STRATEGIC PLANNING AND DEVELOPMENT POLICY COMMITTEE · PDF file · 2012-08-14STRATEGIC PLANNING AND DEVELOPMENT POLICY COMMITTEE Agenda ... STRATEGIC PLANNING AND DEVELOPMENT POLICY

STRATEGIC PLANNING AND DEVELOPMENT POLICY COMMITTEE Agenda – 20 August 2012

STRATEGIC PLANNING AND DEVELOPMENT POLICY COMMITTEE

NOTICE OF MEETING Notice is hereby given that a meeting of the Coorong District Council’s Strategic Planning and Development Policy Committee will be held at the Meningie Bowling Club on Monday 20th August 2012 at 2.00pm. Yours sincerely Timothy Tol DIRECTOR SUSTAINABLE DEVELOPMENT


STRATEGIC PLANNING AND DEVELOPMENT POLICY

COMMITTEE Meningie Bowling Club

Monday 20th August 2012, 2.00pm

AGENDA

1. Welcome 2. Attendance & Apologies 3. Receipt of Reports 4. Reports

4.1. Land Use and Infrastructure Prospectus Project 4.2. Industry and Motorsport Development Plan Amendment (DPA)

Statement of Intent (SOI) 4.3. Feedback on recent Better Development Plan Conversion 4.4. Strategic Directions Report Update

5. Confidential Reports

5.1 Selection of Consultant for the Industry and Motorsport DPA

6. General Business 7. Next Meeting 8. Closure

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4.1 LAND USE AND INFRASTRUCTURE PROSPECTUS PROJECT (Refer to Attachment) Strategic Plan Goal 3.1 – A strong and prosperous economy built on

diversifying our established industries, business and enterprises, and attracting new industries and investors through collaboration in Regional, State and National partnerships.

Other Documents N/A Statutory Implications N/A Financial Implications N/A Author Director Sustainable Development ESD Impact/Benefit Economic Facilitating economic prosperity, sustainable growth and

employment throughout the district. Social Enhancing the quality of life for the community by

encouraging health, well being and safety. Environmental Responsibly managing the natural and built environment

with the aim of attaining sustainability. Recommendation That the Strategic Planning and Development Policy Committee:

1. Note the mapping resources improvements undertaken as part of the Land Use Prospectus project.

2. Endorse the Land Use Prospectus as amended and subject to the insertion of mapping.

3. Recommend that the Land Use Prospectus as amended is adopted by Council.

REPORT The Strategic Directions Report project identified key economic and social drivers within the Coorong District Council area over the next 5 years, including key industrial growth opportunities, enhancement of primary production, expansion of the Town Centres and rationalisation of these opportunities to align spatially with the infrastructure locality. Through this project, it was also clear that previous zoning of lands has not always taken into consideration whether infrastructure is available, or can be economically provided to specific localities for the land uses envisaged. In addition, there has been a focus on whether the land owner might facilitate economic development rather than adequate provision of land allowing the market to determine if a development might be economic. In response to this, a Land Use Prospectus has been undertaken to address this deficiency and enable any future land policy revision or zoning amendments through Development Plan Amendments to align more appropriately with key infrastructure. It is critical that the zoning and provisions in the Development Plan align with allotments that are “ready to go” for development. To reflect this, the Land Use Prospectus is aimed at encouraging investment within the district. A spin off of this project was the procurement of mapping and Geographic Information System (GIS) data from Rural Solutions to visually identify the infrastructure localities and to upload all this data into Council’s mapping system so that fit for purpose mapping can be undertaken for any future policy assessment. These improvements to the mapping and GIS resources that are now available for Council Officers will assist in future development planning and policy projects.

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The decision to invest time in developing the mapping resources has also held up the progress of the Land Use Prospectus however it was deemed the benefits of improving the mapping resources outweighed any delay in finalising the Prospectus. The Prospectus document is 95% complete with just the maps to be finalised prior to being inserted. The maps are attached separately to the agenda however it should be noted that several of them still require some format and minor detail changes. It is aimed to have the final maps available at the Committee meeting. Furthermore, it should be noted that the Director Sustainable Development will be meeting with Brenton Lewis from RDA Murraylands and Riverland on 28 August 2012 to review the Land Use and Infrastructure Prospectus and obtain RDA input into the document.

STRATEGIC PLANNING AND DEVELOPMENT POLICY COMMITTEE Agenda – 20 August 2012 4.2 INDUSTRY AND MOTORSPORT DEVELOPMENT PLAN AMENDMENT STATEMENT

OF INTENT (Refer to Attachment)

Strategic Plan Goal 2.1 – To have up to date Development Plan provisions that reflect the needs and aspirations of the community and ensure its development assessment procedures reflect best practice and consistent decision making. Strategy 2.1.1 – Implement the actions as detailed in Council’s Strategic Direction Report.

Other Documents N/A

Statutory Requirement

Section 25 of the Development Act 1993

Financial Implications

$25,000 - considered during 2012-2013 budget and Annual Business Plan deliberations

Author of Report Director Sustainable Development Officers Consulted Senior Planning Officer ESD Impact/Benefit: Economic Ensuring appropriate Development Policy and zoning to

encourage industrial and motorsport development. Social Ensuring appropriate Development Policy to encourage the

creation of employment and economic activity. Environmental Ensuring appropriate Development Policy to ensure

environmental requirements are considered as part of encouraging industrial and motorsport development.

Recommendations That the Strategic Planning and Development Policy Committee

1. Endorse the Industry and Motorsport DPA Statement of Intent as amended. 2. Recommend that Council adopt the Industry and Motorsport DPA Statement of

Intent as amended.

REPORT In accordance with Council’s Strategic Directions Report Council staff have drafted the attached Statement of Intent to commence the Development Plan Assessment (DPA) process for the Industry and Motorsport DPA. This DPA has been initiated to facilitate appropriate industrial and motorsport development within the Council area. The following issues are to be addressed as part of this DPA: Tailem Bend Motorsport Park The motorsport industry bodies have identified significant demand in relation to the provision of facilities for motorsport at all levels, driver education programs, vehicle testing etc. well in excess of what can be provided for in existing locations within South Australia. This site has been identified as having strong attributes which lends itself to the development of this location for these activities and facilities beyond the already frequent use of the site (based on the infrastructure previously developed by Mitsubishi as a vehicle testing and development site). Current provisions for the Motor Vehicle Track Zone are focussed primarily for use a testing facility rather than for motorsport. Investigations will establish the land uses and provisions that are associated with motorsport activities, including potential for associated industrial and commercial development that would benefit from being in this key locality. It is anticipated that the DPA will seek to provide policy in regards to, and investigate issues associated with:


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• New provisions that focus on the full range of motorsport activities and facilities

anticipated on the site, including redefining the desired character and envisaged land uses within the zone.

• Potential for the establishment of a new industrial/commercial precinct in association with development of Tailem Bend Motorsport Park, whether it be centred on a specific locality or enabling flexibility to take into consideration the eventual siting of motorsport facilities.

• Establishing suitable policy to cater for large motorsport events, including temporary accommodation.

• Ensuring alignment with key infrastructure is determined, including access off of Mallee Highway.

• The significance of scattered native vegetation located in parts of the site is determined. Industry and Renewable Energy Facilities in Rural Areas The Council area has been identified as having significant potential to establish renewable energy facilities in light if the transmission lines bisecting the Council, good solar access, access to the high-pressure SEA Gas pipeline and areas of poor primary production lands which may be more suited to partially accommodating renewables. In addition, there may be instances where certain development (for example milling, gas power plants etc) might not be suitable within the confines of smaller industrial sized allotments within, or on the fringes of, towns. It is anticipated that the DPA will seek to provide policy in regards to, and investigate issues associated with:

• Enhancing policy in regards to renewable energy facilities within the Primary Production Zone to direct towards existing infrastructure, whilst maintaining focus on primary production.

• Determine the criteria for which certain industrial-type development might be better suited to localities outside of townships; directing these towards localities where key infrastructure and access is in close proximity, poorly productive land, will not be prominent in the landscape, protects ongoing use of adjoining land for primary production use and protects key areas of biodiversity and amenity of farm residences.

• Ensure bulk handling facilities are suitably protected from encroaching development in recognition of its importance not only for the district, but for the region.

Industrial Land in Tailem Bend Industry zoned land in Tailem Bend is currently located within four distinct precincts, being centred on the Viterra bulk handling site/Railway yards, BP Fuel Depot, Sheoak Place and Tailem Bend Agri-Industrial Park. Whilst services are available to most of these allotments, there is a significant supply of vacant land available and it is considered that no additional supply is required beyond this. In addition to the land zoned Industry, the Viterra bulk handling facility is increasingly becoming more important as the regional focus for grain storage and transport. The corporatisation of this industry is seeing increasing interest in other entities providing competing operations including alternative grain handling mechanisms for exports and provision of bulk supplies for farm inputs. A parcel of land located on the eastern edge of town, and currently zoned as Primary Production, has been identified as having the potential to accommodate a bulk handling facility due to the key locality adjoining good road and rail transport networks. The extent of investigations specific to Tailem Bend will seek to provide policy in regards to, and investigate issues associated with:


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• The reversion of crown land (administered by the Minister of Environment) located on the western side of the railway line on the northern entrance to town to Community Zone in recognition of the plantings undertaken on this land, amenity of the entrance to the township and protection of the adjoining primary load out facility for the bulk handling facility.

• Ensuring that industrial zoned land is suitably aligned with location and feasible access to required infrastructure.

• Addition of a Bulk Handling Zone on the eastern edge of the township. Industrial Land in Meningie Current industrial zoning is split between Industry Zone and Home Industry Zone and is located in (with one exception) once “precinct” at the north-eastern side of the township. The Industry Zone is the predominant zoning and contains the larger allotments zoned for this purpose. The Home Industry Zone was established in the previous General DPA in recognition of the strong demand (and historical development) of low to medium impact commercial and industrial use of the land in association with residential use of the property. There has been negligible detrimental impact in respect to the implementation of this; however this zone is surrounded by the Industry Zone. In respect to the Industry Zoned land, there are several allotments that have been previously established and used primarily for rural living purpose, or for minor commercial use in association with a “caretaker’s residence”. In recent times there has been little demand for industrial land in the township and there is significant pressure for use or sale as rural living land as this has higher value to the seller. The extent of investigations specific to Meningie will seek to provide policy in regards to, and investigate issues associated with:

• Establishing the key localities of existing industrial and commercial development within the zone and ensure that the zoning and policy does not prejudice suitable expansion of these operations.

• Determine whether allotments currently used for “rural living” are likely to be ever used purely for industrial use, or whether the value of these properties in effect excludes this as an option. If not suitable as industry land, altering to Home Industry Zone or even back to Primary Production Zone.

• Provision allowing the “caretaker’s residence” to be removed in the Industry Zone in light of potential proximity to existing industrial/commercial use and issues in regards to reversion to “rural living” in instances where the business fails.

• Ensuring that industrial zoned land is suitably aligned with the location and feasible access to required infrastructure.

• Re-examination of the envisaged land uses in the zones to ensure that they are appropriate to the locality and potential for new industries.

Industrial Land in Tintinara Industry zoned land in Tintinara is contained within four distinct precincts, being centred on the Viterra bulk handling site, the Service Station and truck parking area at the northern entrance to town, transport depot at the north eastern side of town (and undeveloped Home Industry zoned land), and undeveloped industry land on the south east edge of town. It is considered that provision of infrastructure and locality to the undeveloped sites in the south-eastern and north-eastern localities could be unviable. The focus on two or three key areas may be more suitable. In addition, the Deferred Urban zoning for the cement works land may be better suited to ongoing industrial land use. The extent of investigations specific to Tintinara will seek to provide policy in regards to, and investigate issues associated with:


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• Location of undeveloped industrial lands and determination if location is ideal in regards to infrastructure provision, access to customers, proximity to sensitive land uses etc.

• Issues regarding converting Deferred Urban allotment to industrial use (either Industry or Home Industry Zone).

• Expansion of key Industry Zoned land area to facilitate viability of establishing new industrial precinct/s.

Industrial Land in Coonalpyn Industry land is divided into 5 localities, including two areas either entirely undeveloped or barely developed and another locality dedicated as a community service provider. Coonalpyn has been struggling in regards to commercial and industrial development which has seen the closure of businesses, including the town store. It is considered to be appropriate to re-examine all sites to determine what is the ideal configuration to facilitate industrial development within the township. The extent of investigations specific to Coonalpyn will seek to provide policy in regards to, and investigate issues associated with:

• Location of undeveloped industrial lands and determination if location is ideal in regard to infrastructure provision, access to customers, proximity to sensitive land uses etc.

• Focus on reconfiguring the Industry Zone on the south-west side to align better with existing allotment boundaries.

General Investigations for Industrial Land It is not envisaged that policies will be required to be so specific as to necessitate policy area/s within the Industry or Home Industry zones. However, this will be included if the investigations determine that this might be suitable. The Primary Production Zone already caters for industrial or commercial type land use, with the focus on being associated with primary produce rather than general industry. The investigations will determine the scope of other industries, including renewable energy facilities, being better suited to rural areas in specific instances and general provisions will be examined to ensure that the rural aspect and production are protected. The area affected by the proposed DPA can be described as follows:

• All parcels of land within the Industry Zone, Home Industry Zone, Motor Vehicle Track Zone and Primary Production Zone.

• The parcel of land within the Deferred Urban Zone in Tintinara. Given Council’s budgetary constraints and resources available to undertake this DPA the scope of the DPA may need to be reduced based on the priorities of the DPA. The highest priorities for this DPA are to review and update development policy and zoning at the:

• Tailem Bend Motorsport Park; • Rural areas; • Tailem Bend; and • Meningie.

Investigations for industry zoned land at Tintinara and Coonalpyn may need to be deferred.


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4.3 FEEDBACK FROM RECENT BETTER DEVELOPMENT PLAN CONVERSION REPORT The Better Development Plan conversion of the Coorong DC Development Plan has been used for the assessment of buildings and land use since gazettal by the Minister on 18 August 2011. As anticipated, the changes have provided significant benefits over the previous format, not only for clarity in assessment, but also for informing the public through providing a Development Plan that is more logical, simple and consistent so that users can easily find the provisions relevant to their inquiry. The operation of the Better Development Plan has enabled the following:

• Removed contradictory provisions – previously many of the Council-wide provisions

were repeated within the specific zones, with some of this duplication resulting in contradictions between the two. The BDP has enabled removal of these.

• The Council-wide provisions (now provisions within the General Section) have been vastly improved. Previously the “objectives” (the goals to achieve in the development) of a category (e.g. Land Division) were separated from the “principles of development control” (the criteria for assessing aspects of the development). In fact, some sections only had objectives and no corresponding principles of development control. The BDP has combined these such that specific sections can be printed independent of one another and presented to the public to examine.

• The provisions of the Zones have been vastly simplified by removing the duplication of the general section provisions. For example, the Primary Industry Zone (now called the Primary Production Zone) had a reduction of provisions from 64 to 13.

• The General Section and Zones are arranged alphabetically which improves navigation.

• Highlighting local additions in green provides clarity in what provisions are enacted Statewide and those that are unique to the Council area. This assists when the

Strategic Plan Goal 2.1 – To have up to date Development Plan provisions that reflect the needs and aspirations of the community and ensure its development assessment processes reflect best practice principles and consistent decision making.

Other Documents N/A Statutory Implications N/A Financial Implications N/A Author Senior Planning Officer ESD Impact/Benefit

Economic Ensuring appropriate Development Policy to encourage sustainable economic development in suitable localities.

Social Ensuring appropriate Development Policy to encourage the creation of employment and economic activity.

Environmental Ensuring appropriate Development Policy to ensure environmental requirements are considered as part of development proposals.

Recommendation That the Strategic Planning and Development Policy Committee note the benefits and shortcomings of the Better Development Plan conversion.


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public infer that a particular provision doesn’t apply “anywhere else in the State”, where clearly it most often is State policy.

• Coloured mapping for the zones is much clearer, and separation of overlays (such as transport, development constraints) provides less clutter to the mapping.

• A reduction in the number of land uses that are listed as Category 1 or 2 development for a Zone/Policy Area and relying more on the listings in the Development Regulations has been useful in reducing the contradictions between the two. For example, all dwellings in the Mixed Use Zone in Tailem Bend (located between the river and the highway) required Category 2 notification even though this was the predominant envisaged land use. The Regulations stipulate that all detached dwellings that are not non-complying do not require public notification.

• There was sufficient flexibility to enable Council to accommodate sensible variations to original provisions. For example, to divide off 1 of 2 dwellings from a farm in the Primary Production Zone, originally it could only be assessed on merit if an allotment of “approximately 1ha in size” is created for the surplus dwelling. This was not only vague (what is okay to be “approximately”), but was impractical for those dwellings setback from the road. This was changed to “between 1 and 10ha” to be more definitive and enable more connection to the rural setting by having enough area to run a horse, a few livestock and more suitable separation of dwelling from the property boundary.

Any issues not foreseen? As with any DPA, there will be always some unique circumstances that were not foreseen when developing the policy and where the Development Plan might have been improved. Fortunately, these anomalies have been few, and it is unclear as to whether the Department of Planning, Transport and Infrastructure (DPTI) would have been agreeable to adopting these slight variations at all (it is noted that the Department were, on the whole, a lot more flexible in what we were able to achieve through what was supposed to be a straight “conversion” process). There has been a few items where the conversion has actually made an envisaged use more problematic. These relate to land divisions more particularly. The following is considered areas which can be enhanced through future DPAs:

• Having more than one dwelling on an allotment is non-complying, rather than being a provision, in the Primary Production Zone. Whilst no issue at this time, unclear whether a “manager’s residence” in association with an existing farm homestead would be able to assessed as on merit if on same allotment.

