Development Act 1993 Tea Tree Gully (City) Development Plan ...

Development Act 1993

Tea Tree Gully (City) Development Plan Highbury Residential and Open Space Development Plan Amendment By the Minister For Consultation

Have Your Say This Development Plan Amendment (DPA) will be available for inspection by the public at the Department of Planning and Development’s offices, Level 5, 136 North Terrace, Adelaide or at the City of Tea Tree Gully’s offices, 571 Montague Road, Modbury from Thursday 9 April 2009 until Thurday 11 June 2009. During this time anyone may make a written submission about any of the changes the DPA is proposing. Submissions should be sent to the Presiding Member, Development Policy Advisory Committee, c/- the Department of Planning and Local Government, GPO Box 1815, Adelaide SA 5001, or emailed to [email protected] Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held. If requested, the meeting will be held on Wednesday 1 July 2009at Sfera's on the Park, 191 Reservoir Road, Modbury.

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TABLE OF CONTENTS

EXECUTIVE SUMMARY Introduction Need for the amendment Legal requirements Consultation 1 ANALYSIS ...................................................................................................................1 1.1 Background .................................................................................................................1 1.2 The Strategic Context and Policy Directions...............................................................2

1 2.1 Consistency with South Australia’s Strategic Plan .......................................2 1.2.2 Consistency with the Planning Strategy .......................................................4 1.2.3 Consistency with other key policy documents ..............................................5 1.2.4 BDP Policy Library........................................................................................6 1.2.5 Understanding Residential Densities............................................................6

1.3 Investigations Undertaken...........................................................................................6 2. CONCLUSIONS AND RECOMMENDED POLICY CHANGES.................................18 2.1 Current planning policy .............................................................................................18

2.1.1 Zoning of affected area...............................................................................18 2.1.2 Adjoining Zones and Policy Areas..............................................................19

2.2 Recommended planning policy .................................................................................19 3. STATEMENT OF STATUTORY COMPLIANCE.......................................................22 3.1 Accords with the Planning Strategy........................................................................22 3.2 Accords with other parts of the Development Plan ................................................22 3.3 Complements the policies in the Development Plan for adjoining areas ...............22 3.4 Satisfies the requirements prescribed by the Regulations .....................................22 REFERENCES/BIBLIOGRAPHY APPENDICES THE AMENDMENT

EXECUTIVE SUMMARY INTRODUCTION The Development Act 1993 (the Act) provides the legislative framework for undertaking amendments to a Development Plan. The Act allows either the relevant council or, under prescribed circumstances, the Minister for Urban Development and Planning (the Minister) to amend a Development Plan. In this case, the Minister is undertaking the amendment because he is of the opinion that the matter is of significant social, economic or environmental importance (section 24(1)(g) of the Act). A Development Plan Amendment (DPA) (this document) explains what policy changes are being proposed and why, and how the amendment process will be conducted. A DPA consists of: • Executive Summary (this section) • Analysis • Conclusions and Recommended Policy Changes • Statement of Statutory Compliance • References/Bibliography • Appendices • The Amendment. NEED FOR THE AMENDMENT In December 2007 the Minister for Urban Development and Planning approved an amendment to the Urban Boundary, which controls the extent of the Metropolitan Area of Adelaide. The amended boundary includes a 76 hectare parcel of land at Highbury. This land forms the eastern half of the affected area in this DPA and contains the CEMEX Australia Pty Ltd sand extraction site, which is nearly at the end of its viable operating life. The rest of the affected area (40 hectares) is comprised of the Highbury Landfill (East Waste) site, which is soon to be capped with a vegetative cover; the capped SITA Landfill site; and a number of underdeveloped parcels of land north and south of the landfill sites, which are potentially suitable for residential development. An amendment to the Tea Tree Gully (City) Development Plan is now being proposed to enable the creation of low and medium density residential development in these areas. Land not suitable at this time for residential development would be held as deferred urban land until it has been remediated to the extent suitable for urban development. The DPA also provides for community and open areas to meet the needs of the expanding population in this locality. AFFECTED AREA The affected area is located approximately 14kms north-east of the Adelaide CBD in Highbury, see Figure 1. It is bounded by Casemate Road to the north; Lower North East Road and Torrens Road to the west; the Hills Face Zone to the east; and the River Torrens Linear Park to the south. It covers approximately 116 hectares and contains a range of land uses including residences, open space, rural living, extractive industry infrastructure and former landfill activities.

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Highbury Residential and Open SpaceDevelopment Plan Ammendment

Figure 1: Affected Area

1:7,500@ A3 ¹18 June 2008

Projection: MGA94 Zone 54Datum: GDA94Source: PlanningSA, DTEI DEH, QED pty ltd

The land within the affected area is located in a number of zones: an Extractive Industry Zone, a Residential (Tea Tree Gully) Zone, a Rural B Zone and a Special Uses Zone. It is noted that no land within the Hills Face Zone or the Linear Park (River Torrens) Zone is directly affected by the DPA. PROPOSED POLICY CHANGES The DPA proposes the following changes to the Tea Tree Gully (City) Development Plan: • Rezoning the majority of the Highbury Landfill site and all of the SITA Landfill

site from an Extractive Industry Zone into a Deferred Urban Zone and using the existing Deferred Urban Zone Objectives and Principles of Development Control with minor amendments to identify the landfill sites as part of the zone provisions and provide for their ongoing management as a landfill site

• Rezoning a portion of the Highbury Landfill site, presently in the Residential (Tea Tree Gully) Zone and adjacent to Lower North East Road, into a Local Centre Zone and using the existing Local Centre Objectives and Principles of Development Control

• Incorporating land immediately west of Majestic Grove into the existing Open Space Zone and using the existing Open Space Zone Objectives and Principles of Development Control.

• Incorporating six existing dwellings located at the eastern end of Old Sheoak Court, on the western side of the affected area, near Lower North East Road and currently in the Extractive Industry Zone within the Residential (Tea Tree Gully) Zone

• Extending the existing Residential (Tea Tree Gully) Zone, over the CEMEX site, Hallan, Domain and other smaller properties, north and south of the landfill sites within the affected area with a Policy Area designation including Objectives, Desired Character Statement and site specific Principles of Development Control that facilitate an increased housing density having regard to topographic features and connectivity of watercourses and open space networks and provide for the incorporation of appropriately sized areas of public open space. This open space will serve a variety of functions, including watercourses and stormwater detention; passive recreation; pedestrian and cycling linkages to surrounding linear park networks; biodiversity and habitat areas; and buffers to adjoining activities and the Hills Face Zone through a Concept Plan

• Introducing a Concept Plan (Fig R(TTG)/3) to provide guidance in relation to: - the provision and location of open space, watercourses and flood protection

areas - the appropriate location of vehicular access points - the location of pedestrian and cycle links

• Making consequential changes to the existing Zone Maps TTG/2, 30, 31, 35, 36 and 39 and introducing new Policy Area Maps 43, 44 and 45 to effect the above changes.

The policy approach described above is consistent with the existing Tea Tree Gully (City) Development Plan and does not affect planning policies or zones in adjoining council areas. LEGAL REQUIREMENTS Prior to the preparation of this DPA, the Minister received advice from a person or persons holding prescribed qualifications pursuant to section 101 of the Development Act 1993. The DPA has assessed the extent to which the proposed amendment: • accords with the Planning Strategy • accords with other parts of the Development Plan • complements the policies in Development Plans for adjoining areas • satisfies the requirements prescribed by the Regulations under the

Development Act 1993. CONSULTATION This document is now released for government agency and council consultation, concurrent with public consultation, for a period of eight weeks. The following organisations, agencies and individuals are to be consulted: • Environment Protection Authority • Department of Trade and Economic Development • Department for Environment and Heritage • Department of Primary Industries and Resources of South Australia • SA Water • ETSA Utilities • ElectraNet • Department for Transport, Energy and Infrastructure • Country Fire Service • Department of Water, Land and Biodiversity Conservation • Department for Families and Communities • Department of the Premier and Cabinet, Aboriginal Affairs and Reconciliation

Division • Adelaide and Mount Lofty Ranges NRM Board • The City of Tea Tree Gully • Mr Tom Kenyon MP, Member for Newland • All land owners within the affected area.

All written council, agency and public submissions made during the consultation phase will be recorded and considered by the Development Policy Advisory Committee (DPAC), which is an independent body responsible for conducting the consultation stage of Ministerial DPAs. Changes to the DPA may occur as a result of this consultation process. (See also the ‘Have your say’ information box at the front of this DPA.)

THE FINAL STAGE When the DPAC has considered the comments received, and heard any persons who lodged a submission and requested to be heard at the public meeting, it will provide the Minister for Urban Development and Planning with a report on its findings. The Minister will then either approve (with or without changes) or refuse the DPA. Note: This Executive Summary is for information only and does not form part of the Amendment to the Development

Plan.

Highbury Residential and Open Space DPA 1

1 ANALYSIS 1.1 BACKGROUND In December 2007, the Minister for Urban Development and Planning approved an amendment to the Urban Boundary, which controls the extent of the Metropolitan Area of Adelaide. The amendment included 76 hectares of land at Highbury, which is nearly at the end of its viable operating life as a quarry for sand extraction. Incorporation of this parcel of land into the Urban Boundary, coupled with the exhaustion of its supply of sand minerals, presents an opportunity to facilitate the site’s rehabilitation. This parcel of land forms the eastern half of the area which is affected by this DPA. The remaining parts of the affected area are comprised of:

• the ‘Highbury Landfill’, which is soon to be capped with a vegetative cover, and the capped ‘SITA Landfill’, both of which are located central and west of the quarry site respectively

• a number of underdeveloped parcels of land located west of the quarry and north and south of the landfill sites.

Currently there is limited opportunity for broadacre residential development in the City of Tea Tree Gully and so the affected area provides an excellent opportunity to provide additional and mixed housing to facilitate the council’s population and growth targets.

The land uses being proposed for the affected area include low to medium density housing ranging from single to multiple storey detached, semi-detached and row dwellings on small allotments; group dwellings and residential apartments; supplementary community services/facilities; and the protection of flora and fauna through the incorporation of biodiversity/open space linkages.

The proposed rezoning could generate up to 800-1000 dwellings and has the potential to increase Highbury’s population by approximately 2000-2500 people. This was calculated by applying density ratios taken from Government of South Australia’s ‘Understanding Residential Densities’. This is in addition to current residential development off Majestic Grove, Highbury and infill development in the area. The proposed residential development will also increase the demand for local retail and community services.

If the DPA is approved, the redeveloped site would form the urban edge of residential development located at the interface of the Hills Face Zone in Adelaide’s metropolitan east.

Parts of the landscape of the affected area have been significantly altered by mining activities resulting in very deep pits with steep gradients. This has exposed large sections of land and led to the removal of vegetation over large areas of the site. However clusters of vegetation and forest areas are still prominent. Existing improvements on the quarry site include infrastructure and processing facilities such as the crushing plant. The site also includes offices, a truck wash, an old farm house, laboratories and monitoring stations.


The quarry site will require substantial rehabilitation and remediation work to ensure significant parcels of land are available for residential pursuits. The site is located adjacent to a number of key physical land features including the Mount Lofty Ranges and Hills Face to the east, and the River Torrens and the River Torrens Linear Park to the south. SA Water’s former aqueduct to Hope Valley Reservoir and Thorndon Reserve forms the southern edge of the affected area. The surrounding development includes mainly residential land uses to the north and west of the quarry site. There are potential interface issues arising between the affected area and surrounding land uses such as the Hills Face Zone, residential land uses and the River Torrens Linear Park. These can best be addressed by the placement of public roads and/or public open space along the interface as proposed in the DPA.

1.2 THE STRATEGIC CONTEXT AND POLICY DIRECTIONS 1.2.1 Consistency with South Australia’s Strategic Plan South Australia’s Strategic Plan contains the following objectives and targets that are relevant to this DPA:

Objective 1 - Growing Prosperity ECONOMIC ENVIRONMENT T1.2 Competitive business climate: maintain Adelaide’s rating as the least costly place to set up and do business in Australia and continue to improve our position internationally. POPULATION T1.22 Total population: increase South Australia’s population to 2 million by 2050, with an interim target of 1.64 million by 2014. Comment: The DPA seeks to progress these targets by: • introducing policies that will facilitate a range of housing types to meet

the demands of a changing age structure and household profile, thereby increasing the residential population within the area and providing for a diverse and sustainable community

• locating housing close to employment, which will assist in providing South Australian businesses with a competitive edge through access to needed workforce.

Objective 2 - Improving Wellbeing PREVENTATIVE HEALTH T2.3 Sport and recreation: exceed the Australian average for participation in sport and physical activity by 2014.

HEALTHY LIFE EXPECTANCY T2.4 Healthy South Australians: increase the healthy life expectancy of South Australians by 5per cent for males and 3per cent for females by 2014.

PUBLIC SAFETY T2.8 Statewide crime rates: reduce victim reported crime by 12per cent by 2014.

WORK-LIFE BALANCE T2.12 Work-life balance: improve the quality of life of all South Australians through maintenance of a healthy work-life balance.


Comment: The DPA seeks to progress these targets by: • facilitating development that integrates housing with open space and

encourages pedestrian and cycling activity • providing for attractive, diverse and accessible public places • improving community safety through design of public spaces and

facilitating an increase in pedestrian activity, surveillance and interaction. Objective 3 - Attaining Sustainability CLIMATE CHANGE T3.6 Use of public transport: increase the use of public transport to 10 per cent of metropolitan weekday passenger vehicle kilometres travelled by 2018. ECOLOGICAL FOOTPRINT T3.7 Ecological footprint: Reduce South Australia’s ecological footprint by 30 per cent by 2050. WATER T3.9 Sustainable water supply: South Australia’s water resources are managed within sustainable limits by 2018. ENERGY T3.14 Energy efficiency – dwellings: increase the energy efficiency of dwellings by 10 per cent by 2014. Comment: The DPA seeks to progress these targets by: • facilitating a development with pedestrian connections that will

encourage walking and cycling to nearby activity centres and public transport nodes

• ensuring that development achieves sustainable outcomes in relation to energy efficiency, stormwater management and water conservation techniques

• improving efficiency in the use of existing infrastructure and services within a more compact urban form

• providing housing within an established urban area thereby reducing the need for housing in fringe areas where access to services and infrastructure is often reduced.

Objective 6 - Expanding Opportunity HOUSING T6.7 Affordable housing: increase affordable home purchase and rental opportunities by 5 percentage points by 2014.

T6.8 Housing stress: halve the number of South Australians experiencing housing stress by 2014. Comment: The DPA seeks to progress these targets by: • introducing development policy that facilitates the development of a

diversity of housing types and opportunities, including medium density housing, compact development and affordable dwellings

• providing for housing diversity and affordable housing opportunities • providing housing choice close to a new local activity centre and public

transport nodes.


