Residential Character, Growth Areas and Council Wide Residential … · targeted growth opportunities, including: Stage 1 (Residential Historic Conservation and Streetscape Character

Development Act 1993

(Draft) Development Plan Amendment

Unley (City) Village Living and Desirable Neighbourhoods DPA Program - Stage 2

Residential Character, Growth Areas and Council Wide Residential Policy Review Development Plan Amendment by Council Closing date for submissions – 22 May 2014

Have Your Say This Development Plan Amendment (DPA) will be available for inspection by the public at:

www.yoursay.unley.sa.gov.au

from 27 March 2014 until 22 May 2014.

During this time anyone may make a written submission about any of the changes the DPA is proposing. Submissions should be marked Residential DPA and sent to the City of Unley:

PO Box 1 Unley 5061

181 Unley Road Unley 5061

Email: [email protected]

www.yoursay.unley.sa.gov.au

Fax: 8271 4886

Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held. If requested, a public meeting will be held on 16 June 2014 at the Unley Civic Centre Oxford Terrace Unley.

Version No

Description Author(s) Reviewed Approved Date

1.0 (Draft) VL&DN - Stage 2 - Development Plan Amendment Report (DPA 2)

RC & DB DB, AR Council (28 11 2011)

29 11 2011

1.1 (Draft) DPA 2

Minor editorial amendments to Section 5 – The Amendment (Attachment K, Attachment N, Attachment Q and Attachment S)

RC DB DB 01 12 2011

1.2 (Draft) DPA 2 Minor editorial amendments to reflect updates resulting from adoption of Corridor Vitalisation DPA (delete superseeded sustainability and heritage modules) and minor zone edits and boundary revisions by Council

RC DB DB Council (28 10.2013)

31 10 2013

1.3 DPA 2 (For Consultation) DPTI Technical Corrections – upgrade clarity of maps in Appendix 1 and 2 Removal of Flood Hazard mapping (and associated principles) due to being out dated

DB DB 24 02 2014

mailto:[email protected]

http://www.yoursay.unley.sa.gov.au/

TABLE OF CONTENTS

TABLE OF CONTENTS ......................................................................................................

EXECUTIVE SUMMARY ................................................................................................... 1

1. INTRODUCTION ....................................................................................................... 1

1.1 NEED FOR THE AMENDMENT......................................................................... 2

1.2 STATEMENT OF INTENT .................................................................................. 2

1.3 AREA(S)/LAND AFFECTED ............................................................................. 3

1.4 LEGAL REQUIREMENTS ................................................................................. 4

1.5 SUPPORTING DEVELOPMENT REGULATION CHANGES ............................. 4

1.6 CONSULTATION ............................................................................................... 4

1.7 THE FINAL STAGE ........................................................................................... 5

2. ANALYSIS ................................................................................................................. 5

2.1 HISTORICAL, DEMOGRAPHIC AND DEVELOPMENT DATA ......................... 5

2.1.1 Outline of Unley .......................................................................................... 5

2.1.2 Genesis and Historical Evolution of the City ............................................... 6

2.1.3 Compact diverse city .................................................................................. 8

2.1.4 People and Families ................................................................................... 9

2.1.5 Income and Employment .......................................................................... 11

2.1.6 Travel to work ........................................................................................... 12

2.1.7 Implications for Development Policy ......................................................... 14

2.2 THE STRATEGIC CONTEXT AND POLICY DIRECTIONS ............................. 15

2.2.1 Consistency with South Australia’s Strategic Plan ................................... 15

2.2.2 Consistency with the Planning Strategy ................................................... 16

2.2.3 Consistency with other key policy documents ........................................... 21

2.2.4 Future Government Service and Infrastructure Planning .......................... 22

2.2.5 State Strategic Context for Unley .............................................................. 28

2.2.6 Consistency with other key policy documents ........................................... 38

2.2.7 Investigations previously undertaken ........................................................ 40

2.2.8 Investigations initiated to inform this DPA ................................................. 40

3 CONCLUSIONS AND RECOMMENDED POLICY CHANGES ................................ 41

3.1 AIMS OF THE DEVELOPMENT PLAN AMENDMENT .................................... 41

3.2 LIMITATION OF THE DEVELOPMENT PLAN AMENDMENT ........................ 42

3.3 DEVELOPMENT PLAN FORMAT ................................................................... 42

3.4 COUNCIL WIDE AMENDMENTS .................................................................... 42

3.4.1 Hazards ................................................................................................. 43

3.4.2 Residential Development ....................................................................... 43

3.4.3 Crime Prevention ................................................................................... 43

3.4.4 Heritage ................................................................................................. 43

3.4.5 Landscaping .......................................................................................... 43

3.4.6 Significant Trees .................................................................................... 44

3.4.7 Form of Development ............................................................................ 44

3.4.8 Land Division ......................................................................................... 44

3.5 LOCAL (ZONE) SECTION AMENDMENTS ..................................................... 44

3.5.1 Criteria for Zones and Policy Areas ........................................................ 45

3.5.2 Policy Area Dwelling Density Analysis ................................................... 47

3.6 REVIEW OF MAPS, PLANS AND TABLES ..................................................... 49

3.7 ASSESSMENT MATTERS ............................................................................... 50

4 STATEMENT OF STATUTORY COMPLIANCE ...................................................... 50

4.1 ACCORDS WITH THE PLANNING STRATEGY .............................................. 50

4.2 ACCORDS WITH OTHER PARTS OF THE DEVELOPMENT PLAN ............... 51

4.3 COMPLEMENTS THE DEVELOPMENT PLANS FOR ADJOINING AREAS ... 51

4.4 SATISFIES THE PRESCRIBED REGULATIONS ............................................ 51

REFERENCES/BIBLIOGRAPHY ..................................................................................... 52

CERTIFICATION BY COUNCIL’S CHIEF EXECUTIVE OFFICER ................................... 53

APPENDICES .................................................................................................................. 54

1 Version 1.0 - 29 November 2011

EXECUTIVE SUMMARY

The City of Unley proposes to make an amendment to the Unley (City) Development Plan pursuant to Section 24 of the Development Act, 1993. The City of Unley in collaboration with the Department of Planning and Local Government (DPLG) has commissioned a Village Living and Desirable Neighbourhoods Development Plan Amendment (DPA) program which provides a balanced scenario for securing heritage and character areas whilst targeting strategic areas for growth opportunities. Stage 2 (Residential Character, Growth Areas and Council Wide Residential and Sustainability Policy) incorporates the balance of the residential areas not covered by Stage 1 (Residential Historic Conservation and Streetscape Character Areas Pilot) and Stage 3 (Main Road Corridors) and incorporates new planning policies for character, infill and growth areas. The Council Wide Section has also been amended to reflect new residential and environmental criteria and to update existing policy. In addition, the format of the Development Plan has been updated to provide a more user friendly document and is better aligned to the BDP Policy Library and any future BDP Conversion. The Statement of Investigations has been prepared pursuant to the requirements of the Development Act, 1993, and presents the conclusions from the investigations conducted in accordance with the terms of the Village Living and Desirable Neighbourhoods (DPA) Statement of Intent (and any subsequent amendments) as agreed between the City of Unley and the Minister for Planning.

1. INTRODUCTION

The Development Act 1993 (the Act) provides the legislative framework for undertaking amendments to a Development Plan. The Act allows either the relevant council or, under prescribed circumstances, the Minister for Planning to amend a Development Plan. Before amending a Development Plan, a council must first reach agreement with the Minister for Planning regarding the range of issues the amendment will address. This is called a Statement of Intent. Once the Statement of Intent is agreed to, a Development Plan Amendment (DPA) (this document) is prepared, which explains what policy changes are being proposed and why, and how the amendment process will be conducted. A DPA consists of:

Executive Summary and Introduction (this section)

Analysis

Conclusions and Recommended Policy Changes

Statement of Statutory Compliance

References/Bibliography

Certification by Council’s Chief Executive Officer

Appendices

The Amendment.

2 Version 1.2 – 28 October 2013

1.1 NEED FOR THE AMENDMENT The aim of this DPA is to implement Council’s decisions to:

preserve existing neighbourhood character where desirable

facilitate sustainable levels of development growth in an appropriate manner and in appropriate locations

update the Development Plan to be a more user friendly document for all stakeholders.

Under the current Development Plan provisions, Council has been unable to:

make the necessary levels of changes to respond to population demographics needs and desires

achieve the extent of growth envisaged by the 30 Year Plan for Greater Adelaide

achieve the extent of desirable growth within non-character residential neighbourhoods

achieve operating efficiencies through a concise suite of policies that clearly outlines the intent of planning policy for the City of Unley and has the capacity to be updated more efficiently and effectively.

The Development Plan Amendment is not a Better Development Plan Conversion, however, in an effort to provide an easier path to a future BDP Conversion it is proposed to:

adopt the BDP format in relation to alphabetically listing headings and issue based numbering rather than continuous numbering

incorporate modules and/or core policy with specific value to this DPA

embrace Desired Character Statements as an effective way of describing the role of zones and policy areas.

1.2 STATEMENT OF INTENT A Memorandum of Agreement was signed between the Council and the Minister Urban Development and Planning in 2006 in relation to the Village Living and Desirable Neighbourhoods Development Plan Amendment (DPA) program which provides for the securing of heritage and character areas while being balanced by targeted growth opportunities, including: Stage 1 (Residential Historic Conservation and Streetscape Character Areas Pilot) covered valued character areas and was approved by the Minister Urban Development and Planning on 26 November 2009. Stage 2 (Residential Character and Growth Areas and Council Wide Hazards Policy Review) [this DPA] is coordinated with Stage 3A and its scope is to:

review the zoning of the remaining residential neighbourhood areas (not covered by Stage 1 (Residential Historic Conservation and Streetscape Character Areas Pilot) in respect to possible further character, sensitive in-fill or suitable regeneration areas

review the residential and environmental Council Wide policies to reflect the proposed growth scenarios for residential areas and to make the City of Unley’s Development Plan a more user friendly document.

3 Version 1.3 – 24 February 2014

Stage 3 (Main Road Corridors and Centres Revitalisation DPA (various stages)) Stage 3A (Main Road Corridors Mixed Use and Residential Vitalisation

(Greenhill and Unley Roads) – Approved 28 October 2013

Other Stages - Unley District Centre and other Corridors.

Local Heritage Places DPA:

Draft submitted August 2010, revised July 2011, reaffirms most existing Local Heritage Places and proposes further Places. Awaiting Ministerial approval for consultation

The issues and investigations agreed to in the Statement of Intent have been undertaken or addressed. 1.3 AREA(S)/LAND AFFECTED The proposed amendments to the Council Wide section of the Development Plan affect the entire Council area. Figure 1 indicates the locations of areas affected by Zoning /Policy Area changes within the City of Unley.