• There was no provision in the River Murray Fringe Zone that enabled inclusion of the “1-10ha excess dwelling” provision that is applicable for the Primary Production Policy Area. Whilst previously land division was non-complying based on non-adherence to the “Desired Character” of the zone (which indicated all division to ensure residential use only in association with farming), the new non-complying criteria now reflects a size differentiation (40ha minimum as per Primary Production Zone). It is noted that a minimum 100 hectare size was standard State policy for the River Murray Fringe Zone. Excision (hence retention) of surplus dwellings will need to be addressed through a Rural Lands DPA.

• The non-complying trigger for land division within the River Murray Flood Zone exempted road reserve creation and rearrangement of existing allotments. An issue with this was that it could enable additional frontages to the waterfront to be created and this was covered by new provision. A “minor adjustment of allotment boundaries to remove an anomaly in the current boundaries with respect to the location of existing buildings or structures” is a State policy recommendation, but is


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not precise in definition and in practicality probably does not require to be so restrictive.

There is obviously much more policy change that would be considered to be advantageous to better guide development and land use within the Coorong District Council, including better aligning land use with infrastructure provision and possible zoning amendments to facilitate suitable economic growth. These can only be undertaken through specific DPAs which provide investigation, policy creation and public and agency consultation that meets State government requirements such that the DPA can be approved. The balance between meeting the community needs in regards to development and the direction of State government policy needs to be found.


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4.4 STRATEGIC DIRECTIONS REPORT UPDATE REPORT The final amendment of the Strategic Directions Report (SDR) was adopted by Council at its meeting of 20 March 2012 and sent to the Department of Planning, Transport and Infrastructure (DPTI) for Ministerial approval on 22 March 2012. Whilst receipt of the Report and accompanying documentation has been confirmed, Council is still awaiting notification of the Minister’s decision. The table below is a reminder of the policy work that Council has endorsed to be considered over the next five years. Each Development Plan Amendment will be guided by the areas of investigation highlighted in the SDR, however this is not at the exclusion of other items that may become more urgent or alter the previous understanding of means to facilitate sustainable economic development. Commentary on the status of each item is provided.

Table 1. Listing of potential DPAs, together with possible timeframes, which aims to

highlight Council’s priorities.

Council DPAs

DPA/ INVESTIGATION

TIME FRAME

COMMENT CURRENT STATUS

Integrated Water Management Plan (IWMP) DPA

2011/12 Commenced 2010/11 in collaboration with other Councils located within the SA Murray-Darling Basin. Funding through SBC Program – Round 1.

Ongoing This project is being managed by the SA Murray-Darling Basin NRM Board on behalf of the Councils that lie within this region. The Statement of Intent has been endorsed by The Coorong District Council, and proposed policy has been drafted to reflect the IWMPs that have been endorsed for the townships. The draft

Strategic Plan Goal 2.1 – To have up to date Development Plan provisions that reflect the needs and aspirations of the community and ensure its development assessment processes reflect best practice principles and consistent decision making.

Other Documents N/A Statutory Implications N/A Financial Implications N/A Author Director Sustainable Development ESD Impact/Benefit

Economic Facilitating economic prosperity, sustainable growth and employment throughout the district.

Social Enhancing the quality of life for the community by encouraging health, well being and safety.

Environmental Responsibly managing the natural and built environment with the aim of attaining sustainability.

Recommendation That the Strategic Planning and Development Policy Committee note the current status of the Strategic Directions Report.


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Council DPAs DPA/ INVESTIGATION

TIME FRAME COMMENT CURRENT STATUS

DPA is yet to be finalised for endorsement by each Council such that public and agency consultation can be undertaken.

Strategic Land Use Masterplan

2012 A Strategic Land Use Masterplan will provide background investigations for Industrial, residential and Primary Production development opportunities and form the basis of investigations for the Industry and Rural Lands DPA’s. The Land Use Masterplan will also provide background investigations for Council’s townships; this component of the Masterplan will commence in 2013.

Nearing completion This has been renamed as the Land Use and Infrastructure Prospectus and included for discussion and endorsement in this agenda.

Industry/ Motorsport DPA

2012/13 To align with Masterplan for Tailem Bend Motorsport Park. There will be potential for industrial/commercial expansion on this site. Furthermore investigations regarding industrial land for all townships needs to be undertaken to ensure adequate industrial land is available. Investigations are also required regarding Intermodal Transport and Bulk Handling opportunities.

Draft Statement of Intent completed The Statement of Intent and engagement of consultant is included in this agenda.

Rural Lands/ River Murray Protection Area DPA

2012/13 Focussing on land division and capacity for expansion of rural industries whilst protecting key conservation and landscape areas, noting specific areas including the Narrung Peninsula. General background investigations provided in part by Rural Lands survey undertaken through the SBC Program – Round 1. Will also investigate alternative energy provisions and potential precincts and policy areas.

Background work commenced No budgetary consideration has been given to this for the 2012-13 financial year. However, some background work in regards to GIS data collection has been undertaken and investigations, drafting a Statement of Intent etc will be done by Council staff as time permits.

Town Centre/ Township DPA

2013/14 This DPA will ensure provisions and zoning in Council’s townships are appropriate, with particular emphasis on Tintinara, Meningie and Tailem Bend. This DPA will also investigate options regard tourism and signage.

Not yet commenced As with the Rural Lands DPA, some initial investigative work may undertaken by Council staff as time permits.

Update BDP version/ Miscellaneous Amendments DPA

2014/15 A General DPA that will ensure any inconsistencies are removed and that the most recent versions of the Better Development Plan modules are inserted into Council’s Development Plan.

May not be required DPTI has now facilitated inclusion of updated BDP policies to be included in any DPA undertaken by Council. As such, the latest version will be adopted through the Industry and Motorsport DPA. Through this, and the other DPAs, some of the miscellaneous amendments might be suitably addressed and remove the requirement for this DPA to be undertaken.

Ministerial DPAs

Bushfire Prone Areas DPA

Through negotiation

Council to lobby Minister to undertake DPA.

Not yet initiated


5.1 SELECTION OF CONSULTANT FOR INDUSTRY AND MOTORSPORT DEVELOPMENT

PLAN AMENDMENT

RECOMMENDATION That in accordance with Section 90(2) of the Local Government Act 1999, the Strategic Planning and Development Policy Committee orders that the public, (excepting the Director Sustainable Development, Senior Planning Officer and Sustainable Development Project Support Officer), be excluded from attendance at the meeting to the extent that the Committee considers it necessary to receive, discuss or consider in confidence the report to be provided at the meeting – Selection of Consultant for Industry and Motorsport Development Plan Amendment. That the Committee is satisfied that pursuant to Section 90(3)(d)(i) of the Local Government Act 1999: The information the disclosure of which- Is commercial information of a confidential nature (not being a trade secret) the disclosure of which could reasonably be expected to prejudice the commercial position of the person who supplied the information, or to confer a commercial advantage on a third party. RECOMMENDATION That under Section 90(2) and (3)(b)(i) of the Local Government Act 1999, the Council pursuant to Section 91(7)(b) of that Act order that the discussion and report remain in confidence and the resolution come out of confidence.

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CONTENTS

Acknowledgements

i

1.0 Introduction

1

2.0 The Council Area in Brief 2

3.0 Strategic Influences 4

4.0 Zoning and Land Use 4.1 Primary Production Zone 4.2 Conservation Zone 4.3 River Murray Flood Zone 4.4 River Murray Fringe Zone 4.5 Land Use

5 5 5 7 8 9

5.0 Infrastructure Opportunities and Challenges 5.1 Transport and Mineral Resources 5.1.1 Highway Network 5.1.2 Controlled Access 5.1.3 New Access 5.1.4 Advertising Signs Along DPTI Roads 5.1.5 Council Road Network 5.1.6 Rail Network 5.1.7 Aviation 5.1.8 Mineral Resources 5.2 Electricity and Water Infrastructure 5.2.1 Electricity Network 5.2.1.1 ElectraNet 5.2.1.2 ETSA Utilities 5.2.1.3 3-Phase Power 5.2.2 Gas 5.2.3 Water Supply - SA Water 5.2.4 Underground Water 5.2.4.1 The Peake, Roby & Sherlock PWA 5.2.4.2 The Tintinara Coonalyn Prescribed Wells Area 5.2.5 River Murray Prescribed Watercourse 5.3 Other Opportunities and Challenges 5.3.1 Communications 5.3.1.1 Agile Communications 5.3.1.2 National Broadband Network 5.4 Natural Resources 5.5 Infrastructure and Water Resources Map

10 10 10 10 11 12 13 14 15 15 16 16 16 18 19 20 22 23 23 25

26 28 28 28 28 29 30

6.0 Conclusion

31

7.0 Contact Details and Further Information

32

Appendices Appendix 1 Strategic Influences Appendix 2 Building Near Transmission Lines

33

Land Use & Infrastructure Prospectus i

Acknowledgements The Coorong District Council would like to acknowledge the following people for their assistance in developing the mapping contained in this document.

• Rural Solutions (insert names of staff)

• DPTI (insert names of staff) The Coorong District Council would like to acknowledge the assistance of URPS, in particular Geoff Butler, for their assistance with the investigations and commentary contained within this document.

Land Use & Infrastructure Prospectus Page 1

1.0 INTRODUCTION Council’s 2012 - 2016 Strategic Management Plan sets out the Vision for the Council area as:

“A progressive and proactive Council recognised for its diverse communities, prosperous economy and unique and highly valued environment.”

As part of its Mission Statement, the Plan commits Council to:

• “Responsibly managing the natural and built environment to achieve sustainability”

• “Facilitating economic prosperity, growth and employment throughout the

district.” To assist it in achieving this Vision and Mission Statement, Council has prepared this Land Use & Infrastructure Prospectus. Strategic land use planning is essentially concerned about the planned allocation of land use, taking into consideration such factors as movement networks, the appropriateness of available and proposed infrastructure and environmental factors. While primarily of a strategic nature, the Prospectus also provides a level of detail that can assist developers in investment decisions by providing an indication of key strengths, emerging opportunities and challenges facing the region. The Council area is already subject to a number of strategic directions, across the local, state and federal levels. This Prospectus therefore reflects these directions, with an emphasis on the provision of key land use and infrastructure information.


2.0 THE COUNCIL AREA IN BRIEF The Council area comprises:

• land within the regions generally known as the Murraylands and the Upper South East

• 8,836 square kilometres of mainly rural land • the main townships of Tailem Bend, Meningie, Tintinara and Coonalpyn, plus

other smaller settlements including Peake, Sherlock, Coomandook, Yumali, Ki Ki, Noonameena, Salt Creek, Policeman’s Point, Narrung and Raukkan

• a large area of coastline and the environmentally renowned Coorong and includes the lower reaches of the River Murray and encompasses Lake Albert and part of Lake Alexandrina

• a strong diversified primary industry base • major service freight routes, including the Dukes, Mallee and Princes

Highways as well as the Adelaide to Melbourne rail line.

Its population:

• was 5,431 people at the 2011 census • faced an overall decline in numbers between the 2001 and 2011 censuses of

229 people (4%) • experienced growth in Tailem Bend, Meningie and Coonalpyn townships but

a decline in rural areas • is ageing, with the median age increasing from 38 to 43 between the 2001

and 2011 censuses • has a significant Indigenous component – approximately 6% of the population • is considered to be relatively disadvantaged (under the SEIFA Index of

Relative Socio-economic Disadvantage) • in March 2012 had a higher unemployment rate (6.1%) than the State wide

figure (4.7%). Key land uses include:

• 75% agriculture • 19% native vegetation • 6% other (urban, roads, etc).

Economic drivers (2010) include:

• agriculture, accounting for nearly 40% of the District’s economic output ($152M), 76% of regional exports and over 40% of employment, with key sectors being grain, beef cattle, sheep and dairy cattle

• manufacturing outputs ($35.6M) • retail ($35.8M) • transport and storage ($24M).



3.0 STRATEGIC INFLUENCES There are a number of strategic documents across the three tiers of Government that will influence the direction of this Prospectus. The key influences include:

• Council’s Strategic Management Plan • Council’s Strategic Directions Report • Council’s Tourism and Economic Development Plan • Council’s Population and Economic Activity Profile • Council’s Carbon Neutral Strategy • Coorong District Local Action Plan (LAP) • Tintinara–Coonalpyn Land and Water Management Plan • South Australia’s Strategic Plan • Murray and Mallee Region Plan (Planning Strategy) • The South Australian Murray-Darling Basin NRM Strategic Plan 2009-2019 • The South East Region NRM Plan • The Strategic Infrastructure Plan for South Australia – Regional Overview • Regional Development Australia – Murraylands & Riverland Regional

Roadmap 2011-2013 • Mid Murray to Coorong corridor in the Murraylands, South Australia –

Agriculture and associated industry potential • Carbon Farming Initiative • Environment Protection and Biodiversity Conservation Act 1999

A summary and links to these strategic documents and influences are provided in Appendix 1 of this document.


4.0 ZONING & LAND USE The directions identified in the various Strategic documents that apply to the Council area, can, in some instances, be implemented via the planning policies contained in Council’s Development Plan. A review of the Development Plan has been undertaken for the key non-urban zones in the Plan (see Zone Map CooD/1 on the next page), with summary comments provided below. 4.1 Primary Production Zone The bulk of the Council area is located within the Primary Production Zone in Council’s Development Plan. A key objective for the Zone is the “Protection of primary production from encroachment by incompatible land uses and protection of scenic qualities of rural landscapes.” Envisaged forms of development within the Zone include:

- bulk handling and storage facility - commercial forestry - dairy farming - dwelling in association with primary production - farming - horticulture - intensive animal keeping - land-based aquaculture - tourist accommodation (including through the diversification of existing

farming activities and conversion of farm buildings) - waste facility which supports and existing township - wind farms and ancillary development.

The definition of “farming” includes the use of land for any purpose of agriculture, cropping, grazing, or animal husbandry. When taken into account with the other listed land uses envisaged in the Zone, there appear little or no agricultural activities that cannot occur in some fashion within the Zone. Apart from restrictions on the location of the growing of olives, the creation of allotments of less than 40 hectares in area and the general requirement for new dwellings to be located on allotments of at least 40 hectares where created after 1 January 2001, there appears little to restrict consideration of development that could be expected within a Primary Production Zone. In summary, there appears no fundamental policy barriers to facilitating a wide range of agricultural and associated activities within Council’s current Primary Production Zone. However, when considering a new development within the Zone, the proponent should first undertake a more detailed review of applicable “merit” policy to ensure the proposed development “fits”. 4.2 Conservation Zone The Conservation Zone is also a significant zone within the Council area.


A key objective for the Zone is “The conservation and enhancement of the natural environment and natural ecological processes for their historic, scientific, landscape, faunal habitat, biodiversity and cultural values.”


The Zone contains the District’s Conservation Parks, including Ngarkat, Martins Washpool, Messent, Mount Boothby and Carcuma, as well as The Coorong National Park which is an environment of international significance, particularly in regard to the habitat it provides for waterbirds. The entire Coorong (including the ephemeral lakes in the southern end) has been listed by the Ramsar Convention as being Wetlands of International Importance. Envisaged forms of development in the Zone are largely limited to those required for scientific studies, conservation management and appreciation of natural and cultural heritage. Not surprisingly, development of commercial forestry, dairying, farming, horticulture, intensive animal keeping and the like, are listed as non-complying uses within the Conservation Zone. Given that these uses are envisaged in the adjoining Primary Production Zone, however, tensions can arise when these uses have the potential to adversely impact on the “conservation” activities being pursued in the Conservation Zone. Similarly, the management of activities undertaken in the Conservation Zone can have adverse impacts on the adjoining Primary Production Zone activities, including through increased bushfire risk from expanses of native vegetation and impacts from foraging animals (i.e. kangaroos, wombats, etc). As the activities undertaken in both zones are important to the future of the Council area, a proponent should not assume that their proposal will take precedence over other factors. In some instances, increased attention to avoidance or amelioration of potential impacts will need to occur, perhaps through the provision of buffers or separation distances at the interface. 4.3 River Murray Flood Zone The River Murray Flood Zone is a relatively narrow strip of land bordering the River Murray, apart from where it also encompasses the Lower Lakes. A key objective for the Zone is “Restricted development in recognition of the hazards associated with floods, by minimising new structures and changes to existing natural ground levels.” While primarily for the conservation of the natural and cultural features of the river environment, “farming” is also an envisaged use within the Zone, but not other forms of agriculture. The following activities (and others) are non-complying in the Zone:

• commercial forestry • dairy • horticulture • industry • intensive animal keeping • tourist accommodation.


4.4 River Murray Fringe Zone The River Murray Fringe Zone is more expansive than the River Murray Flood Zone and forms a key element to the backdrop of the River, Lakes and Coorong. It contributes significantly to the natural character of these areas. A key objective for the Zone is “The natural character and visual attractiveness of the River Murray, valley face and surrounds unmarred by development.” Notwithstanding this, the Desired Character statement for the Zone envisages activities involving interpretation, sale or sampling of produce, on-farm tourism and small-scale value adding enterprises. Envisaged forms of development within the Zone include:

• dairy • detached dwellings in association with primary production • farming • horticulture • industry for the processing of primary produce • irrigated pasture • intensive animal keeping • land-based aquaculture • tourist accommodation in association with existing farm residences • tourist facilities in association with ongoing use of land for primary production.