1.2.2 Consistency with the Planning Strategy The Planning Strategy presents current State Government policy for development in South Australia and is based on key economic, social and environmental imperatives. In particular, it seeks to guide and coordinate State Government activity in the construction and provision of services and infrastructure that influence the development of South Australia. It also indicates directions for future development to the community, the private sector and local government. The most pertinent sections in the Planning Strategy for Metropolitan Adelaide (December 2007) addressed by these proposed policies are:

3.2 Biodiversity

Strategy 1 Integrate the protection of biodiversity and ecosystems processes into urban development and planning policies and processes.

Strategy 3 Increase the viability of areas of biological significance by identifying and protecting them and creating linkages between them.

3.3 Open Space, Recreation and Sport

Strategy 2. Ensure that biodiversity assets are protected within the overall open space framework with a focus of enhancing the MOSS.

3.8 Adelaide’s Hills Face

Strategy 1 Protect the physical and cultural importance of the Hills Face Zone.

Comment: The DPA seeks to progress these policies by protecting stands of remnant vegetation and reinstating water courses.

3.11 Health and Community Services

Strategy 1 Create living environments with services and facilities to support healthy lifestyles and active communities

Comment: The DPA seeks to progress these policies by providing open space and walk/cycle paths linking with the River Torrens.

3.12 Hazard Avoidance, Minimisation and Management

Strategy 6 Protect land and groundwater from site contamination and encourage the progressive remediation of contaminated land where a risk to human health or the environment exists.

Comment: The DPA seeks to progress these policies by site remediation.

3.15 Residential Neighbourhoods and Housing

Strategy 1 Ensure land is used appropriately within the Urban Boundary to meet projected housing demands and satisfy varied housing preferences and incomes

Strategy 3 Target growth to maximise use of existing infrastructure and ensure the provision of suitable infrastructure to support the function of neighbourhoods.

Strategy 9 Provide a network of parks and recreation areas within neighbourhoods which offer a variety of safe, useable, appropriate and attractive public open space.


Comment: The DPA seeks to progress these policies by providing for a range of housing, utilising existing infrastructure and providing a network of parks and recreation areas.

1.2.3 Consistency with other key policy documents The Housing Plan for South Australia (2005) The Housing Plan for South Australia, which was developed under the strategic framework of South Australia’s Strategic Plan, aims to: • make affordable housing available to more people • provide quality housing for those in greatest need in our community • renew and reinvigorate neighbourhoods. Key objectives of the Housing Plan taken into account in this DPA are:

• Link planning and development policies and processes to housing targets (Objective 1.3 Planning links)

• Develop initiatives across the planning system, in partnership with the Minister for Urban Development and Planning, to ensure affordable housing forms part of all substantial new housing developments. The Government has targeted a minimum of 10 per cent affordable housing and 5 per cent high need housing in all significant new developments (Objective 1.3 Planning links)

• Renew and reinvigorate neighbourhoods (Objective 1.6 Urban regeneration) • Respond to the changing community demographic profile by promoting accessible and

adaptable housing design in residential development that accords with disability access principles (Objective 2.2 Accessible and flexible housing)

• Promote energy efficiency and environmental sustainability within the housing sector, including particular focus on improving the energy, water and waste management efficiency of social rental housing (Objective 5.1 Energy, water and waste management efficiency).

These objectives are reflected in the proposed policy provisions of this DPA.

Creating a Sustainable Future – An integrated natural resources management plan for the Adelaide and Mount Lofty Ranges Region (June 2008) The NRM Plan seeks to protect, manage and enhance natural resources in this region. The plan includes 20-year regional targets to focus action in the region towards the highest natural resource priorities. The following targets of the plan (Volume B) are relevant to this DPA:

• Surface water and groundwater quality–all water resources meet water quality guidelines to protect defined environmental values (T2)

• Water resources managed within sustainable limits (T3) • Improve the capacity of people in the community, institutions and regional organisations to

sustainably manage our natural resources (T13). The DPA has been prepared with regard to these targets. City of Tea Tree Gully Strategic Plan 2007 - 2011 A number of key objectives, strategies and targets within this plan are relevant to, and supported by, this DPA in particular:


1. Sustainable Environment

T1.6 Reduce our footprint to reduce the impact of human settlements and activities to 5 per cent by 2011.

2. Physical Infrastructure

T2.3 Increase the number of people using public transport by 5 per cent by 2011.

5. Land Use Planning

T5.1 Increase the population of the City to 110,000 by 2011 and to 150,000 by 2050.

T5.2 Increase affordable housing stock within the City by 2 per cent by 2011.

T5.3 Increase the number of medium to high density dwellings units within the City by 30 per cent by 2011.

T5.4 Tea Tree Gully to have 5 per cent apartment style housing by 2011.

Comment: The DPA will contribute to all these strategic targets. 1.2.4 Better Development Plan Policy Library The City of Tea Tree Gully initiated a Better Development Plan (BDP) DPA in June 2008. This DPA has therefore examined the BDP Policy Library with regard to developing the Residential (Tea Tree Gully) Zone Policy Area 24 Highbury Policy Area and in particular the Residential Medium Density Policy Area Module. 1.2.5 Understanding Residential Densities In November 2006 the Government of South Australia released a document titled, Understanding Residential Densities: a Pictorial Handbook of Adelaide Examples. The document defines low density housing as approximately 11-22 dwellings per hectare (gross) and 17-33 dwellings per hectare (net); and medium density housing as approximately 23-45 dwellings per hectare (gross) and 34-67 dwellings per hectare (net). This DPA contemplates low to medium density housing in the form of single to multiple storey detached, semi-detached and row dwellings on small allotments, as well as group dwellings, residential flat building (apartments) as suggested within Understanding Residential Densities. 1.3 INVESTIGATIONS UNDERTAKEN

1.3.1 Population and Housing Trends

Population The most recent census (2006) recorded a total population of 95971 for the City of Tea Tree Gully and 6539 for Highbury1.

Compared to the 2001 Census, the city’s population at this time had grown by 0.9 per cent over the five year period and Highbury had grown by 1.6 per cent. The city’s population has grown due to the completion of the large scale urban development at Golden Grove but further population increases could be constrained by lack of opportunities for broadacre development.

1 ABS, Population and Housing Census, 2006


Age The age distribution for Highbury is similar to South Australia’s for most age groups. In 2006, a third of Highbury’s population was under the age of 25, 19 per cent were aged between 0 and 14, and 14 per cent were aged between 15 and 25. The majority of the population was aged between 25 and 54 (41 per cent) and 27 per cent were aged 55 years and over. This matches the state’s median age of 39, which is slightly higher than the Australian average of 37.

Compared to the state, there is a higher representation of Highbury residents aged 55 to 64 years, accounting for 16.1 per cent of the suburb’s population compared to 11.7 per cent for South Australia. This cohort will have a significant impact on future housing, infrastructure and services needed in the area.

Employment and Income Highbury has a strong level of employment with over 90 per cent of residents in work.

The median income generated by an individual resident over the age of 15 was $541 per week and the median income brought into an average household was $1212 per week. By contrast, the state’s median individual income and household income was lower - 25 per cent and 37 per cent respectively.

Higher income earnings for Highbury have a strong correlation to the occupations undertaken by its residents. In 2006, the most common occupations for Highbury residents were professionals, clerical and administrative workers, technicians and trades workers, as well as managers and sales workers. The most prevalent industries of employment for these occupations were education (school), health (hospitals), hospitality (cafes and restaurants and food services), State Government and administration.

Household sizes Family homes represent over 80 per cent of Highbury’s households while single person households represent far less at approximately 13 per cent. Highbury has a higher representation of family households and a lower number of lone person households compared to the South Australian average. Approximately half of these family households are couples with children, less than half (40.1 per cent) of the households are couples without children and less than 10 per cent are single parent families. A review of the 2001 and 2006 census figures shows a decrease in the number of family households and a slight rise in people living alone.

There is not a great variety of household types in Highbury as separate dwellings have been the main choice of residence in the past. Other types of dwellings such as semi-detached, terrace or townhouse units or apartments make up a considerably lower number: only 2 per cent of the total housing market.

The level of home ownership or homes being purchased is comparatively higher than that of the state. Over 85 per cent of Highbury residents own or are purchasing their homes while the state’s recorded level of aspiring home owners is approximately 20 per cent lower. The proportion of rentals and other tenure types is less than 15 per cent of the market with the rest of the suburb’s dwellings being fully owned or being purchased.

1.3.2 Retail and Community Services A wide range of services is available to the current and future residents of Highbury within a 5 kilometre radius. See Figure 2 over.

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Highbury Residential and Open SpaceDevelopment Plan Amendment

Figure 2 - Community Services (within 5km)

1:40,000@ A3 ¹14 March 2008

Projection: MGA94 Zone 54Datum: GDA94Source: PlanningSA, DTEI DEH, QED pty ltd


1.3.3 Roads, traffic and public transport

Existing Road Network The road network in the vicinity of the affected area is primarily under the care and control of the City of Tea Tree Gully.

The road network adjacent to and within the subject site is comprised of:

• Lower North East Road, which is an arterial road under the care and control of the Department for Transport Energy and Infrastructure (DTEI) comprising two carriageways divided by a central median, with each carriageway having two lanes

• Torrens Road and Majestic Grove, which are minor collector roads comprising a single carriageway with one lane in each direction

• Halls Road, which is a minor collector road comprising a single carriageway with one lane in each direction. The middle section of Halls Road is closed road.

All the junctions in the local traffic area are unsignalised ‘T’ junctions.

Traffic Volume and Operation Traffic volumes for 2005 and 2006 for each of the roads surrounding the affected area are shown on Table 1. Table 1: Existing Traffic Volumes on the Adjacent Road Network

Road Existing Daily Traffic Volume

Lower North East Road, from Valley Road to Torrens Road 8900

Lower North East Road, from Torrens Road to Hancock Road 7500

Lower North East Road, from Hancock Road to Perseverance Road 2700

Lower North East Road, from Perseverance Road to the hills 2200

Hancock Road, from Grand Junction Road to Lower North East Road 4800

Torrens Road from Majestic Grove to Lower North East Road 1500 (estimated)

Halls Road near quarry entrance 350

Source: Department of Transport, Energy and Infrastructure (DTEI) website and the City of Tea Tree Gully

The traffic surveys indicate that during peak periods the traffic volumes are about 10 per cent of the daily volumes.

Traffic operation on the road network in the vicinity of the affected area is considered satisfactory as assessed by QED Traffic Engineers, with minor queues and delays for vehicles exiting Torrens Road during peak periods. The road network operates with minimal delays to road users during off-peak periods.

1.3.4 Traffic An assessment of traffic and parking was undertaken by QED Traffic Engineers to consider the impact of the proposed residential and open space development on the adjacent road network and assess its operation in accordance with the relevant


Standards and Guidelines. The assessment found that if the proposed development were to consist of approximately 1000 dwellings:

• up to 9000 trips per day could be generated, with approximately 850 trips during peak hours in the surrounding road network

• the predicted volume of traffic on the adjacent road network would increase, with Halls Road requiring upgrading to collector road standard and Torrens Road needing to be assessed for possible upgrading

• the Lower North East Road/Torrens Road intersection could experience delays for traffic exiting Torrens Road. The Torrens Road approach could require modification to improve access and safety in peak operation

• the Lower North East Road/Halls Road intersection could experience a slight increase in delay for vehicles exiting Halls Road.

Further findings were that:

• the proposed development could provide access for refuse collection and other vehicles. Turning areas for HRVs would have to be provided where needed

• pedestrian access should be provided throughout the proposed development by footpaths adjacent to roads and streets, as well as along the open space network

• wide linear reserve areas should be provided through the proposed development. These areas would offer an opportunity to provide off-road shared pedestrian and bicycle paths with connections to the River Torrens Linear Reserve

• traffic management measures should be considered for straight lengths of roads that are more than 150 metres long.

Using the upper figure of 1000 dwellings (as mentioned in Section 1.1 of this Analysis) the traffic volumes anticipated on the immediately adjacent road network are shown in Table 2. Table 2: Predicted Traffic on the adjacent road network

Location

Existing Daily 2-way (vehicles per day)

Predicted Daily 2-way (vehicles per day)

Daily difference(vehicles per day)

Existing Peak 2-way (vehicles per hour)

Predicted Peak 2-way (vehicles per hour)

Peak difference(vehicles per hour)

Lower North East Road – north of development

7,500 12,400 + 4,900 750 1,210 + 460

Lower North East Road – south of development

8,900 13,000 + 4,100 1000 1,390 + 390

Torrens Road

Estimated 1,500 4,800 + 3,300 150 470 + 320

Halls Road 350 6,050 + 5,700 30 560 + 530


Access to the affected area is generally from Lower North East Road and via Halls Road and Torrens Road.

An analysis of the operation of critical turning movements was undertaken by QED Traffic Engineers in accordance with Guide to traffic engineering practice—part 5: intersections at grade (Austroads, 20052). The delays and queue lengths that were calculated are subject to actual traffic conditions and the effect of ‘platooning’ caused by adjacent traffic signals. This is not reflected in the Austroads methodology.

The analysis identified the following:

• traffic turning right from Halls Road to Lower North East Road during the morning peak period could experience average delays of less than 25 seconds with a 95th percentile queue length of fewer than nine vehicles. The delay expected at this intersection is not unusual for a suburban location during peak hour

• traffic turning right from Lower North East Road into Halls Road could experience minimal delays and queue lengths. The right turn lane in Lower North East Road should be able to accommodate the anticipated volumes of traffic

• traffic turning right from Torrens Road into Lower North East Road during the morning peak period could experience average delays of less than 60 seconds with a 95th percentile queue length of fewer than five vehicles. The queuing lane for right turning vehicles at this junction can accommodate approximately three vehicles. Traffic turning left from Torrens Road could be delayed by traffic waiting to turn right into Lower North East Road. The Torrens Road approach should be modified to improve access and safety of peak operation. To reduce the delay to left turning traffic the right turn lane could be extended in Torrens Road to accommodate five vehicles

• traffic turning right from Lower North East Road into Torrens Road could experience minimal delays and queue lengths. The right turn in Lower North East Road should be able to accommodate the anticipated volumes of traffic.

The predicted traffic generation of the affected area may also adversely affect the operation of the Lower North East Road/Hancock Road intersection and the Hancock Road/Grand Junction Road intersection. Further investigation should be carried out to ascertain the full impact of the traffic generated by the proposed development on these intersections.

Public Transport The ‘Adelaide Metro’ public transport system operates three bus routes adjacent to the subject site.

Discussions with the City of Tea Tree Gully and Public Transport Board are proposed to extend existing bus services and to provide a community transport bus. This would be subject to approval by the Public Transport Division of the Department of Transport, Energy and Infrastructure.

2 Austroads provides a methodology for assessing potential queuing and delays for vehicles performing turns across traffic

streams at intersections or access points.


Car parking The anticipated parking requirements generated by the policies proposed in this DPA could comfortably meet the existing parking requirements of the Tea Tree Gully (City) Development Plan.