Figure 1: Affected Area


1.4 LEGAL REQUIREMENTS The professional advice required during the preparation of the draft Development Plan Amendment, under Section 25(3) of the Development Act, has been provided by Senior Policy Planner, Mr Rick Chenoweth of the City of Unley with assistance from Principle Policy Planner, Mr David Brown, Mr Alan Rumsby and Mr Danny Hahesy of Nolan and Rumsby and Mr Ruan Perera of Ruan Consulting. These persons satisfy the professional advice qualifications in Planning as prescribed by Regulation 86(5) of the Development Regulations 1993. The DPA has assessed the extent to which the proposed amendment:

accords with the Planning Strategy

accords with other parts of council’s Development Plan

complements the policies in Development Plans for adjoining areas

satisfies the requirements prescribed by the Regulations. 1.5 SUPPORTING DEVELOPMENT REGULATION CHANGES The DPA is supported by associated changes to the Development Regulations for the City of Unley by the Minister for Planning that provide statutory controls, including:

fencing between the front façade of a building and a public road will constitute development in zones of valued character ie Residential Streetscape (Landscape) Zone (Schedule 3)

sites identified on Flood Hazard Maps will constitute merit development (Schedule 4)

site context analysis and impact statements can be requested by Council to support development applications within zones with character value to guide and explain the contextual design response adopted (Schedule 5).

1.6 CONSULTATION As part of Council’s preliminary investigations on-going workshops and briefings with Elected Members, relevant staff and DPLG have served to inform and refine the DPA proposal. The Minister for Planning agreed to the ‘one-step’ public consultation process for concurrent agency and public consultation, as defined in accordance with Section 25(5) of the Development Act 1993. This DPA is now released for formal agency and public consultation. The organisations and agencies to be consulted are:

Department of Planning and Local Government

SA Tourism Commission

Department for Transport Energy and Infrastructure

Department of Environment and Natural Resources

Department of Families and Communities (SA Housing Trust). The statutory Public Consultation on the draft Development Plan Amendment will be undertaken in accordance with Section 25(6) and associated Regulations 11 and


notices will be provided in relevant newspaper/s covering the affected area and Council websites, library and selected centres. Consultation will also be undertaken with the State Members of Parliament (Ashford and Unley). In addition to the statutory requirements the Council will invite the following local community and industry organisations to make comment on the consultation draft Development Plan Amendment Report:

Friends of the City of Unley Society (Focus)

National Trust (SA)

Real Estate Institute (SA)

Urban Development Institute of Australia (SA)

Planning Institute of Australia (SA)

Housing Industry Association (SA)

Property Council of Australia (SA). A public hearing will be conducted and all written and verbal agency and public submissions made during the consultation phase will be recorded, considered and summarised. Subsequent changes to the DPA may occur as a result of this consultation process. (See also ‘Have your say’ information box at the front of this DPA.) 1.7 THE FINAL STAGE When the council has considered the comments received and made any appropriate changes, a report on this - Summary of consultations and proposed amendments - will be sent to the Minister for Planning. The Minister will then either approve (with or without changes) or refuse the DPA.

2. ANALYSIS

2.1 HISTORICAL, DEMOGRAPHIC AND DEVELOPMENT DATA The Development Plan is the principle statutory tool by which development and desired character outcomes within the City of Unley can be managed. Accordingly, this DPA is an important mechanism to maintain valued character places and to update and re-align the Development Plan to current trends and demographic changes occurring within the local community. The following analysis considers the historical and demographic data that gives rise to the proposed policy changes within this DPA.

2.1.1 Outline of Unley

The city is a compact and mature inner metropolitan area, with an established community that values its predominantly pre-1940’s built form environment. The dominant north/south main roads encompass historic strip activity nodes that provide a close network and accessibility to services and facilities for the surrounding residential neighbourhood areas. Many of the strip centres and residential


neighbourhood areas have distinct original heritage and character attributes that form the intrinsic and desired identity of Unley. The City of Unley is located on the southern edge of the Adelaide Parklands, within 5 km of the centre of the CBD and its employment and other facilities. Unley is bounded, and bisected, by major rail, tram and busy arterial road transit corridors, including:

Greenhill Road, Figure 2: Location of City of Unley

Anzac Highway,

South Road,

Cross Road,

Glen Osmond Road,

Goodwood Road,

King William Road,

Unley Road, and

Fullarton Road Glenelg Tram Noarlunga Rail Belair Rail.

2.1.2 Genesis and Historical Evolution of the City

Originally open woodland plains traversed by a number of creeks and inhabited by the indigenous Kaurna people, evolution of the City of Unley after European settlement began in the 1840’s and was largely sub-divided by the 1940’s (refer to Figure 3). This has created a distinctive pattern of early iconic villages on main roads, offering a wide variety of food, fashion, home-wares, entertainment, community and business services, and heritage and character housing neighbourhoods established over a wide period of earlier settlement, and which still constitutes 70% of the building stock in the City (refer to Figure 4). The length of settlement and historical and social conditions has led to a comparatively diverse, and in the main, compact city with distinctive patterns of settlement, building stock and land parcels (refer to Figure 5). Aside from the adjacent Adelaide Parklands, Unley only has around 3% as public open space, but ensures these spaces are of high quality.


Figure 3: Historical Sub-division Evolution (1840’s-1950’s)

Figure 4: Building Era - Residential Morphology Study2


Figure 5: Site Area - Residential Morphology Study2

2.1.3 Compact diverse city The City of Unley comprises an area of 14.3 km2, containing around 16,800 dwellings, over 4000 businesses and an estimated resident population of 38,100. The census data indicates an overall residential density in Unley of 11.4 dwellings per hectare and 24.9 people per hectare (refer to Figure 6). Later and more detailed spatial and property data analysis indicates a residential density overall of 11.7 dwellings per hectare, and 13.4 in the residential areas. This current density is the highest, along with three similar areas, in Adelaide.

Figure 6: Density (Dwellings/People per Hectare)

Source: Council Community Profiles

Council Density Comparison (2006 ABS)

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A great diversity in the settlement pattern from a long evolution has provided a wide range of property sizes, an average around 500m2, and a high diversity of housing types with medium to high density forms representing 19.9% of the stock versus 9.9% across Adelaide (2006 ABS). An established inner Adelaide location offering distinct lifestyle advantages exerts upward pressure on house prices. The Economic Development Strategy, Economic Profile (2009), indicates the median housing prices for residential properties within the City of Unley are high, in comparison to other metropolitan suburbs, at $672,000 in late 2009. The median price for Unley Park was $1,125,000, the third highest suburb in the state. Within the City of Unley, the nature of residential development activity which is occurring principally takes one of two forms:

new dwellings (43 @ $18.3M in 2010)

alterations and additions to existing dwellings (188 @ $23M in 2010). Residential development in Unley mainly comprises alterations and additions to existing dwellings and occurs at a rate of over 4 times that of new dwelling applications. In response to this trend, up-sizing of existing housing and reduced opportunities for alternative housing choices is occurring. In addition, due to a lack of vacant land supply, demolitions comprise a reasonably high rate of new dwelling commencements and the vast majority of these involve pre-1940’s character housing stock. These rates are occurring in an environment where nearly 70% of Unley’s housing stock is valued as positively contributing to the character of Unley (Unley Urban Morphology Study, 2005).

2.1.4 People and Families

Unley's population has significantly diminished from its post World War II peak of 47,000, mainly due to the diminishing average household size from 3.5 to 2.1. Since the 1980s the population has stabilised, and is currently estimated to be around 38,000 (refer to Figure 7). Stabilisation has occurred primarily through an increase in the number and range of dwellings (medium density) to suit reduced household size and changing demands, and more recently a notable turnover of some ageing lone households in larger dwellings to families.


Figure 7: Population and Housing Changes

Source: Australian Bureau of Statistics

The social fabric of the City is also altering. There has been an increase in families and young children, increasingly in non-traditional forms, and mainly active young and older adults. Unley has a high percentage of lone person households (33.7%) compared with the Adelaide Statistical Division (28.2%). Couples are also a statistically significant grouping in Unley and at levels equivalent with the wider Adelaide Region (refer to Figure 8).

Figure 8: Household Types

Figure 9: Household Types by Dwelling Type

Source: Australian Bureau of Statistics 2006

City of Unley - Household Type

0.00%

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25.00%

30.00%

35.00%

40.00%

1991 1996 2001 2006

2P+kids

1P+kids

Couples

Group

Lone

House by Household Types by Dwelling Type (ABS 2006)

0%

10%

20%

30%

40%

50%

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80%

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1947 1954 1961 1966 1971 1976 1981 1986 1991 1996 2001 2006

Population x10,000

Occupancy

Houses x1,000


Household types generally seek accommodation to suit their needs and the diversity of housing in Unley assists with this. Given trends for greater household type diversity particularly in non-traditional types (eg couples only and lone person) and decreasing household numbers, promotion of less represented other housing types (not traditional detached housing) is desirable (refer to Figure 9).

Figure 10: Population Composition Projection to 2021

Source: Department of Planning and Local Government

6

The highest age cohorts are represented by the 20-34 and 50-69 year olds with declining numbers experienced in the 0-19 and 35-49 year olds. Over the longer term the trend is for a major increase in older residents. Future growth is mainly expected to come from the over 70 age group (refer to Figure 10).

2.1.5 Income and Employment Household income provides a strong indication of the current economic status of a community. The City of Unley has the greatest percentage of earnings in the top income bracket for South Australia. A total of 46% of households earn in excess of $1,200.00 per week (refer to Figure 11).

Figure 11: Weekly household income bracket, 2006.

Weekly Household Income

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20%

40%

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Prospect Mosman Holdfast Bay Norw ood,

Payneham,

St Peters

Unley South Perth Stonnington

Local Govenrment Area

Perc

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racket (%

)

Negative/Nil Income $1-$499 $500-$799 $800-$1199 $1200+ Source: Australian Bureau of Statistics 2006.

Unley Population Composition Projection 2001-2021 (source Planning SA)

3,000

4,000

5,000

6,000

7,000

8,000

9,000

10,000

2001 2006 2011 2016 2021

0-19 (-12.1%)

20-34 (+0.7%)

35-49 (-17.5%)

50-69 (+27.8%)

70+ (+31.6%)

Total/10 (+3%)


The City of Unley has a substantial local economy comprising over 4,000 businesses, across a relatively broad range of sectors. The most notable numbers are in the property, business, finance and insurance services (50%), and also retail and food businesses (25%) and health/leisure/education/community services (20%) (refer to Figure 12). Figure 12: Unley business by industry, 2006.

Number of Businesses by Industry

0 200 400 600 800 1000 1200 1400

Agriculture, Forestry and Fishing

Mining

Manufacturing

Electricity, Gas and Water Supply

Construction

Wholesale

Retail Trade

Accommodation, Cafes and Restaurants

Transport and Storage

Communication Services

Finance and Insurance

Property and Business Services

Education

Health and Community Services

Cultural and Recreational Services

Personal and Other Services

Number of Businesses

Source: Australian Bureau of Statistics 2006.

The decade from 1996 to 2006 has seen a 10% increase in the number of jobs available in the City of Unley, with health care and social assistance the greatest source of employment (16%), and with high growth (9%) over the decade. The other top providers of employment, and growing, in Unley are professional, scientific and technical services (12%), education and training (11%), retail trade (10.4%), public administration and safety (7.8%) and accommodation and food services (6.5%) (Economic Development Strategy, Economic Profile 2009). The challenges and new patterns for business and employment presented by globalisation, electronic communication and local economic market changes are key areas to maintain and foster business opportunities in the City. Working patterns are changing. More women are working, more work is part-time or casual, mobile or are home based. Recognising and encouraging opportunities to use new electronic communications and home-based work will increase local trade and create more liveable communities. Local service businesses, plus clusters of specialist regional services (eg restaurants, fashion, medical specialists), will be significantly assisted to survive competition from outside Unley, and online services, by increased local residential population.