Similar to the Primary Production Zone, there appear little or no agricultural activities that cannot occur in some fashion within the Zone, although commercial forestry is not listed as an envisaged use. While there appears no fundamental policy barriers to facilitating a wide range of agricultural and associated activities within Council’s current River Murray Fringe Zone, when considering a new development within the Zone the proponent should first undertake a more detailed review of applicable “merit” policy to ensure the proposed development “fits”, particularly in relation to water quality policies. Also similar to the Primary Production Zone, tensions can arise when these uses have the potential to adversely impact on the activities being pursued in adjoining zones. Once again, as the activities undertaken in surrounding zones are important to the future of the Council area, a proponent should not assume that their proposal will take precedence over other factors. In some instances, increased attention to avoidance or amelioration of potential impacts will need to occur, perhaps through the provision of buffers or separation distances at the interface. 4.5 Motor Vehicle Track Zone The Motor Vehicle Track Zone, which is located approximately five kilometres from the centre of Tailem Bend, encompasses the former Mitsubishi Test Track. The site was purchased by the Council in order to facilitate economic activity in the district and to diversify the district’s economy.


A key objective for the Zone is “A zone primarily accommodating facilities for the development of motor vehicles, driver training, vehicle inspection and motoring events.” Envisaged forms of development within the Zone are primarily based around the motor track and ancillary activities and facilities. Recognised as having significant opportunities for further development, Council is currently proposing amendments to the Zone to facilitate this development. 4.6 Land Use In addition to the current zoning covering the Council district is it important to consider and recognise the land uses as well. The following map indicates the Land Use Survey undertaken in 2008. The map indicates that the predominant land use is grazing, especially in the south and western part of the district. There is substantial cropping in the northern area of the district with some small areas of horticulture and irrigated cropping and native vegetation. The nature conservation land use generally aligns with the Conservation Zones. Insert land use map


5.0 INFRASTRUCTURE OPPORTUNITIES AND CHALLENGES This section identifies the key infrastructure components servicing the Council area, indicates potential opportunities based on the provision of this infrastructure and also the challenges into the future, whether from a lack of suitable infrastructure or a lack of information being readily available from service infrastructure providers. The information available today will not always reflect the information available in coming periods and it is therefore important that relevant service providers be contacted when considering key development proposals in the region. Where possible, contact details are provided at the end of each section of discussion, enabling further, up-to-date information to be sought. This infrastructure information, coupled with an understanding of the various land uses considered desirable within the Council area (i.e. primary production, industry, urban, environmental, etc), will provide a solid basis for investment decisions into the future. 5.1 TRANSPORT AND MINERAL RESOURCES

5.1.1 Highway Network The Council area is dissected by the Dukes Highway, which is part of the National Land Transport Network. The Network is a single integrated network of land transport linkages of strategic national importance, which is funded by Federal, State and Territory Governments. The Network is based on national and inter-regional transport corridors including connections through urban areas, links to ports and airports, rail, road and intermodal connections that together are of critical importance to national and regional economic growth development and connectivity. The Princes Highway (Tailem Bend to Meningie and then to the South East) services the coastal areas while the Mallee Highway (Tailem Bend to Peake and then to Pinnaroo) services the north-eastern portion of the Council area. These roads, together with McIntosh Way (from Meningie to Coonalpyn) and a small section of the Langhorne Creek Road (around Wellington), are maintained by the Department of Planning, Transport and Infrastructure (DPTI). Both the Princes Highway and the Dukes Highway service the Adelaide-Melbourne and Adelaide-South East South Australia freight routes, with the Mallee Highway servicing the Adelaide-Sydney route (as an alternative to the Sturt Highway route through the Riverland region). Access to these Highway networks provides a significant advantage in being able to readily access key markets, as well as providing visibility to businesses with Highway frontage. The various types of roads are shown on the Transport and Mineral Resources Map. 5.1.2 Controlled Access A potential limitation for this Highway network is being able to provide the required access to a Highway from private property, particularly to the portions of the Princes Highway and the Dukes Highway (essentially from where the Princes Highway enters the Council area north of Tailem Bend and extending along the Dukes Highway to Coomandook) which are declared Controlled Access Roads under the Highways Act.


Control of access on these roads is administered by the DPTI on behalf of the Commissioner of Highways. The purpose of these controls is to minimize or eliminate the traffic congestion resulting from development of adjoining properties and to ensure that the traffic carrying capacity of roads is maintained. Control of access is not necessarily intended to prohibit development but rather to control both the location and the number of points of access to premises which abut the road. This form of control limits the effect of local traffic movements on through traffic, and where necessary the two types may be physically separated. Before entering into any agreement to purchase a property, build on or subdivide a property abutting a controlled- access road, information should be sought from the Transport Services Division of the DPTI with regard to present and future access to the property. Application for approval to construct or alter a means of access to a Controlled-Access Road must be made in writing to the Commissioner of Highways and should state the location of the property, the Certificate of Title reference, the land owner’s name, the present and intended land use and the preferred location of the access. After consideration of all aspects of traffic management and public safety the application may be approved (in which case a permit to construct and use a means of access is issued) or not approved (in which case the applicant will be advised of the reasons for the decision). Control of access is implemented by publication in the Government Gazette of a proclamation together with a plan defining the section of road subject to control and showing the existing, approved means of access at the time of proclamation. Subsequent access points approved after the proclamation would be permitted access points that have been issued permits. DPTI does not have any plans that show approved access points on non controlled access roads. After proclamation, owners and occupiers of adjoining and adjacent land who may be affected are notified of the proclamation and their statutory rights, and of the controls which apply to the construction and use of points of access. The Council of the district is also advised of the issue of the proclamation. In the event of a new access point being granted by DPTI (or relocated from an existing approved location), then there could be significant construction work required to provide the grade of intersection suitable to service the proposed development. Any future plans for duplication might have an impact on accessibility to the Highway network, but this is likely to only affect the Dukes Highway. DPTI has advised that it does not have any current plans to duplicate any DPTI roads at Tailem Bend or Tintinara townships.

5.1.3 New Access The creation of a new access to non-controlled access roads would follow the normal process of applying to the Council (i.e. an access application or as part of a development application) and then Council referring it to DPTI for comment. The rationale for the new access should be provided, generally in the form of a traffic


impact assessment to determine the impacts on the arterial road network and any upgrading works required to safely and efficiently cater for the expected movements. The standard of access required depends on the size of vehicles using the access and the frequency of movements (i.e. the access points would be assessed to see if they can support additional traffic movements). Some issues that would need to be considered are:

• Location of the access e.g. are sightlines adequate, proximity to side roads

and other conflict points, is alternative access available, etc • Design of access e.g. can it be designed for simultaneous two-way vehicle

movements of the largest vehicles expected, can it be be sealed and flared to the sealed carriageway and provide a level platform area to enable vehicles to stand on a sealed and level area prior to entering the road

• Can vehicles left turn out without encroaching over the centreline of the road? • Depending on the traffic movements, channelized treatments (e.g. left turn

deceleration lane, sheltered right turn lane, etc) may be required to safely cater for the movements. Any road works required as a direct result of a development will need to be designed and constructed to the satisfaction of DPTI, with all costs (design, construction, project management, lighting, drainage etc) being borne by the developer. A Developer Agreement would also need to be entered into with DPTI.

• Is there enough room for the required road works to be provided that meet DPTI and Australian Standards?

Whether seeking access to a DPTI maintained non-controlled access road or a controlled access road, some general principles regarding access points along these roads are:

• It is preferred that the access points be one consolidated access point (i.e. a local road) rather than direct access from the new development (i.e. direct driveway access from the development)

• There is a need to provide an adequate buffer between the development and the Highway

• Direct property access onto the Highway should be prohibited • Access to the Highway should be limited by way of existing local/service road

junctions. Any proposed new junctions would need to be assessed by DPTI • That the existing speed limits on the Highway are able to be maintained.

In relation to the DPTI maintained The McIntosh Way (between Meningie and Coonalpyn), DPTI has advised that, while not a controlled access road, the number of new access points on this road should be minimised in the interest of road safety. DPTI has also advised that it has no forward plans to provide the arterial road bypasses (shown as intermodal connector roads on Concept Plans in Council’s Development Plan) proposed by Council for Tailem Bend and Tintinara townships.

5.1.4 Advertising Signs Along DPTI Roads

In relation to advertising signs along DPTI maintained roads, DPTI has advised:

• it is of the view that advertising signs should relate to the use of the land • third party advertising is generally not supported


• any advertising sign should not pose a hazard in relation to its location (i.e. it must be located outside the clear zone and not obstruct sight lines to pedestrians, traffic control devices, junctions etc and be designed to minimise the potential for distraction)

• the content of signs (including graphic and text) should be simple, effective and easily assimilated to minimise distraction

• signs must be legible from an appropriate distance and designed and installed so that they may be identified and read by an approaching driver in advance to avoid driver distraction from their primary task of observing and reacting to traffic control devices and the presence of other road users, including pedestrians and cyclists

• signs that flash, rotate, scroll etc and those that use LED/LCD technology and create an undue distraction are not supported.

Further information can be sought from: George Morias Unit Manager, Land Use Coordination Transport Services Division Department of Planning, Transport and Infrastructure T 08 8343 2303 F 08 8343 2725 M 0401 124 302 E [email protected]

5.1.5 Council Road Network Council has in excess of 2000 km of roads established throughout the district. These have all been classified in respect to their capacity to cater for volume of traffic and the size of transport (up to B-Double rating). Some developments will require B-Double access to operate, and as such upgrade of certain roads might be required to ensure that the capacity of the road can cater for this as well as ensuring that the existing road assets are not significantly damaged by the extent of traffic. The Transport and Mineral Resource Map indicates the B Double sealed and unsealed roads in the Council District. Further information can be sought from: David Mosel Director Infrastructure and Assets The Coorong District Council T 08 8572 3611 F 08 8572 3822 M 0428 516 026 E [email protected]


5.1.6 Rail Network

As with the Highway road network, there are three rail routes which service the district. The principal line is the Adelaide-Melbourne line, however there are spurs which service the Mallee region, starting at Tailem Bend and linking to Karoonda-Loxton on one line and Lameroo-Pinnaroo on the other. The ownership/administration of the lines is as follows:

• Adelaide-Melbourne line is owned by the Minister, and administered by the Australian Rail Track Corporation (ARTC). This line is an open-access line to all licenced operators.

• Tailem Bend-Loxton line and Tailem Bend-Pinnaroo line are owned by the Minister and administered by Genesee & Wyoming Australia. This company has also acquired the Adelaide-Darwin line, giving potential to directly access Asian markets.

• Tailem Bend “shunting yards” are administered by Genesee & Wyoming. There may be opportunity for industrial development in conjunction with this.

The current load out facilities onto the railway lines within the district are confined to the bulk handling grain facilities at Tailem Bend, Peake, Coonalpyn and Tintinara which are owned by Viterra Ltd. Genesee & Wyoming has commented that there are a number of possibilities in relation to establishing load out facilities on the existing rail network and in creating a spur line/possible intermodal hub at Tailem Bend. Financial arrangements associated with any additional infrastructure requirements would need to be negotiated on a case-by-case basis. Further information can be sought from: Wayne James Executive General Manager, Special Projects Australian Rail Track Corporation T: 08 8217 4436 E: [email protected] Paul Hollitt Access & Property Manager Genesee & Wyoming Australia T: 08 8343 5441 F: 08 8343 5454


5.1.7 Aviation The district has two licensed airfields, at Meningie and Tintinara. The Tintinara Airfield has cross runways; an 800 metre SW to NE oriented runway (CASA Code 1) is asphalt sealed, while the 1200 metre NW to SE oriented runway (CASA Code 2) is earth surfaced. Runway lights have recently been installed so that the 800 metre sealed runway can be used at night. Aerotech are presently the only commercial operator using the Airfield. The Meningie airfield has two grass runways, with 03/21 being 1,000 metres in length and 15/33 being 850 metres in length. Both airports are designated as local airports and cater for light air traffic. The potential for development in association with these airfields might include tourism enterprises, expansion of aviation-related industries and industrial development that requires an airport location. Further information can be sought from: David Mosel Director Infrastructure and Assets The Coorong District Council T 08 8572 3611 F 08 8572 3822 M 0428 516 026 E [email protected]

5.1.8 Mineral Resources There are several mineral exploration licenses and mining and production tenements located across the Council district. The mining and production tenements are for gypsum, salt, silica sand and calcrete. Exploration licenses are for coal, mineral sands, salt, gypsum, uranium, zinc and heavy mineral sands. They are indicated on the Transport and Mineral Resources Map. Further information can be sought from the Resources and Energy Group of DMITRE: Customer Services T: 08 8463 3000 F: 08 8463 6518 E: [email protected]

Insert the Transport and Mineral Resources Map


5.2 Energy and Water Infrastructure 5.2.1 Electricity Network

The State’s electricity transmission network comprises of two primary organisations, these being:

• ElectraNet which provides the high-voltage transmission and direct-connect to large industries

• ETSA Utilities which provides low-voltage supply to the customer. 5.2.1.1 ElectraNet ElectraNet is the principal Transmission Network Service Provider (TNSP) in South Australia. It owns and manages the regulated high-voltage electricity transmission network and operates in Australia’s National Electricity Market. Its core business is to build, operate and maintain the electricity transmission ‘highways’ that transport electricity from generators and interconnectors to distribution networks and large industrial customers. Its customers include:

• power generators • the State’s electricity distributor ETSA Utilities • large industry.

ElectraNet’s transmission network operates at 275 kV (275,000 Volts), 132 kV and 66 kV and across South Australia consists of 88 high-voltage substations and about 5,500 circuit kilometres of transmission lines. ElectraNet operates a 275 kV and two 132 kV transmission lines through the Coorong Council area. The Coorong Council area is part of the South East 132 kV transmission system which comprises a network that supplies customer loads to major towns in the South East region of South Australia, including Tailem Bend. The region derives its supply from the Main Grid 275 kV network via 275/132 kV substations located at Tailem Bend and approximately 15 kilometres north of Mount Gambier. There are presently eight customer connection points supplied by the South East transmission system. The Tailem Bend, Keith, Kincraig (Naracoorte), Snuggery Rural (near Millicent), Blanche, Mount Gambier and Penola West connection points supply the ETSA Utilities distribution system, which in turn reticulates to electricity users in the region. The remaining connection point provides electricity supply to Kimberley-Clark Australia at Snuggery. There are also three generation connection points to the ElectraNet system in the South East region (from gas turbines and wind farms), while a further wind farm connects to the ETSA Utilities 33 kV network at Snuggery substation. Electrical demand in the South East 132 kV transmission system has grown steadily over the years as a result of residential, agricultural, commercial and industrial development. As part of its 20 Year Load Forecast, ElectraNet has prepared low, medium and high forecasts of future demand, based on forecasts produced by ETSA Utilities and other direct connect customers and on typical summer peak loads. The projected power system limitations have been based on these forecasts and, from this, ElectraNet has identified measures to alleviate the projected performance limitations.


Of specific interest to the Coorong area, is the need to install a 15 Mvar 132 kV capacitor bank at the Tailem Bend substation to ensure acceptable voltage levels at the 33 kV connection point should the Tailem Bend 275/132 kV transformer fail. Analysis indicates that voltages at Tailem Bend will fall to unacceptable levels following the loss of this transformer. This Tailem Bend connection point supplies loads as far away as Pinnaroo, Coonalpyn and Narrung, via the ETSA Utilities 33 kV and SWER distribution systems. The estimated cost of this work is $4 million and it may commence in 2013. In the longer term, further augmentation works may be required at the Tailem Bend substation. ElectraNet has also identified potential opportunities for connection of generation and load to the South East transmission network and has commented: In relation to generation connection opportunities:

• Tailem Bend would provide a suitable location in the system for generation to connect

• Generation development in close proximity to the Tailem Bend to South East 275 kV transmission lines would provide a viable connection location

• The capacity of the existing 132 kV transmission network is almost fully utilised and there is minimal scope to connect generation into the existing 132 kV network.

In relation to load connection opportunities:

• Tailem Bend or South East 275/132 kV substations provide good locations at which to connect new load

• Connection of new load at any point along the Tailem Bend to South East 275 kV transmission lines would be acceptable especially in the case of large loads (>30 MW)

• The existing South East 132 kV transmission network is operating at close to capacity and there is minimal scope remaining to connect additional load.

ElectraNet has also advised of consideration of a SA-Vic Interconnection Upgrade, aimed at increasing the capacity of the existing 275 kV Heywood Interconnector to allow increased power flows between South Australia and Victoria, thereby addressing congestion, high market price events and restrictions on wind farm outputs. The project will resolve existing transmission network congestion, with two transmission options being considered:

• an incremental upgrade to increase existing interconnector capacity from 460 MW to 650 MW, providing up to 190 MW of additional capacity

• a new 500 kV transmission line from the Victorian Heywood terminal substation into the South Australian South East region, providing up to 2,000 MW of additional capacity.


Further information can be sought from ElectraNet: Head Office T: 08 8404 7966 F: 08 8404 7364 E: [email protected] Land Development Manager Surya Prakash T: 1800 243 853 Transmission Services Network Customer Manager Jezac Crowe T: 1800 243 853 5.2.1.2 ETSA Utilities ETSA Utilities is the licensed electricity distributor for South Australia and is responsible for planning and operating the distribution system across the State. Distribution system assets commence from the 66 kV and 33 kV Connection Points shared with ElectraNet. ETSA Utilities’ assets include 66 kV and 33 kV buses, sub-transmission lines, distribution substations, high voltage distribution feeders, street transformers, low voltage circuits and services to customers. The key services ETSA Utilities provides to the community include:

• delivering electricity from the high voltage network through poles and wires to properties and businesses

• installing, maintaining and reading meters • providing an emergency response in the event of blackouts • repairing street lighting.

