site of historic significance or heritage value in the locality.
PDC 201 Advertisements should not detrimentally affect by way of their siting, size, shape, scale, glare,
reflection or colour the amenity of areas, zones, or localities, in which they are situated.
PDC 202 Advertisements should not impair the amenity of areas, zones, or localities, in which they are
situated by creating, or adding to, clutter, visual disorder and the untidiness of buildings and
spaces.
PDC 203 Advertisements should not obscure views of attractive landscapes or particular trees or groups of
trees.
REF 00741-001 | 14 June 2019 29
PDC 204 The scale of advertisements should be compatible with the buildings on which they are situated
and with nearby buildings and spaces.
PDC 207 Advertisements on buildings that have a single architectural theme but which contain a number of
tenancies, should be attached and displayed so as to be co-coordinated with that theme.
PDC 209 Advertisements should not create a hazard to persons travelling by any means.
PDC 210 Advertisements should not obscure a driver's view of other road vehicles, of rail vehicles at or
approaching level crossings, of pedestrians and of features of the road such as junctions, bends,
changes in width, traffic control devices and the like that are potentially hazardous.
PDC 211 Advertisements should not be so highly illuminated as to cause discomfort to an approaching
driver, or create difficulty in his perception of the road, or of persons or objects on it.
PDC 212 Advertisements should not be liable to interpretation by drivers as an official traffic sign, or convey
to drivers information that might be confused with instructions given by traffic signals or other
control devices, or impair the conspicuous nature of traffic signs or signals.
PDC 213 Advertisements should not detract drivers from the primary driving task at a location.
PDC 214 Advertisements or advertising displays should:
(a) convey in clear and concise language, symbols, print style, layout, and in a limited number of
colours, the owner/occupier and/or generic type of business, merchandise or services;
(b) be minimised in number to avoid proliferation of advertisements or advertising displays;
(c) be of a form, style, scale and size and in locations appropriate to the desired character and
future use of land or character of the locality or zone and to preserve reasonable exposure to
the public for all adjacent sites;
(d) not have an adverse impact on the amenity of adjacent land uses and areas from which they
are visible and without limiting the foregoing, no bunting, whirligigs or other like displays
should be displayed;
(e) conceal the supporting structure from view wherever possible;
(f) be completely contained within the boundaries of the subject property, and if road widening
is applicable, be within the proposed property boundary realignment;
(g) be unified in colour, style, placement and proportion to present a coordinated theme and
design for a site, centre or building; and
(h) be designed and located to avoid damage to, pruning or lopping of on-site landscaping or
street trees.
PDC 221 Advertisements or advertising displays should only identify premises or the nature of business,
goods or services conducted on the land or building.
REF 00741-001 | 14 June 2019 30
6.8 Landscaping
A conceptual landscaping plan has been prepared for the development and is included on the site plan
contained in Appendix 2.
The proposal includes landscaping around the perimeter of the site as well as within the car parking area. A
larger landscaped area will also be provided to the east of the Sales Centre fronting the Gawler East Link Road.
These landscaped areas will be planted with a range of species which complement the overall landscape theme
of the Springwood development. More specifically, the proposed landscaping will assist to create a sense of
place and a high-quality, coordinated development outcome.
Accordingly, the development satisfies PDC 25 of the Development Plan which seeks:
PDC 25 Development or redevelopment within business, centre, shopping or mixed use zone or associated
policy areas, should:
---
(i) be designed to be compatible with existing development through:
(i) a buffer between development in the zone and adjacent areas;
(ii) landscaping which complements adjacent development and enhances the visual
appearance and character of the zone;
(iii) pedestrian paths and spaces which are shaded, defined and protected from the wind;
and
(iv) service yards, loading areas and outdoor storage areas which are screened;
(v) foster human scale, define spaces, reinforce paths and edges, screen utility areas, and
generally enhance the visual amenity of the area.
6.9 Interface Considerations
The subject site is located within the Mixed Use Centre Policy Area 3 which clearly anticipates a neighbourhood
level centre in this area. Currently, the site and nearby land is vacant but will be developed over time to create
a master-planned community comprising residential development supported by a range of non-residential land
uses. On this basis, potential interface issues have been carefully considered during the preparation of the
Springwood masterplan and as part of the wider urban design of the whole project. In addition, by its nature,
the Sales Centre is unlikely to create any significant interface issues in terms of noise or light spillage. While the
building will be two-storeys in height, it will be located a significant distance from the proposed residential areas
to the south. For these reasons, potential issues relating to overshadowing and overlooking will be managed
appropriately. Therefore, the proposed development appropriately responds to the following relevant interface
provisions within the Development Plan:
REF 00741-001 | 14 June 2019 31
Zone
PDC 28 Development should be designed and sited to minimise negative impact on existing and potential
future land uses considered appropriate in the locality.
Council Wide
Obj 42: Development located and designed to minimise adverse impact and conflict between land uses.
Obj 43: Protect community health and amenity from adverse impacts of development.
PDC 107 Development should not detrimentally affect the amenity of the locality or cause unreasonable
interference through any of the following:
(a) the emission of effluent, odour, smoke, fumes, dust or other airborne pollutants;
(b) noise;
(c) vibration;
(d) electrical interference;
(e) light spill;
(f) glare;
(g) hours of operation;
(h) traffic impacts.
PDC 108 Development should be sited and designed to minimise negative impacts on existing and potential
future land uses desired in the locality.
7. Conclusion
This development application seeks approval to establish a Sales Centre incorporating an office and café with
associated car parking, signage and landscaping.
Having undertaken a comprehensive assessment of the application against the relevant provisions of the Gawler
(CT) Development Plan, we believe that the proposal represents orderly development which accords with the
relevant provisions of the Development Plan for the reasons summarised below:
· The main land use elements of the Sales Centre (office and shop) are envisaged forms of development
in the Residential (Gawler East) Zone and Mixed Use Policy Area 3;
· The general area of the subject site is indicatively identified as a Neighbourhood Centre within the
Gawler East Structure Plan Map Ga/1 (Overlay 1) Enlargement G as well as the Springwood Masterplan;
· The location and design of the proposed development will complement other proposed development
in the Springwood 'village centre' such as the supermarket on the opposite side of the Gawler East Link
Road;
REF 00741-001 | 14 June 2019 32
· The Sales Centre has been designed to address both road frontages, and the building exhibits a high
degree of architectural merit achieved by using a variety of complementary colours, building materials
and articulation;
· A coordinated signage theme is proposed, with all signage designed in accordance with the relevant
provisions of the Development Plan;
· Large windows along the elevations of the Sales Centre will maximise opportunities for casual
surveillance across the site;
· The proposed development has been designed to accommodate safe and convenient movements for
vehicles, and the CIRQA report concludes that sufficient onsite parking will be provided to cater for the
anticipated parking demand;
· The additional traffic volumes to be generated by the development will not have a significant impact
on the road network;
· Stormwater will be managed appropriately in accordance with the overall stormwater management
plan for the Springwood development which has been submitted with the land division applications;
and
· The proposed landscaping will assist to create a sense of place and enhance the amenity of the locality.
Based on our assessment, the application is closely aligned within the relevant provisions of the Development
Plan and therefore warrants Development Plan Consent subject to reasonable and relevant conditions.
Appendix 1. Land Tenure Plan and Certificate of Title
SurveyingConsultants
AlexanderSymonds
FOR CURRENT LAND TENURE & EASEMENTS
NOTE
THIS PLAN IS FOR INFORMATION PURPOSES ONLY
REFER TO DEPOSITED PLANS AND CERTIFICATES OF TITLE
500
419
418
420
421
425
426
427
428
429
430
DENHAM
STREET
403
401
402
414
415
416
417
431
432
434
408
433
435
101
102
104
105
PL
AC
E
JOHNSCHULTZ
COURT
SU
NN
YD
AL
E
AV
E
RO
AD
CALTON
ROAD
BA
LM
OR
AL
PUBLIC
RO
AD
CO
RK
R
OA
D
HD BAROSSA
SEC 345
CT 6163/873
32313029
2827262524
83
84
21
8180
23
51
52
79 78
82
22
CAMPBELL
CIRCUIT
128
127
126
125
124
123
122
136 137
132
130129
184
117 116
118
121
120
135
119
131
133
134
163164166167168169
185
186
187
188
189
190
191
162
161
160
192
170
159
158
157
SW
AN
PL
AC
E
IFO
ULD
STR
EET
TRELEAVEN
WAY
165
D
RIV
E
543
542
19
212
211
210
209
208
207
18
540
541115
17
20
197
545
193
544
L
ANE
HARTLEY W
ALK
BU
RFO
RD
RIGG
S
112
EASTON
LAND TENUREas of 20.11.2018
138139
152
151
149
148
100
99
98
TH
OR
NL
EY
C
OU
RT
TRELEAVEN
WAY
STR
EET
70
71
111
59
61
62
107
147
108
109
110
146106
145
CAMPBELL CIRCUIT
103
JA
ME
S
505
501
513
510
511
512
509
508
507
506
504503502
RO
SE
CO
UR
T
514
515
516
518
519
520
521
522
523
528529530531
HENWOOD
CO
UR
T
ED
SO
N C
T
SRINGWOOD TENURE PLAN(P)
LANE
Ele
ctric
al E
asem
et
DP 114845
CT 6205/146
Lot 9010
DP 114845
CT 6186/896
Lot 9011
FP 7765
CT 6118/249
Lot 2
FP 13468
CT 6184/173
Lot 1
FP 163062
CT 5697/87
Lot 94
DP 28814
CT 6162/334
Lot 4
DP 94700
CT 6148/558
Lot 7019
DP 119118
CT 6212/430
Lot 7030
443
444
445
446
451
450
449
452
552
453
551
440
442
441
412
499498
497
411
454
437
438
436
410
409
439
HARTLEY WALKM
ORRIS
PLACE
POO
LE
STREET
7024
RIG
GS
455
496495
456
457
458
461
462
460
459
494493492
490
489
488
487
485
484
483
491
486
482
480
481
HARTLEY W
ALKWIL
KIN
SO
N
CO
UR
T
Mc
DO
UG
AL
L
CO
UR
T
578
577
576
575
574
573
572
571
579
570
DP 89230STAGE 2A
DP 89229STAGE 1
DP 90323STAGE 1R
DP 90216
DP 90630STAGE 1A
DP 92704STAGE 2D
DP 90874STAGE 1B
DP 93494STAGE 2C
DP 93499STAGE 2C1
DP 94004STAGE 2B
DP 95328STAGE 3
DP 96322STAGE 7A
DP 111501STAGE 7B
DP 111869STAGE 7C
DP 111874STAGE 8A
DP 111875STAGE 8B
DP 114845STAGE 9
DP 119100
STAGE 9B1
DP 119108
STAGE 9B2
DP 119115
STAGE
9B3
RESERVE
PUBLIC
RO
AD
93
94
92
91
90
89
88
87
86
112
111
110109
108
107
106
105
104
103
102
101
100
99
98
97
96
95
RE
SE
RV
E
1
2
3
4
5
LU
XTO
N A
VE
NU
E
LUXTON A
VENUE
BOSLEY
WAY
BU
RF
OR
D S
TR
EE
T
1
DP 119118STAGE 1A
The Registrar-General certifies that this Title Register Search displays the recordsmaintained in the Register Book and other notations at the time of searching.