2.1.6 Travel to work Changes in employment trends to other and home-based locations and the existing Village structure could help to reduce through-vehicle traffic, including influencing the


non-car alternatives. Increased dwellings and population near services, centres and major traffic and public transport routes could improve viability and convenience of public transport. As a consequence local movement and amenity could be enhanced. Figure 14 – Travel to Work

Figure 14 shows that Unley is already well positioned as an accessible city, and proximity to the CDB, for travel to work:

Lower car use – 57.8% vs 63.3% in Adelaide

Higher public transport use – 9.5% vs 8.3% across Adelaide

High proportion of cycling – 3.4% vs 1% across Adelaide

High proportion of walking – 5.2% vs 2.6% across Adelaide

High proportion of working at home – 4.4% vs 3.1%. Changes in the method of travel to work from 2001 to 2006 in Unley indicates that alternative (other than by car) forms of transport are growing at a faster rate, and included:

Walked only (+274 persons)

Bus (+236 persons)

Bike (+208 persons)

Car (+111 persons). There is a high proportion of the resident population involved in employment (18,550 or 63.7% compared with 59.3% for Adelaide) (ABS, 2006). Approximately half travel to the Adelaide CBD (32.2%) or work in Unley (17.9%). Of the others a large proportion of residents travel to adjacent areas in West Torrens, Mitcham, Burnside and Norwood (23.8%), with the remaining portion (26.1%) travelling further afield (Community Profile, 1996). With a high percentage of residents travelling to two main employment areas, it is effective to promote public transport and cycling and walking opportunities. There is a high employment base in Unley of 17,542 with 18.9% being residents of Unley. The remaining 81.1% travel from suburbs outside the city, mainly inner and


southern areas of Mitcham, Onkaparinga, Marion, Burnside, Charles Sturt and West Torrens (45.8%) (ABS, 2006).

2.1.7 Implications for Development Policy The data indicates that Unley is a relatively compact and mature inner-urban area with a more stable population (has previously been in decline since the 1940’s). The area reflects many of the broad trends that are found across the metropolitan area, and in particular an increasingly aging population and proportion of smaller household types. It is also representative of inner urban areas with low levels of vacant land, higher land and house prices and more affluent households. There is a need to be mindful here that this trend applies to the local working population and conversely areas of disadvantage remain and retirees can often represent a capital rich but income poor sector of the community. The spatial structure of the City is derived from its historical evolution with mainly pre-1950’s development and small residential neighbourhoods in close proximity to active main street ‘villages’ on main road corridors. Unley’s location on the southern edge of the Parklands within a network of bi-secting fixed train/tram and north/south road corridors, means it has good accessibility to the Adelaide CBD. Considering the existing built form character of Unley that the community values and wishes to retain and that the majority of the growing numbers of small households (young and old age cohorts) desire or need convenient access to local services, shops and public transport, there is an opportunity to explore concentrating the majority of alternative forms of housing at higher densities adjacent to the main road corridors, centres and areas where underutilised land uses and mixed character neighbourhoods prevail.


2.2 THE STRATEGIC CONTEXT AND POLICY DIRECTIONS

2.2.1 Consistency with South Australia’s Strategic Plan STATE GOVERNMENT South Australia’s Strategic Plan contains the following targets that are relevant to this DPA:

Objective 1: Growing Prosperity

o Economic Growth: exceed the national economic growth rate by 2014. (T1.1)

o Competitive business climate: maintain Adelaide’s rating as the least costly place to set up and do business in Australia and continue to improve our position internationally. (T1.2)

o Jobs: Better the Australian average employment growth rate by 2014. (T1.10)

o Strategic infrastructure: match the national average in terms of investment in key economic and social infrastructure. (T1.21)

o Total population: increase South Australia’s population to 2 million by 2050, with an interim target of 1.64 million by 2014. (T1.22)

Objective 2: Improving Wellbeing

o Healthy weight: increase the proportion of South Australians 18 and over with healthy weight by 10 percentage points by 2014. (T2.2)

Objective 3: Attaining Sustainability

o Greenhouse gas emissions reduction: achieve the Kyoto target by limiting the state’s greenhouse gas emissions to 108% of 1990 levels during 2008-2012, as a first step towards reducing emissions by 60% (to 40% of 1990 levels) by 2050. (T3.5)

o Use of public transport: increase the use of public transport to 10% of metropolitan weekday passenger vehicle kilometres travelled by 2018. (T3.6)

o Ecological footprint: Reduce South Australia’s ecological footprint by 30% by 2050. (T3.7)

o Zero waste: reduce waste to landfill by 25% by 2014. (T3.8) o Renewable energy: support the development of renewable energy so that

it comprises 20% of the state's electricity production and consumption by 2014. (T3.12)

o Energy efficiency – dwellings: increase the energy efficiency of dwellings by 10% by 2014. (T3.14)

Objective 6: Expanding Opportunity

o Affordable housing: increase affordable home purchase and rental opportunities by 5 percentage points by 2014. (T6.7)


2.2.2 Consistency with the Planning Strategy The Planning Strategy presents current State Government policy for development in South Australia. In particular, it seeks to guide and coordinate State Government activity in the construction and provision of services and infrastructure that influence the development of South Australia. It also indicates directions for future development to the community, the private sector and local government. The 30-Year Plan for Greater Adelaide (the Plan) is a volume of the Planning Strategy for South Australia and applies to areas affected by this DPA. The Plan has been prepared by the Government to guide the community, local government, business and industry. The main aim of the Plan is to outline how the South Australian Government proposes to balance population and economic growth with the need to preserve the environment and protect the heritage, history and character of Greater Adelaide. The Plan seeks to create inclusive, vibrant and liveable communities, while protecting the regional hinterlands and primary production lands and sustaining natural resources. The Plan is one of the key tools to assist the State Government, local government and the entire community in building resilience to the risks and impacts of climate change. It seeks to provide a set of practical and achievable policies and targets to manage the forecast changes that will confront Greater Adelaide during the next 30 years. Context and Vision The context and vision for the Plan is outlined in detail in its Chapters B and C. While it is not intended to reiterate the content of these chapters in any detail, the following section provides a snapshot of those comments of most relevance to formulating a land use planning framework for growth along transit corridors and areas in the inner metropolitan Adelaide area. Important discussion occurs around several main themes including population characteristics and the form of new development. In relation to expected changes to the size and make-up of the population expected within the Greater Adelaide Region: a total forecast population for Greater Adelaide of 1.85 million people by 2036 –

the population is growing faster than was forecast in South Australia’s Strategic Plan (2004) and the Prosperity Through People population policy (2004), which both forecast a target of 2 million people by 2050 for the entire state; this is now projected to be reached 23 years ahead of target, in 2027

Greater Adelaide’s population is older than the Australian average and our

share of people aged over 65 is growing faster than the national average: – those aged over 65 will increase from 194,000 in 2006 to 407,000 in

2036, a 110 per cent increase – the proportion of aged people (over 65 years) in the population will

increase from 18 per cent in 2006 to 22 per cent in 2036 – the number of South Australians aged 85 years or more is projected to

increase by 222 per cent by 2036, with those living in non-private


accommodation projected to increase by more than 220 per cent from about 10,000 in 2006 to in excess of 31,000 in 2036.

the three dominant household types in Greater Adelaide (couples with children,

couples without children and lone-person households) will comprise about 84 per cent of total occupied private dwellings and of these:

– lone-person households were the fastest-growing household type in the past decade and are projected to account for 33 per cent of all household types in Greater Adelaide by 2036

– lone-person households reflect the ageing of the population and changes in family relationships

changes in population dynamics has resulted in the need for more dwellings to

accommodate the same number of people - in the 1950s to 1970s, when households were made up of large families, 300 extra homes were needed for every 1000 extra people; today, 420 homes are required for every 1000 people; and by 2036, 435 homes will be required for every 1000 people.

To meet the demands of a larger population and household needs, the Plan outlines a vision for a new urban form including:

Concentrating new housing in existing areas: – locating a greater share of new housing in the existing urban areas in

key locations so the overwhelming majority of the existing urban character remains largely unchanged. This is to take advantage of existing infrastructure, revitalise urban areas, maintain village integrity and provide the critical mass of population needed to make upgrading the infrastructure cost-effective over the life of the Plan.

– Currently, the creation of new metropolitan housing is focused on broadacre estates on the fringes of the urban area. The Plan will shift that balance over time to concentrate growth in existing built-up areas by planning for higher densities in strategic locations.

Locating new housing and new jobs in transport corridors: – The Plan contains a detailed strategy to locate the bulk of new housing in

established areas around the existing public transport networks and transit corridors to create a transit-connected city.

Increasing densities around stations and transport interchanges – Significant increase in densities in the established areas, particularly

around shops, railway and tram stations, bus interchanges, and within transit corridors. This will encourage walkable and connected neighbourhoods and will assist in reducing the over-reliance on cars

– A shift to greater density and a mixture of dwelling types will significantly improve the carbon and energy efficiency of new buildings and new neighbourhoods, as well as provide the benefits of closer proximity to shops, open space, services and transport

– A key feature of the new urban form is a diversity of dwelling types. It is not the intention to replace one monoculture – detached dwellings – with another, such as medium-rise apartments. Instead, the new urban form will result in a well planned increase of density around transport hubs, along with the retention of traditional housing styles (detached and semi-detached dwellings) as development moves away from transport nodes.


This will give people maximum choice in the style of housing – from low maintenance, small dwellings situated near shops to traditional bungalows – to suit the tastes, needs and stages of their lives.

Protecting existing character – By accommodating the bulk of growth in designated areas (20% of

existing urban area) rather than spread across the entire region.

Placing and emphasis on good design and creating unique precincts – The Plan proposes an improvement in the quality of new housing design.

Importantly, the design would blend in with existing neighbourhoods

Achieving a diversity of dwelling types – Achieve a greater mix of dwelling types to cater for the changing make-

up of the population. These would range from single detached dwellings to low-rise attached accommodation, such as townhouses and villas, and medium-density housing, such as well designed three-to-five storey apartment blocks in appropriate locations

Water and energy efficiency – An emphasis on sustainable development incorporating water harvesting

techniques and passive energy efficiency design

Greenways and a network of open spaces – A network of connected open spaces would characterise the major

activity centres and transit corridors. These green buffers would improve amenity, have a cooling effect and provide a noise buffer between residential accommodation and transport thoroughfares.

To support this vision for new built form in Greater Adelaide, the Government is investing in a range of initiatives, including future transport services and planning and place making through the Integrated Design Commission. The following policies and targets from the 30 Year Plan are particularly relevant to this DPA:

Creating new transit corridors, growth areas, transit-orientated developments and centres (D1)

Overall spatial distribution

– (P1) Concentrate new growth in key locations so the overwhelming majority of the existing urban character remains largely unchanged.

– (P2) Locating the majority of urban growth within existing built up areas.

– (P4) Increase densities in strategic locations. Transit corridors

– (P5) Concentrate higher densities around activity centres and railway, tram and bus stations.