The ETSA Utilities Electricity System Development Plan 2012 indicates that for electricity planning purposes the Coorong Council area is within two regions - the Murraylands Region and the South East Region. The Murraylands The ETSA Utlities’ Murraylands Region includes the region from Punyelroo in the north to Coonalpyn in the south and extends eastwards to Pinnaroo and westwards to Narrung. There are three main connection systems in the Murraylands, being Mannum, Mobilong and Tailem Bend. Electricity is supplied to the various towns and localities throughout the Murraylands directly from the 33 kV sub-transmission network or via distribution substations. These substations are operated at 33 kV stepped down to 11 kV and are upgraded when load exceeds capacity. Customers are supplied from ETSA Utilities distribution system via 33 kV lines and 7.6 kV, 11 kV and 19 kV feeders, which are connected to distribution substations. These lines and feeders are extended and upgraded as required to meet customer demand, customer connection requests and to maintain quality of supply. Large


customer projects may require a distribution substation upgrade as well as 11 kV feeder or 33 kV line modifications. Therefore, ETSA Utilities should be notified as early as possible during the planning stages of a project so that customer connection requirements can be met. ETSA Utilities reviews its load forecasts annually after each summer peak load period, with the most recent review completed in April 2012. This review considered the impact of any new peak load recordings, system modifications and new large load developments, in accordance with Network Planning’s Procedures. Three load forecasts were developed for all ETSA Utilities’ substations and ElectraNet Connection Points: high, medium and low. ETSA Utilities uses the moderate forecast for the purpose of determining the timing of constraints documented within the Electricity System Development Plan 2012. In relation to that part of the network within the Coorong Council area, and in particular :

• Tailem Bend 132/33 kV Connection Point • Non Zone Substations, Transformer Stations and Regulators • 33 kV Sub-transmission Lines

no constraints were identified for the next three years. The South East The ETSA Utilities’ South East region includes the region from Tintinara in the north to Port MacDonnell in the south and extends westwards to the coast and eastwards to the Victorian border. There are six main connection systems in the South East, being Keith, Kincraig, Snuggery, Mount Gambier, Blanche and Penola West. The same distribution network, as discussed above for the Murraylands Region, applies in the South East Region. There are no 132/33 kV Connection Points or Zone Substations in the Coorong Council area. No constraints were identified for the next three years for Non Zone Substations, Transformer Stations and Regulators and 33 kV Sub-transmission lines in relation to facilities at Tintinara. 5.2.1.4 3-Phase Power It is commonly accepted that the provision of reliable, adequate, low priced power in a region can contribute significantly to regional development, stimulating the expansion of existing businesses and the establishment of new ones. Many businesses require 3-Phase Power where the higher voltage (close to 400 volts as opposed to 230 volts for Single Phase Power) delivers more energy to commercial and industrial loads. Apart from the higher voltages used, the real advantage to 3-Phase Power is in how electric motors perform. Three phase motors are cheaper to manufacture and more efficient to operate than their single phase counterparts and there are fewer issues with power dips and flickering lights when larger motors are being started. All this adds up to many manufacturers of equipment, such as metalworking machines, car


hoists and refrigeration systems, actively using three phase motors in their designs. In effect, this requires the customer to install a 3-Phase connection if they want their machine to work. If a 3-Phase connection does not already exist at a particular location, organising a connection may take some effort. Checks need to be made to the electricity supplier to see if 3-Phase power is available to the area. It is likely that the cable from the street to the building switchboard will need to be replaced with a new one with the three wires inside. An electrician will also need to upgrade the switchboard with a new tariff meter and fit special three phase circuit breakers. If the existing switchboard is small, then the entire switchboard may need replacement and re-wiring. Lastly, new cables will need to be installed from the switchboard to each machine that uses 3-Phase power. The “Major electricity transmission line” routes and “Electricity power station/substation” locations are shown on the Energy Infrastructure and Water Resources Map. Further information can be sought from: ETSA Utilities Asset Manager - South East John Riedel T: 8724 1617 Office of the Technical Regulator T: 8226 5500 F: 8226 5523 E: [email protected]

5.2.2 Gas

South East Australia Gas Pty Ltd (SEA Gas) operates the high pressure natural gas transmission pipeline system that transports natural gas from Port Campbell and Iona in Victoria to markets in South Australia and Victoria. Over 50% of Adelaide’s natural gas energy needs are supplied by SEA Gas. The primary function of the pipeline system is to provide safe, reliable transportation of gas from receipt points to delivery points. The pipeline traverses the Coorong Council area, entering just north of Keith on its southern boundary, with its alignment generally paralleling the Dukes Highway, until it exits the Council area south of Tailem Bend. The alignment of the SEA Gas pipeline is shown on the Energy and Water Resources map. To keep the gas flowing on its 680 kilometre trip from Port Campbell to Adelaide, the gas needs to be compressed along the way. Two compressors have been installed to date, one near Hamilton in Victoria and the other near Coomandook within the Coorong Council area. In addition to transportation to the Adelaide and Victorian pipeline system, SEA Gas currently transports gas to three regional delivery points: a large abattoir at Naracoorte, a cheese production factory at Jervois and the South East South Australia pipeline. SEA Gas operates under an Open Access Policy that ensures that prospective customers can access services on the SEA Gas pipeline system in a fair, efficient,


confidential and timely manner. The quantum of services that SEA Gas is able to offer will vary from time to time, depending on existing contract commitments. SEA Gas maintains a registry of Current Offers on its website, showing indicative quantities, prices and terms for services available at any point in time. SEA Gas is not, however, involved in the setting of gas prices, which is up to the suppliers/producers. If at any time the demand for SEA Gas pipeline services exceeds the currently available uncontracted or tradeable capacity, SEA Gas will employ a “first come first served” approach to allocate the available capacity. If there is no spare uncontracted capacity, SEA Gas will inquire of existing customers whether an opportunity for trade exists and advise a potential customer accordingly. If there is no spare uncontracted capacity and no trading opportunity exists, a potential customer can discuss expansion of the capacity of the SEA Gas pipeline directly and confidentially with SEA Gas. The overall capacity of the pipeline is 314TJ per day. While SEA Gas has advised this overall capacity is fully contracted (in mid 2012), it also advised that only 200/250TJ per day capacity was generally required, enabling the spare capacity to be considered for other users. SEA Gas has confirmed that a “stub-offtake point” (provided during the construction of the pipeline) is available directly south of Tailem Bend in the area known locally as “Blacketts Subdivision”. This 8” (250mm) connection point could service a number of users or be dedicated to a particular user. “Hot taps” (providing a new pipeline connection while the pipeline remains in service, flowing natural gas under pressure) can be provided at other locations at an estimated cost of some $200,000 each. High pressure natural gas and liquid petroleum transmission pipelines (HPPs) have a level of risk, which must be assessed when considering land use and development of land in the vicinity of pipelines, to ensure that risk to people, property and the environment is within acceptable levels. A HPP failure can impact an area several hundreds of metres from a pipeline. The most frequent cause of pipeline failure worldwide is damage caused by external interference resulting from construction or maintenance activities. While easements exist to control access to pipelines, a much larger area needs to be considered when planning and developing land in the vicinity of HPPs. The term Notification Area has been used to define the area in which Pipeline Operators should be consulted regarding rezoning proposals and development proposals in the vicinity of a HPP to ensure that any changes to the pipeline location classification in accordance with AS2885 are identified. The Notification Area is the radial distance from the pipeline within which Pipeline Operators should be aware of any proposed activity so they can work with planning authorities and developers to implement design changes that reduce the risk to and from the pipeline. Early consultation will ensure that the impact of any constraints can be minimised. The Notification Area for the Port Campbell to Adelaide HPP is 640 metres, with lesser distances applying to other lines. It is therefore essential for safety reasons that the following activities are not undertaken in the vicinity of the pipeline without SEA Gas approval:

- Directional boring or drilling - Installing fence or strainer posts - Constructing dams, swimming pools, ponds or tanks - Excavations and earthworks of any type exceeding 300mm


- Crossing of the pipeline by pipes, drains or other services - Installation of power lines or poles - Construction or alteration of roads, access tracks or driveways over or near

the pipeline - Building of any structure (including sheds and dwellings) on or adjacent to the

pipeline easement - Temporary flooding of the area - Blasting or seismic activities within 1km of the easement - Crossing the pipeline with heavy vehicles at other than the designated

crossing points - Planting trees on the easement.

The SEA Gas – Epic Energy document, Guideline for the Planning and Development of Land in the Vicinity of High Pressure Natural Gas and Liquid Petroleum Pipelines provides a useful background to this issue. SEA Gas welcomes opportunities to talk with prospective customers about regional development. Any enquiries should be directed to the Manager, Finance and Commercial. Further information can be sought from: Jeff Cooke Manager, Finance and Commercial/Company Secretary South East Australia Gas Pty Ltd T: 08 8236 6805 F: 08 8236 6899 M: 0400 100 130 Liz Brierley Manager Operations South East Australia Gas

5.2.3 Water Supply – SA Water

SA Water is currently the only supplier of mains potable water within the Coorong Council area. There may be opportunities for the provision of private water supplies in the future, especially if infrastructure provision and water costs continue to escalate. Currently, there is considerable interest in looking for alternative water sources, especially in regard to high volume users such as for stock water supplies. It is anticipated that unfiltered water lines from prescribed areas (River Murray, Tintinara-Coonalpyn Prescribed Wells Area and the Peake-Roby Prescribed Wells Area) and potential for desalination plants in locations outside the reach of these supplies, will begin to service areas outside of those currently connected to SA Water mains. In regard to the supply of potable water for urban areas, it is envisaged that SA Water will remain the primary source of mains supply to these areas. The district has key areas which have no mains water supply, including:


• the Peake township (which is in a Prescribed Wells Area and serviced by a non-potable water supply operated by Council)

• the northern side of the Tailem Bend township

• the Wellington East township and the riverside settlements of Placid Estates,

Washpool Estate, Murrayview Estate and the Coorong settlement of Noonameena.

Expansion of the Wellington East township, in particular, is reliant upon provision of a potable water supply. SA Water advised in May 2012 that it is developing a Long Term Plan for the South East Region’s public water supply and wastewater network. This will include the Coorong District Council area. The Plan will establish a framework to ensure the Region has secure water supply sources and wastewater systems (where applicable) to meet increases in demand for the future. While a plan showing the size and location of the SA Water mains within the Council area is available, SA Water has advised it is unable to provide specific information on the network’s capacities and limitations until the Long Term Plan process is finalised (due December 2012). The current “Water supply pipelines” network is also shown on the Energy and Water Resources map. Further information can be sought from: Phil Jones Manager Local Government Liaison SA Water T 8 7424 2161 F 8 7003 2161 M 0429 675 586

5.2.4 Underground Water The north-eastern portion of the Council area lies within the Peake, Roby and Sherlock Prescribed Wells Area (PWA) and the eastern portion within the Tintinara-Coonalpyn PWA. These PWAs are shown on the Energy and Water Resources Map. 5.2.4.1 The Peake, Roby and Sherlock PWA The Peake, Roby and Sherlock PWA covers approximately 1,120 km2 and falls within the South Australian Murray-Darling Basin Natural Resource Management Board’s area. The PWA is located within the Murray-Darling Basin, a large underground water basin which extends from the Mount Lofty Ranges and eastward to the Great Dividing Range. The PWA is underlain by two main aquifer systems from which


underground water is extracted – a shallow Unconfined Aquifer and the underlying Confined Aquifer. Underground water extraction in the PWA was historically limited to minor extraction for stock, domestic and town water supply purposes. However, since 2004, underground water development has expanded for the irrigation of agricultural and horticultural products, which include, cereal, hay, pasture, olives and, recently, pistachios. Following concerns raised about the future sustainability of the underground water resource in this area, the wells in the area were prescribed in October 2005. A Water Allocation Plan (WAP) for the PWA was subsequently developed and adopted by the then Minister for Environment and Conservation in March 2011. The objectives of the WAP are to:

• manage the underground water resource of the Unconfined and Confined Aquifers so that they may continue to be available for the social, economic and environmental needs of current and future generations

• provide flexibility in the way in which underground water resources are managed

• maintain reasonable ability to access water in the Peake, Roby and Sherlock PWA

• ensure there are no unacceptable impacts on the underground water resource or the productive capacity of land from the taking and use of water

• promote efficient use of water.

The WAP establishes the total maximum Annual Allocation Volume (AAV) of underground water from the PWA as 5,383 ML/year and also the AAV allocated for use in each of the six management zones identified. It must be noted, however, that of this total maximum, some 2,000 ML is located in the Coastal Plain High Salinity Management Zone, where the water is unsuitable for general agricultural production. The potential allocation of this volume allows for future industries such as underground water desalination and aquaculture, and provides for environmental needs of underground water dependent ecosystems. It is noted that the 2008/09 metered extraction for the overall PWA was approximately 1,975.4 ML, plus the unmetered amount for stock and domestic use. The WAP also sets out a number of principles that guide the water allocation process, including in relation to the transfer of licences and allocations. New development within the PWA which seeks to use the underground water resource will be required to secure an appropriate licence/allocation. Further information can be sought from the SA Murray-Darling Basin Natural Resources Management Board: Murray Bridge (Head Office) T: 08 8532 9100 F: 08 8531 1843 Water Allocation Plan can be found at: www.samdbnrm.sa.gov.au/Water/WaterAllocationPlanningProgram/PeakeRobyandSherlockPWA.aspx


5.2.4.2 The Tintinara Coonalpyn Prescribed Wells Area The Tintinara Coonalpyn PWA covers approximately 3,432 km2 and falls within the South East Natural Resources Management Board’s area. The PWA was prescribed in November 2000 and the first Water Allocation Plan (WAP) was adopted in January 2003 (amended in May 2003). This WAP is currently in the process of being replaced. The PWA can be divided by topography into two discrete landforms, the low-lying coastal plain to the west and the highlands of the Mallee to the north and east. Separating the two terrains is the extension of the Marmon Jabuk Scarp. The prescribed water resources consist of two distinct underground water aquifer systems, a regionally unconfined limestone aquifer and an underlying confined aquifer system. A total of 7,885 hectares of crop were irrigated using unconfined aquifer water in the PWA in 2008/09 (an increase of 285 hectares over the 2000/01 area), representing around 2% of the total land area in the PWA. The major irrigated crop in the Tintinara Coonalpyn area is lucerne pasture/hay, covering 3,125 hectares, closely followed by seed production at 2,387 hectares, which is a regionally significant and valuable industry. Other irrigated crops include cereal (238 hectares), and vegetables (218 hectares). Another significant irrigated crop grown is olives (957 hectares), which relies on confined aquifer water. Small areas of pasture other than lucerne and potatoes are also grown in the district. There are some industrial allocations within the PWA, including piggeries and feedlots. A number of recreational sporting clubs use confined aquifer water to irrigate areas such as ovals and golf courses. While underground water for stock and domestic use is taken from the unconfined aquifer, all major towns within the PWA receive their water from the River Murray via the Tailem Bend to Keith pipeline. The PWA is divided into seven management areas, four for the unconfined aquifer and three for the confined aquifer. The future water use requirements in the PWA are unlikely to substantially increase over the long term as most Management Areas are close to or are fully allocated. However, there are currently two Management Areas that are over allocated, being Tintinara and Tolmer. Licences in these Management Areas will be required to be reduced over the life of the (new) WAP so that the resource is managed sustainably. There is also a Provision proposed in the (new) WAP that if resource conditions continue to deteriorate, licences in the two Management Areas can be further reduced until the implementation of a further new amended WAP. Following the application of new delivery components to licences, overall reductions of 3.4% and 12% are proposed in the Tintinara and Tolmer Management Areas, respectively. Apart from the Boothby Management Area, where the Minister may make 20,000 ML available for allocation, there will be no further water allocations granted from the confined or unconfined aquifers during the life of the (new) WAP. Further information can be sought from the South East Natural Resource Management Board: T: 08 8724 6000 W: www.senrm.sa.gov.au


5.2.5 River Murray Prescribed Watercourse The River Murray Prescribed Watercourse WAP was initially adopted by the Minister in 2002, but has been amended in 2004, 2009 and 2011. A new WAP is currently being developed and is undergoing the necessary statutory processes. The new WAP will provide for the long-term management of the water resource, whilst incorporating the new water management arrangements for the Murray Darling Basin. This includes water resource plan requirements contained within the Federal Basin Plan. It is anticipated that the new WAP will be finalised in 2014. The WAP covers the Prescribed Watercourse of the River Murray from the Victorian border and also encompasses Lakes Alexandrina and Albert. It falls within the the South Australian Murray-Darling Basin Natural Resource Management Board’s area. In the January 2011 WAP, the following allocations from the River Murray were identified for consumptive purposes:

• Water supply purposes delivered to Metropolitan Adelaide and associated country areas through the Swan Reach-Stockwell, Mannum-Adelaide and Murray bridge-Onkaparinga pipeline systems

• Lower Murray Swamp Irrigation • Country Town Water Supply Purposes • Other Purposes.

It was commented that under the requirements of the Cap under the Murray Darling Basin Agreement “it is likely that any future demands for water for consumptive purposes will need to be met by intra-state or inter-state transfers.” As the WAP covers the entire length of River Murray in South Australia and Lakes Alexandrina and Albert, it is not possible to be prescriptive for just the Coorong Council area. The following comments, taken from the 2011 WAP, provide an indication of the future: “Future needs for water from the prescribed water resource of these occupiers of land may increase in future depending upon structural changes in the irrigation sector, changes in irrigation practice, and the future productive capacity of the land. In future, there is likely to be ongoing structural changes within the irrigation sector toward high value horticultural crops. At the same time, there are likely to be improvements in irrigation efficiency. Hence, although the nature of the crops irrigated on land upon which the prescribed water resource is used may change over time, the policies set out in Section 5 and 6 of the plan are not expected to limit the future capacity of the land for uses that may differ from current uses. In general, it is anticipated that future water needs will be satisfied from existing water access entitlements and that land will be irrigated efficiently. If there is demand for additional water, however, this demand will have to be met through water trade.”