Certificate of Title - Volume 6205 Folio 146
Parent Title(s) CT 6186/895
Creating Dealing(s) VE 12885392
Title Issued 26/03/2018 Edition 2 Edition Issued 06/07/2018
Estate Type
FEE SIMPLE
Registered Proprietor
FIVE AMES FARMING PTY. LTD. (ACN: 609 760 536)OF 63 GAWLER TERRACE GAWLER SOUTH SA 5118
Description of Land
ALLOTMENT 9010 DEPOSITED PLAN 114845IN THE AREA NAMED GAWLER EASTHUNDRED OF BAROSSA
Easements
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED A ON D114845 TO THE MINISTER FORINFRASTRUCTURE (T 1374106)
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED C ON D114845 TO TRANSMISSION LESSORCORPORATION OF 1 UNDIVIDED 2ND PART (SUBJECT TO LEASE 9061500) AND ELECTRANET PTY. LTD. OF 1UNDIVIDED 2ND PART (T 2370109)
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED E ON D114845 TO ELECTRANET PTY. LTD. (TG 12371822)
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED T ON D114845 (TG 9662213)
SUBJECT TO EASEMENT(S) OVER THE LAND MARKED U ON D114845 (TG 10297076)
SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED H ON D114845 FOR DRAINAGE PURPOSES TOTHE COUNCIL FOR THE AREA (223LG RPA)
SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED J ON F252234 FOR ELECTRICITY SUPPLYPURPOSES TO DISTRIBUTION LESSOR CORPORATION (SUBJECT TO LEASE 8890000) (223LG RPA)
SUBJECT TO SERVICE EASEMENT(S) OVER THE LAND MARKED K(T/F) ON F252234 FOR ELECTRICITY SUPPLYPURPOSES TO DISTRIBUTION LESSOR CORPORATION (SUBJECT TO LEASE 8890000) (223LG RPA)
Schedule of Dealings
Dealing Number Description
11764743 AGREEMENT UNDER DEVELOPMENT ACT 1993 PURSUANT TO SECTION 57A
12459905 AGREEMENT UNDER DEVELOPMENT ACT, 1993 PURSUANT TO SECTION 57(2)
12915311 MORTGAGE TO NATIONAL AUSTRALIA BANK LTD. (ACN: 004 044 937)
Product Register Search (CT 6205/146)
Date/Time 22/08/2018 09:41AM
Customer Reference a010816
Order ID 20180822001699
Cost $28.75
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Notations
Dealings Affecting Title NIL
Priority Notices NIL
Notations on Plan NIL
Registrar-General's Notes NIL
Administrative Interests NIL
Product Register Search (CT 6205/146)
Date/Time 22/08/2018 09:41AM
Customer Reference a010816
Order ID 20180822001699
Cost $28.75
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Appendix 2. Plan of Division
14.00 W
IDE
14.00 WIDE
14.00 WIDE
8.00 WIDE
14.0
0 W
IDE
8.00 WIDE
14.0
0 W
IDE
14.00 WIDE
8.00 WIDE
8.00 WIDE
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8.00 WIDE
14.0
0 W
IDE
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0 W
IDE
14.0
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
12.5
0 W
IDE
20.0
0 W
IDE
12.5
0 W
IDE
20.0
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
16.00 W
IDE
14.00 WID
E
14.0
0 W
IDE
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0 W
IDE
14.0
0 W
IDE
14.00 WIDE
14
.00
WID
E
12.5
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
16.00 WIDE
14.00 WIDE
14.00 WIDE
14.0
0 W
IDE
12.5
0 W
IDE
12.50 WIDE
14.00 WIDE
12.50 WIDE
12.5
0 W
IDE
12.5
0 W
IDE
16.00 WIDE
14.00 WIDE
14.0
0 W
IDE
14.00 WIDE
14.00 WIDE
14
.00
WID
E
14
.00
WID
E
16
.00
WID
E
14.0
0 W
IDE
12.5
0 W
IDE
14.00 WIDE
14.00 WIDE
14.00 WIDE
14.00 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
14.0
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14.0
0 W
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14.00 WIDE
12
.50
WID
E
14.0
0 W
IDE
14.0
0 W
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0 W
IDE
20.00 WID
E 14.00 WID
E
14.00 WID
E
14.00 WID
E
12.50 WID
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14.0
0 W
IDE
14.00 WIDE
12.50 WIDE
12
.50
WID
E
ORIGINAL SHEET SIZE A0
2041
2044
2045
2046
2048
2049
2047
6
7
36373839404142
5556
5758
6059
101
102
103
104
105
106
107
108
110
111
112
113
114
115
116
109
120
121
122123
124
125
126
127
128
129 130 131132133134135 136137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153154155156157158
159
160
161
162
163
164
165
166
167
168 169
170
171
172
173
174
175
176
177
178 179 180181
182
183
184
185
186
187
188189
190191
192
193
194
195
196
197
198
199
200
201
202
203
204205206207
208209210211212213214
215
216
219
220221 222 223 224 225 226 227 228 229
230
231
232
252
253
270
269
268
267266265264
263
262
261
260
259
258 257 256 255
254
251250249248247246
245244
243
242
241
240
239238 237 236 235
234233
306
305
304
303
302
301
300
299
298
297
296 295
281 280 279 278 277 276 275 274 273
272
271
294
293292291290289288287286285284
282
283
317
316
315
314
313
312
311
310
309
308
307
218
217
318319320321322
323 324 325 326 327 328
329
330
331
332
333334335336337338339
340
341
342
343
344345 346 347 348 349 350 351 352 353 354 355
356
357
358359360361362363364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379 380 381 382 383 384 385 386 387
388
389
391 390
392
393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
408
409
410
411412413
414
415
416
417
418
419
420
421
422
423
424
425
426
427
428
429
430
431
432
433
434
435
436
437
438
439
440
441
442
443
444
445
446
447
448
449
450
451
452453
454
455
456
457
458
459460461
462
463
464
465
466
467
468
469
470
471472
473
474
475
476
477
478
479
480
481
482
483
484
485
486
487
488
489
490
491
492
493
494
495 496
507
506
505
504
503
502
501
500
499
498
497
508
509
510
511
512
513
514
515
516
517
518
519 520
521
522
523
524
525
526
527
528
529
530
531
532
533
534
535
536
537
538
539
540
541
542
543
544
545
546
547
548
549
550
551
552
553
554
555
556
557
558
559
560
561
562
563
564
565
566
567
568
569
570
571
572
573
574
575
576
577
578
579
580
581
582
583
584
585
586
587
588
589590
591
592593
594595
596597
598
599
600
601
602
603
604
605
606
607
608
609
610
611
612
613
614
615
616
617
618
619
620
621
622
623
624
625
626
627
628
629
630
631
632
633
634
635
636
637
638
639
640
641
642
643
644
645
646
647
648
649
650
651
652
653
654
655
656
657
658
659
660
661
662
663
664
665
666
667
668669 670
671
672
673
674
675
676
677
678
679 680
681
682
683
684
685
686
687
688
689690
691
692
693
694
702
703
704
705
706
707
697
698
699
700
701
708
709
710
711
712
713
714
715
716
717
718
719
720
721
722
723
724
725
726
727
728
729
730
731
732
733
734
735
736
737
738
739
740
742
741
743
744
745
746
747
748
749
750
751
752
753
754
755
756
757
758
759
760
761
762
763
764
765
766
767
768
769
770
771
772
773
774
775776 777
782
783
784
785
786
787
788789
790 791
792 793
1012
1013
1014
1015
1016
1017
1018
1019
1020
1021
1022
1023
1024
1025
1026
1027
1028
1029
1030
1031
10321033
10341035
10361037
10381039
1040
1041
1042
1043
1044
1045
1046
1047
1048
1049
1050
1051
1052
1053
1054
1055
1056
1057
1058
1059
1060
1061
1062
1063
1064
1065
1066
1067
1068
1069
1070
1071
1072
1073
1074
1075
1076
1077
1078
1079
1080
1081
1082
1083
1084
1085
1086
1087
1088
1089
1090
1091
1092
1093
1094
1095
1096
1097
1098
1099
1100 11011102
11031104
1105
1106
1107
1108
1109
1110
1111
1112
1113
1114
1115
1116
11171118
1119
11201121
11221123
11241125
1126
11271128
1129
1130
1131
1132 1133 1134 1135 1136 1137 1138
1139 1140 1141
1149
1150
1151
1152
1153
1154
1155
1156
1157
1158
1159
1160
1161
1162
1163
1164
1165
1166
1167
1168
1170
1171
1172
1173
1174
1175
1176
1177
1178
1169
1179
1180
1181
1182
1183
11841185
11861187
1188
1189
1190
1191
1192
1193
1194
1195
Super Conventional (22+)
Traditional (17 - 19)Courtyard (14 - 17)
Conventional (20)
Villa (12.5)ViIla (10.5)Terrace
Other
1008
1007
1006
10051004
10031002
10011000
999
998
997
996
129
110444
47
18593164
8
Total 1180
Total 1172
979978
977976975
1009
1010
1011
119
118
117
No. of proposed allotments 1180
Total area 185.6ha
Area of Development 168.5ha
Reserve area 71.28ha
Length of new roads 19.8k
Contour interval 2m.
Datum AHD.
Vide Titles for disposition of easements.
Road pavements shown are indicative only.
**Not to be used for detailed engineering design.**
Dimensions and areas are subject to survey.
Regulated tree
Significant tree
Alexander & Symonds Pty Ltd
11 King William Street Kent Town,
South Australia 5067
PO Box 1000 Kent Town, SA 5071
ABN 93007 753 988
T (08) 8130 1666
F (08) 8362 0099
W www.alexander.com.au
+ Property + Land Development +
+ Construction + Mining +
+ Spatial Information Management +
Surveying
AlexanderSymonds
Consultants
LICENSED SURVEYOR
Original Sheet Size A0© ALEXANDER & SYMONDS PTY. LTD.
REF:
DWG NO.:
REVISION:
Glenn Ian Hordacre
A010816-CG
A010816-CG PROP1 REV D
D
DEL 13.06.2019
1
2
3
4
5
89
1011
12
13
14
15
16
17
1819
20
21
22
2324
25
26
27
28
29
30
31
32
33
34
35
43
44
45
46
47
48
49
50
51
52
53
54
76
77
78
7980
8182
83
84
85
86
87
88
89
9091
92 93
94
9596
9798
99
100
778
779
780
781
794 795 796
797
798
799
800
801
802
803
804
805
806
807
808
809
810
811
812
813
814815
816817
818819
820821
822
823
824
825
826
827
828829
830
831
832
833
834 835
836
837
838
839
840
841
842
843
844
845
846
847
848 849
850
851
852
853
854 855 856857
858 859860
861 862 863
864
865
866 867
868
869
870 871 872 873 874 875 876 877 878 879 880 881 882
883
884
885 886
887
888
889 890 891 892 893 894
895896
897898899
900
901
902
903
904
905
906
907
908
909
910
911
912913
914915
916
917918
919920
921
922
923
924
925
926
927
928
929
930
931
932
933934
935936
937938939940941942
943
944945
946
947948949950951952953954955956957958959
960
961962
963
964965966967
968969970
971972973
974
980981
982983
984985986
987988
989990
991992
993
994995
16.00 WIDE
D60894
SEC 345
VIDE
SHEET 1
VIDE
SHEET 3
VIDE
SHEET 2
JOHN SCHULTZ
RO
AD
BA
LM
OR
AL
ROAD
Dev No. 040/D010/17
CALTON ROAD
RO
AD
CH
EE
K
A
VE
NU
E
F163062
D60894
D81785
F11902
D11066
D95248
D11065
F218921
D16143
F163061
695
696
CouncilThe Barossa
Gawler
Town of
Gawler East
Kalbeeba
Development No. 490/D026/19
Town of Gawler
Development No. 960/D025/19
The Barossa Council
Proposed Plan of Division
Allotment 2 in F7765
Allotment 1 in F13468
Allotment 9010 & 9011 in D114845
Allotment 9201 in Dev No. 490/D010/17
Allotment 4 in D28814
Hundred of Barossain the area named
GAWLER EAST& KALBEEBA
CT 6186/896 CT 6205/146
CT 6118/249 CT 6162/334
CT 6184/173 PT CT 6212/430
9000
9001
9002
2050
ORIGINAL SHEET SIZE A0
SHEET 1 OF 4
2.81
7.58
8.25
6.917.585.72021.99
20.26
24.93
50
.09
48
20
48
20
49
.21
22
52
.45
20
59
.19
24
12.5
313.0
3
4.11 25.06
16.0
312.5
3
28.0623.19
34.6
1
22.17
36.0
7
16.29 14 2.14 15.1517.93
35.3
3
36
36
33.07
4.38
15.2
111.4
3
13.0
6
21.078.4
36
14
36
37.17
17.0
312.1
6
37.15
20
16
7.71
36
36
36
36
36
36
36
36
18 16 16 18 18 18 18 22.37 5.39 13.17.6
9.27
7.88
8.4
16.1
5
8.6
2
19.0
6
33.3
7
4.5914.08
35.1
7
25.57
21
43.1
18
39.8
3
14.35
37.9
1
2.4924.15
14.114161614141616
14 16 16 14 14 16 16 14 14
10.726.7718181818161618
12.5
12.5
8.48
5.38
29.64
25
30
12.5
30
12.5
30
15
4.2410.08
21
8.61
10.5
21
10.5
10.5
21
10.5
10.5
10.5
8
4.2
4
18
11
21
10.510.5
21
31.96
65.