– (P10) Define unique desired character statements for each corridor to provide identity and avoid monoculture of building styles.


New metropolitan and township growth areas – (P2) Ensure urban growth occurs in the existing designated urban

areas…as shown on Map D7.

Urban Design (D3)

– (P1) Maximise and increase the quality of public space and require excellent design in the public realm.

– (P4) Set through the planning controls, very high standards for urban character and quality of design. Urban infill and transit oriented developments will set objectives and guidelines for the quality of residential housing design, incorporating energy and water efficiency objectives.

– (P5) Set, through the planning controls, unique characteristics for different neighbourhoods, suburbs and precincts.

– (P8) Create a clear transition between higher densities and existing detached housing precincts.

Population (D4)

– (P1) Plan for population growth of 560,000 (58,000 in Eastern Adelaide Region) people over 30 years and accommodate this growth through the delivery of 258,000 additional dwellings.

Housing (D6)

– (P1) Set specific targets at a regional level for the amount of housing that is needed over 30 years.

– (P2) Plan for a mixture of housing types. – (P3) Increase the total share of smaller housing, particularly around

transport interchanges and collocated with services such as health and retail

– (P4) Ensure Structure Plans and Development Plans provide for retirement housing and residential aged care facilities to maintain connections to community and support networks.

Land supply

– (P1) Ensure a 25 year rolling supply of land in both established areas and new growth areas.

Housing affordability (D7)

– (P1) Ensure at least 15% of all new dwellings in Greater Adelaide will be accessible to low and moderate income groups.

– (P8) Integrate affordable housing into the wider housing market.

Health and wellbeing (D8)

– (P1) Design for pedestrian friendly areas. – (P2) Design for:

links to adjoining areas

accessibility in streetscapes for all users


crime prevention through environmental design

protect homes from noise and air pollution along major transport corridors

Biodiversity (D12)

– (P3) Where possible avoid any impact on biodiversity. If unavoidable, the impact is to be minimised and offset with a net gain to biodiversity (eg. funding designated biodiversity programs).

Climate change (D14)

– (P2) Implement the new urban form to promote a compact and efficient city.

Water (D15)

– (P4) Incorporate water sensitive urban design (WSUD) techniques in new developments to achieve water quality and water efficiency benefits.

Key Targets

A. Eighty per cent of the existing metropolitan area of Adelaide will remain largely unchanged as a result of the 30 Year Plan.

B. By the end of the Plan’s 30 years, 70 per cent of all new housing in metropolitan Adelaide will be being built in established areas.

C. About 60 per cent of metropolitan Adelaide’s (50 per cent of the Greater Adelaide region’s) new housing growth will be located within 800 metres of current or extended transit corridors.

D. Plan for the regional distribution of additional dwellings (Table F2 - Eastern Adelaide Region (excludes Adelaide City) having 9,800 dwellings in corridors and transit oriented and 10,500 dwellings in infill growth)

Delivering Dwelling Targets Dwelling targets in The Plan are assigned to the regional level, so there is not a specific target for the inner suburbs, although background investigations suggest that the amount is approximately 25,000 additional dwellings with 11,800 confined to Eastern Adelaide (excluding the City). In order to estimate the potential capacity for infill and redevelopment within the inner metropolitan area based on the objectives of the Plan, the Department of Planning and Local Government (DPLG) investigated the matter and undertook an analysis of potential Dwelling Yields, using a methodology reflecting the background investigations for the Plan, but in a manner that can be readily applied to any identified area. The methodology is being used to inform Development Plan Amendments to ensure zoning allows for the necessary capacity to meet the targets in the Plan, as well as promoting a new urban form, higher residential densities and mixed-use. These targets provide an indication of the numbers of dwellings that are required to be built in the subject areas to achieve The Plan’s targets. Consideration of these


targets in policy development is critical to ensure that the required density may be accommodated in these areas, and thereby support achieving the Plan’s targets. The Inner Metropolitan Growth DPAs (including this Ministerial DPA and the DPAs being prepared by Unley, West Torrens, and Norwood Payneham & St Peters Councils) are the first policy initiatives aimed at delivering The 30 Year Plan’s targets for medium rise, medium to high density mixed use development in corridor areas in the inner metropolitan area. Further policy initiatives will be required to achieve these overall targets, aimed at ensuring a majority of infill occurs in corridor areas, and a smaller proportion of infill and regeneration can be accommodated in suitable inner suburban locations that generally avoid impacts on character and historic conservation areas. This DPA is designed to provide increased dwelling yields in suitable infill and regeneration areas within the City of Unley.

2.2.3 Consistency with other key policy documents Strategic Infrastructure Plan for South Australia The Strategic Infrastructure Plan for South Australia is a coordinated long-term approach to infrastructure provision throughout the state. It provides an overarching framework for the planning and delivery of infrastructure by all government and private sector infrastructure providers. The Plan identifies strategic priorities for 14 infrastructure sectors such as transport, energy, health, and recreation and sport. While the Infrastructure Plan does not contain any specific reference to the area affected by this DPA, it does express policies and actions as outlined in the following table which are relevant to the planning and development of broad hectare land – key actions include:

Table 2: Key Infrastructure Plan Actions

Transport

Coordinate the development of urban planning and transport systems to maximise the economic, social and environmental benefits.

Ensure residential land supply is available when needed to meet market demand.

Land

Give greater consideration to population data and changing demographics in residential land supply planning.

Ensure that planning for residential developments is more closely integrated with infrastructure and transport planning.

Ensure residential land supply is available when needed to meet market demand

Community Services and Housing

Encourage higher-density residential development in appropriate urban areas through planning for land use and infrastructure augmentation.

Promote energy efficiency and environmental sustainability in new residential developments.


The DPA supports these policies by:

proposing housing growth in strategic locations in close proximity to centres, major transport corridors, under-utilised land and where infrastructure provision exists

re-zoning land for the purposes of medium density residential development which will meet current and future demand in the City of Unley

supporting a full range of dwelling forms and densities to provide housing choice for the projected population

maintaining and enhancing existing policies in relation to environmental sustainability.

Housing Plan for South Australia The Housing Plan contains five main objectives and key actions in relation to affordable housing, high needs housing, neighbourhood renewal and other associated areas of importance to South Australians. Key principles and actions of the Housing Plan relevant to this DPA include:

expanding the supply of affordable housing by implementing a target of 10% affordable and 5% high need housing in all significant new housing developments. Work with industry, local government and the community to achieve this target

working with the Department of Planning and Local Government (the Department) to develop planning mechanisms to support affordable housing provision, including:

amending development plans to accommodate affordable housing

developing guidelines for design and planning modules for affordable housing

halving the number of South Australians experiencing housing stress within 10 years

increasing South Australia’s population to two million by 2050. Accommodating growth targets and new policy designed to encourage affordable housing within the City of Unley, provides some opportunity to support relevant aspects of the Housing Plan, depending on the scale of development and the unit price of dwellings.

2.2.4 Future Government Service and Infrastructure Planning General Intensification of development affected by the Development Plan Amendment will lead to increased demand for the electricity, potable water, wastewater and gas services supplied by utility infrastructure in and around these corridors. The spatial extent of the area affected by the DPA coupled with the number of development permutations that might result from the DPA renders forecasting of the improvements required impractical. Put differently, due to uncertainty about the redevelopment intentions of individual landowners (which uncertainty extends to land use), it is impractical to speculate about the capacity improvements that would be needed to supply utility infrastructure services to specified areas at any given point in time during the life of the planning policy regime this DPA proposes. On this basis,


this DPA is informed by and responds to general awareness of the fact that increases in capacity of utility infrastructure will be required to support development it envisages as opposed to specific awareness of required capacity upgrades. In a policy sense, the Development Plans contain provisions to prevent development occurring if necessary infrastructure capacity is not available. General information has been provided by SA Water and ETSA based on the draft Inner Metro Rim Structure Plan, and for the broader provision of 25,000 additional dwellings in the inner metropolitan area. The draft Inner Metro Rim Structure Plan provides a broader context for development roughly within a 1km radius from the edge of the Park Lands, while the broader inner metropolitan growth targets of 25,000 encompass an area roughly within 2.5km from the outer edge of the Park Lands (Cross Road to the south, Port Rush Road to the east, Regency Road to the north, and Marion Road to the west). The information below in relation to water and electricity infrastructure is therefore based on a regional context, for which the areas subject of investigation in this DPA are a part of. Note that other government agencies have provided input into the development of the draft Inner Rim Structure Plan, and provided endorsement of the document for public engagement through the Government Planning and Coordinating Committee (GPCC) which comprises CEOs form key government agencies and infrastructure providers. Water and Waste Water The study area contains water and wastewater services sufficient for existing development

SA Water will incorporate the Metropolitan Inner Rim growth targets into its long term planning and provide information on major infrastructure (ie treatment and trunk mains) requirements and costs to meet the provisional targets proposed.

Where new development is higher density and/or multi storey:

wastewater network and treatment upgrades are likely to be needed

water network and treatment upgrades may also be needed

In locations having highly saline groundwater and high water table levels the sewer infrastructure is likely to require some unconventional collection systems to limit inflow/infiltration & impact of salinity on reuse. This will increase the cost of such infrastructure. Installations are assessed on case by case basis, but preference is for gravity systems wherever possible.

Infrastructure standards for industrial/commercial developments are different to residential areas. In locations where residential areas are rezoned it may be necessary to upgrade infrastructure to comply with standards for industrial/commercial areas (ie minimum 150 mm pipe diameter for water supply and 225 mm for wastewater).


Electricity Network A minimum of 6 new substations will be required to support the Inner Metro growth of 25000 additional dwellings, (refer to Figure 15 – Future Sub-station Requirements). Two of these sites are already owned by ETSA, while another 4 would need to be acquired over the 30 year period. The timing of these would depend on customer load growth and location of same. The interconnecting 66kV lines to these substations have not been shown, as it will depend on substation location. (Note: CBD and North Adelaide are not included from above, although these are shown on the map).

Figure 15 - Future Sub-station Requirements


Public transport Public transport has a major role to play in contributing to Adelaide as a liveable and sustainable city that supports healthy outcomes and helps reduce urban congestion, particularly at peak commuter times. With increasing road congestion, it is necessary to improve public transport to meet travel demands and provide more efficient use of existing road, train and tram capacity. Measures will continue to be taken to preserve and protect the longer-term potential of public transport corridors for possible use in the future, so as to not reduce options for future public transport. An example is where planning will continue to identify and protect the route for a future extension of the Seaford train corridor to Aldinga. There will be a continuation of the review and modification of existing public transport services to cater for demand and changes in travel patterns of the community. For example, the increase in capacity and frequency of services of the passenger train services will be supported by more buses connecting to train services and to cross suburban centres throughout the day. Public transport priority on the roads will vary depending on the level of service and patronage, and impacts on land use. Investigations into the benefits, costs, economic viability and funding options for these corridors and others will be progressed. The future directions for public transport are:

Complete the transformation of Adelaide’s public transport system into a more frequent, faster, and efficient network

Continue to develop existing and potential mass transit corridors, as identified in the 30 Year Plan for Greater Adelaide

Expand public transport services into new growth areas consistent with the 30 Year Plan for Greater Adelaide

Continue to improve public transport services to cater for demand and changes in travel patterns of the community

Facilitate the implementation of ‘real time’ travel information

Deliver a more accessible public transport system that complies with legislative requirements

The 30 Year Plan for Greater Adelaide provides for the development of a more compact city, with a greater focus on concentrating development growth:

in both new and existing suburbs around Adelaide’s transit corridors, and,

at higher densities to supply more housing in locations that are within walking distance of frequent public transport services.

