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The challenge of the 30-Year Plan for Greater Adelaide’s urban infill target
Getting to 85 per cent
Michael Davis MPIA - Principal Planner ,AECOM
Vice-President - SA Division, PIA
10th May 2018
3
The origins of the infill target
2008
2010
Planning and Development Review
The 30-Year Plan
50:50 ratio between infill and greenfield
70:30 ratio over 30 years
Getting to 85% - PIA National Congress 2018
Context of higher population growth 1.2% – 1.3% p.a
4
The origins of the infill target
The 30-Year Plan High Growth Scenario
258,000 Total Dwelling Target
• 134,000 – infill – 52%
• 82,700 – fringe – 32%
• 41,300 – township – 16%
48%
Getting to 85% - PIA National Congress 2018
6
2010 - 2015
Aiming for the infill target
• Regional Targets – 2010 30-Year Plan
• LGA Targets – 2010 DPTI advice to LGAs
• Development Plan Amendments (Rezoning)
− Capital City
− Inner Metro
− Bowden
− West Lakes
− St Clair
− Northgate
− Minda (North Brighton)
− Glenelg
Getting to 85% - PIA National Congress 2018
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Five years in…
76%
New dwellings as infill in 2015
About 33% from minor infill
Only a small proportion are new housing forms
Target achievement
Getting to 85% - PIA National Congress 2018
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North Eastern Areas - Blair Athol - Enfield - Klemzig - Campbelltown
2010 - 2015
Infill Developments Mawson Lakes
Lightsview/Northgate North Western Areas - Woodville West - Seaton - Fulham Gardens
St. Clair
Shiedow Park
Southern Areas - Marion - Warradale - Ascot Park - Plympton - Park Holme
9
Fringe supply focus
But it wasn’t expected
Fringe Supply
Fringe Demand Now Zoned for Fringe
- Population growth slowed - Demand shifted
- Supply went to 30+ Years
Getting to 85% - PIA National Congress 2018
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2017 Update
The 30-Year Plan
• Reduced fringe land
• Legislated EFPA
• Expanded corridors
• 248,000 total dwellings estimated for high population growth scenario
Getting to 85% - PIA National Congress 2018
12
2017 Update to 85%
Now, a new target
Infill target increased significantly
• Overall percentage of infill
• Absolute numbers of infill dwellings
We have significantly underestimated the impact
of 80% of dwellings from infill in next 30 years
Getting to 85% - PIA National Congress 2018
13
2017 Update
But how to get there?
• No Regional Targets
• No LGA Targets
Getting to 85% - PIA National Congress 2018
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City of Holdfast Bay
Case Study
Southern Adelaide Region
Infill Dwelling Target (2010) = 31,500
LGA Dwelling Target
DPTI Advised (2010) = 1600
Development Plan Amendments
Glenelg & Minda
15
City of Holdfast Bay
Case Study
Significant misalignment with organic growth rate
30-Year Dwelling Requirement
= 4100
Southern Adelaide Region
Infill Dwelling Target (2010) = 31,500
LGA Dwelling Target
DPTI Advised (2010) = 1600
Development Plan Amendments
Glenelg & Minda
800
Major sites
16
City of Holdfast Bay
Yield Analysis
1800
Residential Zone
= 2600
Assumed yield
• Relies on 2-for-1 growth
• Misalignment with pattern of development applications
• Assumes land is developable
• Policy more restrictive than indicated by yield
• MINDA Site accounts for 600 dwellings
• No yield analysis undertaken for Glenelg Ministerial DPA
• Glenelg added zero dwellings 2010-2015
• Questions regarding reliability of yield
• Supply insufficient for 30 years at current growth rate
• Serious undersupply if higher growth rates
Getting to 85% - PIA National Congress 2018
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City of Holdfast Bay
Community Response
“Just because we are on a ‘transport line’ doesn't mean we need to increase population density. The bloody tram is
at capacity now…”
“Please leave medium density development to
the City of Marion...”
“This will add unnecessary pressures on our roads and change the feel of the suburb.”
“It would absolutely ruin our neighbourhood and really it
is an absolute joke…”
“Urban infill near transport does not reduce the number of cars
parked on street.”
“Do NOT support 'down zoning' of existing residential allotments to the proposed 'low density area‘… Encourag(ing) detached dwellings on large allotments is nonsensical…”
Getting to 85% - PIA National Congress 2018
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Is this a new response?
Stop Population Growth Now Party
1.0% population growth rate over 10 years
Others include: SOS, FOCUS, Burnside Resident Action Group, West Lakes, Lifecare
Getting to 85% - PIA National Congress 2018
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Is the response justified?
Quality of Development
Seaton – Western Suburbs
Source: nearmap Source: Google Maps
Getting to 85% - PIA National Congress 2018
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Is the response justified?
Intensity of Development
Croydon West – Western Suburbs
Source: nearmap Source: Google Maps
Getting to 85% - PIA National Congress 2018
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Is the response justified?
Cumulative Impact
Warradale – South-Western Suburbs
Is this just another form of POLLUTION?
Getting to 85% - PIA National Congress 2018
State Planning Commission / DPTI / Planning Profession
• Community / social connection
• Sustainability
• Equity
• Self-sufficiency
• Health and wellbeing
23
So what’s the response?
Changing the Narrative
Getting to 85% - PIA National Congress 2018
State Planning Commission / DPTI / Councils
• Face the quantum of change
• Understand the spatial implications
• Greater flexibility for density
• Tighter restrictions on housing pollution
• Address the challenge of infrastructure
24
So what’s the response?
Regional Planning
Getting to 85% - PIA National Congress 2018
State Planning Commission / DPTI / Councils
• Better design outcomes
• Tighten policy on small-scale infill – performance driven
− site coverage
− car parking / driveways / hard surface
− landscaping
− sustainability
• Encourage/support consolidation of sites
− incentives
25
So what’s the response?
Planning & Design Code
Getting to 85% - PIA National Congress 2018
26
Developing a new approach to infill
Current System
Site 2 • Developed in accordance to the
Residential Zone Policy. DPA required for intensive development.
Site 1 • Both portions will need to be
developed in accordance to the respective zones.
1
2
Getting to 85% - PIA National Congress 2018
27
Developing a new approach to infill
Potential System
1
2
Site 1 and 2 • Catalyst site provisions provide
increased yield scenarios from larger/consolidated sites.
Site 1 and 2 • Assessed against broader policy
objectives for the corridor. • Focus on the interface issues with
adjoining land
Prospect Road as a Corridor
Neighbourhood-level Planning • Defines outcomes for the
corridor
Policy relevant to urban corridors and high density development exists broadly
Getting to 85% - PIA National Congress 2018
28 Getting to 85% - PIA National Congress 2018
Ongoing, constant and evolving
• Issues education
• Strategic decisions
• Policy making
• Development assessment
The critical element
Community Engagement