1.3.5 Geology and Hydrology3

Sinclair Knight Merz Pty Ltd (SKM) has provided the following information as part of the Phase I and II Environmental Site Assessment:

The landscape within this region is dominated by steep gradients between ridges and valleys. The surface elevations surrounding the quarry range from 120m above the Australian Height Datum (AHD) at the sand pit on the western boundary of the site to 400m AHD along a ridge to the east of the quarry. The Riverview sandpit ranges in depth from approximately 120 to 160m AHD.

Dominant hydrological features near the quarry are the Hope Valley Reservoir, located approximately 2km west of the quarry, and the River Torrens and its tributaries (principally Jacobs Creek). Analysis of daily river flow data4 shows that the River Torrens has flow volumes ranging from no flow during summer months to 1900 ML/day during flood events. The surface water flow around the quarry is generally directed south west towards Jacobs Creek and the River Torrens.

The regional geology within the affected area is varied. The Highbury Sandpit has extracted sands associated with the North Maslin Sands formation, underlaid by weathered siltstones and discontinuous lenses of sands and gravels.

In the central/eastern portions of the site, groundwater can be found within the fractures of the Woolshed Flat Shale and Montacute Dolomite. The local aquifer system is likely to be part of a regional unconfined aquifer that extends across the western face of the Mount Lofty Ranges. It is likely that groundwater found within the dolomite and shale is in hydraulic connection with the Stonyfell Quartzite located west of the quarry.

Groundwater is likely within the North Maslin Sands, underlaid by the weathered siltstones of the Saddleworth formation.

Groundwater levels vary depending on the topography of the area and formation targeted, but range from 2.55m to 48.7m bgl. In the past a number of wells were installed on the CEMEX site and offsite, including the adjacent landfill facilities.

Groundwater discharge would occur in spring to nearby streams (e.g. the tributaries of the Torrens River), and through flow to the Adelaide Plains and from extraction of groundwater. Spring discharge was identified several hundred metres west of the quarry during a visit in June 2006.

3 Geological and groundwater data were collated for the region from the SA Geodata database, which contains information

collected at the time of well construction (lithology, groundwater level, groundwater quality, construction details and use).

Time series groundwater level and salinity data were sourced from Obswell, another online database accessible from the

Department of Water, Land and Biodiversity Conservation (DWLBC) website. Data was collated for over 70 bores located

within the affected area. Regional geology data were sourced from Primary Industries and Resources South Australia

(PIRSA) geology maps.

4 Measured at gauging station A5040529 located on Holbrooks Road


An assessment of the distribution of groundwater salinity measurements collected since 1990 (reported as total dissolved solids (TDS) mg/L) shows that groundwater salinity ranges from 397 mg/L to 3609 mg/L. Information regarding aquifer sampling and screen interval for the various bores is unknown and requires further analysis. It appears that groundwater in the region is used for irrigation, industry, domestic and stock purposes. In general, salinities observed within the North Maslin Sands would be lower than the Saddleworth formation. There may also be some stratification of the water column within the quarry which may result in the presence of more saline water at greater depths.

Overall there are no major issues subject to the establishment of watercourses as part of the rework of the area.

1.3.6 Stormwater and Flooding Discussions were held by Wallbridge and Gilbert Engineering as part of the infrastructure investigations with the Adelaide and Mount Lofty Ranges Natural Resource Board and the City of Tea Tree Gully to determine what requirements would have to be met to rehabilitate the quarry site. The Board has advised that the land would need rehabilitation. The Board further advised that:

• a land form that presents a water course collecting the flows from the hillside and directing them to the River Torrens would be a good outcome

• the water course could include some collection points for silt mobilised by overland flows

• a piped system to conduct the flows to the river would not be acceptable

• if the future land use included urban development the water bodies along the water course could incorporate a detention facility to limit peak flows, although the Torrens can cope with an event between 1 in 100 years (1% risk) and 1 in 200 years (0.5% risk)

• any natural spring flows should be preserved and allowed to find their way to the Torrens through the ‘created’ watercourse

• water sensitive urban design principles should be used.

The City of Tea Tree Gully supports this approach which is being incorporated in the Infrastructure Plan for this area.

1.3.7 Site Contamination5 There are some contaminated sites within the affected area. These include the two identified landfill sites; disposed building materials on the Domain property; and isolated fuel and oil spills on the CEMEX site. However, subject to the outcome of the review by the appointed Site Auditor and the completion of additional investigations and subsequent remedial measures as required, no significant environmental limitations have been identified that would prevent the development of the CEMEX, Domain and Hallan properties for future residential and open space use.

5 Sinclair Knight Mertz Pty Ltd (SKM) undertook a Phase I and II Environmental Site Assessment of land comprising the

CEMEX site at Highbury, South Australia. In addition SKM was engaged to undertake a Phase I and II Environmental Site

Assessment at 10-14 and 16-20 Halls Road, Highbury (Hallan Nominees Land) and also Lot 715 Majestic Grove, Highbury

(Domain Project Development Land).


The Executive Summary of the Environmental Report is in Appendix A.

Control of the landfill gas migration, which was identified along the eastern perimeter of the two landfills, could be managed via the implementation of effective landfill gas extractions systems by the landfill operators and, if required, the implementation of more comprehensive landfill gas interception measures.

1.3.8 Biodiversity6 The biodiversity of the whole of the affected area has not been assessed because of site constraints however, the available data indicates that the ecological context of the site is complex, and that floral and faunal species that have conservation status and legislative protection are present.

Information about biodiversity that is known at this stage includes that:

• the steeper slopes bordering the eastern boundary of the affected area are predominantly vegetated with Eucalyptus fasciculosa (Pink gum) Low Woodland

• the CEMEX site has mature stands of Eucalyptus species (and associated ecological communities) that generate biodiversity corridors between the hill slopes and the residential areas to the south and west of the site. These corridors are comprised of a number of species, notably Pink gum (Ecalyptus fasciculosa), which is protected under state legislation (National Parks and Wildlife Act 1972).

The presence, location and extent of Pink gum will have ramifications for planning for and managing the CEMEX site. The site supports a representative and diverse biota, which has persisted because of the presence of relatively undisturbed resources.

As a result, it is recommended that:

• a detailed survey to determine the location and extent of Pink gum over the whole site be undertaken

• the location of other species with conservation status be determined

• the presence, extent and location of pest species be determined

• appropriately detailed species’ management plan(s) (whether for fauna or flora) based on the information obtained be developed

• a ‘protected areas’ plan for the site be developed (for protecting individual or multiple species)

• a management plan for managing and controlling pest species be developed

• rehabilitation or restoration strategies and plans for the site are initiated. This work would form part of any development applications for land division. The Biodiversity Report is in Appendix B. A detailed survey would also be necessary to ensure compliance with legislative requirements for some species as part of the land division development application.

6 Source of information South Australian Government biological databases, relevant spatial data and site visit in April 2008.


1.3.9 Indigenous Heritage There are no known Aboriginal heritage sites within the affected area, which is located within the traditional lands of the Kaurna community7. An Aboriginal Heritage survey has therefore not been carried out.

Notwithstanding this, there is the potential that within the affected area which extends south to within 150-200m of the River Torrens, that there may be Aboriginal sites or objects. If an Aboriginal site is discovered during construction, works must be put on hold and advice sought from the Aboriginal Affairs and Reconciliation Division of the Department of the Premier and Cabinet.

1.3.10 Non-Indigenous Heritage There are no state or local heritage items listed in the Tea Tree Gully (City) Development Plan for the affected area. However, a Heritage Item is listed at 1 Halls Road, which is situated about 40m north of the affected area.

The setting of this heritage site will be somewhat modified by the proposed DPA. However, the existing quarry and landfills already significantly affect the setting of the place and it is unlikely that this proposal will further detract from its heritage value. 1.3.11 Water supply The following advice has been provided by Wallbridge and Gilbert Engineers following discussions with infrastructure service agencies.8 Water mains exist in the adjoining road network and SA Water advises that the proposed development would most likely be serviced from the corner of Lower North East and Halls roads. Their preliminary advice indicates that the existing system should have sufficient capacity to accommodate the development. SA Water’s System Planning Group will provide a report containing the specific information on their requirements. It should also be noted that there are two major water trunk mains, a 1000mm and a 250mm diameter, which traverse the site from north to south along Halls Road. These mains must be accommodated either within Halls Road (minimum 20 metres wide) or within a council reserve. If they are located within a council reserve, a 20m wide easement will be required to protect them and no development will be permitted within or over this easement.

1.3.12 Sewer There are nine lots to the north of the site that are currently serviced by sewer mains adjacent to the intersection of Casemate Street, Lower North East Road and Halls Road. The new housing off Majestic Grove to the west of the affected area is also fully sewered.

7 A letter from the Aboriginal Heritage Branch of the Aboriginal Affairs and Reconciliation Division dated 14 August 2007

confirms that, ‘the Central Archive, which includes the Register of Aboriginal Sites and Objects…has no entries for Aboriginal

Sites in the proposed works location’.

8 Wallbridge and Gilbert letter dated 27 June 2008


SA Water have indicated that to accommodate the development of the affected area, a contribution will be required from the developer to provide a new pumping station (or stations) and upgrades to the existing ‘receiving’ stations, pumping mains and gravity mains. SA Water’s Systems Planning Group are currently compiling a more detailed report, which will outline SA Water’s requirements.

1.3.13 Telstra There are existing Telstra services in all adjoining road networks and the Network Development Manager has confirmed that Telstra would most likely provide the required infrastructure at no cost. Further investigations will be undertaken once a more detailed layout has been established.

1.3.14 Electricity ETSA Utilities estimates that a minimum augmentation cost of $172/kVA would be required from the developer, based on 8kVa per residential allotment. ETSA Utilities does however reserve the right to charge the actual costs, which may be higher but it is not in a position to determine this until an electrical design is provided. At this stage, it is expected that upgrades may be required to the substation on Grand Junction Road.

1.3.15 Gas The Australian Pipelines Trust Planning Group has confirmed that they are currently evaluating the existing infrastructure adjacent to the affected area to establish whether gas can be provided to the proposed development. If this can be done, the route of the proposed infrastructure and the cost of augmentation would then be confirmed. 1.3.16 Refuse Collection The layout of the street network shown on the Structure Plan includes both a ‘loop’ layout that would allow a large vehicle to perform a complete circuit without the need to reverse to exit, and a number of dead end streets which require a ‘hammerhead’ or similar turn-around area to be provided at the end of each dead end to allow a Heavy Rigid Vehicle (HRV) to turn around.

1.3.17 Future Housing The City of Tea Tree Gully recognises the need to allow a variety of housing types across its area to suit its changing demographic needs. At the time of the 2001 Census, the City of Tea Tree Gully forecast its population to increase by approximately 3000 between 2001 and 2021, reaching over 100 000 by 2013. Figure 3 shows the increase in the city’s population over a forecast period of 20 years and also highlights the diminishing size of households over that period. However, it is important to note that the city’s 2007-2011 Strategic Plan targets a population increase to 110 000 by 2011, well above the current population forecasts, requiring consideration of where to place these additional people and the type of housing required.


Figure 3: Forecast Population and Average Household Size, City of Tea Tree Gully, 2001-2021

The council acknowledges the trend in declining household sizes by setting targets for the various types of housing, including increasing the number of medium to higher density dwelling units within the city by 30 per cent by 2011 and achieving 5 per cent apartment style housing by 2011.

Figure 4 below illustrates the change in household sizes for the City of Tea Tree Gully during the 2001-2006 period: a clear increase has occurred in lone person and couple households and a decrease in households larger than 3 persons. Figure 4: Change in Household Size, City of Tea Tree Gully, 2001-2006


Figure 5 shows the predicted future household types for the city with a visible increase in lone person and couple households without dependants and a decrease in couple families with dependants. Figure 5: Change in Household Type, City of Tea Tree Gully, 2001, 2011 and 2021

This DPA therefore seeks to accommodate both low and medium density residential development.

2. CONCLUSIONS AND RECOMMENDED POLICY CHANGES 2.1 Current planning policy 2.1.1 Zoning of affected area The majority of the affected area is contained within the Extractive Industry Zone, however the south-western portion of the site traverses both the Special Use Zone and the Rural B Zone and a small part along the western edge of the area is contained within the Residential (Tea Tree Gully) Zone. The principal objective for the Extractive Industry Zone is ‘a zone comprising land intended for the mining and quarrying of minerals’. This zoning is no longer relevant given the intended closure of the quarry and its inclusion in the urban area in 2007. The principal objective for the Special Use Zone is ‘a zone primarily accommodating special private and public activities of an institutional or open character, with agriculture or horticulture or recreation’. Adjustment to this zone is proposed to retain only the SA Water land containing the water connection line to Hope Valley Reservoir as Special Use Zone. The principal objective for the Rural B Zone is ‘a zone comprising land to be retained in use for primarily agricultural purposes’. This zone is no longer relevant given the changes that have already occurred in the area.


A limited number of objectives seeking a range of residential development are provided in the Residential (Tea Tree Gully) Zone. Building heights are generally limited to one storey and where appropriate two storeys, and development over two storeys is non-complying. It is considered that these provisions are not entirely applicable to the affected area due to the specific landscape qualities and the envisaged development of residences over two storeys. Accordingly it is proposed that a new Policy Area within the Residential (Tea Tree Gully) Zone be introduced that provides for residential development up to three storeys. The development of the Residential (Tea Tree Gully) Zone Policy Area 24 Highbury Policy Area has taken into account the Medium Density Policy Area module within the Better Development Plans Library, Version 3, released by Department of Planning and Local Government in November 2007. 2.1.2 Adjoining Zones and Policy Areas The Tea Tree Gully (City) Development Plan contains a number of qualitative and quantitative residential policies in the Council Wide section. These provisions address general issues associated with residential development, including site area, landscaping, car parking, access, privacy, overshadowing, neighbourhood character, energy efficiency, stormwater management, and the appearance of land and buildings. These provisions will be relevant to the development of the affected area. Policy Area 20 Golden Grove East The Policy Area provisions of this zone are additional to those set out within the Residential (Tea Tree Gully) Zone and emphasise development that uses ecologically sustainable development practices, including integration with existing waterways, trees and topography. This policy area has interface and environmental issues that are similar to the affected area and therefore has been used as a reference point for the DPA. Policy Area 23 Golden Grove South The Policy Area provisions of this zone are additional to those set out within the Residential (Tea Tree Gully) Zone and emphasises that residential development should comprise a diversity of dwelling types and sizes on allotments of varying sizes. 2.2 Recommended planning policy An appropriate development policy framework for the affected area should take into consideration the residential planning principles established within the broader area by the City of Tea Tree Gully and ratified by the Department of Planning and Local Government. The framework should also incorporate future urban housing trends to achieve an economical and efficient urban form, including medium density development delineated by a network of usable public open space corridors defined by remnant vegetation and re-established and natural watercourses. This will facilitate apartment terrace housing and medium density residential development.