As part of the revitalisation of the public transport network, future planning of bus, train and tram services will be more closely aligned to provide greater integration and connectivity between these services. There will be increased bus feeder services into major train stations to provide more efficient, faster transport options for passengers. To be successful in the long term, Adelaide’s public transport system is to form the backbone of urban structure and development, and provide high quality services


sustained over many years. This framework is necessary to achieve the high quality and increased market share for public transport required by the objectives and targets in the South Australia’s Strategic Plan and the 30 Year Plan for Greater Adelaide. Public transport can act as a catalyst for more intensive and diverse land uses. Increased residential densities around transport nodes provide more people with the opportunity to walk or cycle to public transport or to access employment, including within the core of the development itself. By concentrating urban development along major transit corridors, a number of people who would otherwise rely on the car for travel will have travel choice through improved access to public transport services. Integration of public transport and infrastructure and land use planning is essential. Further investigations are needed to make strategic decisions for transport services that support land use characteristics on transit corridors. Map D4 of the 30 Year Plan for Greater Adelaide (below) shows the transit corridors in metropolitan Adelaide identified for urban development. As with other Australian capital cities, Adelaide’s public transport system has to service a very significant peak period in the morning and afternoon. Transport planning will need to continue to strive to find ways to manage the demands of peak period travel. Anticipated changes to the public transport system within the Inner metropolitan Adelaide area are:-

Change in the number of buses operating on the corridor;

Change in priority for bus movement, for example the potential introduction of bus lanes;

Optimisation of stop locations;

Improvements to stop facilities. The planning for these is ongoing.


State Strategic Context

Map D4 – 30 Year Plan for Greater Adelaide


CITY OF UNLEY

2.2.5 State Strategic Context for Unley The City of Unley, and other inner urban areas, are places of priority interest to the Inner Metropolitan Growth Program of the State Government (refer to Figure 16 – SA Planning Strategy (Eastern Adelaide Region). The aim of targeted intensification, infrastructure investment (ie public transport), mixed use high density corridor centres, while maintaining the majority of neighbourhood character areas, is appropriate. If approached sensibly it can respect and enhance local circumstances and desired outcomes as shown in Figure 17 – Existing Structure Plan, City of Unley. Figure 16: - SA Planning Strategy Map E2 (Eastern Adelaide Region) – Unley Extract

Source: 30 Year Plan for Greater Adelaide, 2009


Figure 17 - Existing Structure Plan, City of Unley

The Vision (Unley Community Plan 2015)

The long held and recently updated City of Unley Vision is that:

The City of Unley is recognised for its community spirit, natural and built environment, business strength and innovative leadership. Under this vision it is anticipated that:

new people and investment growth will bring vibrancy to the City's tapestry of local communities that support their environment and each other

Unley will be recognised for its social, economic, and environmental innovations

our citizens will be proud of their environment and their strength of community well-being

Unley will be known as a city that offers its citizens the best of living and working environments.

The Strategic Vision outlined in the Unley Development Plan states: Unley will be a sustainable city that:

is proud of its history and supports the retention of its character, sound and attractive original building stock and its appealing and largely intact streetscapes, landscaping, amenity of neighbourhoods and accessibility to local services

focuses development on the improvement of character buildings and new buildings respecting their context and complementing surrounding streetscape and desired character

attracts commercial investment and visitors to continue the vitalisation of the economy and reinforce the distinct identity, character, attraction and activity of strip centres, together with enhanced local accessibility and efficient integrated rear vehicle parking areas, sensitive to existing valued character and interface with adjoining residential neighbourhood development


increases population to support local facilities and business and injects new people to invigorate the community

allows for flexible design, conversion and construction of accommodation that responds to changing household needs and relative housing affordability through well designed, adaptable, smaller and alternative housing opportunities, particularly along transport corridors, in activity centres and key precincts, and sensitively integrated in-fill in residential neighbourhood areas

retains and adapts existing original buildings preserving their irreplaceable character and embodied energy, but incorporates contemporary living, water and energy efficient design and the better management of stormwater and flooding in new development

reduces the reliance on cars and extent of traffic by facilitating and encouraging greater public transport use, cycling and walking, giving enhanced alternatives for local and CBD accessibility, plus personal activity.

Balanced Development Strategy and Framework The vision of creating a ‘sustainable’ city has led the City of Unley to recognise its legacy and the benefits of capitalising on a ‘compact and efficient city’ model of development, which can:

maintain desired intrinsic heritage and streetscape character areas and desired building stock, and their communities cultural identity

facilitate local population growth by targeting sensitive in-fill and intensive development in suitable locations, key transit corridors and service centres

provide higher dwelling densities in strategic locations putting additional people near activity centres, public transport and underutilized areas to underpin their activation, and to consolidate current, and attract new, businesses, services and facilities

promote dwelling diversity to suit changing demographics, and provide smaller and more affordable options to suit older residents and attract new young residents

encourage higher density mixed use developments in corridors and centres, with residential development, that recognises and reinforces the streetscape character, distinct marketing brand and vibrancy of the City’s distinct ‘villages’

promote improving Unley’s liveability, with enhanced local facilities, services and pedestrian friendly roads with less traffic, by enhanced public transport, cycling and walking networks, that can service local needs and regional commuters.

Council believes a new planning approach to the management of future development in the City of Unley is required, one based on the capacity of an area to receive new dwellings, and the need for regeneration, and one that is capable of taking into account community attitudes about the place they want to live within. This new approach encourages future development activity towards selected areas that have capacity and suit increased densities, while limiting development activity to alterations, additions and adaptation of built forms in community valued areas, to protect the heritage and streetscape character. It is acknowledged that changes must be balanced between the aspirations of the community at the individual precinct level, and those of the aspirations of the collective residents of the City as a whole, and the aspirations for Adelaide as


promoted by the State Government, all within a framework of being able to deliver a compact, sustainable and liveable city. State Inner Metropolitan Growth Project (Dwelling Yield Analysis) The State Government, through the Department of Planning and Local Government (DPLG), are seeking to facilitate early implementation of The 30-year Plan for Greater Adelaide. Policy change for growth is being pursued across Greater Adelaide, but in accord with the Plan a focus is on shifting new development to established areas and away from continued fringe sprawl. DPLG are preparing structure plans for many identified growth transit corridors, principally around fixed rail corridors, but has identified the inner metropolitan area within 2.5kms of the Adelaide Parklands as a prime area for such policy change (refer to Figure 18). Figure 18 – Inner Metropolitan Growth Project

As part of the project DPLG have refined the calculation and application of The 30-Year Plan for Greater Adelaide targets for the inner area and each Council (refer to Table 3). The analysis methodology creates a potential theoretical development capacity some four (4) times the actual expected take-up of development to account for sites not available (eg schools) or unlikely (eg small fragmented and/or high value sites) for development, and further that half of this development potential be provided for up to 2038. In the case of Unley this equates to a theoretical potential of 16,100 dwellings to deliver about 3700 expected additional dwellings by 2038.


Table 3 – DPLG Inner Metropolitan Dwelling Yield Analysis by Local Government Area

Table 4 shows dwelling yield analysis for strategic areas within the city. The Planning Strategy notionally indicates that the majority of this growth may occur in the non-corridor areas, but the strategy adopted by Unley (refer to Table 4) would direct the majority of development growth of 2800 dwellings (80%) to the more extensive and suitable main road transit corridors and 950 dwellings (20%) to residential infill and regeneration areas. Table 4 – Unley’s Dwelling Yield Analysis for Strategic Areas within Unley

Location Area (Ha)

Existing Dwellings

Potential Avg Gross Density (d/Ha)

Net Additional Dwellings (Possible, to likely by 2040)

Possible Realistic Likely

Keswick/Wayville TOD 37.7 47 100 3800 1900 950

Corridors Total 166.1 750 11200 5600 2800

Greenhill Road 37.6 190 120 4300 2150 1075

Unley Road 37.8 60 70 2600 1300 650

Goodwood Road 24.4 70 60 1400 700 350

Glen Osmond Road 21.4 300 60 900 450 225

King William Road 18.5 30 50 800 400 200

Fullarton Road 26.4 100 50 1200 600 300

Residential Total 1222 15750 14 3800 1900 950

Regeneration areas 38.7 650 50 1600 800 400

Infill areas 87.6 1400 30 1200 600 300

Heritage/Character

areas

1096 13700 13 1000 500 250

Total 1390 16500 15000 7500 3750

Total (incl TOD) 1430 16550 14880 9400 4700


The City of Unley supports a reasonable growth to sustain the city (local services, facilities and community) but within the given constraints and opportunities (eg heritage, character, transport, flooding, water, environment, amenity, community etc) rather than focus on targets per se. The City of Unley applied a constraints, opportunity and design approach to identify suitable areas and the nature of development (as outlined in Table 5). It is argued that this more refined methodology is needed as it is believed there will be a greater uptake of potential given the high demand for properties in Unley. Further, it is considered difficult to create zone policy now for a long horizon. Regular reviews of growth, needs, trends and development outcomes should be conducted in the future to re-assess the zone policy, development trends and outcomes, and warrant for more, or less, potential at that time. Strategic and Design Led Constraints and Opportunities Analysis The City of Unley has formed its strategic vision for the future of the city based on appropriate development in the context of constraints and opportunities for development, and good design principles for new development in key precincts and corridors to create attractive places. This analysis is presented in the following table and spatially represented in the proceeding figures. Table 5 – Constraints and Opportunities Analysis Issue Constraints Opportunities Rail transit Corridor is a barrier to cross

movement Impact on residential areas Serves only western side of city Lack of east west and intra-city connection

Stations offer transit to and from CDB (and to southern suburbs)

Tram transit Corridor is a barrier to east west cross movement Impact on residential areas Serves north/western side of city Lack of east west and intra-city connection

Extensive series of stations offer transit to and from CDB (and western suburbs)

Bus road transit Lack of east west and intra-city connection

Good access and level of services north/south to and from CBD (Support local bus circuit service around ‘Villages’)

Vehicle Traffic Additional density of development compounding traffic volumes and accessibility issues

Maintain suburbs density and focus new development, and housing, primarily in locations near public transport and on transport corridors to contain need for ownership or use of private vehicles for travel. Encourage the State to continue to invest in improving public transport services, and particularly in middle and outer suburbs to reduce commuter traffic through Unley

Bicycle Mainly on-road paths with sometimes circuitous routes and main road conflicts

Off-road paths along rail, tram and creeks invaluable (Enhance standard, priority and network of routes)


Issue Constraints Opportunities Flood potential 1:100 ARI flood potential areas to

be avoided, floor levels adjusted and/or permeable ground surfaces to be retained for detention, and reduced run-off, by existing/low density development

Concentrate intensive development on main road routes where sites are already covered and large, high rise development can incorporate on-site detention, retention and re-use of storm-water Development otherwise to maintain permeable surfaces and/or devices to reduce run-off and re-use storm-water

Heritage Retain individual or areas of valued buildings and pattern of settlement

Conserves history, identity and culture of neighbourhoods and strip centres Distinct community identity and market branding for traders and visitors (tourism) Maintain key streetscape frontages but sensitively build behind and above Retain invested embodied energy

Character Retain areas pattern of settlement and form of buildings (desirably existing sound buildings)

Maintain identity and intrinsic form of neighbourhoods and strip centres Distinct community identity and market branding for traders and visitors (tourism) Maintain key streetscape frontages but sensitively build behind and above Retain invested embodied energy

Residential In-fill Managed change while maintain essential pattern of settlement and form of buildings

Adapt or replace under-utilised or non-valued buildings. Split frontages to maintain essential streetscape nature but allow multiple tenancies

Residential Regeneration

Transformational change of suburban settlement. Require aggregation of small fragmented parcels to create effective development sites

Higher density residential apartments to offer diversity and reasonable respect for suburban settlement pattern during transformation. Focused near public transport, under-utilised land uses, non-character areas and fringes of activity centres on main road corridors.