89
15.07
30
8.5
12.5
10.5
10.5
30
10.5
10.5
12.5
30
30
4.2
2
48.36
11.6
5
20.2
6
4.59
59.3
48.4
731.0
4
30.03
15.14
18.922.6728.64
8.51
142.8
85.06
4.0
3
34.0
1
8.4
1
8.85
27
4.24
4.24
32
32
32.2
1
32.2
1
75.8120
22.14
39.76
83.1
4
25.17
91.33
10
9.5
8
98.9
5
32.8
20
4.24
4.24
25.11
4.2
4
10.5
10.5
10.5
33
33
10.5
12.5
12.5
20.9
2
11.51
22.97
4.2
5
13.5
40
4.43 4.5
12.5
12.5
10.5
10.5
10.5
14.1
4.9
2
33
33
33
33
17.93
36.02
8.3
8
10.5
11.3
918.7
4
32.5
10.5 32.5
10.5
10.5
10.5
32.5
32.5
10.5
10.5
27
29.5
4.24
10.5
10.5
10.5
12.5
12.5
12.5
32.5
32.5
32.5
32.5
32.5
32.5
30
12
4.24
12
15
30
30
30
8 8 6 6 6 6 6 8
30
86666688
30
30
30
30
30
30
30
12.52
12.54
12.71
12.81
13.05
13.37
13.68
13.7
17.77
17.9
3
16.2112.5
12.512.5
12.512.5
47.7
4
39.7
4
40
12.512.5
12.5
40
43.3
6
404
0
32
12
4.24
29
15
12.5
32
12.5
22.4
3
24.17
9.33
7.1
4
12.512.5 12.5
32
32
9.71 10.5 12.512.5 10.5 10.5 12.5
32
32
32
32
32
32
30
8
27
4.24
58777785
4.24
27
8 8 7 7 7 7 8
30
30
30
30
30
30
30
30
15
15
12.5
12.5
12.5
10.7
64.
91
28.88
24.5
3
12.5
12.5
12.5
30
30
30
30
30
12.5
10.5
10.5
10.5
10.5
10.5
12.0
3
28.88
3.45
19.8
30
30
30
30
30
10.5
10.5
10.5
10.5
10.5
12.5
10.823.45
27.4
8
13.9711.18
11.0813.08
14
25.9
1
4.91
11.35
30.0
6
13.28
30.7
2
11.16
30.9
6
11.16
30.9
1
30
32
13
12.5
12.5
12.5
12.5
8.1
7
37.47
33.55
25.5
2
30
10.5
1
27.5
1
32
32
32
32
32
30
30
30
30
30
30
12.5
10.5
10.5
10.5
10.5
12.5
13
13
12.5
10.5
10.5
10.5
10.5
12.5
12.5
12.5
12.5
6
4.24
27
9 8 7 7 7 7 8 9
27
4.24
630
877778
30
30
30
30
30
30
10.8
4
10.8
1
11.1
8
38.9
35.52
24.6
5
12.5
12.5
10.5
4.2414.61
6.614.98
11.29
33.6
18.4
2
35.61 11.6
312.8
8
25.52
12.4
312.4
36.6
111.4
6
26.82
28.11
9.4
4
12.5
10.5
10.5
310.5
37.5
9
4.6
8
28.63
28.94.18
32
11.3
513.3
5
32.17
10.5
32.9
10.5
33.63
32
32
5.474.25
88
66
67
77
77
77
77
77
8.75
29
4.2
4
5.75
32
77
77
77
77
77
76
66
88
29
8.47
323
2323
2323
2323
2323
2323
2323
2323
2
9.36
32.37
24.45
20.48
18.66
73.7
8
17.82
19.2818.34
17.41
27.38
17.89
8.61
15.22
15.04
16.59
67.63
31.6
7
49.6
4
63.6
5
71.1
7
13.92 14.61 4.24
22.8
7
25.0
5
10.349.796.17
32.7
8
41.0
1
33.88
37.09
70.97
15.9
8
9.6
96.6
9
38.2
2
15.6
16.71
25.03
26.11
44.8
5
26
25
8.06
19.6
38.1
1
29.1
367.2
4
51
39.9
4.24
12.1
10.5
12.5
10.5
12.4
4.24
12.1
4.24
4.24
12.4
10.5
12.5
10.5
32
32
18.6713
4.23
29
32
16 10.21
32.2
632
32
16 14.44
32.2
6
16.4612.54
27
4.26 9.5 9.53 4.5
27.2
4
30
12.84 10.59 10.59 13.25
28.1
2
4.7
1
10.52
10.8
39.9
3
36.0
4
47.27
12.5
12.5
12
.510.5
10.5
10
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28.99 10.5
810.5
810.5
812.6
12.6
12.6
38.13
36.44
34.77
33.13
31.75
30.38
12.17
14
14
14.363.71
4.24
34.82
27.7
3
14.6
4
21.62
36.21
32
25.98
31.8
25.0
1
9.25
14
14.06
14.23
14.09
16.01
14
6.29
11.35
11.354.33
27.7
9
15.3
9
32
14
16
14
10.6
8
15.25
14
14
32.3
5
33.6
2
34.24
32.66
32
32
34.1
3
38.9
7
11.8
9
16
14
18
12.78
5.93
14
16
32
32
34
15.5
12.5
4.2
4
14
16
16
18
4.24
29
21
32
16
32
34
14.5
4.2
4
31
17.5
14
16
16
29
4.2
4
17
32
20
16
32
16
18
31
4.24
15
16
16
14
14
16
36
34
36
34
36
36
34
34
34
16
16
14
16
16
16
36
34
36
34
36
34
36
34
36
34
36
34
36
34
36
34
36
34
36
34
36
34
36
11.5
4.2
4
29
14.5
32
14
12.5
16
16
18
16
16
18
20
18
16
16
16
17
4.24
33
31
4.2
4
17
16
16
16
18
20
18
16
16
1816
16
1818
16
16
18
20
18
16
16
16
14
32
17
29
4.24
14
14
11.14
11.83
3.8
15.01
14.32 16.48
32
14
14
32
30
31.48
14.08
14
12.5
12.5
14
14
12.5
12.5
14
14
14.01
13.48
10.5411.54 9.71
17.744.13
18.79
3.9
2
28.4
8
8.09
28.2
5
12.5
31.5
1
12.5
30.2
4
29.55
30
9.33 25
26
14
14
14
12.5
12.5
14
14
12.5
12.5
14
14
14
14
12.5
12.5
14
14
12.5
12.5
14
14
14
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
24.4
9
32
18.8
5
25.19
4.3
18
16
32
16
18
32
52.8
5
10.3
39.55
20.9
6
17.77
17
29
4.24
14
32
16
32
16
13.52
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30
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14.00 WIDE
8.00 WIDE
14.0
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IDE
8.00 WIDE
14.0
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IDE
14.00 WIDE
8.00 WIDE
8.00 WIDE
8.00 WIDE
8.00 WIDE
8.00 WIDE
14.0
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IDE
14.0
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IDE
14.0
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IDE
14.00 WIDE
14.0
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IDE
12.5
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IDE
20.0
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IDE
8.3
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IDE
14.00 WIDE
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12.50 WIDE
14.00 WIDE
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IDE
14.0
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IDE
14.0
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IDE
14.0
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IDE
14.00 WID
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12.50 WID
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14.0
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IDE
6.49
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6.01
6.01
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32
32
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32
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32
32
32
32
32
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12.50 WIDE
12.5
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IDE
2041
2044
2045
1.144 ha
2046
2048
2049
2500m²
2047
523m²
101
41.2
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102
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103
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104
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105
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106
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107
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108
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110
111
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113
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240
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180
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153
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154
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155
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156
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157
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158
159
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267
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266
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265
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264
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296
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281
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280
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279
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278
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277
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276
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274
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273
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272
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294
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291
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290
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289
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288
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287
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286
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610
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612
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658 375m²
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600m²
808
360m²809
286m²810
343m²811
345m²812
389m²813
370m²
814195
815225
816
222
817188
818
186
819184
820
183
821
274m²
822
399m²823
360m²824
352m²825
289m²826
358m²827
494m²
828450m²
829
347m²
830
340m²
831
334m²
832
394m²
833
450m²
834
446m²
835
446m²836
450m²837
450m²838
450m²839
450m²840
450m²841
450m²842
446m²843
476m²844
400m²845
400m²846
336m²847
432m²848 432m²849
336m²850
400m²851
400m²852
476m²853336m²
854
400m²
855
400m²
856
480m²
857
480m²
858
480m²
859
576m²
860
400m²
861
400m²
862
400m²
863
400m²864
336m²865
479m²866479m²
867
336m²868
400m²869
480m²
870
576m²
871
480m²
872
336m²
873
336m²
874
400m²
875
400m²
876
400m²
877
400m²
878
480m²
879
480m²
880
480m²
881
576m²
882
336m²883
336m²884
476m²885 475m²886
336m²887
336m²888
336m²
889
400m²
890
400m²
891
480m²
892
480m²
893
603m²
894
245
895896
897898
222
899
364m²900
272m²901
272m²902
272m²903
336m²904
336m²905
272m²906
272m²907
272m²908
272m²909
336m²910
911
912913
914915
916
917918
192
919
224
920
336m²921
272m²922
272m²923
272m²924
272m²925
336m²926
336m²927
272m²928
272m²929
400m²930
415m²931
227
932
198
933
202
934
206
935
241
936
722m²
937
480m²
938
400m²
939
400m²
940
336m²
941
480m²
942
480m²943
412m²944412m²945
480m²946576m²
947
480m²
948
480m²
949
480m²
950
400m²
951
400m²
952
400m²
953
400m²
954
336m²
955
336m²
956
480m²
957
576m²
958
480m²
959
336m²960
488m²961488m²962
336m²963400m²
964
400m²
965
400m²
966
576m²
967
480m²
968
480m²
969
480m²
970
400m²
971
400m²
972
336m²
973
974224m²
980
224m²
981
982983
984
224m²
985224m²
986
987988
989
154
990
294m²
991992
993
154
994
224
995
4795m²
1625m²
4000m²
1.007 ha
9.836.56
6.27.9
8
4.086.6
7
9.4
19.3
2
5.27
71.38
4.44
32.7
5
39.8
7
25
15.4
8
76.41
20.8
713.0
87.9
9
10.4
7
5.82
9.35
50.87
478m²545m²
28.1
4
12.89
30.6
8
9.36
18.02
29.9
2
18
m²
m² m² m²m²
154 154
154m²
154m²
154m²
154m²
154m² 154
m²
28
8 5.5 5.5 5.5 5.25 7.655.5 5.5
5.5 5.58
85.5 5.5
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8
28
282
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36
36
36
36
36
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7
29.9
4
22.3
3
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7.98
27.0
3
m²m²
m²m²
m²m²
m²
29.9
29.9
13.6
2
12.5
12.5
10.5
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3
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2
23.46
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10.5
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412.5
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27.72
29.15
27.51
28.47
27.3
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27.2
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113.5
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32
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32
32
32
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15 10.5 12.5 12.5 12.5 12.5 15 15 15 1818 10.515
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1815151512.512.512.512.510.510.515181529
15
32
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13
29
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32
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32
32
32
32
32
32
32
32
32
m² m² m² m² m²
76667
32
7.04 6.03 6.03 6.03
4.04
4.01
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4
34.6
9
32.7
5
33.4
34.0
4
32
32
32
32
32
32
32
32
32
32
10.5
8.5
8.5
8.5
8.5
10.5
10.5
8.5
8.5
12.5
12.9
6
32
32
32
32
m² m²192
m²192
m²224
m²
192224
m² m²192m²
192m²
224
m²
32
32
32
32
11.3
88.5
8.5
8.5
10.5
10.5
8.5
8.5
8.5
8.5
10.5
32
32
32
32
32
32
32
32
32
32
32
35.4
4
76667
29
4.46
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6.03 6.03 6.03 7.04
34.6
9
34.0
4
33.4
32.7
5
m²198 202 206m² m² m² m²
41.6
9
42.7
4
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25.2
3
30.8
5
36.4
2
41.1
6
44.9
2
401m²
m²240
m² 240
m²
m²180
m²180
m²180
m²180
m²
2.309 ha
1400m²
16.00 WIDE
9000
2.047 ha
9001
9002
1.521 ha
12.02 ha
35.8
21.99
31.1
4
12.6
2
10.31
5.46.01
8.7611.18
39.6
540.1
2050
44.53
44.24
50.29
10.7
8
43.5
4
19.07
2450m²
34.1
9
39.2
9
11.0
8
50.3
7
56.3
5
ORIGINAL SHEET SIZE A0ORIGINAL SHEET SIZE A0
Dimensions and areas are subject to survey.