Further information can be sought from the SA MDB NRM Board: Bianca Lewis Senior Project Officer River Murray Water Allocation Plan T: 08 8204 8578 M: 0437 381 087 W:samdbnrm.sa.gov.au/Water/WaterAllocationPlanningProgram/RiverMurrayPWC

Insert Energy and Water Resources Map


5.5 Other Opportunities and Challenges Identified 5.5.1 Communication 5.5.1.1 Agile Communications Agile Communications has constructed the infrastructure to provide fixed-wireless broadband services within the Coorong Council area. These services are administered by Internode. Service coverage is possible over a wide area of the Council, but not in all areas. The service is provided through four microwave towers constructed at Tailem Bend, Meningie, Binnies Hill and Tintinara. In each township, further microwave links connect the tower network with nodes in the town. These nodes house broadband data networking switches and advanced Voice-over-IP systems that interconnect with the existing Telstra network in each region. Whilst providing basic broadband access not currently available through phone line cabling, it does not provide access to speeds envisaged through the National Broadband Network (NBN). 5.5.1.2 National Broadband Network The National Broadband Network (NBN) is a Federal Government project to improve internet speeds and reliability across Australia. Most premises will access the NBN by fibre optic cable (93%), with fixed wireless and satellite technologies being used for the remaining 7% of premises. Then NBN is Australia’s first national wholesale- only, open access, high-speed broadband network. NBN Co, the company established by the Federal Government to design, build and operate the NBN, will roll out the network and sell wholesale services to service providers, such as internet or phone providers. In turn, service providers can offer retail services to consumers. The NBN will provide all users with access to speeds greater than many experience on ADSL today and offer a more stable and reliable broadband service. The NBN will give homes and businesses access to both high download and upload speeds which are essential for applications such as high-definition videoconferencing. The NBN will also significantly reduce download times for content with high bandwidth requirements such as television programs, documentaries and movies. Recent Government estimates indicate the entire network will be completed about 2021. As at May 2012, the NBN Co website indicated that no rollout was planned for the Coorong Council area in the next three years. In addition to NBN potential, there is also large capacity optic fibre network providing service between Adelaide and Melbourne. It is unknown as to whether there is potential for this network to be accessed by high end use (e.g. graphics production, movie making etc).

For more information regarding the NBN rollout please contact: Christopher Gregory Community Account Manager SA/WA Rollout Engagement Group T 08 8193 3608 M 0400 697 928 E [email protected]


5.5.2 Natural Resources The district is home to Ramsar Wetlands of International Importance in the Lower Lakes and Coorong. In addition, there are several other large stands of native vegetation, some of which are protected as State Government owned National and Conservation Parks, while other stands are under private ownership that are subject to heritage agreements. There are also other large stands that are under no protection other than the requirements of the Native Vegetation Act. Protection of these areas, not only for sustaining biodiversity, but also for the future potential for ecotourism ventures, is required. Insert Natural Resources Map


5.6 Infrastructure and Water Resources Map The following map consolidates much of the information provided in the previous maps to provide an overview of all the opportunities and constraints for development across the Council district. Insert Infrastructure and Water Resources Map


6.0 CONCLUSION The Coorong District Council contains many opportunities for further primary production, industrial and commercial development. The Land Use and Infrastructure Prospectus provides an overview of the zoning and infrastructure opportunities and constraints present throughout the district that can underpin future development. The Coorong District Council, in conjunction with the RDA Murraylands and Riverland, are keen to support and encourage new regional development opportunities throughout the Council district that will bring economic, social and environmental benefits to the region. This will occur by making the most of the strategic advantages of the region such as:

• The Council district is serviced by major freight routes, including the Dukes, Mallee and Princes Highways as well as the Adelaide to Melbourne rail line creating opportunities for logistics management and storage and interchange facilities for bulk goods.

• The district’s proximity to Adelaide, located at the end of the South Eastern Freeway and with good access to gas supplies, may present opportunities to create an industrial precinct aimed at industries that are restricted in urban environments or that meet the regions current aims to promote and facilitate alternative energy such as wind, solar and bio fuels.

The Council will continue to implement its Strategic Directions Report to ensure it has appropriate development policy that will encourage regional development. Furthermore, the Council is committed to implement its Tourism and Economic Development Plan to assist communities to identify and realise opportunities available to them to foster new forms of tourism and economic development. This land Use and Infrastructure Prospectus will assist Council in its aims to implement Industrial, Primary Production and Town Centre DPA’s as well as provide a resource to prospective developers that wish to take advantage of the strategic advantages and many distinctive and diverse economic opportunities present within the Coorong District Council.


7.0 CONTACT DETAILS AND FURTHER INFORMATION For further information about economic development opportunities in the Coorong District Council please contact the following Council Officers or Officers from RDA Murraylands Riverland. Council Contacts:

Timothy Tol Director Sustainable Development The Coorong District Council T 08 8572 3611 F 08 8572 3822 M 0409 900 249 E [email protected] Derek Henderson Senior Planning Officer The Coorong District Council T 08 8572 3611 F 08 8572 3822 M 0428 321 187 E [email protected]

RDA Murraylands and Riverland:

Brenton Lewis Chief Executive Officer RDA Murraylands and Riverland T 08 8535 7170 E [email protected] Daryl Webb Business Development Manager (Murraylands) T 08 8353 7170 E [email protected]


APPENDIX 1 STRATEGIC INFLUENCES There are a number of strategic documents across the three tiers of Government that will influence the direction of this Prospectus. The key influences include: Council’s Strategic Management Plan Council’s Vision is “A progressive and proactive Council recognised for its diverse communities, prosperous economy and unique and highly valued environment.” The Plan commits the Council to “Responsibly managing the natural and built environment to achieve sustainability” and “Facilitating economic prosperity, growth and employment throughout the district.” For further information regarding Councils Strategic Management Plan please go to: http://www.coorong.sa.gov.au/page.aspx?u=286 Council’s Strategic Directions Report This report, prepared under section 30 of the Development Act 1993, conceptually identifies the planning issues currently facing the Council area while also recommending a policy work program that will establish a framework around which Council’s Development Plan should be amended. The report identified the following Development Plan Amendments as being required to update Council’s Development Plan:

• Integrated Water Management Plan (IWMP) DPA • Strategic Land Use Masterplan • Industry/Motorsport DPA • Rural Lands/River Murray Protection Area DPA • Town Centre/Township DPA • Update BDP version/Miscellaneous Amendments DPA • Bushfire Prone Areas DPA (by the Minister)

For further information regarding Council’s Strategic Directions Report please go to: http://www.coorong.sa.gov.au/page.aspx?u=617 Council’s Tourism and Economic Development Plan In April 2011, communities in the Coorong District helped to identify issues and opportunities to enhance economic activities and employment in the Council area. This input has been used to prepare the Tourism and Economic Development Plan for the Coorong Council. The Plan has been developed by URPS (an urban and regional planning firm), using financial modelling by economic planning and analysis firm SGS (Spiller Gibbons Swan).


The Tourism and Economic Development Plan focuses on positive strategies to re-invigorate the local economy. This initiative is being funded by the Federal Government Strengthening Basin Communities Program (planning component). The plan sets out objectives and strategies for nurturing innovation, supporting local economic development and strengthening business and community confidence. In this way, the Council will be able to assist communities to identify and realise opportunities available to them to foster new forms of tourism and economic development. For more information regarding Council’s Tourism and Economic Development Plan please go to: http://www.coorong.sa.gov.au/page.aspx?u=616 Councils Population and Economic Activity Profile The Profile includes statistics in relation to the Council district population, demographics and economic activity. The aim of the profile is to not only conduct a detailed assessment of the economy, but to be a document used to promote Council and the economic and development opportunities that exist. http://www.coorong.sa.gov.au/webdata/resources/files/Population%20and%20Economic%20Profile%20-%20August%202011.pdf Council’s 2012-2016 Carbon Neutral Strategy The 2012-2016 Carbon Neutral Strategy replaces Council’s Sustainable Coorong Action Plan which was adopted in 2009. The focus of the Sustainable Coorong Action Plan was implementing environmental sustainability throughout Council’s activities. The purpose of the Carbon Neutral Strategy is to provide an overriding strategy for sustainability, emissions reduction and climate change adaptation. It should be noted that sustainability and responding to the issue of climate change should not be a stand alone policy, but rather an overriding strategy that impacts on all actions and responsibilities of Council. This should include the way we maintain our roads, collect and recycle waste, plan urban development and transport, and even the way individual employees behave in performing their everyday roles. Sustainability and responding to climate change is about behavioural change in terms of reinforcing sustainability and continuing to look at ways of doing things better and smarter. For further information regarding Council’s Carbon Neutral Strategy please go to: http://www.coorong.sa.gov.au/climatechange Coorong District Local Action Plan (LAP) The latest version of this Plan was adopted in 2012. The implementation of the Plan is undertaken by the LAP staff and committee through facilitation of significant natural resource works, projects and education throughout the district in response to threats to the natural environment and agriculture. The LAP identifies the benefits of taking action, compared to the costs associated with doing nothing, and has established a fair way of sharing the cost of on-ground works.


The Plan identifies a number of significant environmental and cultural areas in the district, including:

• Coorong and Lower Lakes Ramsar sites • Part of the Watervalley Wetlands • The Murray Mouth • Aboriginal lands, including Raukkan Community, Camp Coorong and

Wilderness lodge • National and Conservation Parks.

The Plan also identifies that the area is subject to a range of natural resource issues which include:

• Dryland salinity • Native vegetation decline, wetland degradation and loss of biodiversity • Sustainable agriculture • Wind and water erosion • Water security • Climate change • Pest plants and animals.

Key actions include:

• Controlling groundwater recharge through the broad scale planting of deep rooted perennial plants

• Conserving and enhancing biodiversity through the protection of remnant native vegetation and wetlands and extensive revegetation using local native species

• Supporting and promoting sustainable agricultural productivity which maintains and enhances the long-term productive capacity and environmental health of the land

• Improving groundwater management • Empowering the community through education and awareness about the

natural resource management issues • Provision of professional support to community NRM groups and individuals.

For more information regarding the Coorong District Local Action Plan please go to: http://www.coorong.sa.gov.au/page.aspx?u=395 Tintinara–Coonalpyn Land and Water Management Plan The Tintinara–Coonalpyn Land and Water Management Plan (LWMP) is a community plan, addressing sustainability of the Tintinara-Coonalpyn region through sound, community based natural resource management. It is an initiative of the South East Natural Resources Management Board. Issues and actions identified within the LWMP include:

• Watertables and salinity – salinity and rising watertables managed to protect existing and future agricultural productivity, regional infrastructure and environmental assets/values

• Irrigation and other groundwater uses – promoting effective and efficient use of water for sustainable irrigation

• Managing biodiversity – greater understanding of biodiversity and farm management issues among all stakeholders


• Leaking confined aquifer wells – reduced impacts to water resources, the environment or end users from old or leaking confined aquifer wells

• Weeds and feral animals – pest plants and animals managed to protect agricultural production and biodiversity

• Soil erosion – use of best-practice land management methods to reduce the impacts of soil erosion

• Monitoring – monitoring data will support all land and water management and assessment actions.

The LWMP also contains a number of targets that, if met, will assist in meeting the above actions. Many of the targets can be tied to targets within other District, Regional, State or National plans. For more information regarding the Tintinara-Coonalpyn Water Management Plan please go to: http://www.senrm.sa.gov.au/Water/LandandWaterManagementPlans/TintinaraCoonalpynLandandWaterManagementPlan.aspx South Australia’s Strategic Plan The State Government updated the State’s Strategic Plan in 2011. Relevant priorities, goals and targets of the Plan to this Strategic Land Use Plan are: Community:

• We are committed to our towns and cities being well designed, generating great experiences and a sense of belonging. (Urban spaces)

• We are known world-wide as a great place to live and visit. (Tourism) • We support families (Reducing economic disadvantage) • We value Australian culture and respect diversity. (Aboriginal culture)

Prosperity:

• South Australia has a resilient, innovative economy. (Economic growth/Total exports/Business investment)

• We develop and maintain a sustainable mix of industries across the state. (Food industry/Minerals exploration/Minerals production and processing)

• South Australia has a sustainable population (Total population/Regional population levels)

• All South Australian’s have job opportunities. (Jobs/Unemployment) • South Australia’s transport network enables efficient movement by industry

and the community. (Strategic infrastructure) • We overcome distance by digital technology. (Broadband access)

Environment:

• We adapt to the long term physical changes that climate change presents. (Climate change adaptation)

• South Australia has reliable and sustainable energy sources, where renewable energy powers our homes, transport and workplaces. (Renewable energy)

• We look after our land, rivers and wetlands. (Lose no species/Sustainable land management)

• We care for our oceans, coasts and marine environments. (Marine biodiversity)

• We respect and enjoy our environment. (Nature conservation)


• South Australia has reliable and sustainable water resources and is a leader in wastewater, irrigation, stormwater and groundwater management. (Recycled stormwater/Recycled wastewater)

• Industry and agriculture are highly efficient and innovative in their use of water. (Sustainable water use)

• We provide leadership in managing the Murray Darling Basin. (River Murray- salinity)

For more information regarding the South Australian Strategic Plan please go to: http://saplan.org.au/ Murray and Mallee Region Plan (Planning Strategy) The Murray and Mallee Region Plan is the relevant volume of the Planning Strategy for the Council area. It is a legislative requirement that Council’s Development Plan is to be consistent with the strategies outlined in the Region Plan. Key strategies that are directly relevant to the Council area include:

• An average of 1.03% in the annual population growth for the Region to maintain an 18% share of the state’s population in regional South Australia. For the Coorong Council to be at par with this average, this would entail a net increase of 60 persons per annum.

• Facilitation of industrial growth, with a focus on Tailem Bend’s key opportunities as a Freight Intermodal centre and major bulk handling facility. Provision of infrastructure requirements for this is critical.

• Manage growth to protect natural environmental assets including the River Murray, Lower Lakes, Coorong and remnant Mallee stands e.g. by promoting nature-based tourism.

• Support of renewable and clean energy technologies, and water conservation and re-use measures.

• Protection of areas dedicated to primary production, including suitably located areas for expansion of intensive livestock production.

• Address needs specific to provision of housing and services to an aging population.

• Identify the desired character of towns, including items of local heritage significance, and incorporate into structure plans for key towns to manage growth whilst retaining/enhancing the amenity of the towns.

• Recognition of the development of the Tailem Bend Motorsport Park in attracting major motor sport events and associated commercial/industrial activities to the region.

For more information regarding the Murray and Mallee Region Plan please go to: www.sa.gov.au/upload/franchise/.../Region_plan_Murray_Mallee.pdf The South Australian Murray-Darling Basin NRM Strategic Plan 2009-2019

This Plan builds upon previous plans and strategies and provides direction and sets challenging targets in regard to the protection and improvement of the condition of the natural resources within the Region. It supports ecologically sustainable development in the Region whilst achieving an appropriate balance between the environmental, social, economic and cultural outcomes through the use of natural


resources. It seeks to achieve this through focus on key visions, goals, guiding principles, medium and long-term outcomes and the actions required to achieve these. By outlining these, especially in relation to setting 20 year targets for the desired state and condition of the Region’s natural resources, it seeks to provide guidance for the future investment decisions and actions of all stakeholders.

For more information regarding the SA MDB NRM Plan please go to: http://www.samdbnrm.sa.gov.au/NRMPlan/NRMPlan/StrategicPlan.aspx The South East Region NRM Plan

This Plan has similar strategies to achieving 20 year targets for the desired future condition of the natural resources as defined in the SA Murray-Darling Basin Plan. Both these plans have a strong basis on the current state of natural resources in the specific regions and focus on the actions required to maintain or indeed improve the condition of these in the future. For more information regarding the South East NRM Plan please go to: http://www.senrm.sa.gov.au/AboutUs/Planspoliciesandreports/RegionalNRMPlan.aspx The Strategic Infrastructure Plan for South Australia – Regional Overview

This is a companion document to the Strategic Infrastructure Plan for South Australia. The Regional component of the Infrastructure Plan provides a framework for infrastructure investment throughout the State, with emphasis on each region of the State. The following strategic priorities identified in the Overview are considered of relevance to the Council area:

• Provide an adequate supply of affordable housing to attract and retain a seasonal workforce.

• Achieve sustainable management of water resources for enhance economic and environmental outcomes.

• Ensure that infrastructure upgrades support diversification of the region’s economic base.

For more information regarding the Strategic Infrastructure Plan for South Australia please go to: http://www.infrastructure.sa.gov.au/strategic_infrastructure_plan Regional Development Australia – Murraylands & Riverland Regional Roadmap 2011-2013

The Regional Road Map establishes, at a strategic level, many of the development opportunities and challenges for the wider region. The key priorities identified for the wider region are all of relevance, to varying degrees, to this Strategic Land Use Plan and include:


• Sustainable environmental management. (water, climate variability, diversification, renewable energies, etc)

• Innovation in food and beverage production. (economic diversification) • Tourism. (proposed Tailem Bend Motorsport Park) • Digital economy. (need for high speed broadband) • Regional health. (poor Aboriginal health, etc).