Transit and activity corridors mixed use

Need to have a positive contribution to streetscape character and heritage places (frontages, facades etc). Require aggregation of small fragmented parcels to create effective development sites Provision of integrated and convenient parking areas

Maintain key streetscape buildings and frontages but sensitively build above and behind. Added value of intensification to support aggregation and integration to create new vertical mixed use development and coordinated larger scale parking.

TOD (Transit Orientated Development)

Status of Defence site uncertain Freight rail conflict with desired amenity Major infrastructure investment

Large sites and isolated location suiting integrated high density re-development Keswick station upgrade and bus interchange essential


Figure 19 - Good fixed public transit in western side of city, to and from CBD.

Figure 20 - Good road based public transport on north south routes, to and from CBD. Generally poorer east west service.


Figure 21 - Extensive potential flood affected areas (1:100 ARI)

Figure 22 - Proposed Residential Historic Conservation and Streetscape Character Areas

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Train Station (400m) Tram Stop (400m)

Bus Stop/Go-Zone (300m)

600m Creeks & 1:100 ARI Flood Affected Land

(Specific Development Controls)

Original Country

Sections (134 acres)

Internal Discussion Draft - CITY OF UNLEY STRATEGIC ANALYSIS PLAN August 2009

KEY ISSUES Increase population and housing diversity, including

smaller and adaptable options, especially for the aged

Focus intensified mixed/residential development within “Villages” and corridors, integrate rear parking areas and enhance urban design, including pedestrian priority

Pursue ‘Urban’ TOD opportunity Anzac /Greenhill Road Provide character protection, focus in-fill to appropriate

sites and ensure high contextual design standards

Expand Heritage item and areas identification Reduce traffic on main through corridors (move people not

cars) and foster public transport, cycling and walking

Flood prone area controls and reduce run-off, and increase re-use, of stormwater

No S topping

No Stopp

ing

No Stopp

ing

Exist ing N

o Parking 8

- 10am

Mon - Fri

Exist ing No

Stopping

Unrest ricted

Exist ing 1P

9-5M

F

GREENHILL ROAD

COMMERCIAL

RESIDENTIAL

No Parking

Unrest ricted

No Parking 8

- 10M

F or 1P 9-5M

F

OPTION

1

Road ClosureCLIFTON STREET

0.0

12.0

36.0

2.2m

UN

LEY

RO

AD

"P" parking control signs

6 .0m

Yellow edge line

BUS

No St opping

No

Parking

No

St opping

BUS

No St opping

No St opping

BUS

BUSTAXIBUS

No St opping

BUS

Exist ing 1/2P 9 am -3pm MF + No St opping

7 - 9 am, 3 - 6pm MF

Hoxt on St reet

Hot el Car Park

Ent rance

Hoxto

n Stre

et

Proposed

Exist ing Bus

Zone

No Parking

No Parking

No Parking

No Parking

No Parking

Exist ing Parking

Prohibit ion

Skate

Facilit y

0.0

84.5m

120m

157.3m

187.2m

Proposed Parking

Prohibit ion

RIDGE

PARK

No

Parking1P

9-5MF2P

9-5MF

No Parking2P

9-5MF

No Parking

No Parking

4P 9-5MF

Bus

4P 9-5MF

1P 9-5MF

Bus

Car Park Ent ry

Depot Ent ry

King W

illiam Road

Taxi

OVAL

Sunrise Christ ian

School

2P 8-5MF

LEGEND Public Transport catchment

Residential Historic Conservation [Compact/Spacious/Grand] Zone

Train Station (400m) Tram Stop (400m)

Residential Streetscape Character [Compact/Spacious/Grand] Zone

Bus Stop/Go-Zone (300m)

600m

Creeks & 1:100 ARI Flood Affected Land (Specific Development Controls)

Original Country Sections (134 acres)

Internal Discussion Draft - CITY OF UNLEY STRATEGIC ANALYSIS PLAN

KEY ISSUES Increase population and housing diversity, including

smaller and adaptable options, especially for the aged Focus intensified mixed/residential development within

“Villages” and corridors, integrate rear parking areas and enhance urban design, including pedestrian priority

Pursue ‘Urban’ TOD opportunity Anzac /Greenhill Road Provide character protection, focus in-fill to appropriate

sites and ensure high contextual design standards Expand Heritage item and areas identification Reduce traffic on main through corridors (move people not

cars) and foster public transport, cycling and walking Flood prone area controls and reduce run-off, and increase

re-use, of stormwater


Figure 23 - Proposed Strategic Plan – Corridor and Residential Growth Areas and Historic and Character Areas

Staged Development Policy Transition The Village Living and Desirable Neighbourhoods Development Plan Amendment program is a staged transformation of the Unley Development Plan and will provide a new zoning structure based on:

“Higher density, mixed use and residential regeneration” development in strategic locations on major transport corridors, adjacent to existing key activity centres, and on key strategic sites including areas which may be suited for affordable housing and sustainable housing projects

“Infill” development via the progressive replacement of built forms not contributing to the ‘valued character’ or ‘heritage’ of an area with new forms that provide a net increase and alternative dwelling option, but fit within the streetscape context, safeguarding aspects of desired character

“Renovation” development that offers revitalisation and adaptation of existing character built forms for their continued future use, capital improvement and retention for valued desired character

“Conservation” development which will protect the fabric of built form from being lost in the future.


The Village Living and Desirable Neighbourhoods Development Plan Amendment (DPA) program comprises a series of parts and stages:

Residential Historic Conservation and Streetscape Areas Pilot DPA: – implemented November 2009

Residential Character, Infill and Regeneration Areas and General Policy Review DPA: – draft submitted November 2011 for Ministerial approval for consultation [this DPA] - granted January 2014

Main Road Corridors and Activity Centres Intensification and Revitalisation DPA:

- Main Road Corridors Mixed Use and Residential Vitalisation (Greenhill and Unley Roads) - approved October 2013

- Further DPA’s on the Unley District Centre and other corridors

Local Heritage Places DPA: – draft approved by Minister for Planning – January 2014

2.2.6 Consistency with other key policy documents

Council’s Strategic Directions documents Council’s Strategic Direction documents and policies that are relevant to this DPA include:

Development Plan Review (2003)

Urban Morphological Study (2005)

City of Unley Community Plan (2004-2015)

City of Unley Environmental Sustainability Plan (2010-13). Council’s Development Plan Review policies that are relevant to this DPA include:

a strategy to generally protect character residential areas and focus re-development on key mixed character areas and near transport centres and facilities

a requirement for development to not only recognise traditional design but complement with good performance based, non prescriptive, well designed contemporary, age-less sustainable architecture

current broad brush zoning needs refinement to small policy areas reinforcing unique characteristics

conserve traditional character areas as unique Adelaide tourism icons and attractions i.e. strip shopping buildings

balance conservation with of character areas with strategic areas for higher density residential development around centres and transport

blanket urban consolidation should be opposed with the majority of areas protected and re-development of higher density focused in selected areas only.


A key finding of the Urban Morphology Study (2005) was that: ‘A residential development strategy that focused development toward the replacement of ‘non-valued’ buildings and underutilised or vacant land would provide long term growth capacity and delineate areas where development should occur and where conservation should occur….will provide the community, developers and decision makers certainty in planning policy’. This study spatially designated residential character areas, low scale growth infill development and moderate level growth in regeneration areas within the City of Unley. City of Unley Community Plan states the City seeks to be recognised for community spirit, desirable character, and business success in a sustainable, safe environment and more specifically:

redress population decline and ageing demographics through smaller housing and alternative housing choices

reinforce the character, identity and vibrancy of strip village centres

sensitively focus increased diversity and intensity of development and living opportunities along main roads and centres

improve traffic management, promote fewer cars and use of alternative modes of transport.

City of Unley Environmental Sustainability Plan policies that are relevant to this DPA include:

encouraging a sustainable built environment form

offering sustainable transport choices

reducing the use of fossil fuels

increasing the use of renewable energy

incorporating water harvesting and water sensitive urban design. Concurrent Ministerial and Council DPAs This DPA has taken into account the following concurrent Ministerial and Council DPAs’ and resultant policy:

Ministerial Inner Metropolitan Growth DPA

West Torrens DPA – Housing Diversity DPA examines inner metropolitan corridor areas along Anzac Highway

Stage 3A (Main Road Corridors Mixed Use and Residential Vitalisation (Greenhill and Unley Roads))

South Australian Planning Policy Library Notwithstanding that this DPA is not a Better Development Plan (BDP) Conversion, it has been prepared having regard to relevant aspects of the BDP Planning Policy Library to ensure consistency of planning policy with regards to future development. Some specific core policy and the alphabetical heading structure has been utilised and complimented with local additions.


Adjacent Councils’ Development Plans This DPA accounts for the following adjacent Councils’ Development Plans, namely:

Adelaide City

Burnside

Mitcham

West Torrens.

2.2.7 Investigations previously undertaken As part of a staged program of City of Unley Village Living and Neighbourhoods DPAs, Council has undergone a series of investigations to direct and inform new policy development, including: Unley Residential Strategy (2004) supported protection of existing residential suburbs intrinsic valued character, achievable through refocusing new development at increased densities along major transport corridors, adjacent to existing centres and key strategic sites. The strategy also highlighted the need to review policies to ensure the provision of smaller dwellings and better utilisation of development opportunities along major transport corridors whilst maintaining emphasis on quality design outcomes. Urban Morphology Study (2005) comprehensively surveyed and analysed the character of residential suburbs to identify distinct heritage, character and non-character precincts as the basis for a new zoning and policy area framework.

2.2.8 Investigations initiated to inform this DPA As part of Stage 2 - City of Unley Village Living and Neighbourhoods DPA Council has undergone a series of investigations to direct and inform new policy development, including: Strategic Infrastructure Feasibility Study (2005) investigated the capacity of existing urban infrastructure to cater for the growth potential (including the spatial distribution of growth) of the strategic development framework for the City of Unley. The study concluded ‘it was unlikely there would be any unresolved issues that would undermine the desired growth outcomes’ and potential additional loads to existing infrastructure (from this growth) was found to be ‘unlikely to require any significant investment’ in the areas of water supply, gas and telecommunications, although some localised augmentation investment would be required for specific site developments. The study did identify the major limitations to growth were in respect to wastewater and stormwater disposal. With respect to wastewater, the demand on downstream (outside of Unley) infrastructure is likely to exceed design thresholds and is a metropolitan wide issue requiring State direction. Stormwater and the localised impact of flooding is an historical issue within Unley and are likely to be compounded by higher density development with development having a higher percentage of impervious areas. Growth should be avoided in areas subject to inundation of greater than 0.1m unless mitigation works and risk protection strategies are adopted. Flood risk areas are largely confined to area already re-zoned in DPA1.