2.2.1 Objectives and Desired Character Taking into account the findings of the above investigations, coupled with state and local policy and planning directives, it is appropriate that the affected area should provide opportunities for a range of dwelling densities which are located having regard to watercourses and local open space networks. The development of the site should facilitate the integration of surrounding land uses through pedestrian connectivity, taking into account its proximity to the Hills Face Zone. The proposed Desired Character Statement for the Residential (Tea Tree Gully) Zone Policy Area 24 consists of the following key elements:

• the encouragement of housing choice and affordability, enabled in part by a range of allotment sizes and dwelling types

• acknowledgement that dwellings with higher densities should occur in areas of highest amenity, including areas adjacent to open space

• sustainable development outcomes in relation to stormwater management, water conservation and energy efficiency

• the provision of usable open space networks to incorporate a range of passive recreation activities

• using the open space networks for stormwater management by incorporating wetlands and natural drainage swales

• achieving an attractive landscape character with a strong emphasis on native planting and treatments within the public realm

• facilitating future visual and physical links to adjacent sites and beyond, including the Torrens Linear Pathway, the proposed local centre and residential locations such as Majestic Grove.

2.2.2 Public Open Space The proposed Concept Plan contained within the Residential (Tea Tree Gully) Zone Policy Area 24 provides general guidance about the location of the primary areas of open space. These areas are typified as green corridors that have formed around natural watercourses and drainage lines. It is eminently desirable that this open space network be contained in one single parcel of land dispersed throughout the affected area, which provides for a range of passive recreation activities, revegetation and stormwater management initiatives. This network would serve a number of functions, including:

• facilitating the creation of a network of pedestrian/cycle paths that connect the site to the Torrens Linear Pathway and Lower North East Road

• enabling the retention of significant stands of native vegetation

• providing useable open space to serve the day to day needs of the residents

• providing green corridors.

2.2.3 Density and Lot Size The affected area, in the main, does not have any established residential character with which it should conform with the exception of a few residential properties along its north and western edges.


This provides a significant opportunity to provide for a range of dwelling densities (with minimum site areas per unit for residential flat buildings of 150 square metres and 300 square metres for single, detached dwellings) and dwelling types, including medium density and dwellings of 2 to 3 storeys.

2.2.4 Setbacks Table TTG/2 within the Tea Tree Gully (City) Development Plan prescribes specific requirements for building setbacks in certain streets. More generic guidance is also provided within the Council Wide section of the Development Plan. However this DPA includes additions to these as Policy Area provisions to provide the opportunity for flexible design solutions adjacent to public open space areas. Minimum front setbacks of 4m are generally proposed throughout the affected area. This is considered sufficient to accommodate built form elements such as balconies and porticos, and provide some landscaping at the front of dwellings. Garaging would however be subject to a 5.5m setback from the principal frontage to accommodate the parking of a vehicle in the driveway. The provisions relating to minimum side boundary setbacks espoused within the Council Wide section are generally considered applicable for future residential development in the affected area. However, support for the construction of walls on side boundaries is provided for residential development in the form of row dwellings.

2.2.5 Building Height The proposed policy framework provides for buildings up to 3 storeys from finished ground levels, with policies encouraging two and three storey buildings within areas of high public amenity, including those adjacent to open space networks. This will assist in encouraging innovative design solutions and affordable housing options within the affected area.

2.2.6 Private Open Space The existing private open space requirements prescribed within the Council Wide section of the Development Plan are considered to be appropriate for the type of residential development envisaged within the affected area. Therefore no additional considerations for private open space are proposed.

2.2.7 Domestic Outbuildings and Other Structures There is sufficient guidance contained within the Council Wide section of the Development Plan for outbuildings so as to not require further revision.

2.2.8 Deferred Urban Policy Approach The existing Deferred Urban Zone provisions within the Tea Tree Gully (City) Development Plan fit with the intended policy framework for land fill areas affected by this DPA. The current zoning requires works to be completed prior to any parcels of land being given over to urban use. There is a requirement to incorporate an additional objective within the current zone to enable recreational land uses on the affected area, as well as providing policy direction that facilitates future urban development on the ‘Highbury (East Waste) Landfill’ and ‘SITA Landfill’ sites, subject to appropriate remediation measures.


2.2.9 Local Centre Policy Approach The existing Local Centre Zone provisions within the Tea Tree Gully (City) Development Plan are similar to the intended policy framework required for this DPA and the proposed Local Centre Zone on Lower North East Road. There is a requirement for any development within the Highbury Local Centre Zone to be developed in accordance with Figure R(TTG)/3 to ensure connectivity between open space and the affected area is established.

3. STATEMENT OF STATUTORY COMPLIANCE Section 26 of the Development Act 1993 prescribes that a Development Plan Amendment must assess the extent to which the proposed amendment: a) accords with the Planning Strategy b) accords with other parts of the Development Plan c) complements the policies in the Development Plans for adjoining areas d) satisfies the requirements prescribed by the Regulations.

3.1 Accords with the Planning Strategy The DPA complies with the strategies set out in the Planning Strategy for Metropolitan Adelaide and it is the intent of the DPA to support the achievement of the Planning Strategy policies.

3.2 Accords with other parts of the Development Plan The policies in this DPA are consistent with the format, content and structure of the Tea Tree Gully (City) Development Plan.

3.3 Complements the policies in the Development Plan for adjoining Council areas

The DPA has had regard to the objectives of the adjoining City of Salisbury, City of Playford, City of Port Adelaide Enfield, City of Campbelltown and the Adelaide Hills Development Plans. The amendment will not affect the Development Plan policies of these Council areas.

3.4 Satisfies the requirements prescribed by the Regulations The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12) associated with this DPA will be met.


REFERENCES/BIBLIOGRAPHY

1. Tea Tree Gully (City) Development Plan (Consolidated – 4 December 2008), Government of South Australia

2. City of Tea Tree Gully Strategic Plan 2007-2011, City of Tea Tree Gully 3. Planning Strategy for Metropolitan Adelaide (December 2007), Government

of South Australia 4. South Australia’s Strategic Plan (2007), Government of South Australia 5. Housing Plan for South Australia (2005), Government of South Australia 6. The Strategic Infrastructure Plan for South Australia 2005/6 – 2014/15,

Government of South Australia 7. Adelaide and Mount Lofty Ranges Natural Resources Management Board,

Creating a Sustainable Future – An Integrated Natural Resources Management Plan for the Adelaide and Mount Lofty Ranges Region (June 2008), Government of South Australia

8. Better Development Plan (BDP) Policy Library, Government of South Australia

9. ‘Understanding Residential Densities: A Pictorial Handbook of Adelaide Examples’ (2006), Government of South Australia

10. Australian Bureau of Statistics 11. Housing Industry Prospect Report (2005), Government of South Australia 12. Environmental Investigations Executive Summary – Highbury Residential

and Open Space (July 2008), Sinclair Knight Merz 13. Highbury DPA – Biodiversity Report (April 2008), QED Pty Ltd

APPENDIX A

Sinclair Knight Merz Level 5, 33 King William Street Adelaide SA 5000 Australia

Tel: +61 8 8424 3800 Fax: +61 8 8424 3810 Web: www.skmconsulting.com

Mr Damien Brown Dequetteville Pty Ltd Level 1, 22‐26 Vardon Avenue ADELAIDE SA, 5000

7 July 2008

Sinclair Knight Merz Pty Limited The SKM logo trade mark is a registered trade mark of Sinclair Knight Merz Pty Ltd.ABN 37 001 024 095 Offices across Australia, New Zealand, UK, South East Asia, Middle East, the Pacific and Americas

Re: Development Plan Amendment, Environmental Investigations Executive Summary –

Highbury Residential and Open Space Development

Dear Damien,

As requested below is draft Executive Summary for inclusion into the Development Plan Amendment document for the Highbury Residential and Open Space Development.

EXECUTIVE SUMMARY

Sinclair Knight Mertz Pty Ltd (SKM) was engaged by Dequetteville Pty Ltd on behalf of CEMEX Pty Ltd (CEMEX) to undertake a Phase I and II Environmental Site Assessment of land comprising the CEMEX Readymix site at Highbury, South Australia. In addition SKM was engaged to undertake a Phase I and II Environmental Site Assessments at 10-14 and 16-20 Halls Road, Highbury (Hallan Nominees Land) and also Lot 715 Majestic Grove, Highbury (Domain Project Development Land). All three sites are currently zoned extractive industry and are subject to a Ministerial Plan Amendment Report (PAR) to allow subsequent zoning change to proposed residential use.

The three sites are located with the ‘study area’ which is included in the Development Plan Amendment (DPA). The study area consists of:

• Existing residential land use in the north and north western portion with Lower North East Road located to the north west of the study boundary beyond the residential properties.

• Two former landfills, the Pacific Waste Management and the Highbury Landfill Authority, formerly the East Waste landfill which closed in 1996.

• Vacant parcel of land at 16-20 Halls Road, Highbury (Hallan Nominees Land) which was historically used for crushing of materials (brick and shell grit) and for storage and distribution of coal to a nearby water filtration plant.

• Vacant parcel of land at Lot 715 Majestic Grove, Highbury (Domain Project Development Land) which was historically used for farming/ agricultural practices.

• CEMEX Readymix Quarry which is currently operates as a quartzite products quarry.

SKM has undertaken environmental investigations at each of the three key sites (CEMEX Readymix site, Hallan Nominees and Domain Project Developments) to assist in assessing the suitability of these parcels of land for future residential development. Environmental

Mr Damien Brown

Dequetteville Pty Ltd 7 July 2008

The SKM logo trade mark is a registered trade mark of Sinclair Knight Merz Pty Ltd. I:\VESA\Projects\VE23040\Technical\08-Highbury Delineation Works\PM\Letter-7July08-Dequetteville (Executive Summary).docx page 2

investigations undertaken at each site has included grid and targeted soil investigation programs, sediment sampling, groundwater quality assessments and landfill gas investigations.

A Victorian EPA Environmental Auditor (Contaminated Land) has been appointed to evaluate the environmental quality of each site and assess whether the sites are suitable for land uses comprising of medium/ high density residential development , open space and recreational use. The Site Auditor role is to review all background information and environmental reports to assess the condition of all relevant segments of the site, including land, groundwater, surface water and air. The Auditor will assess whether cleanup is required to that segment of the environment and make recommendations for the implementation of required cleanup works. If required the Auditor will review site remediation undertaken and will determine whether following remedial works the site is suitable for the intended land use/s.

South Australia adopts the Victorian Environmental Audit system, with modifications relating to specific South Australian requirements.

Environmental reports prepared for each of the three sites will be reviewed by the appointed Site Auditor who has also undertaken a review of the scope of proposed works prior to the implementation of the investigation program completed for each parcel of land. The appointed Site Audit has been regularly briefed during and following all investigations and has approved the scope of environmental works undertaken at each of the three sites.

A description of the outcomes of environmental works undertaken is provided below for each land parcel.

CEMEX Readymix Land

Phase I and II Environmental Site Assessment and additional Phase II environmental programs have been undertaken at the CEMEX Readymix site. The Phase II environmental investigations comprised of a total of two hundred and seventeen grid based and targeted soil investigation location, fourteen groundwater monitoring wells, sediment sampling and landfill gas monitoring on the western site boundary.

These investigations have identified only a small number of locations where exceedences were reported for the NSW EPA (1994) Sensitive Land use guideline for TPH concentration in the C10-C36 fraction. In most instances where soil contamination exceeded the relevant guideline concentrations the lateral and vertical extent of contamination was limited. While further lateral delineation of impacted soils in these areas is required prior to design of any remedial actions it is estimated that remediation may only involve the excavation and appropriate disposal or management of a relatively small volume of soil.

A total of fourteen groundwater monitoring wells were installed into the watertable aquifer, at targeted locations where the likelihood of groundwater contamination associated with historical site activities was considered greatest. The results of the groundwater assessment program identified only minor exceedances of COD, manganese and TPH in the C10-C36 fraction above one or more of the SA EPA (2003) criteria and/ or Dutch Intervention Level (2000) for

Mr Damien Brown



sensitive land use. These concentrations are not considered to be significant and will not affect the future use of the site for the proposed residential land use scenario.

Landfill gas monitoring was undertaken on groundwater monitoring wells located on the western boundary of the site to assess whether migration of landfill gas is occurring from the adjacent historical landfills beneath the CEMEX Readymix site. Methane gas was reported in one of the six monitoring wells above the SA EPA (2007) criteria with a further two monitoring wells reporting methane gas above the detection limit but below the SA EPA (2007) criteria. Carbon dioxide concentrations were measured in all six western site boundary wells above the SA EPA (2007) criteria.

Results potentially suggest that migration of landfill gases maybe occurring beneath the western boundary of the northern portion of the CEMEX Readymix site adjacent to the Pacific Waste Management facility and the northern portion of the Highbury Landfill Authority. The Highbury Landfill Authority and SITA (owners of the Pacific Waste landfill) are both responsible for the ongoing management of their respective landfill sites.

Further assessment of landfill gas flow conditions under a range of barometric pressures will be undertaken to assess whether landfill gas is static or flowing. In addition, additional gas monitoring wells are proposed to further assess the extent of landfill gas migration beneath the site.

Measures are available to manage landfill gas emanating from the adjacent historical landfill facilities (particularly in the northern portion of the site), if required and include:

• SITA and the Highbury Landfill Authority implement expanded gas extraction and management programs to prevent the migration of landfill gas currently emanating from their respective sites and meet their respective environmental obligations. It is SKM’s understanding that this has been verbally agreed to in principle by SITA.

• Installation of an vapour interception trench along the eastern boundary of the two landfills to prevent further migration of gas towards the CEMEX Readymix site.

Final measures will be subject to Site Auditor approval.

Domain Project Development Land

A Phase I site investigation undertaken for the Domain Project Development land identified the potential for contamination of soil and/or groundwater associated with activities undertaken at the site. A range of potential on-site sources of soil and groundwater contamination were assessed to be predominantly related to previous agricultural practices and importation of fill, with no other significant sources of potential contamination identified during the Phase I assessment.

Off-site sources of potential contamination including landfill gas migration, surface water runoff and groundwater contamination associated with the former landfill located directly north of the site were investigated as part of Phase II investigations. The Phase II environmental

Mr Damien Brown



investigations comprised of a total of 88 grid based and targeted soil investigation locations, three groundwater monitoring wells and landfill gas monitoring across the site.

These investigation only identified lead at one location and benzo(a)pyrene at a separate location exceeding the NEPM (1999) standard residential setting HIL criteria. These two exceedences were minor and are not considered to impact the future development of the site for the proposed end land use scenario.

A total of three groundwater monitoring wells were installed into the water table aquifer across the site. The results of the groundwater assessment program identified lead, selenium, zinc, and ammonia concentrations in groundwater marginally exceeding one or more of the SA EPA (2003) criteria. Concentrations of lead, selenium and zinc are considered to be representative of the background concentrations in the natural aquifer bearing unit, rather than being due to site activities. Concentrations of ammonia identified in the three wells potentially indicate that groundwater quality has been impacted from the adjacent landfill facilities. Groundwater quality is therefore not considered to provide a limitation to the proposed future development of this site for residential use.