For more information regarding the RDA Murraylands and Riverland Roadmap please go to: http://www.rdamr.org.au/regional_roadmap.html Mid Murray to Coorong corridor in the Murraylands, South Australia – Agriculture and associated industry potential The area around Murray Bridge, and specifically the corridor of land from Palmer and Mannum, southwards through Monarto and Murray Bridge to Wellington and eastwards through Tailem Bend to Cooke Plains, has underutilised natural, created and human resources with potential for economic development. The integrated development of agricultural production and value adding in the region offers a significant opportunity. This study was conducted by Primary Industries and Regions SA (PIRSA), in conjunction with Regional Development Australia ‐ Murraylands & Riverland (RDA M&R), to investigate this potential. The study area comprised approximately 158,300 hectares (ha) and was divided into three arbitrary zones influenced by the practical objective of having future development in a confined area if possible, where investment in infrastructure could be maximised.

• Zone 1 is west of the river, north of the SE freeway and extends northwards to include Palmer and Mannum (66,346 ha)

• Zone 2 is west of the river, south of the SE freeway and extends southwards to Wellington and close to Lake Alexandrina (48,142 ha)

• Zone 3 is east of the river from a point opposite Mypolonga and extending south to Cooke Plains (43,810 ha)

The river flats along the River Murray were not included as part of this study. Agriculture in the region ranges from broad acre cropping and extensive livestock production to intensive horticulture and livestock production. In recent years a number of food processors, machinery manufacturers and agriculture supply businesses have established in the area which, coupled with the area’s natural resources, provides a springboard for further development. Opportunities exist to build upon this base and to achieve complementary benefit from co‐location of production, processing and other supporting enterprises through appropriate planning and investment attraction. The report includes detailed information on climatic conditions, land and water resources and supporting infrastructure. Future development must be driven by consumer demand and a brief overview is also provided of some market opportunities. The area has gas, power, road and rail infrastructure with capacity for increased utilisation and potential for expansion. Population growth is planned for Murray Bridge, and nearby Mt Barker which will provide increased labour resources. Both


centres offer full community support services including housing, retail, health services, police and education and training. Some industrial development, including food processing, has commenced at Monarto. It would seem logical to further encourage this development to support expanded agricultural production in adjacent land areas. Future augmentation of power, gas and water treatment services should consider the flow‐on opportunities that can be created. A major component of this report comprises the mapping of crop and intensive animal production potential that might encourage future investment and guide planning decisions. The mapping clearly shows that Zone 1 (Palmer and Mannum south to Monarto and Murray Bridge) has greatest potential for development based upon soil types and access to infrastructure. However opportunities also exist, to a lesser extent, in the other zones. Should other areas of SA, such as the Adelaide Plains, continue to have increased pressure from urban encroachment there will be opportunities for the relocation of some primary production to this area, particularly to the higher classified land areas. New opportunities may also arise through the Commonwealth Government’s Carbon Farming Initiative to utilise the lower classified land areas. The economic growth of this area will mainly be dependent upon the continued growth of the primary sector and the value adding of primary products. For further information regarding this report please go to: http://www.rdamr.org.au/fileadmin/user_upload/Murraylands/Docs/AGRICULTURE_DEVELOPMENT_POTENTIAL_-_Palmer_to_Cooke_Plains_Murraylands__South_Australia.pdf Carbon Farming Initiative The Australian Government’s Carbon Farming Initiative (CFI), which commenced in December 2011, gives farmers and landholders the opportunity to generate extra income by reducing carbon pollution. The CFI allows farmers and other land managers to earn carbon credits by storing carbon or reducing greenhouse gas emissions on the land. These credits, known as Australian Carbon Credit Units (ACCUs), can be sold to people or businesses wishing to offset their emissions. The CFI also helps rural communities and the environment supporting sustainable farming by creating incentives for landscape rehabilitation. Participation in the CFI is voluntary; farmers and landholders can choose whether or not to be involved. Carbon credits can be traded and used to meet mandatory obligations and voluntary commitments. The following activities are currently identified as activities where carbon credits can be traded:

• reducing emissions from livestock • reducing emissions from fertiliser use


• reforestation • avoided deforestation • reducing emissions from waste deposited in landfills before July 2012 • soil carbon management • feral animal management • improved forest management • non-forest revegetation.

Of particular interest in the wider Council area is the potential for carbon sequestration offset projects. Sequestration projects generate abatement by removing carbon dioxide from the atmosphere through sequestering carbon in plants as they grow and increased organic matter in soil. Examples of sequestration activities include reforestation, revegetation, restoring rangelands, increasing soil carbon and protecting native forests or vegetation that is at imminent risk of clearing. Carbon stored in vegetation and soils can be re-released to the atmosphere, reversing the environmental benefit of the sequestration project. For this reason, all sequestration projects are subject to permanence obligations (100 years). The Councils LAP team have been successful in obtaining $2.25 million of DFI Biodiversity funding over the next 5 years to implement the LAP program which will meet some of the above objectives. Further information can be sought from the Australian Government Department of Climate Change and Energy Efficiency website: www.climatechange.gov.au/cfi/ Environment Protection and Biodiversity Conservation Act 1999 The Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) is the Australian Government’s central piece of environmental legislation. The Act provides a legal framework to protect and manage nationally and internationally important flora, fauna, ecological communities and heritage places – defined in the Act as matters on national environmental significance. The eight matters of national environmental significance are:

• world heritage sites • national heritage places • wetlands of international importance (often called ‘Ramsar’ wetlands after the

international treaty under which such wetlands are listed) • nationally threatened species and ecological communities • migratory species • commonwealth marine areas • the Great Barrier Reef Marine Park • nuclear actions.

The EPBC Act affects any group or individual (including companies) whose actions may have a significant impact on a matter of national environmental significance. This includes:

• landowners • developers


• industry • farmers • councils • State and Territory agencies • Commonwealth agencies.

An EPBC Protected Matters Report, generated for the Coorong Council area, indicates the following matters of national environmental significance may occur in, or may relate to, the Council area:

• 1 Wetlands of international importance • 2 threatened ecological communities • 48 threatened species • 54 migratory species.

It is up to the proponent of a proposal to ensure that the proposal meets the requirements of the EPBC Act. Anyone unsure of whether the EPBC Act applies to them, or what they need to do to comply with the EPBC Act, is strongly encouraged to seek further information from the relevant Commonwealth department. The area of the “Ramsar wetlands” is shown on the Natural Resources Map within this document. For more information regarding the EPBC Act please go to: http://www.environment.gov.au/epbc/


APPENDIX 2 Building near Transmission Lines To protect people and property, minimum safe clearances from powerlines have been established in the Electricity (General) Regulations 1997. These distances are a legal requirement and must be maintained at all times. The clearance distance, and how it is measured, depends on the voltage and type of powerline. Building near transmission powerlines – 132 kV or higher When building near high voltage transmission powerlines (132 kV or higher), the safe clearance distance is measured horizontally from the centreline of the transmission tower. Transmission line voltage Minimum clearance 275 kV 25 metres 132 kV (except single pole lines) 20 metres 132 kV (single pole lines) 15 metres

Building near aerial distribution powerlines – 66 kV or lower Clearance distances (both vertical and horizontal) are measured from the point of maximum swing or sag of the powerlines. As this varies depending on the circumstance, there are a range of minimum clearances that may apply. As an example, minimum horizontal clearances of 4.5 metres to 5.5 metres are required for 66 kV powerlines and 2.5 metres to 3.1 metres for above 1 kV up to and including 33 kV powerlines. Further information on specific circumstances should be sought from the Office of the Technical Regulator. Vegetation clearance near powerlines Vegetation needs to be cleared from powerlines to avoid power outages through damages to lines, fires, or risks to people’s safety. It is a legal requirement that electricity network operators and occupiers or owners of private property maintain safe clearance distances between vegetation and powerlines. In South Australia, the electricity network operator is responsible for maintaining the clearance zone around all public powerlines and in the following situations:

• between powerlines and naturally occurring vegetation – this applies to both public and private supply lines

• where a powerline crosses private land and supplies electricity to others as well as the occupier of the land – this is deemed to be a public supply line.

The occupier of a private property is responsible for keeping the required clearance zone free of vegetation around:

• private supply lines that supply the property • any trees or other vegetation overhanging the property from a neighbouring

property.

There are varying minimum clearance distances required between vegetation and a powerline, depending on:


• whether the powerline is located in a defined bushfire risk area – greater

clearances are required in these areas • the voltage and type of the powerline • the type of conductor i.e bare or insulated powerline wires • the distance between the stobie poles or transmission towers, called the

span, is a factor in determining how much a powerline conductor will move in wind or sag due to heat – greater distances between poles increase the amount of movement

• the distance between the vegetation and the closest stobie pole – powerline conductor movements are greater midway between the poles and this means that greater clearances are needed for the central areas between the poles than the areas close to the pole.

The South Australian Government has produced guidelines which set out the varying clearance distances that apply.

IndustrIndustrIndustrIndustryyyy and Motorsport and Motorsport and Motorsport and Motorsport Development PlanDevelopment PlanDevelopment PlanDevelopment Plan AmendmentAmendmentAmendmentAmendment

Statement of IntentStatement of IntentStatement of IntentStatement of Intent

by by by by

The The The The Coorong District CouncilCoorong District CouncilCoorong District CouncilCoorong District Council

AugustAugustAugustAugust 2012201220122012

Pursuant to section 25 (1) of the Development Act 1993 this Statement of Intent forms the agreed basis for the preparation of the proposed Development Plan Amendment.

Michael Boyd CHIEF EXECUTIVE OFFICER Date: John Rau MINISTER FOR PLANNING Date:

Statement of Intent Table of Contents

Table of Contents

1. Introduction 1

1.1 Statement of Intent ........................................................................................................... 1

1.2 Chief Executive Statement ............................................................................................... 1

1.2.1 Council Contact Person ..................................................................................................................... 1

1.2.2 Declared Interests .............................................................................................................................. 1

2. Scope of the Proposed DPA 2

2.1 Need for the Amendment ................................................................................................. 2

2.1.1 Rationale ............................................................................................................................................ 2

2.1.2 Affected Area ..................................................................................................................................... 4

2.1.3 Potential Issues ................................................................................................................................. 8

3. Strategic and Policy Considerations 9

3.1 The Planning Strategy ...................................................................................................... 9

3.1.1 Targets and Policies .......................................................................................................................... 9

3.2 Council Policies .............................................................................................................. 14

3.2.1 Council’s Strategic Directions (Section 30) Report.......................................................................... 14

3.2.2 Infrastructure Planning ..................................................................................................................... 16

3.2.3 Other Policies or Local Issues ......................................................................................................... 17

3.3 Minister’s Policies .......................................................................................................... 18

3.3.1 Planning Policy Library .................................................................................................................... 18

3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29) ..................................................... 18

3.3.3 Ministerial DPAs .............................................................................................................................. 18

4. Investigations and Consultation 19

4.1 Investigations ................................................................................................................. 19

4.1.1 Investigations Previously Undertaken ............................................................................................. 19

4.1.2 Investigations Initiated to Inform this DPA ....................................................................................... 19

4.2 Consultation ................................................................................................................... 19

5. Proposed DPA Process 21

5.1 DPA Process ................................................................................................................... 21

6. Professional Advice and Document Production 22

6.1 Professional Advice ....................................................................................................... 22

6.2 Document Production .................................................................................................... 22

6.3 Mapping .......................................................................................................................... 22

7. Proposed DPA Timetable 23

Process B2 Timetable .......................................................................................................... 23

Statement of Intent 1 Introduction

1

1. Introduction

1.1 Statement of Intent

Pursuant to section 25(1) of the Development Act 1993 (the Act) the Coorong District Council (the Council) has reached agreement with the Minister on this Statement of Intent (SOI) prepared by the Council in accordance with the Development Regulations 2008 (the Regulations). The SOI details the scope, relevant strategic/policy considerations, nature of investigations to be carried out, the consultation process and timeframes to be followed in preparing the DPA.

1.2 Chief Executive Statement

The Chief Executive Officer of the Council confirms the following:

o The proposed DPA will assist in implementing the Planning Strategy. o The proposed DPA has been endorsed by Council. o All procedures, documentation and mapping will accord with relevant statutory requirements of

the Act and Regulations. o Sufficient Council resources will be devoted to completing the DPA within the agreed

timeframe. Council acknowledges that the Minister can lapse the DPA if key timeframes are not met by Council pursuant to section 25(19) of the Act.

o Council may use the outcome of investigations and other information produced by external sources which will be reviewed by a qualified, independent professional advisor (pursuant to section 25(4) of the Act).

1.2.1 Council Contact Person1.2.1 Council Contact Person1.2.1 Council Contact Person1.2.1 Council Contact Person

The key Council contact person who will be responsible for managing the DPA process and who will receive all official documents relating to the DPA is:

o Derek Henderson, Senior Planning Officer

1.2.1 Declared Interests1.2.1 Declared Interests1.2.1 Declared Interests1.2.1 Declared Interests

The Coorong District Council has an interest in several parcels of land that will, or potentially might be affected by this DPA. These interests are indicated below:

o Tailem Bend Motorsport Park (several allotments comprising all of the land within the Motor Vehicle Track Zone). Council is the sole owner of this land, and is currently leasing this to Tailem Bend Motorsport Park Limited for motorsport and driver training activities. Council will not be a party to the development of this land. It originally pursued ownership with the purpose of facilitating economic development within the Council area. Council anticipates sale of this land at an appropriate time in light of this purpose.

o Three parcels of Industry Zoned land on Sheoak Place, Tailem Bend. It is anticipated that this land will remain as Industry Zone. Council has this land available for sale to facilitate economic development.

Statement of Intent 2 Scope of the Proposed DPA

2

2. Scope of the Proposed DPA

2.1 Need for the Amendment

2.2.2.2.1.1 Rationale1.1 Rationale1.1 Rationale1.1 Rationale

This DPA has been initiated to facilitate appropriate industrial and motorsport development within the Council area. The following issues are to be addressed as part of this DPA: Tailem Bend Motorsport Park

The motorsport industry bodies have identified significant demand in relation to the provision of facilities for motorsport at all levels, driver education programs, vehicle testing etc. well in excess of what can be provided for in existing locations within South Australia. This site has been identified as having strong attributes which lends itself to the development of this location for these activities and facilities beyond the already frequent use of the site (based on the infrastructure previously developed by Mitsubishi as a vehicle testing and development site). Current provisions for the Motor Vehicle Track Zone are focussed primarily for use a testing facility rather than for motorsport. Investigations will establish the land uses and provisions that are associated with motorsport activities, including potential for associated industrial and commercial development that would benefit from being in this key locality. It is anticipated that the DPA will seek to provide policy in regards to, and investigate issues associated with:

o New provisions that focus on the full range of motorsport activities and facilities anticipated on the site, including redefining the desired character and envisaged land uses within the zone.

o Potential for the establishment of a new industrial/commercial precinct in association with development of Tailem Bend Motorsport Park, whether it be centred on a specific locality or enabling flexibility to take into consideration the eventual siting of motorsport facilities.

o Establishing suitable policy to cater for large motorsport events, including temporary accommodation.

o Ensuring alignment with key infrastructure is determined, including access off of Mallee Highway.

o The significance of scattered native vegetation located in parts of the site is determined. Industry and Renewable Energy Facilities in Rural Areas

The Council area has been identified as having significant potential to establish renewable energy facilities in light if the transmission lines bisecting the Council, good solar access, access to the high-pressure SEA Gas pipeline and areas of poor primary production lands which may be more suited to partially accommodating renewables. In addition, there may be instances where certain development (for example milling, gas power plants etc) might not be suitable within the confines of smaller industrial sized allotments within, or on the fringes of, towns. It is anticipated that the DPA will seek to provide policy in regards to, and investigate issues associated with:

o Enhancing policy in regards to renewable energy facilities within the Primary Production Zone to direct towards existing infrastructure, whilst maintaining focus on primary production.

o Determine the criteria for which certain industrial-type development might be better suited to localities outside of townships; directing these towards localities where key infrastructure and access is in close proximity, poorly productive land, will not be prominent in the landscape, protects ongoing use of adjoining land for primary production use and protects key areas of biodiversity and amenity of farm residences.

o Ensure bulk handling facilities are suitably protected from encroaching development in recognition of its importance not only for the district, but for the region.

Statement of Intent 2. Scope of the Proposed DPA

3

Industrial Land in Tailem Bend

Industry zoned land in Tailem Bend is currently located within four distinct precincts, being centred on the Viterra bulk handling site/Railway yards, BP Fuel Depot, Sheoak Place and Tailem Bend Agri-Industrial Park. Whilst services are available to most of these allotments, there is a significant supply of vacant land available and it is considered that no additional supply is required beyond this. In addition to the land zoned Industry, the Viterra bulk handling facility is increasingly becoming more important as the regional focus for grain storage and transport. The corporatisation of this industry is seeing increasing interest in other entities providing competing operations including alternative grain handling mechanisms for exports and provision of bulk supplies for farm inputs. A parcel of land located on the eastern edge of town, and currently zoned as Primary Production, has been identified as having the potential to accommodate a bulk handling facility due to the key locality adjoining good road and rail transport networks. The extent of investigations specific to Tailem Bend will seek to provide policy in regards to, and investigate issues associated with:

o The reversion of crown land (administered by the Minister of Environment) located on the western side of the railway line on the northern entrance to town to Community Zone in recognition of the plantings undertaken on this land, amenity of the entrance to the township and protection of the adjoining primary load out facility for the bulk handling facility.

o Ensuring that industrial zoned land is suitably aligned with location and feasible access to required infrastructure.

o Addition of a Bulk Handling Zone on the eastern edge of the township. Industrial Land in Meningie

Current industrial zoning is split between Industry Zone and Home Industry Zone and is located in (with one exception) once “precinct” at the north-eastern side of the township. The Industry Zone is the predominant zoning and contains the larger allotments zoned for this purpose. The Home Industry Zone was established in the previous General DPA in recognition of the strong demand (and historical development) of low to medium impact commercial and industrial use of the land in association with residential use of the property. There has been negligible detrimental impact in respect to the implementation of this; however this zone is surrounded by the Industry Zone. In respect to the Industry Zoned land, there are several allotments that have been previously established and used primarily for rural living purpose, or for minor commercial use in association with a “caretaker’s residence”. In recent times there has been little demand for industrial land in the township and there is significant pressure for use or sale as rural living land as this has higher value to the seller. The extent of investigations specific to Meningie will seek to provide policy in regards to, and investigate issues associated with:

o Establishing the key localities of existing industrial and commercial development within the zone and ensure that the zoning and policy does not prejudice suitable expansion of these operations.

o Determine whether allotments currently used for “rural living” are likely to be ever used purely for industrial use, or whether the value of these properties in effect excludes this as an option. If not suitable as industry land, altering to Home Industry Zone or even back to Primary Production Zone.

o Provision allowing the “caretaker’s residence” to be removed in the Industry Zone in light of potential proximity to existing industrial/commercial use and issues in regards to reversion to “rural living” in instances where the business fails.

o Ensuring that industrial zoned land is suitably aligned with the location and feasible access to required infrastructure.

o Re-examination of the envisaged land uses in the zones to ensure that they are appropriate to the locality and potential for new industries.