This therefore, limits the potential for an increase in properties to be subjected to flood risk from the growth forecasts in DPA2. DPA2 Report on Investigations: Zone Boundary Delineation (2008) recommended zone type classifications for individual residential areas, established key objectives for each zone type and delineated the boundaries for the spatial allocation of these zones. A graphical presentation of the findings is shown in Appendix 1. DPA2 – Part A City Wide Residential and Sustainable Development Policy Review (2008) reviewed the relevant City Wide sections of the Development Plan to promote the following objectives:

Simplify and strengthen City Wide Residential Policies to achieve Unley’s strategic framework (character, infill and higher growth areas)

Focus on Ecologically Sustainable Development

Promote clear and efficient Assessment Processes. In addition to the abovementioned commissioned studies, Council staff have undertaken desk top and site analysis and stakeholder discussions to further refined the development of criteria for zones and policy areas, justification for zone and policy area boundaries and the adoption of valued City Wide policy. This information is detailed in Section 3.

3 CONCLUSIONS AND RECOMMENDED POLICY CHANGES

3.1 AIMS OF THE DEVELOPMENT PLAN AMENDMENT The aim of the DPA is to advance Stage 2 of the City of Unley Village Living and Desirable Neighbourhoods DPA Program by:

aligning policies with the State Governments Strategic Plan, the 30 Year Plan for Greater Adelaide and amending the structure of the Plan to be more consistent with the State Planning Policy Library

providing a new urban form to cater for growth scenarios in strategic locations characterised by under-utilised land use areas, transit nodes and mixed character

providing additional character areas not captured by the Stage 1 DPA

increasing and diversifying housing options to better reflect demographic, market and community trends.


3.2 LIMITATION OF THE DEVELOPMENT PLAN AMENDMENT

The staging of the DPA program was approved by the Minister for Urban Development and Planning as a comprehensive suite of changes to residential policy within the City of Unley Development Plan. Stage 1 approved by the Minister, covers most of the residential character zoning across the City of Unley. Stage 3A is a priority component of Stage 3 Main Road Corridors and Centres Revitalisation DPA suite of DPA’s and is confined to selected main road corridors (Unley Road (part) and Greenhill Road) and represents the higher order growth areas for residential and mixed use developments within the City of Unley. To provide orderly and consolidated development within the city, further extensions of Corridor and Centres DPA’s will be applied to the Unley District Centre and along Unley Road (south), King William Road, Glen Osmond Road and Goodwood Road. Stage 2 (this DPA) is being developed alongside Stage 3A DPA and will review the zoning of the balance of residential areas (character, infill and regeneration growth areas) not covered under Stage 1 and 3 as well as complementary policy in the Council Wide Section and format changes to the entire Development Plan. 3.3 DEVELOPMENT PLAN FORMAT The format of the Development Plan is proposed to be amended to align it more closely with the State Planning Policy Library and the Better Development Plan format and provide a more ‘user friendly’ document for stakeholders, including:

alphabetical heading listing and re-numbering of policies

removal of Design Techniques and incorporating the use of a ‘what, why and how’ policy framework approach that clearly sets out the intent and delivery of desired policy

consolidation of policy into planning issues and the removal of duplicated, confusing or overly wordy policy

re-locating Unley’s Vision Statement to the Introduction Section of the Development Plan.

3.4 COUNCIL WIDE AMENDMENTS The Council Wide Section of the Plan has been reviewed and updated and incorporates the following amendments:

(a) New policy and valued existing policy consolidated under the following headings:

Hazards

Residential Development (b) Consolidate existing policy and provide new headings for:

Crime Prevention

Heritage

Landscaping

Significant Trees.


(c) Amend existing policy under existing headings for:

Form of Development

Land Division.

3.4.1 Hazards Flooding criteria has been consolidated and strengthened under one heading called ‘Hazards’ (refer to Attachment E). Other hazard policies like site contamination, containment of chemical and hazardous materials and sloping land have been selected from the BDP Policy Library.

3.4.2 Residential Development A total review of this section of the Plan was undertaken to update and adequately cover the wider scope of residential development issues envisaged through promoting character housing through to higher density residential living (refer to Attachment J). The existing format of using Performance Criteria and Design Techniques (‘one way’ of achieving policy) is being replaced by enhancing policy intent and the ability for proponents to provide appropriate design solutions. The section on Residential Development also overlaps with policy within Medium and High Rise Development (3 or more storeys), Design and Appearance and Interface Between Land Uses. Other relevant policy modules have been incorporated into the Stage 3A DPA (running concurrently with this DPA) and therefore will not be considered within this DPA, including:

Design and Appearance

Interface between Land Uses

Medium and High Rise Development (3 or more storeys)

Transportation and Access.

3.4.3 Crime Prevention Relocate existing crime prevention policy from ‘Form of Development’ and consolidate it under its own heading to make it easier to find and used by stakeholders and make it consistent with the structure of the State Policy Library (refer to Attachment C).

3.4.4 Heritage Amend existing ‘Conservation and Heritage’ heading and insert ‘Heritage’ heading to consolidate heritage issues and make it consistent with the structure of the State Policy Library (refer to Attachment F).

3.4.5 Landscaping Amend and relocate existing landscaping policy from ‘Form of Development’ and consolidate it under its own heading to make it easier to find and use by stakeholders (refer to Attachment H).


3.4.6 Regulated and Significant Trees

Relocate existing policy from ‘Conservation and Heritage’ and consolidate it under its own heading to make it easier to find and use by stakeholders and insert additional policy regarding a funding contribution for replacement trees in lieu of significant tree removal in specific circumstances (refer to Attachment I).

3.4.7 Form of Development Remove existing policy that has been consolidated under specific planning issue headings to make it easier to find and use by stakeholders and make it consistent with the structure of the State Policy Library (refer to Attachment D).

3.4.8 Land Division Remove existing Design Techniques format and consolidate valued techniques into new policies (refer to Attachment G). 3.5 LOCAL (ZONE) SECTION AMENDMENTS The DPA proposes to make amendments to the existing Local Section of the Unley (City) Development Plan in the following manner: Remove existing zones (with portions of Residential B Zones remaining along corridors for future review):

RA 400 and RA 560

RC 120-180 and RC 150

RB 200 in Fullarton and Black Forest

RB 250 in Parkside and Fullarton

RB 300 in Goodwood, Wayville, Highgate, Fullarton and Myrtle Bank

RB 350 in Black Forest and Everard Park

RB 400 in Highgate and Fullarton Amend existing zones:

Residential Streetscape (Built Form) in Everard Park, Forestville and Parkside

Institutional (part) in Fullarton Replace with the following zones:

Residential Streetscape (Built Form)

Residential Streetscape (Landscape)

Residential

Residential Regeneration.


The new zones support an innovative balance of low density character housing as well as infill and regeneration residential growth in strategic areas. Development will be strongly linked to Desired Character Statements for zones and policy areas that clearly outline whether the existing character is to be maintained and enhanced (Residential Streetscape Zones) or a new evolving character is envisaged (Residential and Residential Regeneration Zones). The desired land use within the Affected Area is residential, with small scale non-residential uses being ancillary or associated with residential living. Residential Streetscape Zones will primarily support detached dwellings at low densities, Residential Zones will encourage a mix of housing types at low and medium densities in selected areas, and Residential Regeneration Zones will include a range of dwelling types at medium densities and encourage multi-level residential apartments at higher densities within designated policy areas. The criteria used to frame the desired character within zones and policy areas and to justify boundary delineation is detailed within Section 3.4.1.

3.5.1 Criteria for Zones and Policy Areas A classification ‘spectrum’ was devised to define the basis for distinguishing between zone types needed to meet the strategic development framework for the City of Unley, as shown in Table 7 below. Table 7 – Residential Zone Criteria for DPA2 Residential Zone

Residential Streetscape (Built Form)

Residential Streetscape (Landscape)

Residential Residential Regeneration

Key Criteria Prevalence and commonality of key ‘physical attributes’ that reinforce distinctions based on building era, site patterns and built form.

Prevalence and commonality of key ‘physical attributes’ that reinforce distinctions based on site patterns, particularly building envelope and areas for landscaping.

Moderate opportunities (eg. poor quality housing, under-utilised land, mixed character, strategic locational benefits) for infill development within an established urban area, but done in context with existing intact street character.

Extensive opportunities (eg. poor quality housing, under-utilised land, mixed character, strategic locational benefits) for change. Wholesale change is needed to evolve a new future desired character for medium density residential living. Opportunities to provide higher residential growth and specific design outcomes within designated policy areas.


In delineating zone and policy area boundaries the following rationale has been adopted:

wherever possible, use cadastre boundaries at the rear of properties to ensure streetscape character is consistent, unless there is a legitimate reason for distinction to be made from street views

contain building forms that demonstrate strong commonality, particularly in terms of era of built forms, house types and densities

relationship to visual streetscape presentation, particularly with respect to patterns created by allotment widths, building widths, gaps, setting, and scale and mass of built forms

higher concentrations of under-utilised land uses, mixed character and areas of low valued built form condition

consideration of the strategic and spatial importance of opportunities for growth areas.

A detailed Zone Classification and Boundary Delineation Analysis (refer to Appendix 1) undertaking by Ruan Consulting considered:

built form era

allotment size

allotment width

building setback

built form condition

and provided the rationale for new zoning within residential areas in Unley and within the Affected Area. Further desk top analysis, stakeholder meetings and site visits have refined and updated the findings of the Zone Classification and Boundary Delineation Analysis and amendments were made within the following specific locations (refer to Appendix 2 for a more detailed analysis): To Residential Streetscape (Built Form) Zone:

Precinct 19 at Unley Park - amended from a Residential Streetscape (Landscape) Zone to a Residential Streetscape (Built Form) Zone due to consistent built form character

To Residential Zone:

Precinct 2 at Fullarton - amend two sections both north and south of Florence Street from proposed Residential Streetscape (Landscape) Zone to Residential Zone). To better reflect existing character (existing RB200 & 300 Zones), provide a transitional buffer between high growth corridor (Glen Osmond Road) and character area to the west and south

Precinct 7 at Malvern - slight adjustments to boundaries to provide consistent streetscape character in Residential Zone

Precinct 13 at Black Forest and Everard Park - amend the Residential Regeneration Zone to a Residential Zone around Gray Street and surrounds south of the tramline to better reflect the consistent low density character housing in the area


Precinct 24 at Fullarton – to be amended from Residential Regeneration Zone to Residential Zone to provide a buffer between high growth and character housing streets

To Residential Regeneration Zone:

Precinct 3 at Parkside - addition of Campbell Road environs from Residential Streetscape (Built Form) Zone to Residential Regeneration Zone to reflect its strategic position close to a corridor and major open space

Precinct 8 at Myrtle Bank - Residential to Residential Regeneration Zone with policy area to reflect ownership of large sites and its strategic context next to corridors and major open space

Precinct 13 at Everard Park - amend the Residential Streetscape (BF) Zone to a Residential Regeneration Zone to reflect the mixed densities, ownership of large sites and strategic context

Precinct 14 at Black Forest - to be amended from Residential to Residential Regeneration Zone to reflect its strategic context

Precinct 18 at Clarence Park - to be partly amended around Fielding Road from Residential to Residential Regeneration Zone

Precinct 22 at Highgate and Myrtle Bank - minor additional allotments to allow for adequate allotment depths in the Residential Regeneration Zone

Other:

Precinct 5 at Fullarton (northern section to Residential Regeneration Zone but maintain southern section as Institutional over existing school grounds)

Precinct 6 at Highgate (partly covered by DPA1)

In accordance with DPA1, residential streetscape character areas (ie. Built Form and Landscape Zones) are divided into policy areas (compact, spacious and grand) that focus on design elements such as those created by subdivision and building patterns. Policy areas are further divided into location unique precincts with specific parameters based on the predominant architectural style or era, average allotment size and width, and property setbacks. Within the Residential Regeneration Zone, four policy areas have been established that provide unique opportunities for specific development outcomes that extend beyond the zone requirements. Contextual considerations and strategic opportunities help to define the different desired character statements for each policy area.