Alexander & Symonds Pty Ltd
11 King William Street Kent Town,
South Australia 5067
PO Box 1000 Kent Town, SA 5071
ABN 93007 753 988
T (08) 8130 1666
F (08) 8362 0099
W www.alexander.com.au
+ Property + Land Development +
+ Construction + Mining +
+ Spatial Information Management +
Surveying
AlexanderSymonds
Consultants
LICENSED SURVEYOR
Original Sheet Size A0© ALEXANDER & SYMONDS PTY. LTD.
REF:
DWG NO.:
REVISION:
Glenn Ian Hordacre
A010816-CG
A010816-CG PROP1 REV D
D
DEL 13.06.2019
SHEET 2 OF 4
No. of proposed allotments 1180
Total area 185.6ha
Area of Development 168.5ha
Reserve area 71.28ha
Length of new roads 19.8k
Contour interval 2m.
Datum AHD.
Vide Titles for disposition of easements.
Road pavements shown are indicative only.
**Not to be used for detailed engineering design.**
Dimensions and areas are subject to survey.
Development No. 490/D026/19
Town of Gawler
Development No. 960/D025/19
The Barossa Council
Proposed Plan of Division
Allotment 2 in F7765
Allotment 1 in F13468
Allotment 9010 & 9011 in D114845
Allotment 9201 in Dev No. 490/D010/17
Allotment 4 in D28814
Hundred of Barossain the area named
GAWLER EAST& KALBEEBA
CT 6186/896 CT 6205/146
CT 6118/249 CT 6162/334
CT 6184/173 PT CT 6212/430
Regulated tree
Significant tree
40.73
16.6
7
19
33
4.24
16
36
35.7
1
19
34
19
4.2
4
5.41
12.512.512.512.5
32
22.9
59.1
9
12.5
14
14.0
3
13.0
7
4.6
1
23.68
29.01
29.93
12.5
312.5
313.0
3
4.11 25.06
16.0
312.5
312.5
3
28.06
28.06
28.06
17.02
36.6
4
16.42
34
23.19
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36
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18
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37
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14.114161614141616
14 16 16 14 14 16 16 14 14
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35
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15.71
15.22
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9.64
34.8
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37.06
6.27
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28
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32
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32
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16
14
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39
39
39
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20.0
0 W
IDE
14.0
0 W
IDE
12.5
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
16.00 WIDE
14.00 WIDE
14.00 WIDE
14.0
0 W
IDE
12.5
0 W
IDE
14.00 WIDE
12.50 WIDE
12.5
0 W
IDE
12.5
0 W
IDE
16.00 WIDE
14.00 WIDE
14.0
0 W
IDE
14.00 WIDE
14.00 WIDE
14.0
0 W
IDE
14.0
0 W
IDE
16.0
0 W
IDE
14.0
0 W
IDE
12.5
0 W
IDE
14.00 WIDE
14.00 WIDE
14.0
0 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
14.00 WIDE
12.5
0 W
IDE
14.0
0 W
IDE
20.00 WID
E 14.00 WID
E
14.00 WID
E
11.38 ha
159
440m²160
161
162
201
202
203
204205206207
208209210211212213214
215
646m²
216
219
220221 222 223 224 225 226 227 228 229
230
231
232
252
253
270
701m²
269
628m²
268558m²
267
539m²
266
504m²
265
545m²
264
444m²263
351m²262
351m²261
260
259
258 257 256 255
254
251250249248247246
245244
243
242
241
240
239238 237 236 235
234233
306
305
552m²
304
440m²
303
496m²
302
502m²
301
504m²
300
450m²299
450m²298
545m²297
613m²
296
681m²
295
504m²
281
576m²
280
576m²
279
504m²
278
504m²
277
576m²
276
576m²
275
505m²
274
518m²
273
739m²
272
745m²
271
947m²
730m²
282
1039m²
283
649m²
317
576m²316
576m²315
648m²314
576m²313
576m²312
708m²
311
589m²310
766m²
309
308
307
679m²
218
943m²
217
770m²
318
608m²
319
608m²
320
684m²
321
1113m²
322
323 324 325 326 327 328
329
330
550m²
331
489m²
332567m²
333
448m²
334
400m²
335
400m²
336
448m²
337
448m²
338339
521m²
340
450m²
341
450m²
342
343
344
448m²
345
400m²
346
400m²
347
512m²
348
448m²
349
400m²
350
400m²
351
448m²
352
400m²
353
400m²
354
530m²
355
522m²356
434m²357479m²
358
512m²
359
512m²
360
400m²
361
448m²
362
454m²
363
574m²
364928m²
365
581m²
366
546m²
367
546m²
368
546m²
369
624m²
370
624m²
371
780m²
372
897m²
373
1347m²
374
2501m²
375
1199m²
376
1750m²
377
600m²
378
659m²
379
448m²
380
448m²
381
448m²
382
448m²
383
512m²
384
512m²
385
512m²
386
592m²
387
496m²388
523m²389
456m²
391
494m²
390
552m²392
552m²393
552m²394
552m²395
483m²396
483m²397
483m²398
552m²399
704m²
400
721m²
401
448m²402
448m²403
448m²404
448m²405
448m²406
448m²407
400m²408
512m²409
400m²410
456m²
411
480m²
412731m²
413
640m²
414
512m²415
512m²416
512m²417
448m²418
448m²419
448m²420
512m²421
512m²422
448m²423
786m²
424
773m²
425
576m²426
576m²427
576m²428
576m²429
576m²430
576m²431
576m²432
576m²433
792m²
434
792m²
435
896m²
436
1213m²
437
715m²
438
512m²
439
512m²
440
576m²
441
512m²
442
576m²
443
576m²
444
589m²
445
669m²
446 597m²
447606m²
448
634m²
449
688m²
450
621m²
451 643m²
452645m²
453
830m²
454
1104m²
455
1166m²
456
1143m²
457
1064m²
458
1028m²
459
845m²
460810m²
4611059m²
462
615m²
463
519m²
464
498m²
465
533m²
466
567m²
467
679m²
468
956m²
469
880m²
470
1051m²
471
692m²
472
640m²
473
576m²
474
512m²
475
512m²
476
512m²
477
512m²
478
657m²
479
1015m²
480
899m²
481
1062m²
482
720m²
483
720m²
484
800m²
485
720m²
486
720m²
487
874m²
488
1909m²
489
820m²
490715m²
491
1384m²
492
1777m²
493
1955m²
494
1511m²
495
1659m²
4961224m²
1354m²
1208m²
507
1194m²
506
726m²
505
516m²
504
448m²
503448m²
502448m²
501448m²
500400m²
499400m²
498476m²
497
476m²
508
448m²
509
448m²
510
512m²
511
448m²
512
448m²
513
448m²
514
633m²
515
517m²
516
456m²
517
456m²
518
578m²
519861m²
520
448m²
521512m²
522448m²
523448m²
524475m²
525
710m²
526
576m²
527
504m²
528
450m²
529
576m²
530
576m²
531
608m²
532
512m²
533
572m²
534
476m²
535
476m²
536
425m²
537
470m²
538
400m²
539
446m²
540
396m²
541313m²
542313m²
543504m²
544450m²
545450m²
546550m²
547
540m²
548
512m²
549
512m²
550
668m²
551
518m²
552
425m²
553
425m²
554
476m²
555
350m²
556
371m²
557
614m²
558
576m²
559504m²
560576m²
561576m²
562
635m²
563
512m²
564
608m²
544m²
566
544m²
567
476m²
568
476m²
569
544m²
570
579m²
571
766m²
572
766m²
573
717m²
609
770m²
610
544m²
612m²
615
680m²
616
612m²
617
544m²
618
544m²
619
612m²
620
544m²
621
544m²
622
476m²
623
448m²
624
400m²
625
448m²
626
460m²
627
576m²
628
576m²
629
648m²
630
576m²
631
576m²
632
648m²
633
420m²
375m²
649
375m²
650
420m²
651
420m²
652
540m²
653
448m²
654448m²
655
661m²
656 428m²
657 420m²
476m²
702
448m²
703
448m²
704
448m²
705
598m²
706
884m²
707
557m²
697602m²
698401m²
699 448m²
700476m²
701
634m²
708503m²
709
734m²
710
440m²
711
601m²
712
382m²
713
471m²
714
709m²
715
392m²
716
457m²
717
500m²
718571m²
719
563m²
720482m²
721
668m²
722
448m²
723
751m²
724
941m²
725
601m²
726
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727512m²
728
736m²
729
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448m²
731
516m²
732
467m²
733
691m²
734
461m²
735
449m²
736
608m²
737
668m²
738
512m²
739
674m²
740
570m²
742
602m²
741
14
32
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21.2
8
15.89
1897m²
36
15151515
14.2314.83
15.07 12.5 12.5 15 12.5 12.5 15 15 3.22 11.79
24.26
39
10
26.631.43
15.44
11.19
36.9
9
36.9
9
15
14.1
8
4.1
6
20.24
13.17
22.0
2
15
35.17
32.74
4.08
18
19.5
3
22.9
4
18
36.79
4.56
38.84
19.0
1
4.42
21.5
39.15
21.4
4
28.5
3
32.87
21.3
7
31.01
22.5
3
20.08
32.6
2
39.9
4
23.6
39
15
15
39
15
15
39
15
15
39
12.5
39
12.5
39
10.5
39
15
39
12.5
39
12.5
12.5 12.5 15 10.5 12.5 12.5 15
34.5
4
35
35
35
35
35
35
35
34.8
4
37.0
5
34.1
9
35.475.14
13.2
34
19.4
9.14
21.92
20.8
853m²
746m²
736m²541m² 437m²
438m² 525m² 437m² 438m² 525m² 525m² 523m² 775m² 920m²
827m²
805m²
753m²585m²585m²585m²488m²487m²409m²585m²488m²488m²
700m²
662m²
529m²
675m²
820m²
20.9
620.0
5
13.6
312.8
7
5.86
27.78
4.09
15.8
1
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7
37.9
9
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27.14.54
19.1
3
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30.68
14.7
4
30.55
12.5
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9
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8
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8
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14
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20
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2
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15
37
37
37
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12.5 12.5 12.5 12.5 15
14
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14
36
14
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486m²
418m²
462m²
464m²
521m²
538m²
450m² 450m² 504m²
36.0
3
514m²
881m²
975m²
822m²
750m²
806m²555m²555m²462m²463m²463m²463m²
625m²
504m²
16.43
13.79
4.0
9
32.37
12.59
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37.79
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37.5
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17.38
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34.4
11.67
6.2 9.3312.5 12.5
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17.5
4
25.06
4.38
14.5
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3
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3 986m²
828m²549m²469m²469m²607m²
486m²
421m²
24.8
322
4.2
4
22.0
8
15.25
10.73
7.84
9.52
10.29
26.8
1118m²
622m²
783m²
36
36
36
36
36
36
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15.57
36
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2
20.48
15.1
2
4.4617.48
18.1
2
18.1
2
36
36
36
36
21.985.49
19.92
1333m²
577m² 504m² 504m² 504m²
630m²
364m²
369m²
32.1
8
51.05
55.0
3
11.74
31.9
6
14
14
32
14
11
4.2
4
29
32448m²
695
444m²
696
ORIGINAL SHEET SIZE A0ORIGINAL SHEET SIZE A0
Dimensions and areas are subject to survey.
Alexander & Symonds Pty Ltd
11 King William Street Kent Town,
South Australia 5067
PO Box 1000 Kent Town, SA 5071
ABN 93007 753 988
T (08) 8130 1666
F (08) 8362 0099
W www.alexander.com.au
+ Property + Land Development +
+ Construction + Mining +
+ Spatial Information Management +
Surveying
AlexanderSymonds
Consultants
LICENSED SURVEYOR
Original Sheet Size A0© ALEXANDER & SYMONDS PTY. LTD.
REF:
DWG NO.:
REVISION:
Glenn Ian Hordacre
A010816-CG
A010816-CG PROP1 REV D
C
DEL 12.06.2019
SHEET 3 OF 4
No. of proposed allotments 1180
Total area 185.6ha
Area of Development 168.5ha
Reserve area 71.28ha
Length of new roads 19.8k
Contour interval 2m.
Datum AHD.
Vide Titles for disposition of easements.
Road pavements shown are indicative only.
**Not to be used for detailed engineering design.**
Dimensions and areas are subject to survey.