Landfill gas monitoring did not identify methane gas at concentrations exceeding the SA EPA (2007) criteria however carbon dioxide concentrations measured in all three wells was above the SA EPA (2007) criteria. The elevated carbon dioxide measurements can possibly be attributed to the natural biodegradation of organic matter across the site, present within re-worked fill and reducing sediments associated with the former Creek that runs through the site.

Hallan Nominees Land

The Phase I environmental site assessment identified a low to moderate potential for historical use of the site to cause contamination of soil and/or groundwater. The potential range of contamination sources investigated were predominantly related to the previous commercial practices associated with crushing and storage activities at the site.

The Phase II environmental investigations comprised of a total of 34 grid based and targeted soil investigation locations, three groundwater monitoring wells, and landfill gas monitoring. Of the thirty-four locations sampled, only one location reported a concentration of heavy metal marginally exceeding the NEPM (1999) standard residential HIL guideline and a statistical assessment of the data indicates no remedial action would be required. At five other locations the NEPM (1999) ecological investigation level was exceeded for one or more metals, although these exceedences were minor and are unlikely to warrant further assessment or remedial action.

The results of the groundwater assessment program identified ammonia concentrations marginally exceeding the SA EPA (2003) aquatic ecosystem, fresh water criteria. Selenium levels representative of background concentrations were also identified to exceed the same criteria. These exceedences are not considered to represent an impediment to the development of this site for future residential use.

APPENDIX B

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CEMEX Australia Pty Ltd

Highbury DPA - Biodiversity Report

QED pty ltd 309 Angas Street Adelaide SA 5000 t 08 8227 0188 f 08 8227 0271 e [email protected] w www.qedecisions.com.au 10 April 2008 Job No: 1546 Report No: 08-055

Highbury DPA - Biodiversity Report Job No: 10546 Report No: 08-055

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Contents Page No.

1 Introduction..............................................................................................................................1 2 The Highbury Site ....................................................................................................................2

2.1 Physical conditions of the Highbury site...........................................................................2 2.2 Vegetation communities and habitat ................................................................................2 2.3 Highbury site ecological corridor network ........................................................................5 2.4 Biota recorded at the Highbury site..................................................................................6

2.4.1 Vegetation ..................................................................................................................6 2.4.2 Fauna .........................................................................................................................8 2.4.3 Fauna recorded off-site .............................................................................................8

3 Relevant Legislation, associated Regulations and other instruments ..................................10 4 Concluding comments and recommendations.....................................................................13 5 References ............................................................................................................................14

Figures

Page No.

Figure 1 The Highbury study site 3 Figure 2 Southern part of the quarry site, looking south-east 7 Figure 3 Northern part of the quarry site, looking east 7


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1 Introduction The content of this section has been developed in the main by means of data extraction from South Australian Government biological databases and relevant spatial data.

A field-inspection was undertaken by walking the site in early April 2008 (see comments in relevant sections, below). The field-inspection was undertaken after an extended dry period and a period of high temperatures (>35OC) in March. The field inspection was undertaken in relatively cooler conditions, associated with some rain the day before, and on the day of the inspection.

The extent of the inspection was considerably restricted because of on-site access requirements; observations were opportunistic and collected from the vantage of existing tracks. The quarry area has appropriate safety restrictions for areas of the site, and the areas to the west of Halls Road (see figure 1) were not accessible at all. Consequently, the identification of some species (particularly where defining characteristics are concerned) is limited. It is highly recommended that detailed surveys that identify the extent and location of some species (native and introduced) be undertaken. A detailed survey will be necessary to ensure compliance with legislative requirements for some species.


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2 The Highbury Site The information supplied indicated, when mapped spatially, that the areal extent of the site is approximately 103ha. This area includes an area to the east, generated by a boundary re-alignment (approximately 18.5ha).

An additional, contiguous, area to the west, incorporating some of the urban residential area has been also been considered because of Planning SA’s assessment requirements (this additional area is approximately17ha). However, this area has only been subject to a desktop review.

The overall maximum length of the site (approximate north-south alignment) is 1800m approximately; the maximum width, excluding the urban residential area, is approximately 750m.

2.1 Physical conditions of the Highbury site The Highbury site (the ‘site’) is located on the western flank of the Mt Lofty Ranges, accordingly site aspect is predominately to the west; the site gradient is (generally) south to north, with the southern and northern boundaries at 95m and 210m asl, respectively (i.e. approximately 1 in 17 gradient). The eastern boundary of the site is flanked by steeper gradient change, dominated by the hill-form of the Ranges.

The site is subject to localised gradient changes; the natural terrain is largely defined by drainage affecting surface geology. The site has also been subject to other processes: quarrying at the site has created large pits, banks, steep “walls”, ponds and levelled areas. Natural processes have also acted on the quarrying; for example, erosion and gullying of quarry walls by runoff is a significant feature.

The site is located between the 600-700mm pa rainfall isohyetals (i.e. millimetres of rain per annum; long term average).

2.2 Vegetation communities and habitat The steeper slopes bordering the eastern boundary of the site are predominantly vegetated with Eucalyptus fasciculosa (Pink gum) Low Woodland. Localised conditions (e.g. soils, water availability, elevation, aspect etc) on the eastern boundary where co-dominant species (Pink gum1 and Drooping sheoak (Allocasuarina vertilllicata)) also form a Mixed Woodland community. The mapping of these two community associations indicate that they are in close proximity to, or are within, the Highbury site boundary. The Adelaide and Mount Lofty Ranges NRM Board (2007a) has designated the Pink gum (and other relevant community associations) as Grassy Woodlands in some areas of its region.

The Pink gum Woodland associations were, in the past, considered to be of ‘frequent’ occurrence in the Mt Lofty Ranges (Boomsma & Lewis, 1980). However, the draft State of the Region Report for the Mt Lofty Ranges (Adelaide and Mount Lofty Ranges NRM Board, 2007a) states that there has been considerable clearance of Grassy

1 Common names of plants follow those used in Jessop & Toelken, 1986.


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Figure 1: The Highbury study site (delineated in red). The area to the west, bounded by Torrens and Halls Road was not accessible for field inspection. The eastern area (bounded in red) represents the area where a re-lignment of boundaries occurred previously. The green areas are the ecological “corridors” that are present within the site boundaries. The purple and pink shaded areas to the east (Pink gum woodland and Mixed woodland, respectively) represent the native vegetation communities that are broadly described in the text. The blue areas show the wet areas that are either permanently, or ephemerally inundated.


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Woodlands in the region, with only 5% of the original extent remaining. The degree of reduction in extent of Eucalyptus fasciculosa (Pink gum) woodlands has, in recent amendments of State legislation, afforded protection of the species under law (see NOTE, below).

The initial field inspection confirmed that Pink gum is present on the site; some trees being mature specimens of ≥10m height. In some areas, dependent on localised soil conditions, Pink gum is associated with Blue gum (E. leucoxylon) in some areas. Allocasuarina verticillata is also present, but not (co-)dominant. Acacia paradoxa and Acacia pycnantha (as mid-storey) are present in open woodland areas of the site, as is Myoporum insulare. The ground-storey is typically sparse and (generally) appears to comprise exotic species.

Some Blue gum specimens are ≥15m in height, with boles of up to 0.9cm diameter (breast height). There are hollows (as important structural elements of habitat) associated with some of the larger trees. Tree hollows are particularly important habitat for micro-bats, birds and marsupials such as Brush-tail possums2.

Other vegetation communities are mapped to the south and east of the site (i.e. between 150 to 1000m of site boundaries); these are communities that are – generally – dominated by Eucalyptus species Woodland (i.e. E. leucoxylon, E. porosa, E. camaldulensis etc); however, there is also tussock grassland area (dominated by Themeda triandra (Kangaroo grass)) mapped, in relatively close proximity to the south of the site, across the Torrens River.

The “ecological resources” of existing (previously described) vegetation communities is enhanced with the Torrens River and Black Hill Conservation Park to the south and south east. Both are directly linked (forming an ecological corridor/network) with the areas of Pink gum (E. fasciculosa) communities that border the boundaries of the Highbury site.

PLEASE NOTE: Eucalyptus fasciculosa (Pink gum) is a protected species under the provisions of the National Parks and Wildlife Act 1972 (Rare species - Schedule 9). This protection (unless there are proclaimed exceptions) applies across South Australia. The unlawful ‘taking’ of the plant (removal etc) has strong sanctions under the legislation (i.e. fines and a term of imprisonment are potentially available to the Courts if convicted). This protection will have ramifications for the Highbury site if this species is present on-site.

These vegetation communities form a “matrix” of natural, ecological, assets for the Highbury site. The presence of relatively undisturbed and large areas of native vegetation is a source of genetic material, food, cover, shelter etc that form components of a flow of biologically important material through links (a network) from these sites into, and through, the Highbury site to the urban areas to the west (and of, course back where that is viable). It is the available biotic and abiotic functions and processes that generate habitat for biota; these functions and processes operate across spatial and temporal scales and thus support biota across a range of scales (e.g. bacteria, fungi, insects, birds, mammals etc). In many instances the structure of habitat is as important as the species composition (e.g. vegetation) of a habitat. For

2 Gibbons and Lindenmayer, 2002.


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example, there are patches within the Highbury site where disturbance has, or is, occurring. The degree and frequency of disturbance e.g. from noise, light and traffic or soil compaction caused by existing industrial activity will have a localised impact on the breeding capacity of some bird species and the occurrence of reptiles and small mammals at the site (e.g. see Reijnen & Foppen, 2006 and Garden et al., 2007). However, the site is structurally complex, and has, observably, a range of resources, which help to maintain a relatively diverse biota to persist on-site.

The Highbury site has a number of habitat resources, which comprise, for example, isolated trees and shrubs in the site, relatively continuous “corridors” of trees and shrubs, continuity with hill-slope habitats (i.e. external to the site), watercourses (whether ephemeral or otherwise); gullied quarry walls, wetland and ponded areas. These resources form a connected mosaic of interacting habitat types (both aquatic and terrestrial) that support a range of wildlife, both native and introduced.

2.3 Highbury site ecological corridor network The ecological corridor network described here is not defined by condition, density, representativeness, minimal area or similar parameters. The corridor network is defined by whether there is readily discernable continuous features of shrubs and trees, as shown on aerial images of the site (patches in relatively close proximity to one another are also considered as part of the on-site “corridor network”).

The structure of the corridor network will be, as a matter of natural conditions and habit, relatively open. For example, the projective cover of Euclyptus woodland on hill slopes in the Mt Lofty ranges is between 5 – 30% 3. The density of overstorey plants (i.e. numbers of plants per unit area) would be commensurately low. These characteristics were confirmed during the initial field inspection; however, the maturity of specimens, their density and degree of persistence and regrowth in these patches, indicate relatively low frequencies of disturbance (subsequent to the working of the quarry).

Corridor networks are one means by which habitat loss and fragmentation (processes that are identified as the significant threat to biological diversity and ecological sustainability (see Millennium Ecosystem Assessment, 2005) are mitigated.

Ecological networks are a means for “dispersal” (or movement within an area of habitat), which is a fundamentally important aspect of the life-histories and behaviour of biota (i.e. the degree of habitat fragmentation relates, frequently, to the viability of biotic populations; see Soons & Ozinga, 2005). The maintenance of relatively undisturbed movement, or flow, of biological “materials” is an important concept for diversity, and ecological sustainability (e.g. see Pino et al., 2000).

The viability of dispersal, as a necessary biological mechanism, is allied to the extant resources of the habitat/corridor. The presence of particular species will be dependent on these resources (e.g. a lack of sufficient cover, or line of sight for fauna, can increase predation. See Savard et al., 2000).

3 “Projective cover”, in the simplest terms, is the extent to which the crown of a plant will cover a unit of (ground-) area, if viewed in Plan form. Typically, Pink Gum Woodland, in the Mt Lofty Ranges, has a projective cover of between 5-25% of unit area (Armstrong et al., 2003).


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13 patches have been identified in a network within the Highbury site; these patches have an approximate areal range of 0.3 to 10.2 ha and represent approximately 24% of the site. Some of the patches/corridors are relatively narrow “strips” of vegetation (dominated by Eucalyptus species and comprising mature specimens) along roads or tracks, for example, Halls Road (which has been closed off). Some of the patches/corridors that border Halls Road are within the quarry site, but are “protected” by boundary fences and the worked terrain of the quarry. These areas support many species of birds.

No landscape metrics have been calculated at the time of writing.

2.4 Biota recorded at the Highbury site

2.4.1 Vegetation There are no detailed vegetation survey data available for flora at the site. However, species composition and associations assumed from the vegetation existing in the immediate area (see commentary, above) were broadly confirmed by the field inspection; however, any identifications should be considered as preliminary because of access and seasonal factors.

The northern areas of the site (and some areas that have been levelled) are (broadly) composed of Pinus species (which are spreading from stands outside, and elevated above, the quarry site) and Acacia pycnantha (Golden wattle). The areas to the southern area of the quarry site comprise Pink gum and Blue gum associations in mature patches. The structural integrity and condition, re the presence and composition of mid- and understorey layers, in the patches is variable.

Wet areas (including margins of ponded areas) are characterised by Pampas grass (Cortedaria selloana), Common reed (Phragmites australis) and Cumbungi (Typha sp). See Figure 3, below.


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Figure 2: This image was taken in the southern part of the quarry site, looking south-east. This area has been considerably modified. The variability in the continuity of native vegetation cover is indicated by the area to the left (middle-ground of the image) which is relatively larger in extent than the strip shown on the right. However, the trees shown to the right indicate the age of trees forming the “corridors”, and of isolated specimens.

Figure 3: This image is taken in the northern part of the site, looking east, into the existing native hill-slope vegetation (Pink gum (E. fasciculosa) community). The area of Pampas grass (in the middle-ground of the image) is one of the “wetland” areas that fringe open water ponds on the site. These areas form some of the mosaic of ecological resources on the site.


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Given the modifications to the site there are introduced species that are established there; for example, Olive (Olea europaea) is, in some areas, well established. In wetter areas Pampas grass (initially identified as Cortaderia selloana) is also well established. The field identification of Pampas grass requires confirmation as C. jubata may also be established on the site. Both Olives and Cortederia jubata are Declared species under the Natural Resources Management Act 2004, and must be controlled under the provisions of that Act.

It will be necessary to ensure, by means of accepted survey methods, that the location and extent of patches and individual specimens of plant species that have conservation status are known and mapped; any such species will be protected under legislation and appropriate management action will be required. (Note: there are also seven records of State protected plant species within 800m of the boundaries of the Highbury site).

2.4.2 Fauna Fauna records were collected within the Highbury site in 1992 and 2003. There are a total of 49 records for both samples, which represent 39 bird species, including 3 introduced species; these results broadly indicate the ecological conditions for the persistence of native bird species at the site. These data were collected from two locations in the eastern and southern sections of the Highbury site (neither area was accessible from the quarry site).