3.5.2 Policy Area Dwelling Density Analysis Maximum densities were derived using the specific parameters within each of the policy areas (maximum building heights, site cover, building setbacks and winter sunlight angle) and the following analysis was repeated for each policy area.


Example: Allotments within the Major Roads Policy Area on Anzac Highway are typically around 22 metres in frontage with a 46 metre depth. Combining two sites would create a reasonable sized development with a site area of around 2,000 square metres, allowing for:

a building floor plate of around 1,200 square metres (30m depth x 40m width or 60 percent maximum site coverage) each for ground floor and 1st floor, and 800 square metres (20m depth x 40m width) each for 3rd and 4th floors provides a total floor area of around 4,000 square metres

average of 150 square metres per dwelling [varies from 100sqm on lower levels to 200sqm on upper levels](provides around 26 dwellings for a four storey building)

maximum dwelling density of around 130 du/ha

minimum dwelling density set at 230 square metres site area or 40 du/ha. Therefore, the Major Roads Policy Area has a net residential site density of between 40 to 130 dwellings per hectare or 230 square metres to 80 square metres site area per dwelling. Refer to Figure 24 for site and elevation analysis. Figure 24 – Major Roads Policy Area (Anzac Highway) site and elevation analysis


3.6 REVIEW OF MAPS, PLANS AND TABLES The investigations process has also involved a review of all maps, plans and tables within the Development Plan. As shown in Attachments P and Q, the review has resulted in redrawn maps to reflect changes to zones and policy areas. The plans, figures and tables have been reviewed and the most significant changes are considered to be: Table 8: Changes to Plans/ Figures and Tables

Existing Map/ Plan/ Table Proposed Amendment Reason for the Change

Map Un/3-11 - Zones

Removal of Residential A and C Zones (in their entirety). Removal of Residential B Zones (parts thereof). Replacement with new Zones (Residential Streetscape (Landscape); Residential; and Residential Regeneration). Replacement with existing Zone (Residential Streetscape (Built Form) Zone.

To cover the proposed Unley residential strategic framework and provide the remaining character areas and low and medium growth areas.

Map Un/13-21 – Policy Areas and Precincts

Separate Policy Areas introduced within the Residential Regeneration Zone (4) and Residential Streetscape (Landscape) Zone (1) and Precincts (4). Additional Precincts introduced within the Residential Streetscape (Built Form) Zone (5). Amend Policy Area numbering to Institutional Zone (2) and Showground Zone Policy Areas (3).

To introduce separate locally specific planning outcomes within these Zones.

Concept Plans and Figures

- Concept Plan Figures RC 120-180/1; RC 120-180/2; RC 120-180/3

Amend Figures 1 and 2 and remove Figure 3 within existing Residential C120-180 Zone A new concept plan will be introduced to the Spence Avenue Policy Area

Replacement of existing zone requires fresh referencing and a review of the plans provided amendments and deletion of inaccurate or irrelevant data.

Table Un/6 – ‘Designation of Public Notification Categories’

Re-name zones that have been replaced.

Update table to be in accordance with proposed amendments.


3.7 ASSESSMENT MATTERS Complying, non-complying and categories of notification The list of complying development prescribed for the zones should where possible align with:

the list of envisaged land uses identified in the Zone

Schedule 4 of the Development Regulations

Table Un/5 of the Development Plan. The list of non-complying development should generally reflect those land uses which would seriously conflict with the intent of the zone and those envisaged land uses listed. The Categories of Public Notification will also need to reflect those uses and specific criteria within uses that would trigger different levels of public notification appropriate to what is envisaged for the zone and Schedule 9 of the Development Regulations. Links to the Residential Code Areas covered by the Residential Zone may be subject to the Residential Code. The Residential Regeneration Zone will be exempt from the Residential Code based on its desired character envisaging a ‘medium to high density growth area’ comprising predominantly non-detached dwellings and multi-storey dwellings greater than 2 storeys in height that are likely to require planning assessment and procedure to cover interface issues with adjacent lower density zones. Further exemptions apply to sites:

character areas

identified as affected by flooding

adjacent to Arterial Roads

incorporating Heritage Places.

4 STATEMENT OF STATUTORY COMPLIANCE

Section 25 of the Development Act 1993 prescribes that the DPA must assess the extent to which the proposed amendment:

accords with the Planning Strategy

accords with other parts of the Development Plan

complements the policies in the Development Plans for adjoining areas

satisfies the requirements prescribed by the Regulations. 4.1 ACCORDS WITH THE PLANNING STRATEGY Relevant strategies from the Planning Strategy are summarised in Section 2.2 of this document. It is the intent of the DPA to support the achievement of the Planning Strategy policies.


4.2 ACCORDS WITH OTHER PARTS OF THE DEVELOPMENT PLAN This DPA is Stage 2 of a program to review residential areas across the City of Unley. Stage 1 and Stage 3A have been approved. Stage 3A DPA does not overlap with the Affected Area of the Stage 2 DPA, however both DPA’s are compatible and part of a coordinated holistic planning framework for the City of Unley. 4.3 COMPLEMENTS THE DEVELOPMENT PLANS FOR ADJOINING AREAS The policies proposed in this DPA will not affect the Development Plans for adjoining areas (as described in Section 2.2.6 of this document). 4.4 SATISFIES THE PRESCRIBED REGULATIONS The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12) associated with this DPA will be met.


REFERENCES/BIBLIOGRAPHY

Australian Bureau of Statistics, 2006, Census of Population and Housing, Canberra.

Community Plan 2015 – City of Unley

Community Profile Census Data, 1996, 2002, 2006, - City of Unley.

DPA2 – Part A: City Wide Residential and Sustainable Development Policy Review, 2008 – City of Unley DPA2 Report on Investigations: Zone Boundary Delineation, 2008 – City of Unley Economic Development Strategy, Economic Profile 2009 – City of Unley

Environmental Sustainability Plan 2010-13 – City of Unley

Population Projections for South Australia and Statistical Divisions 2006–36, 2010 – Department of Planning and Local Government

Strategic Infrastructure Feasibility Study, 2005 – City of Unley

Unley Urban Morphology Study, 2005, Residential Character and Heritage Definition Study – City of Unley

Village Living & Desirable Neighbourhoods DPA – Stage 1 (residential Historic Conservation and Streetscape Character Areas Pilot), 2008, Appendix 3: Overview History of the Unley District – City of Unley.

Village Living & Desirable Neighbourhoods DPA – Stage 3A Draft (Main Road Corridors Mixed Use and Residential Vitalisation (Greenhill and Unley Roads), 2011 – City of Unley


CERTIFICATION BY COUNCIL’S CHIEF EXECUTIVE OFFICER

DEVELOPMENT REGULATIONS 2008

SCHEDULE 4A

Development Act 1993 – Section 25 (10) – Certificate - Public Consultation

CERTIFICATE OF CHIEF EXECUTIVE OFFICER That a Development Plan Amendment (DPA) is suitable for the purposes of public consultation

I Peter Tsokas, as Chief Executive Officer of City of Unley, certify that the Statement of Investigations, accompanying this DPA, sets out the extent to which the proposed amendment or amendments- (a) accord with the Statement of Intent (as agreed between the City of Unley

and the Minister under section 25(1) of the Act) and, in particular, all of the items set out in Regulation 9 of the Development Regulations 2008; and

(b) accord with the Planning Strategy, on the basis that each relevant

provision of the Planning Strategy that related to the amendment or amendment has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the Statement of Investigation; and

(c) accord with the other parts of the Development Plan (being those parts not

affected by the amendment or amendments); and (d) complement the policies in the Development Plans for adjoining areas; and (e) satisfy the other matters (if any) prescribed under section 25(10)(e) of the

Development Act 1993. The following person or persons have provided advice to the council for the purposes of section 25(4) of the Act: DATED this 20

th day of March 2014

………………………………………… (Signature of Chief Executive Officer)


APPENDICES Appendix 1 Precinct Zone Classification and Boundary Delineation Analysis Appendix 2 Precinct Amendment Analysis

Appendix 1 Precinct Zone Classification and Boundary Delineation Analysis Precinct 1 – Fullarton

Precinct 2 – Fullarton North

Precinct 3 – Fullarton Road North

Precinct 4 – Fisher Street Fullarton

Precinct 5 – Julia Farr Site

Precinct 6 – Highgate

Precinct 7 – Malvern Avenue Malvern

Precinct 8 – East Myrtle Bank

Precinct 9 – Anzac Highway

Precinct 10 – Black Forest

Precinct 11 – South Road North

Precinct 12 – Central Everard Park

Precinct 13 – Tramway, Everard Park

Precinct 14 – Cross Road/South Road

Precinct 15 – Forestville

Precinct 16 – Butter Cup Site

Precinct 17 – Charles Street Unley

Precinct 18 – Clarence Park

Precinct 19 – West Unley Park

Precinct 20 – Parkside East

Precinct 21 – Millswood West

Precinct 22 – Fullarton Road South

Precinct 23 – Myrtle Bank

Precinct 24 – Woodfield Avenue Fullarton

Precinct 25 – Parkside



























Appendix 2 Precinct Amendment Analysis Precinct 2 – Fullarton North – V1.0 29 11 2011

V1.2 31 10 2013

Precinct 3 – Fullarton Road North

Precinct 5 – Julia Farr Site

Precinct 7 – Malvern Avenue Malvern

Precinct 8 – East Myrtle Bank

Precinct 13 – Tramway, Everard Park – V1.0 29 11 2011

V1.2 31 10 2013

Precinct 14 – Cross Road/South Road

Precinct 22 – Fullarton Road South

Precinct 24 – Woodfield Avenue Fullarton – V1.2 31 10 2014













Documents

Residential Character, Growth Areas and Council Wide Residential … · targeted growth opportunities, including: Stage 1 (Residential Historic Conservation and Streetscape Character