Development No. 490/D026/19
Town of Gawler
Development No. 960/D025/19
The Barossa Council
Proposed Plan of Division
Allotment 2 in F7765
Allotment 1 in F13468
Allotment 9010 & 9011 in D114845
Allotment 9201 in Dev No. 490/D010/17
Allotment 4 in D28814
Hundred of Barossain the area named
GAWLER EAST& KALBEEBA
CT 6186/896 CT 6205/146
CT 6118/249 CT 6162/334
CT 6184/173 PT CT 6212/430
Regulated tree
Significant tree
40.73
16.6
7
19
33
4.24
16
36
35.7
1
19
34
19
4.2
4
5.41
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14.61
41.54
14.9
1
9.7
718.1
3
21.7
5
61.15 4.23
18
58.59
54.12
50.1
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48.6
431.98
15
7.07
46.29
22.51
24
1.5
20
22
15.5
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7
1.5
13.5
7.077
7
7.0
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35.0
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36.83
23.46
23.46
21.33
69.57
62.16
54.02
40.87
63
40
22
22
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34.42
24.8
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22.2
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52.58
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38.23
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7.58
4.77
2.81
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8.25
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20.26
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32
22.9
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9
39.61
48
20
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20
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32
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16
14
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29
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13.5
40
4.43 4.5
12.5
12.5
10.5
10.5
10.5
14.1
4.9
2
33
33
33
33
17.93
36.02
8.3
8
10.5
11.3
918.7
4
32.5
10.5 32.5
10.5
10.5
10.5
32.5
32.5
10.5
10.5
27
29.5
4.24
10.5
10.5
10.5
12.5
12.5
12.5
32.5
32.5
32.5
32.5
32.5
32.5
30
12
4.24
12
15
30
30
30
8 8 6 6 6 6 6 8
30
86666688
30
30
30
30
30
30
30
24.0
4
16
20.9
616
16
18
16
16
16.2
9
4.11 33.07
17
36
16
16
18
16
16
3.7
314.2
816
10.6
67.4
8
36.54
36.67
36.77
36
36
36
36
3619.0417.03
36.0
7
17.03 16.04 4.38
33.0
7
36.0
7
36.07
14
36
16.2
9
12.5
12.5
14
12.5
14.0
112.5
12.5
5
35.53
7.9
910.3
9
35.4
12.5
35.18
14
35.79
4.0
511.3
7
36
14
12.5
12.5
36
36
14.00 W
IDE
13.614.24
39.6
1
25.06
4.7
9
13.5
9
13.5
9
26.39
20.4
7
12.5
0 W
IDE
20.0
0 W
IDE
12.5
0 W
IDE
14.00 WIDE
27.58
14.0
0 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
16.00 W
IDE
14.00 WID
E
14.0
0 W
IDE
14.0
0 W
IDE
14.0
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
10.3
28.2
7
6.0
56.8
4
5
12.5
0 W
IDE
14.00 WIDE
14.0
0 W
IDE
16.00 WIDE
14.00 WIDE
14.00 WIDE
14.0
0 W
IDE
12.5
0 W
IDE
12.50 WIDE
14.00 WIDE
8.89
4.26
1.144 ha
2046
2500m²
2047
476m²
6
400m²
7
1224m²
36
591m²
37
559m²
38
514m²
39
474m²
40538m²
4142
5556
57 58 829m²
6059
523m²
101
41.2
0
102
442m²
103
347m²
104
347m²
105
347m²
106
413m²
107
413m²
108
648m²
110
111
464m²112
113
341m²114
341m²115
341m²116
727m²
109
375m²120
375m²121
446m²122483m²123
341m²124
341m²125
341m²126
406m²127
406m²128
240
129 130
180
131132133134135 136137
1317m²
138
1278m²
139
1079m²
140
895m²
141
142
143
1183m²
144
145
146
147
894m²
148
879m²
149
954m²
150
1419m²
151
152
1563m²
153
970m²
154
960m²
155
1065m²
156
1013m²
157
1333m²
158
159
440m²160
414m²161
420m²162
375m²163
375m²164
420m²165
420m²166
480m²167
168 169
420m²
170
375m²
171
375m²
172
420m²
173
375m²
174
375m²
175
426m²
176
505m²
177 622m²
178
458m²
179
400m²
180
799m²
181
420m²182
420m²183
375m²184
375m²185
375m²186
443m²187
188189
190191
435m²192
375m²193
420m²194
375m²195
375m²196
502m²
197
1279m²
198
1019m²
199
1245m²
200
201
202
203
204205206207
208209210211212213214
215
646m²
216
219
220221 222 223 224 225 226 227 228 229
230
231
232
252
253
270
701m²
269
628m²
268558m²
267
539m²
266
504m²
265
545m²
264
444m²263
351m²262
351m²261
260
259
258 257 256 255
254
251250249248247246
245244
243
242
241
240
239238 237 236 235
234233
306
305
552m²
304
440m²
303
496m²
302
502m²
301
504m²
300
450m²299
450m²298
545m²297
613m²
296
681m²
295
504m²
281
576m²
280
576m²
279
504m²
278
504m²
277
576m²
276
576m²
275
505m²
274
518m²
273
739m²
272
745m²
271
947m²
294
930m²
293734m²
292
648m²
291
648m²
290
648m²
289
648m²
288
576m²
287
576m²
286
648m²
285920m²
284
730m²
282
1039m²
283
649m²
317
576m²316
576m²315
648m²314
576m²313
576m²312
708m²
311
589m²310
766m²
309
308
307
679m²
218
943m²
217
375m²
458m²
1006
263m²
1005220m²
1004221m²
1003221m²
1002221m²
1001227m²
1000
12.5
4.2
4
13.7
2 12.5
30
10.5
10.51
10.52
10.54
8.7610.5
10.510.5
10.5
375m²
297m²
979
301m²
978
307m²
977
316m²
976975
30.5
1
29.6
4
28.9
5
28.4
5
1009
12.5
30
10.44
10.5
30
10.4521.91
10.5
315m²
517m²
1010
1011
29
29
4.2
4
15.5
15
15
12.5
1532
12.5
15
15
12.5
12.5
15
15
15
18
15
15
12.5
12.5
15
15
12.5
32
32
32
32
32
32
32
32
32
32
32
32
41.6
4
18
18
36
36
40.9
6
40.6
7
40.5
2
35.92
48.85
47.78
31.6
4
29.9
5
25
25
72.15
60.5
27.58
32.15
40
59
97.88
6.18
29.04
29.23
44.49
26.5
56.38
26.5
58.62
26.5
26.5
43.25
28.2
4
14.3
7
12.9
6
6.05
59
40
59
73.4
6.01
26.7
1
13.7
6
13.4
5
26.5
26.5
26.58
26.5
33.14
26.5
26.5
35.67
59
40
53
33.79
37.11
12
30
15
12.5
10.5
10.5
8
7
7
8
10.5
15
30
15 30
30
30
30
30
30
30
30
10.5
8
7
7
8
10.5
10.5
12.5
27
4.2
4
44.1
1
4.48
32.5
41.0
6
17.95
18.42
3.8
5
38.1
5
1515
1510.889.7
29.18
19.2
15.04
14.8812.5 15.05 15.04
15.29
35.3
34.2
5
35.4
636.9
5
41.5
2
21.33
16.3
7
12.5
4
17.09
23.72
12.31
18.05
40
1328m²
1102m²
47
4.2
4
21
50
44.25
1669m²
1195m²
2526m²
14.45
15.5
35.8
32.4
6
21.2
8
15.89
1897m²
558m² 581m²596m²
631m²
36.8
8
4
14.35
16.7817.613.46
7.14
1116m²
8.3
9
7.1
19.81
17.9
7
31.4
5
29.024.93
30.6
7
25.59
5.65
35.2
7
36
15151515
14.2314.83
15.07 12.5 12.5 15 12.5 12.5 15 15 3.22 11.79
24.26
39
10
26.631.43
15.44
11.19
36.9
9
36.9
9
48.8
3
40.63
57.9
3
37.15
26.3
4.03
21.05
31.5
2
14.54
15.01
32
15
10.5
32
10.5
10.5
12.5
17.9
4.2
4
17
13.3
7 15
32
10.5
32
12.5
15
14.1
8
4.1
6
20.24
13.17
22.0
2
15
35.17
32.74
4.08
18
19.5
3
22.9
4
18
36.79
4.56
38.84
19
.01
4.42
21.5
39.15
21.4
4
28.5
3
32.87
21.3
7
31.01
22.5
3
20.08
32.6
2
39.9
4
23.6
39
15
15
39
15
15
39
15
15
39
12.5
39
12.5
39
10.5
39
15
39
12.5
39
12.5
12.5 12.5 15 10.5 12.5 12.5 15
34
.54
35
35
35
35
35
35
35
34.8
4
37.0
5
34.1
9
35.475.14
13.2
34
19.4
9.14
21.92
20.8
853m²
746m²
736m²541m² 437m²
438m² 525m² 437m² 438m² 525m² 525m² 523m² 775m² 920m²
827m²
805m²
753m²585m²585m²585m²488m²487m²409m²585m²488m²488m²
700m²
662m²
529m²
675m²
820m²
20.9
620.0
5
13.6
312.8
7
5.86
27.78
4.09
15.8
1
14.1
7
37.9
9
15.3
1512.512.512.512.510.75
27.14.54
19.1
3
11.2
30.68
14.7
4
30.55
12.5
16.4
9
30.37
6.2
77.7
8
16.4
8
30.36
14
15.9
7
4.11 27.06 9
.97
6.0
4
26.3
1
16.81
36
12.5
22.75
37.0
2
29.915
22.9
8
36.64
20
18.3
35.22
37.6923.25
24.2
8
21.2
2
37
15
37
37
37
37
37
12.5 12.5 12.5 12.5 15
14
14.14
14
36
14
14
36
14
12.5
36
12.5
12.5
12.5
486m²
418m²
462m²
464m²
521m²
538m²
450m² 450m² 504m²
36.0
3
514m²
881m²
975m²
822m²
750m²
806m²555m²555m²462m²463m²463m²463m²
625m²
504m²
16.43
13.79
4.0
9
32.37
12.59
11.85
37.79
12.512.515
37.5
8
17.38
37.5
37.5
37.5
15.8815
34.4
11.67
6.2 9.3312.5 12.5
242
17.5
4
25.06
4.38
14.5
415.0
3
15.0
3 986m²
828m²549m²469m²469m²607m²
486m²
421m²
445m²
375m²
315m²
315m²
240m²
210m²
210m²
240m²
315m²
450m²
834m²890m²
789m²
837m²601m²
520m²519m²
551m²
923m²
878m²
2560m²
2562m²
934m²
1057m²
1267m²
1512m²
2710m²
1342m²
1015m²
2703m²
1658m²
1367m²
1487m²
1154m²
1113m²
647m²
647m²
649m²
400m²
480m²
480m²
400m²
400m²
480m²
480m²
572m²
588m²
480m²
480m²
400m²
480m²
33.43
26.9
2
12.1
7
12.5
34.55
8
18.5
7
34.19
24.7
4
9.61
10.7
6.9
24.6
31.49
5.4
3.5
8
352m²
483m²
30
10.5
10.5
10.5
315m²
315m²
315m²
15.56
3.3
5
28.8
8
8.13
119
118
117
7
32
76
1
2
18
21.1
7
18
18
22.5
2
3
4
5
89
1011
12
13
14
15
16
17
1819
20
21
22
2324
25
26
27
28
29
30
31
32
33
34
35
43
44
45
46
47
48
49
50
51
52
53
54
375m²
76
375m²
77
768m²
78
525m²
79
525m²
80
672m²
81510m²
82375m²
83375m²
84375m²
85611m²
86
622m²
87
571m²88
403m²
89
420m²
90
517m²
91
613m²
92735m²
93
94
9596
9798
99
100
30
12.5
12.5
30
12.5
12.5
5.46
12.4
8
12.48
3.57
35
12.5
15
15
4.4911.0611.06
31.1
2
13.2
35
15
35
15
21.47
30
12.5
12.5
30
12.5
12.5
30
12.5
12.5
12.58
16.12
31.34
11.65
30
12.5
11.8
6
13.4
12.3
35 9.4
3
20.4
1
3.319.48
9.77
15.1
10.5 1
9.9
3
18.38
25.1
5
20.09
15.08
31.0
1
16.74
15 15.0412.92
38.7
8
24.48
88.06
16.74
38.1
9
40.9
5
579m²
478m²
336m²
336m²
400m²
629m²
586m²
628m²
336m²
272m²
272m²
272m²
272m²
336m²
911
912
974224m²
980
224m²
981
982983
984
224m²
985224m²
986
987988
989
154
990
294m²
991992
993
154
994
224
995
4.44
478m²545m²
28.1
4
12.89
30.6
8
9.36
18.02
29.9
2
18
m²
m² m² m²m²
154 154
154m²
154m²
154m²
154m²
154m² 154
m²
28
8 5.5 5.5 5.5 5.25 7.655.5 5.5 5.5
5.58
85.5 5.5 5.5
88
28
282
8282
828
282
8282
8282
8
28
28
28
28
88
5.55.5
5.58
85.5
5.55.5
5.58.1
5.55.55.58
35.6
2
38.0
8
39.4
9
772m² 624m²
14.0
5
36
36
36
36
36
36.2
7
224
m²
32
10.5
10.5
8.5
8.5
8.5
8.5
10.5
32
32
401m²
m²240
m² 240
m²
m²180
m²180
m²180
m²180
m²
6.01
SEC 345
9000
2.047 ha
9001
9002
1.521 ha
12.02 ha
ORIGINAL SHEET SIZE A0ORIGINAL SHEET SIZE A0
Dimensions and areas are subject to survey.