The natural conditions of the site e.g. the stands of connected mature vegetation, and conditions created by quarrying (ponds, gullied walls etc) support a broad variety of bird species. Opportunistic sampling of some Eucalyptus stands and the ponded areas recorded 28 bird species (including 3 introduced species); 20 of these species have been recorded previously. The eight species not previously recorded are primarily waterbirds (i.e. associated with ponded areas), one of which were a flock of White-throated Needletails (Hirundapus caudacutus) feeding over one of the larger ponded areas in the quarry site.

The lack of records for reptiles and mammals at the site does not indicate the absence of species of these animal groups. Recording the presence of native mammals requires specialist techniques that are time- and personnel intensive (see Owens, 2000). It is apparent that formal sampling has not been undertaken to date at the site (i.e. there are no records in the South Australian Biological Database for the Highbury site).

Opportunistic sightings (including tracks, scats and other sign) recorded during the initial field assessment indicate that possums, koala and kangaroos are present, as are non-native pest species such as foxes and rabbits (these are Declared species under the Natural Resources Management Act 2004).

2.4.3 Fauna recorded off-site Methodical sampling (as biological surveys) to ascertain inventories of biota, and habitat associations, in the Mt Lofty Ranges has been undertaken on a number of


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occasions between 1977 and 2000. Additional surveys have undertaken using the Australian Bird Atlas methodologies for avian species (Barrett et al., 2003).

A comprehensive biological survey was undertaken by the State government in 2000-2001 (Armstrong et al., 2003). The results from that survey indicated that the highest native species diversity was associated with Pink gum (E. fasciculosa) and Messmate Stringybark (E. obliqua); larger areas of Pink gum associations are mapped at the eastern boundary of the Highbury site.

The Biological Survey of the Southern Mt Lofty Ranges recorded 22 species of native mammals (including 8 species of bats). Most of these species have life-habits that are “retiring” - in terms of human observation.

There are 35 (individual) sampling sites within 1500m of the Highbury sites and incorporate 1984 records from 1991 to 2005. The records represent 126 species of birds, amphibians and reptiles only; this total includes 12 species of reptiles and 2 species of Amphibia (i.e. frogs). The smaller numbers of reptile and amphibian species is a reflection of sampling effort (techniques etc) in the immediate area of the site rather than paucity of species occurrence. Compared with the species inventory derived from the 2000–2001 Biological Survey (Armstrong et al., 2003)

There are no native mammal records included. However, the nature and extent of the habitat in the broader area (e.g. immediately to the east and south of the site) indicates that mammals are likely be present (see Armstrong et al., 2003). However, whether likely occurrences of mammals would be as residents or visitors (e.g. to use available resources) is undetermined.

There are sixteen records (collected between 1998 and 2006) for eight bird species that have Conservation Status, under relevant legislation, in South Australia. These records were collected at eight sampling sites within 1000m of the Highbury site.


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3 Relevant Legislation, associated Regulations and other instruments a) Commonwealth – Environment Protection and Biodiversity Conservation Act 1999.

The Environment Protection and Biodiversity Conservation Act 1999 (the ‘EPBC Act’) protects nationally significant aspects of the environment and the Australian natural estate (e.g. species, ecological communities etc). Where an action is undertaken that is likely to have impacts on the Matters of National Environmental Significance (as listed in the EPBC Act) the Commonwealth Minister may require that formal processes under the Act may be applicable. If, for example, it was considered that there were likely to be significant impacts on a Matter of National Environmental Significance, a Referral would have to be undertaken.

In assessing whether there are matters of National Significance to consider a Protected Matters Report (PMR) was generated on 11 March 2008. The PMR generated results for a search area that included the Highbury site and a 1.5km buffer-distance around the site boundary.

The data contained within the PMR is taken from a Commonwealth database (i.e. the Species Profiles and Threats Database) which relates to the known distributions of species of interest. The information that follows does not suggest that Matters of National Environmental Significance (MNES) are necessarily triggered under the Act – rather that some further consideration and investigation be given to whether significant impacts are likely to occur because of development of the site.

The PMR listed three Matters of National Environmental Significance for consideration for the area: i) Threatened Ecological Communities ii) Threatened Species and iii) Migratory Species. The three MNES noted in the Protected Matters Report comprise one Threatened Ecological Community; nine Threatened Species (five faunal and four plant species) and eight Migratory Species (i.e. bird species).

The White-throated Needletail (Hirundapus caudacutus) is one of the eight Listed Migratory species; this species was observed during the initial field-inspection. This has been recorded as a non-breeding species previously in the Mt Lofty Ranges (Armstrong et al., 2003).

Of the species listed in the PMR there are three previous records4 of two EPBC Listed Migratory (bird) species (White Egret and Fork-tailed Swift) and two records of one EPBC Threatened Species (the Chestnut-rumped Heathwren, which has Endangered status) within 1000m of the Highbury site. The three EPBC Listed species were observed between 1991 and 2005.

4 Based on State Government biological database records.


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b) Commonwealth – Register of National Estate (RNE)

There are three sites that are in relatively close proximity to the Highbury site that are Registered Natural Heritage sites on the RNE. These are:

River Torrens (outside Adelaide City). This is a Registered site because of its significance as a foothills-to-coast ecological corridor.

Black Hill Conservation Park. Torrens Gorge - Gorge Road Cutting and Outcrops.

c) South Australia – National Parks & Wildlife Act 1972

This Act protects native wildlife species (plants and animals) throughout South Australia (s46 et seq). However, the protection of native plants applies to prescribed species on private land and any native species on Crown-owned or managed land. Native animal species (with some exceptions) are protected throughout South Australia (s50 et seq).

These provisions will be applicable to the Highbury site, and all care should be taken in further development of the site (where removal or relocation of species is being considered then authorisation may be required under the Act). Some Scheduled species have been accorded conservation status and these are subject to particular provisions of, and protection under the Act.

There are sixteen records (collected between 1998 and 2006) for nine bird species that have Conservation Status, as Scheduled under the Act5, in South Australia. These records were collected at eight sampling sites within 1000m of the Highbury site.

There are five species that have Rare status, three that have Vulnerable status, and one that has Endangered status.

There are seventy-two records of State protected plant species within 1200m of the boundaries of the Highbury site. The majority of the records were collected between 1960 and 1999. The records represent 21 species. Three species have Vulnerable status under the Act, the balance have Rare status.

Eucalyptus fasciculosa (Pink gum), which is mapped as bordering the Highbury site, and is present on-site, is a protected species under the National Parks and Wildlife Act 1972. This protection (unless there are proclaimed exceptions) applies across South Australia. The unlawful ‘taking’ of the plant (removal etc) has strong sanctions under the legislation (i.e. fines and a term of imprisonment are potentially available to the Courts if a conviction is obtained). This protection will have ramifications for the Highbury site if this species is present on-site.

c) South Australia – Native Vegetation Act 1991.

The Native Vegetation Act 1991 controls the clearance of native vegetation in South Australia. The Act recognises the habitat value of native vegetation to native species. Clearance of native vegetation under the Act is defined broadly and includes, for

5 Schedules 7, 8 and 9 of the National Parks & Wildlife Act 1972, list the plant and animal species that are, respectively, Endangered, Vulnerable and Rare in South Australia. These are species that have strong protection under the legislation.


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example, areas of vegetation, individual trees (whether alive or otherwise) and parts of plants. There are exemptions under the Act, and the Highbury site appears to be within an area where the Act may not have force (i.e outside of the designated Hills Face Zone). However, the Act does apply to areas zoned as Metropolitan Open Space (MOSS). Currently available information indicates that these requirements may not apply to the Highbury site.

d) South Australia – Conservation policy

The operative policy for species conservation in South Australia is No Species Loss – A Nature Conservation Strategy for South Australia 2007-2017 (DEH, 2007). This Policy is consistent with South Australia’s Strategic Plan (i.e. Targets 3.1 and 3.2).

e) South Australia – Natural Resources Management Act 2004

The Natural Resources Management Act 2004 (the ‘NRM Act’) has relevance, amongst other matters, for the protection of water quality, soils, biodiversity and watercourses (including ephemeral watercourses) and control of Declared (pest) species (s175 et seq and relevant Schedules).

Further detailed (on-site) work will be required to identify which sections of the Act will be applicable to the site, and the management actions (if applicable) required for compliance. For example, there are mapped drainage lines that intersect with the site and are contributory to the Torrens River that will require appropriate management under the Act. The composition and extent of pest species in the site (and what controls under the Act are relevant) are to be determined.

f) South Australia – Natural Resources Management Plans, Policies and other matters

The Adelaide and Mount Lofty Ranges NRM Board has developed a draft Regional Natural Resources Management Plan. This Plan, when adopted, will have relevance for the Highbury site, particularly in relation to water quality, works in watercourses, biodiversity etc. In essence, these matters relate to the maintenance and protection of (ecological) functions and process in the Region.

The Board has identified that the Grassy Woodlands (Pink gum community associations and others) are a Key Natural Asset in the Region (Adelaide and Mount Lofty Ranges NRM Board, 2007b).

It may be necessary to obtain relevant authorisations from the Board for some activities (e.g. activities designated as Water Affecting Activities (Adelaide and Mount Lofty Ranges NRM Board, 2007c))

The Board has also developed a (draft) Pest Management Strategy, which sets out the statutory obligations (including those of the landholders) for the control of pest species in the Region (Adelaide and Mount Lofty Ranges NRM Board, 2007d). These requirements will have ramifications for the control of foxes, rabbits, weed plant species etc at the Highbury site (i.e. all relevant species that have been Declared under the provisions of s174 of the Act).


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4 Concluding comments and recommendations The Highbury site has not been assessed over the whole area, because of site constraints. However, the data that are available from the South Australian Biological Database indicate that the ecological context of the site is complex, and floral and faunal species that have conservation status are present. These species have, in some instances, legislative protection.

The information derived from the data has been confirmed by an initial site inspection in early April 2008. The site has mature stands of Eucalyptus species (and associated ecological communities) that generate corridors (continuity of cover and resources) between the hill-slopes and the residential areas to the south and west of the site. The corridors are comprised of a number of species; notable amongst these species is Pink gum (Ecalyptus fasciculosa) which is a protected species under State legislation (it has been designated as a Rare species under the National Parks and Wildlife Act 1972). The presence, location and extent of Pink gum will have ramifications for planning for and management of the site.

The site supports a representative and diverse biota, which has persisted because of the presence of relatively undisturbed resources.

In light of what is currently known of the site it would be prudent to obtain further (relevant) data and information so that effective planning and management can be undertaken for the site. The recommendations that are offered below (necessarily broad at this stage) are focussed on that consideration:

i) Undertake a detailed survey to determine the location and extent of Pink gum over the whole Highbury site; and

ii) Determine the presence (location etc) of other species with conservation status; and

iii) Determine the presence, extent and location of pest species.

iv) Develop appropriately detailed species’ management plan(s) (whether for fauna or flora) based on the information obtained in i) and ii).

v) Develop a “protected areas” (i.e. for protecting individual or multiple species) plan for the site.

vi) Develop a pest management plan, for managing and controlling pest species.

vii) Initiate the development of any rehabilitation or restoration strategies and plans for the site.


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5 References Adelaide and Mount Lofty Ranges NRM Board, 2007a. Creating a Sustainable Future: A Natural Resources Management Plan for the Adelaide and Mount Lofty Ranges Region. Volume A - State of the Region Report (final draft). Adelaide and Mount Lofty Ranges NRM Board, Eastwood, South Australia.

Adelaide and Mount Lofty Ranges NRM Board, 2007b. Creating a Sustainable Future: A Natural Resources Management Plan for the Adelaide and Mount Lofty Ranges Region. Volume B - Ten Year Plan for the Region (final draft). Adelaide and Mount Lofty Ranges NRM Board, Eastwood, South Australia.

Adelaide and Mount Lofty Ranges NRM Board, 2007c. Creating a Sustainable Future: A Natural Resources Management Plan for the Adelaide and Mount Lofty Ranges Region. Volume D – Regulatory and Policy Framework (final draft). Adelaide and Mount Lofty Ranges NRM Board, Eastwood, South Australia.

Adelaide and Mount Lofty Ranges NRM Board, 2007d. Draft Pest Management Strategy. Adelaide and Mount Lofty Ranges NRM Board, Eastwood, South Australia.

Armstrong, D.M., Croft, S.J. & Foulkes, J.N., 2003. A Biological Survey of the Southern Mount Lofty Ranges South Australia 2000-2001. Biodiversity Survey and Monitoring Section, Department for Environment and Heritage, Adelaide, South Australia. 504p.

Barrett, G., Silcocks, A., Barry, S., Cunningham, R. and Poulter, R., 2003. The New Atlas of Australian Birds. Birds Australia, Hawthorn East. 828p.

Boomsma, C.D. & Lewis, N.B., 1980. The Native Forest and Woodland Vegetation of South Australia. Bulletin 25. Woods & Forests Department, South Australia. 313p.

Department for Environment and Heritage, 2007. No Species Loss – A Nature Conservation Strategy for South Australia 2007-2017. Department for Environment and Heritage, Adelaide, South Australia. 84p.

Garden, J.G., McAlpine, C.A., Possingham, H.P. and Jones, D.N., 2007. Habitat structure is more important than vegetation composition for local-level management of native terrestrial reptile and small mammal species living in urban remnants: A case study from Brisbane, Australia. Austral Ecology 32: 669-685.

Gibbons, P. and Lindenmayer, D., 2002. Tree Hollows and Wildlife Conservation in Australia. CSIRO Publishing, Collingwood, Victoria. 240p.

Jessop, J.P. & Toelken, H.R., 1986. Flora of South Australia. Parts I – IV (4th Ed). The Flora and Fauna Handbooks Committee, South Australian Government, Adelaide. 2248p.

Millennium Ecosystem Assessment, 2005. Ecosystems and Human Well-being: Biodiversity Synthesis. World Resources Institute, Washington, DC. Internet available: http://www.millenniumassessment.org//en/index.aspx

Owens, H., 2000. Guidelines for Vertebrate Surveys in South Australia - Using the Biological Survey of South Australia. Biological Survey and Research Section, National Parks and Wildlife SA, Department for Environment and Heritage, Adelaide, South Australia. 63p. Pino, J., Rodà, F., Ribas, J., and Pons, X., 2000. Landscape structure and bird species richness: implications for conservation in rural areas between natural parks. Landscape and Urban Planning 49: 35-48.

Reijnen & Foppen, 2006. Chapter 12: Impact of Road Traffic on Breeding Bird Populations. In: Davenport, J. & Davenport, J.L. (Eds). The Ecology of Transportation: Managing Mobility for the Environment. Springer, Dordrecht, The Netherlands: 255-274.


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Savard, J-P. L., Clergeau, P. and Mennechez, G., 2000. Biodiversity concepts and urban ecosystems. Landscape and Urban Planning 48: 131-142.

Soons, M.B. & Ozinga, W.A., 2005. How important is long-distance seed dispersal for the regional survival of plant species? Diversity and Distributions 11: 165-172.