Industrial Land in Tintinara

Industry zoned land in Tintinara is contained within four distinct precincts, being centred on the Viterra bulk handling site, the Service Station and truck parking area at the northern entrance to town,


4

transport depot at the north eastern side of town (and undeveloped Home Industry zoned land), and undeveloped industry land on the south east edge of town. It is considered that provision of infrastructure and locality to the undeveloped sites in the south-eastern and north-eastern localities could be unviable. The focus on two or three key areas may be more suitable. In addition, the Deferred Urban zoning for the cement works land may be better suited to ongoing industrial land use. The extent of investigations specific to Tintinara will seek to provide policy in regards to, and investigate issues associated with:

o Location of undeveloped industrial lands and determination if location is ideal in regards to infrastructure provision, access to customers, proximity to sensitive land uses etc.

o Issues regarding converting Deferred Urban allotment to industrial use (either Industry or Home Industry Zone).

o Expansion of key Industry Zoned land area to facilitate viability of establishing new industrial precinct/s.

Industrial Land in Coonalpyn

Industry land is divided into 5 localities, including two areas either entirely undeveloped or barely developed and another locality dedicated as a community service provider. Coonalpyn has been struggling in regards to commercial and industrial development which has seen the closure of businesses, including the town store. It is considered to be appropriate to re-examine all sites to determine what is the ideal configuration to facilitate industrial development within the township. The extent of investigations specific to Coonalpyn will seek to provide policy in regards to, and investigate issues associated with:

o Location of undeveloped industrial lands and determination if location is ideal in regard to infrastructure provision, access to customers, proximity to sensitive land uses etc.

o Focus on reconfiguring the Industry Zone on the south-west side to align better with existing allotment boundaries.

General Investigations for Industrial Land

It is not envisaged that policies will be required to be so specific as to necessitate policy area/s within the Industry or Home Industry zones. However, this will be included if the investigations determine that this might be suitable. The Primary Production Zone already caters for industrial or commercial type land use, with the focus on being associated with primary produce rather than general industry. The investigations will determine the scope of other industries, including renewable energy facilities, being better suited to rural areas in specific instances and general provisions will be examined to ensure that the rural aspect and production are protected.

2.1.2 Affected Area2.1.2 Affected Area2.1.2 Affected Area2.1.2 Affected Area

The area affected by the proposed DPA can be described as follows:

o All parcels of land within the Industry Zone, Home Industry Zone, Motor Vehicle Track Zone and Primary Production Zone.

o The parcel of land within the Deferred Urban Zone in Tintinara. The affected areas are indicated in the following zone maps from Council’s current Development Plan:


5

Map 1. Primary Production Zoned (PrPro) land in The Coorong District Council area.

Map 2. Current Industry (In) zoned land at northern end of Tailem Bend township


6

Map 3. Current Industry (In) zoned land at southern end of Tailem Bend township, including potential Bulk Handling Zone addition (allotment highlighted by red square)

Map 4. Current Industry (In) and Home Industry (HIn) zoned land in Meningie


7

Map 5. Current Industry (In) zoned land in Coonalpyn

Map 6. Current Industry (In) and Home Industry (HIn) zoned land in Tintinara


8

Map 7. Motor Vehicle Track (MVT) Zone south of Tailem Bend township

2.1.3 Potential Issues2.1.3 Potential Issues2.1.3 Potential Issues2.1.3 Potential Issues

Potential issues associated with the subject land include:

o Consideration of the proximity to adjoining, potentially sensitive land uses to existing and proposed lands for industrial and motorsport development;

o Examination of existing land use within industrial zoned land and ensuring policy appropriately addressed existing use rights without prejudicing desired character and envisaged use of the zones.

o Ensuring the balance between rural landscape, primary production use and potential industry and renewable energy facilities is right.

o Pressure for alternative land use, especially for rural living purpose, which is more marketable at this time.

Statement of Intent 3.Strategic and Policy Considerations

9

3. Strategic and Policy Considerations

3.1 The Planning Strategy

3.1.1 Targets3.1.1 Targets3.1.1 Targets3.1.1 Targets & Polic& Polic& Polic& Policiesiesiesies

The DPA will support the relevant volume of the Planning Strategy by implementing the following targets and policies:

Target/Policy How the target/policy will be implemented:

Murray and Mallee Region Plan

Principle 1: Recognise, protect and restore the region’s environmental assets

1.1 Protect the quality and function of water ecosystems by preventing the adverse impacts of land use and development, such as the overuse of resources, erosion, impeded surface and subsurface water flows, increase in exposure of acid sulfate soils, land degradation and pollution.

Current Development Plan policy caters for this. Impacts of economic and sustainable provision of infrastructure to the industrial lands to be analysed and adopted.

Principle 2: Create conditions for the region to become resilient to the impacts of climate change.

2.3 Increase the energy efficiency of buildings through building standards and design guidelines.

Principles in place and to be retained in any new policy.

2.5 Encourage commercial and industrial developments to include green buffers (where appropriate), WSUD features and shaded areas.

Investigate whether current provisions need to be enhanced to ensure that these can be suitably considered in the Development Plan assessment..

2.7 Provide for the development of alternative and innovative energy generation and water supply, including guidance on environmental assessment requirements.

Ensure provisions do not impede development of alternative sources. Configuration and size of the allotment.

2.8 Provide for the incorporation of sustainable energy generation and water supply in the design of developments and subdivisions (for example, stormwater re-use, and wind and solar photovoltaic technologies).

Ensure provisions do not impede development of alternative sources. Configuration and size of the allotment.

2.9 Promote energy and water conservation and efficiencies for residential, commercial and industrial activities.

Current provisions in place. To be maintained or enhanced dependent upon investigations.

Principle 3. Protect people, property and the environment from exposure to hazards

3.1 Design and plan for development to prevent the creation of hazards (including exposing residents to unacceptable noise and air pollution) and minimise the impacts of naturally occurring hazards, including flooding and sea level rise.

Investigations to assess proximity to existing and potential sensitive land uses to ensure that suitable separation distances can be implemented.

Principle 4. Identify and protect places of heritage and cultural significance, and desired town

Statement of Intent 3. Strategic and Policy Considerations

10


character.

4.2 Identify the desired character of towns and parts of towns, and ensure the design of buildings and public places, such as streetscapes and entrances, supports the desired character.

Design criteria already in place. To be reassessed in DPA to ensure that policy reflects expectations.

Principle 5: Protect and build on the region’s strategic infrastructure

5.1 Encourage industry clusters (including mining, primary production and aquaculture value-adding processing and storage activities) in strategic locations such as freight transport nodes to maximise transport efficiencies and support industry development.

Key component of DPA to facilitate economic linkage to high level transport networks are integral to the district. Ensuring access can be achieved without compromising safe use of the highways.

5.2 Establish appropriate buffers to protect existing strategic infrastructure, as well as sites and corridors identified as potential locations for future infrastructure, from encroachment by uses that may compromise their operation or expansion.

Separation distances to be incorporated in any rezoning or change in policy.

5.3 Provide for strategic electricity infrastructure corridors for augmentation and extension of the transmission network.

Provisions already in place. Ensure rezoning does not compromise these corridors.

5.4 Promote the development of renewable energy in appropriate locations and facilitate the establishment of supply chains in association with renewable energy developments.

An energy precinct has been flagged in the Strategic Directions Report; however it is considered that general provisions that facilitate this within rural areas are more suitable. Investigation of relevant provisions to be undertaken.

5.5 Manage interfaces between infrastructure and residential areas and other sensitive land uses to ensure adequate protection against noise and air pollution.

Policy in place. Any rezoning to provide appropriate consideration of suitable interface provisions.

5.9 Protect the transport functionality of road and rail corridors through planning policy in Development Plans.

To be enhanced as relevant.

5.10 Designate and protect strategic freight corridors as identified on Maps C1 and D2.

Policy to reflect protection of these.

5.11 Protect high pressure gas pipeline easements through planning policy in Development Plans and in accordance with Australian Standard 2885: Pipelines— Gas and Liquid Petroleum.

Ensure policy provisions reflect this. To be investigated and implemented.

Principle 6: Retain and strengthen the economic potential of primary production land

6.1 Prevent loss of productive agricultural land and potential conflict with incompatible uses by: � focusing housing (including rural living

allotments) and industrial development

Ensuring supply of suitably located and configured industrial zoned lands to limit encroachment into primary production areas (other than agricultural-related industries, renewable energy facilities and potentially industries not appropriate within close proximity to


11


in and adjacent to towns and industrial estates, unless directly related to primary industry

townships).

Principle 8: Provide and protect serviced and well-sited industrial land to meet projected demand

8.1 Provide a supply of well-sited and serviced industrial land in Berri, Renmark, Murray Bridge, Monarto and Tailem Bend, and encourage the clustering of related activities.

To be investigated and implemented as required.

8.2 Ensure an adequate supply of appropriately located industrial land to provide opportunities for small-scale and local industries in towns where there is sufficient demand and where such developments would support the desired town character.


8.3 Site and locate industrial land to facilitate: � management of interfaces with

residential areas and other sensitive uses to ensure adequate protection from noise

� protect existing industrial areas from encroachment by residential and other non-industrial land uses

� optimal use of existing and planned infrastructure (for example, wastewater re-use plants)

� provision for future expansion � accordance with EPA policies, codes of

practice and guidelines � an efficient, safe and functional arterial

road freight network that minimises the impacts of freight movements on neighbouring areas

� access to required energy and water supplies.


8.4 Support the growth of renewable energy and green technologies by setting aside employment lands and ensuring flexibility in zoning to allow new industries to establish.

To be facilitated.

8.5 Retain and support ongoing industrial operations by providing for appropriate buffers to minimise conflicts and manage external impacts, such as noise, vibrations, odour and native vegetation disturbance. .

Policies in place and to be retained or enhanced.

8.6 Provide for the development of well-sited and appropriately scaled value-adding (processing and storage) activities that complement local agriculture, horticulture, livestock, and mining activities.

Policies in place and to be retained or enhanced.

8.7 Provide for the establishment of facilities in appropriate locations to support new

Ensure policy enables opportunity for establishment in appropriate locations.


12


markets and products for recycled materials, including animal waste products.

Principle 9: Focus commercial development in key centres and ensure it is well sited and designed

9.3 Reinforce the supporting commercial and services role of Mannum, Lameroo, Karoonda and Tailem Bend.

Sufficient land to be available to facilitate ongoing expansion.

9.5 Proposals for major commercial areas in towns other than those identified in 9.1–9.4 must demonstrate that they support and complement the commercial functions of these towns both incrementally and cumulatively in the long term.

To be investigated and incorporated into policy as appropriate.

9.8 Prevent linear/ribbon development along major roads to support an efficient road network.

Policy to be maintained.

9.9 Ensure new commercial development and commercial zones do not expose residents to unacceptable noise levels.

To be considered and implemented.

Principle 10: Strategically plan and manage the growth of towns

10.1 Focus growth and development in existing towns and settlements based on their roles and functions, as described in Principle 9 and shown on Map D3.


10.5 Build on the character and cultural heritage of the lakeside towns of Meningie and Barmera.

Ensure industrial development and location does not adversely impact on the existing or desired character.

10.8 Manage the interface between primary production activities and urban areas through appropriate separation buffers, such as open spaces, parkland strips and screening vegetation, and appropriate alignment of allotment boundaries.


Principle 11: Design towns to provide safe, healthy, accessible and appealing environments

11.2 Establish and retain distinct and attractive entrances to towns.

Ensure industrial development on the fringes does not adversely impact of character of the remainder of the township.

11.6 Manage interfaces between residential and industrial areas and town centres to avoid potential conflicts.

To be considered and implemented accordingly.

11.9 Design all developments to minimise their visual and physical intrusiveness and ensure they are sympathetic to cultural and landscape features and contribute to the desired character of the area.

Ensure industrial development does not adversely impact of character of the remainder of the township by combination of design, setbacks and landscaping where appropriate.


13

Other State Strategic Plans that are referenced specifically for the Tailem Bend Motorsport Park (TBMP) precinct includes:

SA State Strategic Plan

It is envisaged that development of the TBMP can contribute to the following targets:

o Target 4 Tourism industry - Increase visitor expenditure in South Australia’s total tourism industry to $8 billion;

o Target 47 Jobs - Increase employment by 2% each year from 2010 to 2016 (baseline: 2010); o Target 55 Apprentices - Increase the number of apprentice completions in trade occupations

by 20% by 2020 (baseline: 2009); o Target 56 Strategic infrastructure - Ensure the provision of key economic and social

infrastructure accommodates population; o Target 64 Renewable energy - Support the development of renewable energy so that it

comprises 33% of the state’s electricity production by 2020 (baseline: 2004-05) Milestone of 20% by 2014;

o Target 65 Green Power - Purchase renewable energy for 50% of the government’s own electricity needs by 2014 (baseline: 2010);

o Target 73 Recycled stormwater - South Australia has the system capacity to harvest up to 35 GL of stormwater per annum by 2025 (baseline: 2009); and

o Target 94 Venture capital - Achieve a cumulative total of 100 private equity investments into South Australian companies between 2011 and 2020.

Department of Trade and Economic Development Strategic Directions 2011-2014 (Regional Development)

The TBMP proposal aligns with the following directions:

Outcomes: o Regional communities in South Australia maximise their economic development opportunities

and their contribution to the state’s overall economic performance. Strategies:

o Undertake projects that deliver significant economic development opportunities in regional areas;

o Promote regional participation in major project value chains; o Support regional businesses through effectively managing regional grant programs on behalf

of the government; and o Promote the opportunities.

State Tourism Plan

The TBMP has potential to be a key contributor to tourism development in South Australia:

o Leverage partnerships that help us to reach the target audience with the most compelling message and offer possible;

o Create new and refreshed tourism developments in South Australia; o Ensure external planning and policy impediments to sustainable tourism development are

removed and that strategic investments are case managed through the development process; and

o Encourage further investment in South Australia’s tourism assets and experiences.


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3.2 Council Policies

3.2.1 Council’s Strategic Directions (Section 30) Report3.2.1 Council’s Strategic Directions (Section 30) Report3.2.1 Council’s Strategic Directions (Section 30) Report3.2.1 Council’s Strategic Directions (Section 30) Report

Recommendations from Council’s Strategic Directions (Section 30) Report supporting the proposed DPA are as follows (noting that this Report is currently with the Minister for Final Approval and has yet to be adopted):

As a priority outcome of the Section 30 Review to more appropriately facilitate targeted industry

development, the Tailem Bend Motorsport Park (TBMP) and Industry Precinct has been specifically

adopted by Council as the initial DPA to be instigated in 2012. Strategic Issues

To facilitate the aspiration of fostering a sustainable and economically prosperous community, the Coorong District Council considers that the following strategies, actions and targets are applicable in regard to this DPA:

o Increases environmental sustainability of the district, with particular focus on: • Climate change; • Sustainable energy use; • Waste recycling, reuse and reduction; • Optimising ecological sustainable urban development; • Conserving biodiversity and natural habitat; and • Promoting sustainable land and water management practices

o Encourages economic activity that diversifies the local economy. o Encourages industrial development. o Supports the agricultural sector. o Reverses the current population decline of the district.

It is with the above in mind that Council is undertaking this DPA to facilitate industrial and motorsport expansion as highlighted in the Strategic Directions Report, these being: Tailem Bend Motor Sport Park

Council is working with a consortium called Coorong Property Group with the aim of developing the former Mitsubishi Test Track site into a multi-purpose International Standard Motorsport Facility which will include:

o on and off road motorsport events; o driver training; o vehicle testing; and o other motor sport and motor club events including on road and off road events for bikes and

cars (including but not limited to circuit racing, drag racing, drifting, motard, rallying) and training for bikes cars, heavy vehicles and machinery

o an industrial precinct on the site expressly for industry directly associated with motor vehicle manufacture and motor sport.