Alexander & Symonds Pty Ltd
11 King William Street Kent Town,
South Australia 5067
PO Box 1000 Kent Town, SA 5071
ABN 93007 753 988
T (08) 8130 1666
F (08) 8362 0099
W www.alexander.com.au
+ Property + Land Development +
+ Construction + Mining +
+ Spatial Information Management +
Surveying
AlexanderSymonds
Consultants
LICENSED SURVEYOR
Original Sheet Size A0© ALEXANDER & SYMONDS PTY. LTD.
REF:
DWG NO.:
REVISION:
Glenn Ian Hordacre
A010816-CG
A010816-CG PROP1 REV D
C
DEL 12.09.2016
SHEET 4 OF 4
No. of proposed allotments 1180
Total area 185.6ha
Area of Development 168.5ha
Reserve area 71.28ha
Length of new roads 19.8k
Contour interval 2m.
Datum AHD.
Vide Titles for disposition of easements.
Road pavements shown are indicative only.
**Not to be used for detailed engineering design.**
Dimensions and areas are subject to survey.
Development No. 490/D026/19
Town of Gawler
Development No. 960/D025/19
The Barossa Council
Proposed Plan of Division
Allotment 2 in F7765
Allotment 1 in F13468
Allotment 9010 & 9011 in D114845
Allotment 9201 in Dev No. 490/D010/17
Allotment 4 in D28814
Hundred of Barossain the area named
GAWLER EAST& KALBEEBA
CT 6186/896 CT 6205/146
CT 6118/249 CT 6162/334
CT 6184/173 PT CT 6212/430
Regulated tree
Significant tree
Appendix 3. Proposed plans and elevations
Brown Falconer
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
Telephone : 08 8203 5800 Facsimile : 08 8223 2440 ABN 65 007 846 586 brownfalconer.com.au
14/06/2019 11:30:43 AM
1
C:\
Use
rs\w
kam
pes
\Do
cum
ents
\201
6040
DA
_wka
mp
es.r
vt14
/06/
2019
11:
30:4
3 A
M
SPRINGWOOD TOWN CENTRE
COVER SHEET & LOCATION PLAN
2016040
ARCADIAN PROPERTY
JSM
2569 DA01
16/05/2019
SPRINGWOOD TOWN CENTREPLANNING APPLICATION PACKAGE
DA01 COVER SHEET & LOCATION PLAN 1
DA02 SITE PLAN 1
DA03 ELEVATIONS 1
DA04 SITE SECTIONS 1
DA06 3D IMAGES 1
DA05 LANDSCAPING PLAN 1
LOCALITY PLAN
3D VIEW STREET VIEW TO NORTH WEST
TOWN CENTRE
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
LODGEMENT ISSUE 14 JUNE 2019
1
DA04
1
DA04
2
DA04
2
DA04
3
DA04
3
DA04
4
DA04
4
DA04
BOUNDARY
BO
UN
DA
RY
BO
UN
DA
RY
BO
UN
DA
RY
BOUNDARY
BOUNDARY
RE
FU
SE
PLAZA
GAWLER EAST LINK ROAD
RO
AD
WA
Y N
AM
E
ROADWAY NAME
SHOP [A]RL: 122.00
SHOP [B]RL: 123.00
MAIN SHOPPING CENTRERL: 123.00
SAPN OVER HEAD POWER LINE EASEMENT
192
AC
CE
SS
RA
MP
ACCESS POINT
TR
OL
LE
Y
TROLLEY
TROLLEY
TROLLEY
TR
OL
LE
Y
TR
OL
LE
YT
RO
LL
EY
TR
OL
LE
Y
TROLLEY
1
17
18 29 30 40
41
46
4753
54
59
6064
65
79
80
96
97 101
102
112
113
124125
136
137
147
148 160 161 169
204192
191 179 178 170
205217
SUPERMARKET
STORELOADING
DOCK
RETAIL F
ENTRY
AMENITIES
FU
TU
RE
S
UP
ER
MA
RK
ET
E
XP
AN
SIO
N
400m
2
RETAIL E
RETAIL D
RETAIL C
RETAIL B
RETAIL A
CAR PARKING 217 SPACES
BOUNDARY
REFUSE
BO
UN
DA
RY
BOUNDARY
ACCESS POINT
SAPN TRANSFORMER
5500 7000 11000 7000 5500
2700
7000
1100
070
0011
000
7000
5500
2700
FOYER
64995
6800
041
650
2350027000 22758
1702
440
24
1456
652
500
5800
714
018
10005
PY
LO
N S
IGN
8
m H
IGH
PYLON SIGN 6m HIGH
SIGNAGE ON BUILDING
VEHICLE PATH
VEHICLE PATH
VE
HIC
LE
PA
TH
VE
HIC
LE
PA
TH
DELIVERY VEHICLE PATH
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
Telephone : 08 8203 5800 Facsimile : 08 8223 2440 ABN 65 007 846 586 brownfalconer.com.au
14/06/2019 11:30:44 AM
As indicated
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SPRINGWOOD TOWN CENTRE
SITE PLAN
2016040
ARCADIAN PROPERTY
JSM
2569 DA02
16/05/2019
SITE SUMMARY
SITE AREA 27,980m2
SUPERMARKET 2,600m2
RETAIL (A-F) 780m2
SHOP A 325m2
SHOP B 355m2
TOTAL BUILDING AREA 4,060m2
CARPARKING SPACES 217
1 : 400
SITE PLAN
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
ROADWAY CARPARK
EXISTING GROUND LINE
PC01 TC01PC01
BALUSTRADE TO LOADING DOCK
FEATURE STEEL FRAMES BEYOND
TRANSFORMER
LOADING DOCK
PC01
SIGNAGE
CARPARK
EXISTING GROUND LINE
BR01
BR01 BR01
BR01BR01 BR01 BR01 BR01FC02 PC01
PC01
BR02
FC01 PC01
TRANSFORMER
PC01
FT1
CANOPY
TC01
FEATURE CANOPY BR01FEATURE STEEL FRAMES
BUILDING A BEYOND
AW01
SIGNAGESIGNAGE PYLON
ROADWAYCARPARK
EXISTING GROUND LINE
FEATURE STEEL FRAMES BEYOND
BR02FC01
TC01PC01
FEATURE CANOPY
TC01PC01FC01
PC01BR02BR01TC01PC01
FEATURE CANOPY
FC01
AW01 AW01 AW01 AW01 AW01
SIGNAGE
ROADWAY
CARPARK
EXISTING GROUND LINE
CANOPY
MAIN BUILDING BEYOND
PC01PC01
CANOPY
PC01 PC01?
?
SIGNAGE
CARPARKROADWAY
BR02TC01
PC01
PC01PC01
LOADING DOCK
BEYOND
FC01
FEATURE CANOPY
BUILDING B BEYOND
PC01
FT01
EXISTING GROUND LINE
ROADWAY
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
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Date
Job No.
Rev:Dwg No.
Drawn
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28 Chesser Street, Adelaide, South Australia 5000
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SPRINGWOOD TOWN CENTRE
ELEVATIONS
2016040
ARCADIAN PROPERTY
JSM
2569 DA03
16/05/2019
1 : 200
North - Supermarket
1 : 200
East - Street Elevation
1 : 200
South - Supermarket
1 : 200
South - Street Elevation
1 : 200
West
MATERIAL LEGEND
PC
01P
AIN
TE
D
CO
NC
RE
TE
PA
NE
L
BR
01F
AC
E B
RIC
KW
OR
K(W
ALL
ELE
ME
NT
)
FE
AT
UR
E S
TO
NE
F
AC
ING
ELE
ME
NT
TC
01LI
GH
T W
EIG
HT
T
IMB
ER
CLA
DD
ING
AW01 POWDER COATED ALUMINIUM DOOR/WINDOWFC01 PAINTED FIBRE CEMENT FACADE
FC02 PAINTED FIBRE CEMENT FACADE
BR
02F
AC
E B
RIC
KW
OR
K(F
EA
TU
RE
PIE
R
ELE
ME
NT
)
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
ROADWAY
CARPARK
EXISTING GROUND LINE
ROADWAYLOADING
DOCK BEYOND
SIGNAGE
ROADWAY
CARPARK
EXISTING GROUND LINE
ROADWAY
FOYER ENTRYSUPERMARKETLOADING DOCK
ROADWAY CARPARK
EXISTING GROUND LINE
ROADWAY
RETAILSUPERMARKETSTORERETAIL
CARPARK
EXISTING GROUND LINE
ROADWAY
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
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SPRINGWOOD TOWN CENTRE
SITE SECTIONS
2016040
ARCADIAN PROPERTY
JSM
2569 DA04
16/05/2019
1 : 200
DA - Section 1
1 : 200
DA - Section 2
1 : 200
DA - Section 3
1 : 200
DA - Section 4
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
BOUNDARY
BO
UN
DA
RY
BO
UN
DA
RY
BO
UN
DA
RY
BOUNDARY
BOUNDARY
RE
FU
SE
PLAZA
GAWLER EAST LINK ROAD
RO
AD
WA
Y N
AM
E
ROADWAY NAME
SHOP [A]
SHOP [B]
SAPN OVER HEAD POWER LINE EASEMENT
192
AC
CE
SS
RA
MP
ACCESS POINT
TR
OL
LE
Y
TROLLEY
TROLLEY
TROLLEY
TR
OL
LE
Y
TR
OL
LE
YT
RO
LL
EY
TR
OL
LE
Y
TROLLEY
1
17
18 29 30 40
41
46
4753
54
59
6064
65
79
80
96
97 101
102
112
113
124125
136
137
147
148 160 161 169
204192
191 179 178 170
205217
SUPERMARKET
STORELOADING
DOCK
RETAIL F
ENTRY
AMENITIES
FU
TU
RE
S
UP
ER
MA
RK
ET
E
XP
AN
SIO
N
400m
2
RETAIL E
RETAIL D
RETAIL C
RETAIL B
RETAIL A
CAR PARKING
BOUNDARY
REFUSE
BO
UN
DA
RY
BOUNDARY
ACCESS POINT
SAPN TRANSFORMER
FOYER
T1
T1T1
T1
T1
T1
T1
T1 T1 T1 T1 T1 T1
T1
T1
T1
T1
T1
T1
T1
T1T1
T1
T1
T2T2
T2
T2
T2
T2
T2
T2
PS
AC
AC
AC
AC
AC
AC
AC
NS
NS
NS
NSNS NS
NS NS
NS NS
NS NS
NS
LLLL LL
DD
NS
NS
DD
LL
LL
LL
PS
LL
LL
ASC
LC
AC
LC
ASC
LC
AC
ASC
ASC
LC
AC
LC
ASC
LC
AC
DD
PS
PS
PS
PSPS
PS
PS
PS
PS
PS PS PS PS
AC ACAC
AC
AC
ACAC
AC
LANDSCAPE LEGEND
NEW LANDSCAPING WITHIN MULCHED BEDSAREAS WITHIN
PROPOSED SITE ONLY
> ALL LANDSCAPING TO BE IRRIGATED> MULCH TO BE INSTALLED TO ALL GARDEN BEDS
PLANT SCHEDULE
SEDGES / GRASSES
AGAPANTHUS SMALL CULTIVARS ASC 2 per m²DISTICHLIS DISTICHOPHYLLA DD 2 per m²LOMANDRA CULTIVARS LC 2 per m²NANDINA SPP NS 2 per m²POA SPP PS 2 per m²
GROUND COVERS
ASPERULA CONFERTA AC 2 per m²LEPTOSPERMUM LANIGERUM LL 2 per m²
NOTES
ALL TUBE STOCK
Agapanthus Cultivars
TREE SCHEDULET1 CALLERY PEART2 JAPANESE ELM
Asperula Conferta
Distichlis Distichophylla
Lomandra Cultivars
Poa SPP
Leptospermum Lanigerum
Nandina SPP
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
Telephone : 08 8203 5800 Facsimile : 08 8223 2440 ABN 65 007 846 586 brownfalconer.com.au
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SPRINGWOOD TOWN CENTRE
LANDSCAPING PLAN
2016040
ARCADIAN PROPERTY
Author
2569 DA05
06/07/19
1 : 400
LANDSCAPING PLAN
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
Telephone : 08 8203 5800 Facsimile : 08 8223 2440 ABN 65 007 846 586 brownfalconer.com.au
14/06/2019 11:30:49 AM
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SPRINGWOOD TOWN CENTRE
3D IMAGES
2016040
ARCADIAN PROPERTY
JSM
2569 DA06
16/05/2019
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
Appendix 4. Traffic and Parking Review
CIRQA
SPRINGWOOD SHOPPING CENTRE
GAWLER EAST
TRAFFIC AND PARKING REPORT
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Disclaimer and Document Control
DISCLAIMER
The information and data contained within this document are the property of CIRQA Pty Ltd and
copyright. This document and the information contained therein is for the use of the authorised
Client noted below. The document may not be used, copied, reproduced or modified in whole or
in part for any purpose other than for which it was supplied by CIRQA Pty Ltd. CIRQA Pty Ltd
accepts no responsibility or liability to any other party who may use or rely upon this document
or the information contained therein.