Development Act 1993

Tea Tree Gully (City) Development Plan

Highbury Residential and Open Space Development Plan Amendment

By the Minister

THE AMENDMENT

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t Pla

n A

men

dmen

t

Nam

e of

Loc

al G

over

nmen

t Are

a:

C

ity o

f Tea

Tre

e G

ully

Nam

e of

Dev

elop

men

t Pla

n(s)

:

Te

a Tr

ee G

ully

(City

) Dev

elop

men

t Pla

n

N

ame

of D

PA:

Hig

hbur

y R

esid

entia

l and

Ope

n Sp

ace

DPA

Th

e fo

llow

ing

amen

dmen

t ins

truct

ions

(at t

he ti

me

of d

rafti

ng) r

elat

e to

the

Tea

Tree

Gul

ly (C

ity) D

evel

opm

ent P

lan

cons

olid

ated

on

4 D

ecem

ber

2008

. Whe

re a

men

dmen

ts to

this

Dev

elop

men

t Pla

n ha

ve b

een

auth

oris

ed a

fter t

he a

fore

men

tione

d co

nsol

idat

ion

date

, con

sequ

entia

l cha

nges

to th

e fo

llow

ing

amen

dmen

t ins

truct

ions

will

be

mad

e as

nec

essa

ry to

giv

e ef

fect

to th

is a

men

dmen

t.

Amendment Instruction Number

Met

hod

of

Cha

nge

R

epla

ce

Del

ete

Inse

rt

Det

ail w

hat i

s to

be

repl

aced

or

dele

ted

or

deta

il w

here

ne

w

polic

y is

to b

e in

sert

ed.

Obj

ectiv

e (O

bj)

Prin

cipl

e of

D

evel

opm

ent

Con

trol

(PD

C)

Des

ired

Cha

ract

er S

tate

men

t (D

CS)

M

ap/T

able

No.

O

ther

(Spe

cify

)

Det

ail

wha

t m

ater

ial

is

to

be

inse

rted

(if

ap

plic

able

, i.e

., us

e fo

r In

sert

or R

epla

cem

etho

ds

of c

hang

e on

ly).

Is Renumbering required (Y/N)

Subs

eque

nt

Polic

y cr

oss-

refe

renc

esre

quiri

ng u

pdat

e (Y

/N) i

f yes

ple

ase

spec

ify.

REG

ION

AL

OR

MET

RO

POLI

TAN

PR

OVI

SIO

NS

(incl

udin

g fig

ures

and

illu

stra

tions

con

tain

ed in

the

text

)

No

amen

dmen

ts re

quire

d

CO

UN

CIL

WID

E PR

OVI

SIO

NS

(incl

udin

g fig

ures

and

illu

stra

tions

con

tain

ed in

the

text

)

No

amen

dmen

ts re

quire

d

Z

ON

E A

ND

/OR

PO

LIC

Y A

REA

PR

OVI

SIO

NS

(incl

udin

g fig

ures

and

illu

stra

tions

con

tain

ed in

the

text

)

Am

endm

ents

requ

ired

R

ESID

ENTI

AL

(TEA

TR

EE G

ULL

Y) Z

ON

E

1 R

epla

ce

Intro

duct

ion

RE

PLA

CE

th

e nu

mbe

r ‘3

5’

with

‘3

6’

in

the

first

pa

ragr

aph

N

N

2 R

epla

ce

Form

of D

evel

opm

ent

PD

C 2

R

EP

LAC

E e

xist

ing

PD

C 2

with

the

follo

win

g:

‘D

evel

opm

ent s

houl

d be

a m

ixtu

re o

f: (a

) on

e an

d tw

o st

orey

de

tach

ed,

sem

i-de

tach

ed,

row

an

d gr

oup

dwel

lings

, re

side

ntia

l fla

t bui

ldin

gs

(b)

sing

le

stor

ey

aged

pe

rson

s an

d sp

ecia

l ne

eds

hous

ing

in s

uita

ble

loca

tions

exce

pt in

Pol

icy

Are

a 24

whe

re d

evel

opm

ent m

ay

be u

p to

thre

e st

orey

s.’

N

N

3 R

epla

ce

Form

of D

evel

opm

ent

PD

C 5

R

EP

LAC

E e

xist

ing

PD

C 5

with

the

follo

win

g:

‘T

he m

inim

um s

ite a

rea

for t

he ‘h

ead’

of a

ha

mm

erhe

ad a

llotm

ent a

ccom

mod

atin

g a

deta

ched

dw

ellin

g sh

ould

not

be

less

than

: (a

) 60

0 sq

uare

met

res

for a

sin

gle-

stor

ey

dwel

ling

(exc

ept i

n P

olic

y A

rea

24)

(b)

900

squa

re m

etre

s fo

r a

two-

stor

ey d

wel

ling

(exc

ept i

n P

olic

y A

rea

24)

(c) 3

00 s

quar

e m

etre

s in

Pol

icy

Are

a 24

.’

N

N

4 R

epla

ce

Form

of D

evel

opm

ent

PD

C 6

R

EP

LAC

E e

xist

ing

PD

C 6

with

the

follo

win

g:

N

N

‘The

min

imum

site

are

a fo

r an

allo

tmen

t ac

com

mod

atin

g a

grou

p dw

ellin

g sh

ould

not

be

less

than

: (a

) 350

squ

are

met

res

for a

sin

gle-

stor

ey d

wel

ling

(exc

ept i

n P

olic

y A

rea

24)

(b)

325

squa

re m

etre

s fo

r a

two-

stor

ey d

wel

ling

(exc

ept i

n P

olic

y A

rea

24)

(c)

250

squa

re m

etre

s fo

r a s

ingl

e-st

orey

dw

ellin

g in

Pol

icy

Are

a 24

(d

) 200

squ

are

met

res

for a

two-

stor

ey d

wel

ling

in

Pol

icy

Are

a 24

.’

5 R

epla

ce

Form

of D

evel

opm

ent

PD

C 8

R

EP

LAC

E e

xist

ing

PD

C 8

with

the

follo

win

g:

‘T

he

min

imum

si

te

area

fo

r an

al

lotm

ent

acco

mm

odat

ing

a re

side

ntia

l fla

t bu

ildin

g sh

ould

no

t be

less

than

: (a

) 30

0 sq

uare

met

res

(exc

ept i

n P

olic

y A

rea

24)

(b)

150

squa

re m

etre

s in

Pol

icy

Are

a 24

.’

N

N

6 R

epla

ce

Form

of D

evel

opm

ent

PD

C 9

R

EP

LAC

E e

xist

ing

PD

C 9

with

the

follo

win

g:

‘T

he m

inim

um s

ite a

rea

for a

n al

lotm

ent

acco

mm

odat

ing

a ro

w d

wel

ling

shou

ld n

ot b

e le

ss

than

: (a

) 2

25 s

quar

e m

etre

s fo

r a s

ingl

e-st

orey

dw

ellin

g (e

xcep

t in

Pol

icy

Are

a 24

) (b

) 20

0 sq

uare

met

res

for

a tw

o-st

orey

dw

ellin

g (e

xcep

t in

Pol

icy

Are

a 24

) (c

) 200

squ

are

met

res

in P

olic

y A

rea

24.’

N

N

7 In

sert

Form

of D

evel

opm

ent

PD

C 1

3 IN

SE

RT

the

wor

ds ‘(

exce

pt in

Pol

icy

Area

24

whe

re

dwel

lings

sh

ould

no

t ex

ceed

a

heig

ht

of

thre

e st

orey

s)’ i

mm

edia

tely

afte

r th

e w

ords

‘tw

o st

orey

s’ in

th

e fir

st s

ente

nce.

N

N

8 In

sert

Form

of D

evel

opm

ent

PD

C 1

5(c)

IN

SE

RT

the

wor

ds ‘(

exce

pt in

Pol

icy

Area

24

whe

re

the

dwel

ling

is i

n th

e fo

rm o

f a

row

dw

ellin

g, n

o se

tbac

k is

re

quire

d fro

m

the

side

pr

oper

ty

boun

darie

s)’ i

mm

edia

tely

afte

r th

e w

ords

‘ove

r th

ree

met

res’

at t

he e

nd o

f the

sen

tenc

e.

N

N

9 In

sert

Com

plyi

ng D

evel

opm

ent

PD

C 2

2 IN

SE

RT

the

wor

ds ‘

or P

olic

y A

rea

24’

imm

edia

tely

af

ter t

he w

ords

‘Pol

icy

Area

20’

whe

re th

ey a

ppea

r in

the

list o

f com

plyi

ng d

evel

opm

ent.

N

N

10

Inse

rt N

on-c

ompl

ying

Dev

elop

men

t P

DC

23

INS

ER

T th

e w

ords

‘,

exce

pt

in

Pol

icy

Are

a 24

: gr

eate

r th

an

thre

e st

orey

s’

imm

edia

tely

af

ter

the

wor

ds ‘

(gre

ater

tha

n tw

o st

orey

s’ o

r ‘(g

reat

er t

han

two-

stor

ey’ w

here

ver

they

app

ear

in t

he li

st o

f no

n-co

mpl

ying

dev

elop

men

t.

N

N

11

Inse

rt P

DC

24

INS

ER

T th

e w

ords

‘, e

xcep

t in

Pol

icy

Area

24:

1 to

3

stor

ey’

imm

edia

tely

afte

r th

e w

ords

‘(1

to

2 st

orey

’ w

here

ver

they

ap

pear

in

th

e lis

t of

C

ateg

ory

1 de

velo

pmen

t.

N

N

12

Inse

rt N

ew P

olic

y A

rea

and

Figu

re

INS

ER

T A

TTAC

HM

ENT

A im

med

iate

ly a

fter

Pol

icy

Are

a 23

Gol

den

Gro

ve S

outh

Pol

icy

Are

a N

N

LO

CA

L C

ENTR

E ZO

NE

13

R

epla

ce

Intro

duct

ion

RE

PLA

CE

th

e nu

mbe

r ‘3

0’

with

‘3

1’

in

the

first

pa

ragr

aph

N

N

14

Inse

rt N

ew P

DC

IN

SE

RT

the

follo

win

g P

DC

imm

edia

tely

afte

r exi

stin

g P

DC

4:

‘5 D

evel

opm

ent

unde

rtake

n in

the

Hig

hbur

y Lo

cal

Cen

tre Z

one

loca

ted

on L

ower

Nor

th E

ast

Roa

d at

H

ighb

ury

shou

ld h

ave

rega

rd to

the

follo

win

g:

(a

) D

evel

opm

ent

shou

ld

be

unde

rtake

n in

ac

cord

ance

w

ith

the

Con

cept

P

lan

Fig

R(T

TG)/3

.

Y

N

(b)

Bui

ldin

g el

evat

ions

fac

ing

resi

dent

ial a

reas

sh

ould

avo

id la

rge

blan

k w

alls

and

sho

uld

be

inte

grat

ed

and

softe

ned

thro

ugh

sym

path

etic

des

ign

and

plan

tings

.

(c)

Adv

ertis

emen

ts s

houl

d on

ly b

e er

ecte

d on

bu

ildin

gs u

sed

for r

etai

l or c

omm

erci

al

purp

oses

and

sho

uld:

(i)

be

dis

cret

e an

d lo

w s

cale

(ii

) no

t mov

e, ro

tate

, fla

sh o

r inc

orpo

rate

an

imat

ed d

ispl

ay o

r run

ning

ligh

ts

(iii)

whe

re il

lum

inat

ed b

e of

low

ligh

t in

tens

ity

(iv)

com

pris

e ty

pe fa

ces,

col

ours

, siz

es

and

form

s co

nsis

tent

with

the

clea

r an

d si

mpl

e st

yles

use

d in

the

nine

teen

th a

nd e

arly

twen

tieth

ce

ntur

ies

(v)

be fi

xed

to b

uild

ings

at t

he p

oint

of

conn

ectio

n be

twee

n th

e ve

rand

ah

and

mai

n bu

ildin

g, o

r app

lied

dire

ctly

to

or h

ung

from

gab

les

or fa

cade

s of

ve

rand

ahs

or m

ain

build

ings

, or

inte

grat

ed a

s pa

rt of

the

build

ing

desi

gn

(vi)

shou

ld n

ot b

e er

ecte

d ab

ove

the

top

of w

alls

or o

n th

e ro

of

(vii)

fre

esta

ndin

g si

gns

shou

ld b

e no

mor

e th

an 5

met

res

abov

e gr

ound

(v

iii)

cont

ribut

e to

the

char

acte

r of t

he

loca

lity

(ix)

not b

e in

tern

ally

illu

min

ated

.

(d)

Ser

vice

are

as to

be

scre

ened

from

su

rrou

ndin

g si

tes

by la

ndsc

apin

g.

(e)

Exi

stin

g m

atur

e tre

es s

houl

d be

reta

ined

and

ne

w d

evel

opm

ent s

houl

d be

und

erta

ken

in a

m

anne

r tha

t sup

ports

the

long

term

sur

viva

l of

exi

stin

g m

atur

e tre

es.

(f)

La

ndsc

apin

g sh

ould

con

sist

of a

cro

ss

sect

ion

of lo

cal i

ndig

enou

s sp

ecie

s so

that

th

e ar

eas

char

acte

r and

nat

ural

hab

itats

are

m

aint

aine

d an

d en

hanc

ed.

(g

) D

evel

opm

ent s

houl

d de

mon

stra

te p

rinci

ples

of

goo

d ur

ban

desi

gn in

clud

ing:

(i)

de

velo

pmen

t des

ign

and

loca

tion

to

min

imis

e im

pact

on

exis

ting

or

pote

ntia

l dw

ellin

gs in

par

ticul

ar

havi

ng re

gard

to c

ar p

arki

ng,

serv

icin

g, n

oise

gen

erat

ion,

odo

ur,

refu

se a

nd w

aste

sto

rage

and

co

llect

ion

(ii)

the

scal

e, h

eigh

t and

bul

k of

bui

ldin

gs

whe

re lo

cate

d ad

jace

nt re

side

ntia

l us

es

(iii)

enha

nce

the

amen

ity o

f the

loca

l ce

ntre

thro

ugh

unifi

ed d

esig

n of

bu

ildin

gs a

nd s

igns

, lan

dsca

ping

, sc

reen

ing

utilit

y ar

eas

and

safe

and

co

nven

ient

ped

estri

an p

athw

ays.

’

EXTR

AC

TIVE

IND

UST

RY

ZON

E 15

D

elet

e In

trodu

ctio

n D

ELE

TE t

he w

ords

‘,

31,

35 a

nd 3

6’ i

n th

e fir

st

para

grap

h N

N

16

Del

ete

Obj

ectiv

e 11

D

ELE

TE th

e w

ords

‘,an

d fo

r the

par

t of t

he

zone

loca

ted

at H

ighb

ury

shou

ld in

corp

orat

e a

north

so

uth

open

spa

ce c

orrid

or th

at e

xten

ds fr

om

Low

er N

orth

Eas

t Roa

d to

the

Riv

er T

orre

ns L

inea

r P

ark.