Energy Precinct

There are a lot of factors that may make the Coorong District Council being an energy precinct very feasible, including our climate and natural conditions, proximity to transmission lines and gas pipeline, recent renewable energy targets and carbon trading legislation by the Federal Government and the need to supply power to Adelaide into the future. The development policy may be in the form of local additions to the Primary Production Zone that may focus on energy production being within certain distances from transmission lines and gas pipeline and to encourage green renewable type energy production. Industrial Development Opportunities


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The key areas for investigation include:

o bulk handling and associated commercial enterprises; o motor vehicle related industries at the Tailem Bend Motor Sport Park; o ensuring adequate land is available and located in appropriate areas, with suitable provisions

that facilitate a vast array of potential uses, for future industrial, commercial and bulk handling development; and

o ensuring appropriate provisions in the Development Plan to encourage industrial development to take advantage of existing infrastructure.

3.2.2 Council’s Economic Development Policy3.2.2 Council’s Economic Development Policy3.2.2 Council’s Economic Development Policy3.2.2 Council’s Economic Development Policy

Council’s expressed objective within its Economic Development Policy is to support new and existing businesses and promote the Council area and the broader Murraylands and Upper South East regions as a great place to live and work. The development of Tailem Bend Motorsport Park (TBMP) and industrial precinct is an expressed key Objective of Council’s Economic Development Policy, seeking to:

o Capitalise on the location being central to the main Adelaide – Melbourne – Sydney road and rail routes to create opportunity for logistics management, storage and interchange facilities for bulk goods;

o Capitalise on excellent access high capacity utility services (electricity, gas, telecommunications / data, mains supply water and, artesian water in particular);

o Generate employment opportunities for young people; o Development of new industries to underpin reduction in traditional primary industry activities

Council’s other identified roles relating to TBMP include:

o Promotion of a centre for renewable energy production (alternative fuels, bio-mass, wind, solar),

o Facilitate the provision of infrastructure and public services, o Foster tourism development and infrastructure, o Facilitator of research and development activities, o Explore sustainable development practices, o Attraction of new business and industry to the region.

Council’s primary role in this respect is to foster strong relationships with Regional Development Australia (RDA) and relevant State and Commonwealth Government departments and agencies to ensure that the Council can facilitate and encourage new development and expansion of existing development in the Council district

The current situation is that SA has a definite demand for a high quality, national (ideally international)

standard multi-discipline motor sport venue – one which is able to adapt to the changing needs of the

community.

3.2.2 Council’s 3.2.2 Council’s 3.2.2 Council’s 3.2.2 Council’s Tourism and Tourism and Tourism and Tourism and Economic Development Plan 2011Economic Development Plan 2011Economic Development Plan 2011Economic Development Plan 2011

This plan specifically includes TBMP as a key strategy underpinning direct and total expenditure on regional retail, accommodation, transport and other industry sectors. The key strategy is to capture regional investment and ensure its viability, sustainability and growth on a long term (multi-generational) basis. TBMP is strategically located one (1) hours drive from Adelaide via the national highway link and is highly accessible to the eastern states market. This distance and travelling time compares favourably with the experience of other states.

TBMP aims to be SA’s pre-eminent motorsport facility through the provision of a multi-purpose facility

including a national standard drag facility, a national standard road circuit, a drift and motard circuit,


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and off-road facilities for recreational users as well as competitors of both two-wheel and four-wheel

events. Over time, it is envisaged that the TBMP will be become one of Australia’s premier multi-

purpose motorsport facilities. TBMP aims to provide SA with the capability to hold a wide variety of motor sport events. The strategy is to re-establish SA as a leading state in Australian motor sport -to develop a viable facility that will hold prestigious events to meet the widest participation of motor sport enthusiasts across all disciplines from the racer to the staff and officials and the spectators. The ultimate goal is to host events which are promoted internationally and by doing so, put SA and the Murrayland/Riverland region in particular on the world map. SA has some beautiful natural wonders, tourism opportunities which can be exploited world wide through the motorsport interface. Whilst the facility will be purpose built for motorcycle and car racing, the aim is to incorporate other corporate and community functions of benefit to SA including:

o Corporate releases (eg. new car launches), vehicle and product testing, o Driver training and awareness – implementing world standards, o Positive anti-hoon expression -TBMP aims to encourage young individuals to remove

themselves from the streets and provide a location for their racing in a controlled environment, o Sanctioned regulated and licenced off road riding experiences, o Ongoing programs in partnership with the Natural Resource Management Board to assist in

providing facilities in the Murray Darling water catchment region to reduce the amount of illegal use of recreational vehicles on government reserves and land,

o Vision for an elite training camp facility to offer a different level of training to our best State and national riders and drivers,

o Provide supporting industrial capacity to establish a viable employment centre as a Product Provider.

The total TBMP master plan involves the development of the majority of the total site. The following

elements comprise the TBMP master plan:

o New sealed racing circuit (long and short course) of 3.6km catering for cars and motorbikes, o A new 1/4 mile drag strip to National Standards, o Support infrastructure (pits, workshops, control tower etc), o Adjoining car parking and amenities, o Development of a central service core area to the southern end of Callitris Road, o Development of a new bitumen B-Double compliance access road (on the existing road

reserve) along Callitris Road off the Mallee Highway (to enable queuing capacity for major events to the national highway connector and industrial capacity access),

o Upgrade of the existing sealed test track and skid pan, o Development of motor cross, enduro and rally circuits, o Development of high level facilities in subsequent stages (including grand stand capacity,

permanent pits and service centres, management centre, function facilities, media centre etc). In alignment with the objectives of Regional Development Australia, Council and motor sport activities, the TBMP Industrial Precinct specifically caters for the following four (4) land use groupings:

o Motorsport Industry and Support - including repairs, tyres, fuelling, car storage, electronics, mechanical, design and manufacture etc),

o Regional Initiatives - specific large allotments to accommodate research and development based industries, renewable sector and (linked specifically to gas and water capacity),

o Logistic Industries - with exposure to Dukes Highway enabling place recognition, o Local Industry - a range of local scale industries across manufacturing, primary production

support, etc

3.2.2 Infrastructure Planning3.2.2 Infrastructure Planning3.2.2 Infrastructure Planning3.2.2 Infrastructure Planning

The proposed amendment will be consistent with current infrastructure planning (both social and physical) identified in Council’s Strategic Directions Report, by the Minister or by a relevant government agency.


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In particular, this DPA will support the following infrastructure projects:

o Land Use Prospectus

3.3.3.3.2.3 Other Policies or Local Issues2.3 Other Policies or Local Issues2.3 Other Policies or Local Issues2.3 Other Policies or Local Issues

The policies of this DPA will be consistent with the policies in:

1. The general section of the Development Plan:

o Advertisements – the DPA may result in rezoning or capacity for industrial and motorsport park development which abuts sections of arterial roads where the speed limit exceeds 80 km/h. It may be appropriate for certain signage to be suitable in these circumstances and provisions may need to be amended accordingly.

o Animal Keeping – no impact envisaged. o Building near Airfields – no impact envisaged. o Bulk Handling and Storage Facilities – interface to more sensitive land uses to be investigated

and additional provisions included as relevant. o Centres and Retail Development – no impact envisaged. o Coastal Areas – no impact envisaged. o Community Facilities - no impact envisaged. o Crime Prevention - no impact envisaged. o Design and Appearance – no impact envisaged. o Energy Efficiency - no impact envisaged. o Forestry - no impact envisaged. o Hazards – policy relating to location of development in relation to high pressure gas pipeline to

be implemented. o Heritage Places - no impact envisaged. o Historic Conservation Area - no impact envisaged. o Industrial Development – provisions may include local additions that are more specific to the

types of industrial development envisaged within the Council area. o Infrastructure - no impact envisaged. o Interface between Land Uses – additional provisions might be required for specific industrial

uses. o Land Division - no impact envisaged. o Landscaping, Fences and Walls - no impact envisaged. o Marinas and Maritime Structures - no impact envisaged. o Mineral Extraction - no impact envisaged. o Natural Resources - no impact envisaged. o Open Space and Recreation - no impact envisaged. o Orderly and Sustainable Development – as part of the Tailem Bend Motorsport Park

investigations, a concept plan for the development of this precinct (including access etc) may be suitable for inclusion.

o Renewable Energy Facilities – more commentary on facilities other than wind farms (e.g. solar farms, natural gas power station etc) may be included in the DPA. Consideration to be given to current Ministerial Wind Farms DPA to ensure consistent with this policy.

o Residential Development - no impact envisaged. o Short-term Workers Accommodation – no impact envisaged. o Siting and Visibility – ensuring policy provides suitable protection of rural landscapes in

respect to any industrial development. o Sloping Land - no impact envisaged. o Supported Accommodation and Housing for Seniors - no impact envisaged. o Telecommunication Facilities - no impact envisaged. o Tourism Development - no impact envisaged. o Transportation and Access – local addition/s may be required depending upon nature and

location of industrial lands. o Waste - no impact envisaged. o Waste Management Facilities - no impact envisaged.

2. The Development Plans of adjoining Council areas:


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o Alexandrina Council o The Rural City of Murray Bridge o District Council of Karoonda East Murray o Southern Mallee District Council o Tatiara District Council o Kingston Regional Council

It is considered that there will be no impact of this DPA in regard to the operation of Development Plans for the above Councils.

3. Schedule 4 of the Regulations - The DPA will be undertaken in consideration of Schedule 4, with provisions checked to ensure no contradiction occurs.

3.3 Minister’s Policies

3.3.1 Planning Policy Library3.3.1 Planning Policy Library3.3.1 Planning Policy Library3.3.1 Planning Policy Library

The DPA will draw on all modules of the Planning Policy Library with the exception of:

o Medium and High Rise Development (3 or more stories); o Metropolitan Open Space System; and o Significant Trees.

Council will also update the Development Plan to the latest version of the Planning Policy Library. Council does not anticipate that the DPA will involve the introduction of additional local additions or variation to the Planning Policy Library, however, should the investigations identify that this form of policy amendment is necessary then justification will be provided in the DPA.

3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29)3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29)3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29)3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29)

The following Ministerial policies introduced through section 25(5), 26 or 29 of the Act may be amended by this DPA:

o Nil Any amendment to these policies will be justified in the DPA and Council confirms that the policies will only be changed in a way that ensures consistency with the Planning Strategy.

3.3.3 Ministerial DPAs3.3.3 Ministerial DPAs3.3.3 Ministerial DPAs3.3.3 Ministerial DPAs

The policies of this DPA will be consistent with and not contradict the policies proposed in the following relevant Ministerial DPAs:

o Wind Farm DPA

Statement of Intent 4 Investigations and Consultation

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4. Investigations and Consultation

4.1 Investigations

4.1.1 Investigations Previously Undertaken4.1.1 Investigations Previously Undertaken4.1.1 Investigations Previously Undertaken4.1.1 Investigations Previously Undertaken

Investigations previously undertaken (prior to the preparation of this SOI) that will inform this DPA include the following:

o Strategic Directions Report (with Minister for Final Approval); o Land Use Prospectus; and o Tailem Bend Motorsport Park Business Case.

4.1.2 Investigations Initiated to Inform this DPA4.1.2 Investigations Initiated to Inform this DPA4.1.2 Investigations Initiated to Inform this DPA4.1.2 Investigations Initiated to Inform this DPA

Additional investigations (including those arising from issues not addressed in the Planning Policy Modules) to inform this DPA will include those undertaken to inform the Statement of Investigations for this DPA, including infrastructure analysis to ensure sustainable and economic provision of any required upgrades.

4.2 Consultation

The following key stakeholders will be consulted during the investigations stage for input into the proposed DPA:

Regional Development Australia Murraylands and Riverland Coorong Property Group The following agencies, State Members of Parliament, interested parties, individuals and Councils will be consulted during the consultation stage of the DPA:

State and Federal Government Auditor-General’s Department Defence SA Department for Communities and Social Inclusion – Assets and Facilities Department for Communities and Social Inclusion – Housing SA Department for Communities and Social Inclusion – SA Community Housing Authority (SACHA) Department for Education and Child Development Department for Health and Ageing - Applied Environmental Health Branch Department for Health and Ageing - Wastewater Management Department for Manufacturing, Innovation, Trade, Resources and Energy Department for Water Department of Environment and Natural Resources – Planning and Assessment Unit Department of Environment and Natural Resources – Zero Waste SA Department of Further Education, Employment, Science and Technology Department of Justice – Police Department Department of Justice – State Emergency Service Department of Justice - Country Fire Service Development Assessment Unit (Bushfire Protection) Department of Planning, Transport and Infrastructure - Planning and Assessment Department of Planning, Transport and Infrastructure - Transport Services Department of Planning, Transport and Infrastructure - Office of Major Projects and Infrastructure Department of Planning, Transport and Infrastructure - Office for Recreation & Sport Department of Primary Industries and Regions - Sustainable Resources (Marine Habitat) Aquaculture Department of Primary Industries and Regions - Mineral & Energy Resources Department of Primary Industries and Regions - PIRSA Forestry Department of Primary Industries and Regions - Land Use and Planning Environment Protection Authority

Statement of Intent 4. Investigations and Consultation

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Department of the Premier and Cabinet - Aboriginal Affairs and Reconciliation Department of the Premier and Cabinet - Office for State/ Local Government Relations Department of Treasury and Finance ETSA Utilities Electranet Pty Ltd SA Water South East Australia Gas Pty Ltd Epic Energy Department of Defence (Defence Support Group, SA) SA Murray Darling Basin NRM South East NRM Members of Parliament Adrian Pederick MP, Member for Hammond (State) Mitch Williams MP, Member for MacKillop (State) Patrick Secker MP, Member for Barker (Federal) Adjoining Councils Alexandrina Council The Rural City of Murray Bridge District Council of Karoonda East Murray Southern Mallee District Council Tatiara District Council Kingston Regional Council

Public Consultation with the public will be undertaken in accordance with the requirements of the Act and Regulations. This will include:

o A notice in the Government Gazette; o A notice in The Murray Valley Standard; o A notice in The Border Chronicle; o The scheduling of a Public Meeting at which any interest person may appear to make

representations on the proposed amendment; o All land owners within lands currently zoned Industry, Home Industry and Deferred Urban

(Tintinara only) and parcels proposed to be rezoned as part of this DPA will be notified directly.

Statement of Intent 5. Proposed DPA Process

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5. Proposed DPA Process

5.1 DPA Process

Council intends to undertake the following DPA process:

Process A

Agencies will be consulted on a draft version of the DPA for a period of 6 weeks. A copy of the DPA, and copies and a summary of agency submissions, will then be sent to the Minister for approval to release the DPA for public consultation.

Process B1 (with consultation approval)

A copy of the DPA will be sent to the Minister for approval to release it for concurrent agency and public consultation (not more than 8 weeks for agency comment and not less than 8 weeks for public comment).

Process B2 (consultation approval not required)

A copy of the DPA will be released for concurrent agency and public consultation (not more than 8 weeks for agency comment and not less than 8 weeks for public comment).

Process C

A copy of the DPA will be released for concurrent agency and public consultation (not more than 4 weeks for agency comment and not less than 4 weeks for public comment). Landowners and occupiers identified in the SOI will receive direct notification of the DPA.

5.1.1 Rationale5.1.1 Rationale5.1.1 Rationale5.1.1 Rationale

Process B2 has been selected because it is considered that implications of industrial, commercial and motorsport land use are not of such a profound impact as to require pre-consultation with the agencies or require the State Government itself to approve the release of the consultation.

Statement of Intent 6. Professional Advice and Document Production

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6. Professional Advice and Document Production

6.1 Professional Advice

It is not known at this time who will provide the professional advice for this DPA. An expression of interest process is being undertaken to determine the planning consultancy who will facilitate the investigations associated with this DPA. The allocated person/s will satisfy the professional advice requirements of the Act and Regulations and will provide advice to Council prior to the preparation of the DPA. Council will ensure that this person/s are not considered to have a conflict of interest or perceived conflict on interest in the DPA.

6.2 Document Production

The DPA (including the structure, amendment instructions and mapping) will be prepared in accordance with the Technical Guide to Development Plan Amendments issued by the Department for Planning, Transport and Infrastructure (the Department) and any templates, except as mutually agreed. To ensure certainty as to the correct version of the DPA, the DPA will contain a date in the footer (eg version 5 July 2012). The footer will be located on every page of the DPA, including the proposed amendments (including mapping). The Chief Executive Officer of the council will ensure that the policies implement the Planning Strategy, all procedures have been completed within the statutory requirements, and that mapping is correct prior to issuing a certificate in accordance with the Act. If this is not the case, the council will take responsibility for the DPA until the matter has been resolved.

6.3 Mapping

Council will obtain electronic copies of all the affected maps and/or figures from the Department prior to the commencement of mapping amendments to ensure all mapping is amended based on current map bases. Amendments to maps will be provided in the required format to the Planning Division of the Department. Mapping amendments for this DPA will be undertaken by the consultancy that is engaged by Council to undertake the DPA. This is to be confirmed once the tender process is completed.

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7. Proposed DPA Timetable

Process B2 (consultation approval not required) Timetable

The following timetable is proposed for this DPA based on the selected process. Council will take steps to update this timetable if it appears at any stage that Council will require an extension to complete a task.

Steps Responsibility Agreed Timeframe from Minister’s Approval

Development Plan Amendment (DPA)

Investigations conducted; DPA prepared

Council 12 weeks SOI agreement – DPA commences consultation

Agency and public consultation concludes

Council 8 weeks

Summary of Consultation and Proposed Amendment (SCPA)

Public Meeting held; submissions summarised; DPA amended in accordance with Council’s assessment of submissions; SCPA prepared and lodged with the Department

Council 6 weeks Public consultation closes – SCPA lodged with the Department

SCPA assessed and report on DPA prepared for Minister

Department 7 weeks

Minister considers report on DPA and makes decision

Minister 4 weeks

Approved amendment gazetted Department 2 weeks

Following Ministerial approval of the proposed amendment, it is forwarded to the Environment, Resources and Development Committee of Parliament for review.