DOCUMENT CONTROL
Report title: Springwood Shopping Centre, Gawler East – Traffic and Parking report
Project number: 19140
Client: Arcadian Property
Client contact: Warwick Mittiga
Version Date Details/status Prepared by Approved by
Draft 5 Jun 19 For review BNW BNW
V1 12 Jun 19 For submission BNW BNW
CIRQA Pty Ltd
ABN 12 681 029 983
PO Box 144, Glenside SA 5065
150 Halifax Street, Adelaide SA 5000
(08) 7078 1801
www.cirqa.com.au
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 1 of 6
1. INTRODUCTION
CIRQA has been engaged to provide design and assessment advice for the
Springwood Shopping Centre at Gawler East. Specifically, CIRQA has been
engaged to provide advice in respect to traffic and parking aspects of the
proposal.
This report provides a review of the subject site, the proposed development (and
its associated operation), its access and parking provisions and the associated
traffic impact on the adjacent road network. The traffic and parking assessments
have been based upon plans prepared by Brown Falconer (drawing no. 2569-
DA01 to DA05, dated 16 May 2019, refer Appendix A).
2. BACKGROUND
2.1 SUBJECT SITE
The subject site is located adjacent the north-western corner of the Gawler East
Link Road and a new north-south collector road at Gawler East. The site (Lot
2046) forms part of the Village Centre of the broader Springwood development
(approximately 2 km east of the township of Gawler). The site will be bound by
the Gawler East Link Road to the south, a new north-south collector road to the
east, a local road to the north and a reserve/easement to the west.
The City of Gawler’s Development Plan identifies that the site is located within
the Residential Zone (Gawler East) Zone and the Mixed Use Centre Policy Area.
2.2 ADJACENT ROAD NETWORK
The Gawler East Link Road is a proposed major link road which will provide access
to/from Main North Road without the need to travel through the centre of the
Gawler township. In the vicinity of the subject site, the road will generally comprise
a single traffic lane and bicycle lane in each direction separated by a raised
central median (with opportunities for sheltered right turn lanes where required).
Footpaths will be provided on both sides of the Gawler East Link Road. Prevoius
traffic forecasts (by others) indicate volumes on the Gawler East Link Road will
ultimately be in the order of 12,500 vehicles per day (vpd).
Adjacent the site, the Gawler East Link Road will intersect with the new
north-south collector road. The intersection will be controlled with traffic signals
(including pedestrian crossing facilities on all legs). Additional right turn lanes will
be provided on all approaches. The design of the intersection has been based on
detailed analysis prepared as part of the Gawler East Link Road planning and
design inputs (by others). It is understood that a 50 km/h speed limit will apply on
Gawler East Link Road.
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 2 of 6
The north-south collector road will also comprise a single traffic lane and a bicycle
lane in each direction separated by a raised central median (or right turn lanes
where required). Footpaths will be provided on both sides of the north-south road.
A 50 km/h speed limit will apply on the north-south collector road. Previous
forecasting for the broader development has indicated ultimate volumes in the
order of 6,500 vpd will be experienced on the north-south collector road.
Figure 1 illustrates the location of the subject site and adjacent road network.
Figure 1 – Location of the subject site and adjacent road network
(Source: after Tract, 2019)
2.3 WALKING AND CYCLING
The site will be highly accessible for residents of the surrounding area by walking
and cycling. Footpaths will be provided on both sides of all bounding roads and
on-road cycling facilities will be provided on the Gawler East Link Road and
north-south collector road (including ‘bicycle boxes’ at the signalised intersection
approaches).
2.4 PUBLIC TRANSPORT
It is understood that public transport (bus) services will operate along the Gawler
East Link Road with bus stops in close proximity to the subject site.
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 3 of 6
3. PROPOSED DEVELOPMENT
3.1 LAND USE AND YIELD
The proposed development comprises the construction of a new shopping centre
on the subject site. Specifically, the shopping centre will comprise a 2,600 m² floor
area supermarket and a total of 1,460 m² floor area of specialty tenancies
(totalling 4,060 m² of floor area).
3.2 ACCESS AND PARKING DESIGN
The site will be serviced by a 217-space parking area (inclusive of 4 spaces
reserved exclusively for use by people with disabilities). A further 20 bicycle
parking spaces are also proposed. The parking area will comply with the
requirements of Australian/New Zealand Standard, Parking Facilities Part 1: Off-
street car parking (AS/NZS 2890.1:2004) and Australian/New Zealand Standard,
Parking Facilities Part 6: Off-street parking for people with disabilities (AS/NZS
2890.6:2009) in that:
regular parking spaces will be 2.7 m wide and 5.4 m long (or 4.8 m long with
0.6 m overhang);
disabled parking spaces will be at least 2.4 m wide and 5.4 m long (with an
adjacent shared space of the same dimension);
the parking aisles will exceed 6.6 m in width;
0.3 m clearance will be provided to all objects greater than 0.15 m in height;
and
pedestrian sightlines will be provided at the site’s property boundary.
Vehicle access to the site will be provided via the following locations:
a two-way access point on the Gawler East Link Road (which will
accommodate left-in, left-out, right-in and right-out movements);
a two-way access point on the north-south collector road (which will
accommodate left-in, left-out, right-in and right-out movements); and
a two-way access point on the local road to the north which will primarily
provide access for commercial vehicle movements, albeit customers will also
be able to utilise the access point.
All vehicles will be able to enter and exit the site in a forward direction.
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 4 of 6
3.3 SERVICING AND DELIVERIES
Commercial vehicle access will primarily be accommodated via the loading area
located at the rear (north) of the shopping centre. This will include a recessed
dock for the supermarket tenant. Figure 2 illustrates the turn path of a Semi-
Trailer entering and exiting the dock.
Figure 2 - Semi-Trailer access movements at the loading dock
In addition, other minor service and delivery movements will be undertaken via
the car park (particularly for the individual tenancies fronting the Gawler East Link
Road. Such movements would be undertaken via medium rigid vehicles or smaller
and would typically be undertaken outside of peak trading periods (particularly
refuse collection which would occur outside of trading hours).
4. PARKING ASSESSMENT
4.1 CAR PARKING
The Development Plan identifies a rate of 5.5 spaces per 100 m² floor area for
shop (retail use) within the Mixed Use Centre Policy Area 3 of the Residential
(Gawler East) Zone). On this basis, there is a theoretical requirement for 224
Parking spaces associated with the proposal. The provision of 217 spaces
therefore results in a theoretical shortfall of 7 spaces.
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 5 of 6
However, recent surveys of shopping centres indicate peak parking demands are
more commonly in the range of 3.0 to 5.0 spaces per 100 m² floor area. These
rates equate to peak demands in the order of 122 to 203 spaces. Such demands
would be accommodated by the proposed level of parking provisions.
In comparison, the Aurecon “Parking Spaces for Urban Places” (parking provision)
study recommended a rate of 6 spaces per 100 m² for shops within a retail centre
with a potential discount of up to 25% (depending on a variety of factors). A
discount of 15% is considered appropriate for application to the proposal. On this
basis, there would be a requirement for 207 parking spaces. The proposed
provision would meet such a requirement.
On the basis of the above, it is considered that the proposed level of parking will
more than adequately accommodate peak demands.
4.2 BICYCLE PARKING
The Development Plan does not identify rates for the provision of bicycle parking.
However, the following rates are typically applied for bicycle parking provision for
shops:
one bicycle parking space for every 300 m² of gross leasable floor area for
employees, plus
one visitor space for every 600 m² of gross leasable floor area for shoppers.
On the basis of the above, the provision of 20 bicycle spaces (10 bicycle rails) is
considered sufficient.
5. TRAFFIC ASSESSMENT
5.1 TRAFFIC GENERATION AND DISTRIBUTION
Previous traffic impact assessments have been undertaken as part of the
broader Springwood land division project. This has included consideration of the
traffic generation of development within the town centre including the shopping
centre site.
Previous planning and design inputs (by others) have also considered the
appropriateness of the proposed access arrangements for the shopping centre.
Adequate design provisions have been made to accommodate the proposed
turning movements at all access points.
The broader land division layout (including adjacent signalised intersection) has
been designed to accommodate future traffic flows, including traffic generation
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Page 6 of 6
associated with the subject site. As such, the traffic movements associated with
the proposed use will be easily accommodated in the surrounding road network.
Notwithstanding the above, a high level assessment of conditions at the two
primary access points has been undertaken utilising SIDRA intersection analysis.
The assessment has been based on the traffic generation and distribution
detailed in the GTA “Springwood Land Division – Transport Impact Assessment”
report (2019). The worst-case pm weekday peak has been modelled based on the
traffic generation rates for retail uses (as identified in the GTA report) and
forecast future movements on the adjacent road network.
Detailed output of the SIDRA modelling is provided in Appendix B. The SIDRA
analysis confirms that the proposed access arrangements will have sufficient
capacity to accommodate the forecast traffic movements associated with the
proposed development (as well as other movements on the adjacent roads).
6. SUMMARY
The proposal comprises the development of a shopping centre within the
Springwood land development. Specifically, the shopping centre will include a
supermarket as well as specialty tenancies.
The site will be well serviced by active (walking and cycling) facilities and public
transport services which will minimise reliance on private motor vehicles. Access
to the parking areas will be provided via the Gawler East Link Road, a new
north-south collector road and a local road (adjacent the site’s northern
boundary).
The development will be serviced by parking areas containing 217 vehicle parking
spaces (in total). A total of 20 bicycle spaces will also be provided. The proposed
level of parking will result in a small shortfall against the requirements of Council’s
Development Plan. However, based on more recent surveys for shopping centres,
it is considered that more than adequate parking will be provided as part of the
development.
Traffic impacts associated with the proposal have been assessed as part of the
broader land division application and planning for the Gawler East Link Road. The
proposed access arrangements and associated traffic impacts will be in line with
the previous assessments. Additional SIDRA modelling of the primary access
points indicates that the forecast movements will be adequately accommodated.
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Appendix A
APPENDIX A BROWN FALCONER’S PLANS DATED MAY 2019
1
DA04
1
DA04
2
DA04
2
DA04
3
DA04
3
DA04
4
DA04
4
DA04
BOUNDARY
BO
UN
DA
RY
BO
UN
DA
RY
BO
UN
DA
RY
BOUNDARY
BOUNDARY
RE
FU
SE
PLAZA
GAWLER EAST LINK ROAD
RO
AD
WA
Y N
AM
E
ROADWAY NAME
SHOP [A]RL: 122.00
SHOP [B]RL: 123.00
MAIN SHOPPING CENTRERL: 123.00
SAPN OVER HEAD POWER LINE EASEMENT
192
AC
CE
SS
RA
MP
ACCESS POINT
TR
OL
LE
Y
TROLLEY
TROLLEY
TROLLEY
TR
OL
LE
Y
TR
OL
LE
YT
RO
LL
EY
TR
OL
LE
Y
TROLLEY
1
17
18 29 30 40
41
46
4753
54
59
6064
65
79
80
96
97 101
102
112
113
124125
136
137
147
148 160 161 169
204192
191 179 178 170
205217
SUPERMARKET
STORELOADING
DOCK
RETAIL F
ENTRY
AMENITIES
FU
TU
RE
S
UP
ER
MA
RK
ET
E
XP
AN
SIO
N
400m
2
RETAIL E
RETAIL D
RETAIL C
RETAIL B
RETAIL A
CAR PARKING 217 SPACES
BOUNDARY
REFUSE
BO
UN
DA
RY
BOUNDARY
ACCESS POINT
SAPN TRANSFORMER
5500 7000 11000 7000 5500
2700
7000
1100
070
0011
000
7000
5500
2700
FOYER
64995
6800
041
650
2350027000 22758
1702
440
24
1456
652
500
5800
714
018
10005
PY
LO
N S
IGN
8
m H
IGH
PYLON SIGN 6m HIGH
SIGNAGE ON BUILDING
VEHICLE PATH
VEHICLE PATH
VE
HIC
LE
PA
TH
VE
HIC
LE
PA
TH
DELIVERY VEHICLE PATH
DA ISSUEISSUED FOR DEVELOPMENT APPROVAL
Scale
Date
Job No.
Rev:Dwg No.
Drawn
A1 SHEET
28 Chesser Street, Adelaide, South Australia 5000
Telephone : 08 8203 5800 Facsimile : 08 8223 2440 ABN 65 007 846 586 brownfalconer.com.au
14/06/2019 11:30:44 AM
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SPRINGWOOD TOWN CENTRE
SITE PLAN
2016040
ARCADIAN PROPERTY
JSM
2569 DA02
16/05/2019
SITE SUMMARY
SITE AREA 27,980m2
SUPERMARKET 2,600m2
RETAIL (A-F) 780m2
SHOP A 325m2
SHOP B 355m2
TOTAL BUILDING AREA 4,060m2
CARPARKING SPACES 217
1 : 400
SITE PLAN
Rev. Amendment Date
1 LODGEMENT ISSUE 14/6/19
CIRQA\\Projects\19140 Springwood Shopping Centre Gawler East 12Jun19 V1 Appendix A
APPENDIX B SIDRA OUTPUT
MOVEMENT SUMMARY
Site: 101 [North-South Link Rd - Future PM Peak ]
New SiteGiveway / Yield (Two-Way)
Movement Performance - Vehicles
Demand Flows 95% Back of QueueMovID
ODMov
Deg.Satn
AverageDelay
Level ofService
Prop. Queued
Effective Stop Rate
AverageSpeed Total HV Vehicles Distance
veh/h % v/c sec veh m per veh km/hSouth: North-South Link Rd (S)
1 L2 84 5.0 0.153 5.6 LOS A 0.0 0.0 0.00 0.18 56.6
2 T1 200 5.0 0.153 0.0 LOS A 0.0 0.0 0.00 0.18 58.4
Approach 284 5.0 0.153 1.7 NA 0.0 0.0 0.00 0.18 57.8
North: North-South Link Rd (N)
8 T1 379 5.0 0.201 0.0 LOS A 0.0 0.0 0.00 0.00 60.0
9 R2 53 5.0 0.040 6.5 LOS A 0.2 1.3 0.38 0.60 51.9
Approach 432 5.0 0.201 0.8 NA 0.2 1.3 0.05 0.07 58.8
West: Shopping Centre Access
10 L2 53 5.0 0.084 6.3 LOS A 0.3 2.3 0.37 0.62 51.7
12 R2 21 5.0 0.084 11.6 LOS B 0.3 2.3 0.37 0.62 51.2
Approach 74 5.0 0.084 7.8 LOS A 0.3 2.3 0.37 0.62 51.6
All Vehicles 789 5.0 0.201 1.8 NA 0.3 2.3 0.06 0.16 57.7
Site Level of Service (LOS) Method: Delay (SIDRA). Site LOS Method is specified in the Parameter Settings dialog (Site tab).
Vehicle movement LOS values are based on average delay per movement.
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
SIDRA INTERSECTION 7.0 | Copyright © 2000-2017 Akcelik and Associates Pty Ltd | sidrasolutions.comOrganisation: CIRQA PTY LTD | Processed: Wednesday, June 12, 2019 1:39:53 PMProject: P:\2019\19140 Springwood Shopping Centre\SIDRA\19140_12JUN19.sip7
MOVEMENT SUMMARY
Site: 101 [Gawler East Link Rd - Future PM Peak]
New SiteGiveway / Yield (Two-Way)
Movement Performance - Vehicles
Demand Flows 95% Back of QueueMovID
ODMov
Deg.Satn
AverageDelay
Level ofService
Prop. Queued
Effective Stop Rate
AverageSpeed Total HV Vehicles Distance
veh/h % v/c sec veh m per veh km/hEast: Gawler East Link Rd (E)
8 T1 426 5.0 0.226 0.0 LOS A 0.0 0.0 0.00 0.00 60.0
9 R2 63 5.0 0.145 12.9 LOS B 0.5 3.7 0.72 0.89 47.8
Approach 489 5.0 0.226 1.7 NA 0.5 3.7 0.09 0.11 58.0
North: Shopping Centre Access
10 L2 84 5.0 0.399 15.6 LOS C 1.5 11.2 0.83 1.00 43.0
12 R2 21 5.0 0.399 48.9 LOS E 1.5 11.2 0.83 1.00 42.8
Approach 105 5.0 0.399 22.3 LOS C 1.5 11.2 0.83 1.00 42.9
West: Gawler East Link Rd (W)
1 L2 84 5.0 0.047 5.6 LOS A 0.0 0.0 0.00 0.58 53.4
2 T1 784 5.0 0.415 0.1 LOS A 0.0 0.0 0.00 0.00 59.9
Approach 868 5.0 0.415 0.6 NA 0.0 0.0 0.00 0.06 59.2
All Vehicles 1463 5.0 0.415 2.5 NA 1.5 11.2 0.09 0.14 57.2
Site Level of Service (LOS) Method: Delay (SIDRA). Site LOS Method is specified in the Parameter Settings dialog (Site tab).
Vehicle movement LOS values are based on average delay per movement.
Minor Road Approach LOS values are based on average delay for all vehicle movements.
NA: Intersection LOS and Major Road Approach LOS values are Not Applicable for two-way sign control since the average delay is not a good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Gap-Acceptance Capacity: SIDRA Standard (Akçelik M3D).
HV (%) values are calculated for All Movement Classes of All Heavy Vehicle Model Designation.
SIDRA INTERSECTION 7.0 | Copyright © 2000-2017 Akcelik and Associates Pty Ltd | sidrasolutions.comOrganisation: CIRQA PTY LTD | Processed: Wednesday, June 12, 2019 1:39:53 PMProject: P:\2019\19140 Springwood Shopping Centre\SIDRA\19140_12JUN19.sip7
INTERSECTION SUMMARY
Site: 101 [North-South Link Rd - Future PM Peak ]
New SiteGiveway / Yield (Two-Way)
Intersection Performance - Hourly Values
Performance Measure Vehicles Persons
Travel Speed (Average) 57.7 km/h 57.7 km/hTravel Distance (Total) 798.2 veh-km/h 957.8 pers-km/hTravel Time (Total) 13.8 veh-h/h 16.6 pers-h/h
Demand Flows (Total) 789 veh/h 947 pers/hPercent Heavy Vehicles (Demand) 5.0 %Degree of Saturation 0.201Practical Spare Capacity 388.4 %Effective Intersection Capacity 3935 veh/h
Control Delay (Total) 0.39 veh-h/h 0.47 pers-h/hControl Delay (Average) 1.8 sec 1.8 secControl Delay (Worst Lane) 7.8 secControl Delay (Worst Movement) 11.6 sec 11.6 secGeometric Delay (Average) 1.5 secStop-Line Delay (Average) 0.3 secIdling Time (Average) 0.1 sec
Intersection Level of Service (LOS) NA
95% Back of Queue - Vehicles (Worst Lane) 0.3 veh95% Back of Queue - Distance (Worst Lane) 2.3 mQueue Storage Ratio (Worst Lane) 0.00Total Effective Stops 127 veh/h 153 pers/hEffective Stop Rate 0.16 per veh 0.16 per persProportion Queued 0.06 0.06Performance Index 15.0 15.0
Cost (Total) 324.08 $/h 324.08 $/hFuel Consumption (Total) 61.4 L/hCarbon Dioxide (Total) 146.5 kg/hHydrocarbons (Total) 0.011 kg/hCarbon Monoxide (Total) 0.168 kg/hNOx (Total) 0.264 kg/h
Site Level of Service (LOS) Method: Delay (SIDRA). Site LOS Method is specified in the Parameter Settings dialog (Site tab).
NA: Intersection LOS for Vehicles is Not Applicable for two-way sign control since the average intersection delay is not a good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Intersection Performance - Annual Values
Performance Measure Vehicles Persons
Demand Flows (Total) 378,947 veh/y 454,737 pers/yDelay 187 veh-h/y 224 pers-h/yEffective Stops 61,010 veh/y 73,212 pers/yTravel Distance 383,125 veh-km/y 459,750 pers-km/yTravel Time 6,637 veh-h/y 7,964 pers-h/y
Cost 155,559 $/y 155,559 $/yFuel Consumption 29,495 L/yCarbon Dioxide 70,322 kg/yHydrocarbons 5 kg/yCarbon Monoxide 81 kg/yNOx 127 kg/y
INTERSECTION SUMMARY
Site: 101 [Gawler East Link Rd - Future PM Peak]
New SiteGiveway / Yield (Two-Way)
Intersection Performance - Hourly Values
Performance Measure Vehicles Persons
Travel Speed (Average) 57.2 km/h 57.2 km/hTravel Distance (Total) 1478.8 veh-km/h 1774.6 pers-km/hTravel Time (Total) 25.8 veh-h/h 31.0 pers-h/h
Demand Flows (Total) 1463 veh/h 1756 pers/hPercent Heavy Vehicles (Demand) 5.0 %Degree of Saturation 0.415Practical Spare Capacity 100.5 %Effective Intersection Capacity 3524 veh/h
Control Delay (Total) 1.02 veh-h/h 1.23 pers-h/hControl Delay (Average) 2.5 sec 2.5 secControl Delay (Worst Lane) 22.3 secControl Delay (Worst Movement) 48.9 sec 48.9 secGeometric Delay (Average) 1.0 secStop-Line Delay (Average) 1.6 secIdling Time (Average) 1.1 sec
Intersection Level of Service (LOS) NA
95% Back of Queue - Vehicles (Worst Lane) 1.5 veh95% Back of Queue - Distance (Worst Lane) 11.2 mQueue Storage Ratio (Worst Lane) 0.01Total Effective Stops 210 veh/h 252 pers/hEffective Stop Rate 0.14 per veh 0.14 per persProportion Queued 0.09 0.09Performance Index 29.7 29.7
Cost (Total) 592.22 $/h 592.22 $/hFuel Consumption (Total) 110.2 L/hCarbon Dioxide (Total) 262.8 kg/hHydrocarbons (Total) 0.019 kg/hCarbon Monoxide (Total) 0.303 kg/hNOx (Total) 0.457 kg/h
Site Level of Service (LOS) Method: Delay (SIDRA). Site LOS Method is specified in the Parameter Settings dialog (Site tab).
NA: Intersection LOS for Vehicles is Not Applicable for two-way sign control since the average intersection delay is not a good LOS measure due to zero delays associated with major road movements.
SIDRA Standard Delay Model is used. Control Delay includes Geometric Delay.
Intersection Performance - Annual Values
Performance Measure Vehicles Persons
Demand Flows (Total) 702,316 veh/y 842,779 pers/yDelay 492 veh-h/y 590 pers-h/yEffective Stops 100,849 veh/y 121,019 pers/yTravel Distance 709,844 veh-km/y 851,813 pers-km/yTravel Time 12,401 veh-h/y 14,882 pers-h/y
Cost 284,266 $/y 284,266 $/yFuel Consumption 52,886 L/yCarbon Dioxide 126,125 kg/yHydrocarbons 9 kg/yCarbon Monoxide 146 kg/yNOx 219 kg/y