Suc

h a

corr

idor

sho

uld

be a

cces

sibl

e by

the

publ

ican

d la

ndsc

aped

pr

imar

ily

with

lo

cally

in

dige

nous

nat

ive

vege

tatio

n’ i

mm

edia

tely

afte

r th

e w

ord

‘pra

ctic

es’ i

n th

e se

cond

par

agra

ph

N

N

17

Del

ete

Non

-com

plyi

ng D

evel

opm

ent

PD

C 2

3 D

ELE

TE p

art (

f) of

the

exce

ptio

ns to

Lan

dfill

in th

e lis

t of

non

-com

plyi

ng d

evel

opm

ent

N

N

18

Del

ete

Non

-com

plyi

ng D

evel

opm

ent

PD

C 2

3 D

ELE

TE th

e w

ords

‘Rec

eptio

n, s

tora

ge, t

rans

fer,

disp

osal

, pro

cess

ing

or tr

eatm

ent o

f was

te in

the

zone

at H

ighb

ury,

oth

er th

an in

the

case

of '

was

te fi

ll'1

used

for t

he p

urpo

se o

f reh

abilit

atin

g an

ext

ract

ive

indu

stry

site

or q

uarr

y’

N

N

19

Del

ete

Non

-com

plyi

ng D

evel

opm

ent

PD

C 2

3 D

ELE

TE th

e fo

otno

te ‘1 W

aste

fill

cons

ists

of c

lay,

co

ncre

te, r

ock,

san

d, s

oil o

r oth

er in

ert m

iner

alog

ical

m

atte

r in

piec

es n

ot e

xcee

ding

100

milli

met

res

in le

ngth

, and

con

tain

ing

chem

ical

sub

stan

ces

in

conc

entra

tions

(cal

cula

ted

in a

man

ner d

eter

min

ed

by th

e E

nviro

nmen

t Pro

tect

ion

Aut

horit

y) le

ss th

an

the

conc

entra

tions

for t

hose

sub

stan

ces

set o

ut in

S

ched

ule

6 of

the

Env

ironm

ent P

rote

ctio

n (F

ees

and

Levy

) Reg

ulat

ions

, 199

4 bu

t doe

s no

t inc

lude

was

te

cons

istin

g of

or c

onta

inin

g as

best

os o

r bitu

men

.’

N

N

DEF

ERR

ED U

RB

AN

ZO

NE

20

Inse

rt In

trodu

ctio

n IN

SE

RT

the

wor

ds ‘

and

TTG

/31’

im

med

iate

ly a

fter

the

wor

ds ‘M

ap T

TG/1

0’ in

the

first

par

agra

ph

N

N

21

Inse

rt N

ew O

bjec

tive

IN

SE

RT

new

Obj

ectiv

e im

med

iate

ly a

fter

exis

ting

Obj

ectiv

e 1

‘Obj

ectiv

e 2:

A z

one

to a

ccom

mod

ate

the

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44

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45

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ATTACHMENT A

Policy Area 24 Highbury Policy Area

Introduction

The following provisions apply to the Residential (Tea Tree Gully) Zone Policy Area 24 Highbury Policy Area as shown on Maps TTG/43, 44 and 45. They are additional to those expressed for the whole of the Residential (Tea Tree Gully) Zone and Council-wide, which are relevant to this Policy Area. OBJECTIVES

Objective 1: A residential policy area comprising a broad range of dwelling types including medium density residential development, designed to integrate with areas of open space.

Objective 2: Development that complements the topography, retains local indigenous landscape and re-establishes watercourses. Objective 3: Development that contributes to the desired character of the policy

area.

DESIRED CHARACTER

Policy Area 24 Highbury Policy Area is established for a broad range of residential development including group housing and medium density housing options in suitable locations. The policy area has a distinct landscape character as a valley floor and a former sand quarry that provides an important opportunity to remediate the former quarry, whilst protecting existing remnant indigenous vegetation and re-establishing water courses. The sensitive development of the policy area would create connecting green corridors from the Hills Face Zone to the east through to the Torrens Valley to the south and the established residential suburbs to the west. The open space corridors and water courses would shape development parcels resulting in clusters of residential development. The green corridors would incorporate water courses and storm water detention features with the retention and further planting of locally indigenous plant species. The corridors would also incorporate walk and cycle paths for recreation and to promote local travel by these modes. Site development and buildings would feature water sensitive urban design principles. The open spaces would incorporate low water use and low maintenance best practice design. Innovation in the design of infrastructure and buildings is encouraged in response to the topography and desired landscape character. Formal public recreation space is not contemplated in the policy area. Torrens Road and Halls Road are to provide the main access roads into the new residential development. The internal road network, on-street parking, water tables and crossovers would be designed to contribute to the desired character of the area consistent with housing density and built form. Streetscapes would feature underground power supply. The division of land is to provide for a public road on at least one side of a green corridor containing a water course. The division of land would also incorporate allotments that enable residential development to overlook public open space so as to maximise outlook and provide for passive surveillance. Residential development may take the form of single detached, semi-detached, row or group dwellings and medium rise buildings in the form of row dwellings, group dwellings and residential apartments of up to three storeys above finished site levels. Building design, materials and finishes would be selected to complement the landscape character and not result in glare to adjoining areas or be obvious from the Adelaide Plain. Buildings incorporating upper level balconies and outdoor decks are to be designed and sited with regard to views and solar orientation while limiting overlooking. Landscaping would be an important part of building design and site layout.

PRINCIPLES OF DEVELOPMENT CONTROL

Land Use 1 The following forms of development are envisaged in the policy area:

Affordable housing Carport in association with a dwelling Domestic outbuilding in association with a dwelling Dwelling (buildings between one and three storeys) Garage in association with a dwelling Group dwelling (buildings between one and three storeys) Pergola in association with a dwelling Residential flat building (buildings between one and three storeys) Row dwelling (buildings between one and three storeys) Semi-detached dwelling (buildings between one and three storeys) Supported accommodation Small scale non-residential uses that serve the local community, for example: - pre-school - child care facility - recreation area - open space.

2 The use and placement of outbuildings should be ancillary to and in association with

residential purposes.

3 Non-residential development should be of a nature and scale that: (a) serves the local community (b) is consistent with the character of the locality (c) does not detrimentally impact on the amenity of nearby residents.

4 Vacant or underused land should be developed in an efficient and coordinated manner to increase housing choice and provide dwellings with densities higher than, but compatible with, adjoining residential development.

Form and Character

5 Development should not be undertaken unless it is consistent with the desired character for the policy area. 6 Development should be in accordance with Concept Plan Fig R(TTG)/3. 7 Development should comprise a broad range of dwelling types at low and medium densities, and should include the provision of adaptable housing and a minimum 15% of residential dwellings for affordable housing. 8 Affordable housing should be distributed throughout the policy area to avoid over-

concentration of similar types of housing in a particular area.

9 Medium density development that achieves gross densities of between 23 and 45 dwellings per hectare (which translates to a net density of between 40 and 67 dwellings per hectare) should be in the form of two and three storey buildings. 10 In the case of more than one dwelling on a site, access to parking and garaging areas

from public roads should primarily be via a minimum number of common driveways.

11 Where allotments have a direct frontage to public open space, housing should be at least two storeys and be orientated towards the public open space.

12 All residential development should be designed to ensure the living rooms have an

external outlook.

Environmental Sustainability 13 Development should address environmental sustainability and seek to: (a) manage stormwater on-site or provide satisfactory infrastructure needed to manage flows and water quality in a sustainable manner (b) provide for stormwater re-use (c) maximise the use of solar energy and natural light (d) minimise the lifecycle cost of infrastructure to the community (e) minimise water use. Land Division 14 A dwelling should have an allotment area (and in the case of group dwellings and residential flat buildings, an average site area per dwelling) and a frontage to a public road not less than that shown in the following table:

Dwelling Type Minimum Area (square metres) Minimum frontage (metres) Detached 300 8 Semi-detached 250 6 Group dwelling 250 Residential flat building 150 Row dwelling 200 6

15 Residential allotment(s) that abut public open space should have:

(a) a direct frontage onto the public open space (b) vehicular access provided to the rear of the allotment.

HA

LLS

RD

AM

BE

R R

D

LOWER NORTH EAST RD

BARRACKS RD

TORRENS RD

MA

JES

TIC

GR

WICKS RD

DECLIVITY ST

NURSERY WY

XAVIER ST

CASEMATE ST

SAPPHIRE CR

NIQUET AV

MAYFRED AV

ZIRCON CR

BRUCE CR

DO

MAIN

CM

N

GREEN RD

BEURRE CT

FR

ES

HF

OR

D A

V

MIT

TA S

T

PECAN

CL

ASCHAM RD

RUBY ST

THE PRO

MEN

ADE

BECKMAN AV

MONTICLE ST

CITRINE ST

JOSEPHINE ST

JANET CT

AMETHYST CR

KIN

NA

IRD

CR

OLD SHEOAK CT

ALTAIR AVENUE WEST

TOPAZ CT

PARADIS

E GR

GA

RN

ET

CT

PE

RID

OT

CL

VASEY CT

DO

RD

OY

ST

BR

ET

T C

TO

PAL

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WENDY CT

UR

AN

A C

T

ON

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CT

LEN

BA

R C

T

CITY OF TEA TREE GULLYHIGHBURY RESIDENTIAL

AND OPEN SPACECONCEPT PLAN

Fig R(TTG)/3

0metres 250 500

Subject Area

Residential Development

Deferred Urban

Local Shopping

Watercourse

Watercourse Floodwater Area

Stormwater Detention

Existing Road

Main Access Point

Proposed Mixed Use Path

Proposed Landscape Belt

Proposed Open Space

Existing High Pressure Water Main

Proposed Intersection Upgrade

ATTACHMENT B

GO

LDEN

GROVE

RO

AD

GRAND JUNCTION

ROAD

MONTAGUE ROAD

WAY

GROV

E

T HE

EASTRO A

D

NORTH EAST

ROAD

HA

NC

OC

KR

OA

D

NORTH EA STROA D

LOW ER

TH

E

GO

LDEN

W

AY

NORTH

MA

IN

MAIN

MAPTTG/3

MAP

MAP

MAP

TTG/10

TTG/15

TTG/20MAP

TTG/21

MAPTTG/36

MAPTTG/17

MAPTTG/5

MAPTTG/6

MAPTTG/14

MAPTTG/18

MAPTTG/24

MAPTTG/25

MAPTTG/4

TTG/12MAP

MAPTTG/11

MAPTTG/13

MAPTTG/16

MAPTTG/27

MAPTTG/29

MAPTTG/28

TTG/7MAP

MAPTTG/22

MAPTTG/26

MAPTTG/35

MAPTTG/34

TTG/33MAP

TTG/23MAP

MAPTTG/19

MAPTTG/8

MAPTTG/9

MAPTTG/32

MAPTTG/31

MAPTTG/37

MAPTTG/30

For the purposes of the Development Plan unless otherwise clearlyindicated, the zone/policy area boundaries depicted on or intended to befixed by Maps TTG/3 to TTG/45 inclusive shall be read as conforming in allrespects (as the case may require) to the sectional or subdivisional boundaries,to the centre line of roads or drain reserves or to the title boundaries, or toimaginary straight lines joining the positions defined by survey or by themeasurements shown on the said maps against which the said zone/policyarea boundaries are shown or otherwise as indicated.

Development Plan Boundary

CITY OF TEA TREE GULLY

5km0

Scale 1:85000

INDEX TO ZONESMAP TTG/2

LC

LCe

LCNCe

R(TTG)

)R(TTG)

SU

R(C)

TORRENS RD

R(TTG)

R(TTG)

SU

NCe

180

LCe

GRAND JUNCTION RD

GRAND JUNCTION

RD

GRAND JUNCTION RD

LOWER NORTH EAST RD

LOWER NORTH EAST RD

LOWER NORTH EAST

RD

TOLLEY RD

VALLEY RD

ABERCROMBIE CRES

A D DOLORATA CRT

ALISTER ST

ALMERTA ST

ALTAIR AVE

A

AMBER RD

AMETHYST CRES

ANDREA ST

ANDREW JAM

ES CRES

ARIES AVE

ARMBUSTER ST

AUSTRALIA AVE

BARNS AVE

BARRACKS RD

BECKMAN AVE

BELAIR ST

BERRI RD

BORONIA DR

BRADSHAW AVE

BRISTOL CRES

B RUCE CRT

ST

CANIS AVE

CANO RUSAVE

CARNELIAN ST

CHIFLEY AVE

CITRINE ST

COLTON AVE

CORBUSIER DR

COUN

CRISSO U LAAV E

CROW

CURTIN AVE

DEAKIN AVE

DECLIVITY STDENE RD

DORADUS AVE

ST

DUNC ANC RE S

DUNN RD

DUR

ELLISTON AVE

FRASER ST

FRESHF

GARN

ET

CRT

GIFFOR

DAVE

GREEN RD

GUM

TRE

EDR

HAUSSMANNAVE

HEADINGLEY ST

HIGHBURY DR

HILLSIDE AVE

HOLT CRT

HONEYSUCKLE DR

HOTHAM ST

HUGHES AVE

IRENE AVE

ITALIAST

JANET CRT

JOSEPHINE ST

KEEBLE ST

KENNINGTON RD

KORRONGST

LAGONIK DR

LAKE VIEW CRES

LANG ST

LEEDS AVE

LEONIS AVE

LEST ERST

LOVE

LOCK

ST

MACDONNELL ST

MADEIRA AVE

M

MAYFRED AVE

MENZIES AVE

MITCHELL AVE

MONTICLE ST

MONTICLE ST

MOORE CRES

AVE

NENTURA

ST

NIQUET AVE

ORION AVE

OSBORNE AVE

OWE

PARADISEGR

PAYN

E S

T

PEARLC

RT

PEGASI AVE

REGA AVE

RICHMOND RD

ROBIN TCE

ROGERS ST

RUBY ST

SAARINEN AVE

SAPPHIRE CRES

SCULLIN CRES

SIRIUS AVE

TOLLEY CRT

TOOVIS AVE

TRAFFORD RD TRAFFORD RD

TRENTBRIDGE RD

TYNER CRT

VALERIE AVE

WELD CRES

WHITLAM

ST

WICKS RD

XAVIER ST

XAVI

ER

ST

ZIRCON CRES

MAP TTG/25 ADJOINS

MAP TTG/35 ADJOINS

MAP TTG/24 ADJOINSM

AP

TT

G/31 A

DJO

INS

MA

P T

TG

/29

AD

JOIN

S

MAP TTG/34 ADJOINS

LC LCe NCe R(C) R(TTG) SU

Local Commercial Local Centre Neighbourhood Centre Residential (Central) Residential (Tea Tree Gully) Special Uses

Zone Boundary


Creek Centre-line

River/Creek Floodwater Area


500metres0

Scale 1:10000

ZONESMAP TTG/30

R(TTG)

Note : Hills Face Boundary as described in Hills Face Zone Regulations dated 16th December 1971

HFNote : Hills Face Boundary as described in Hills Face Zone Regulations dated 16th December 1971

R(TTG)

R(TTG)

R(TTG)

TORR

ENS

RD

DENN

IS

GR

PERS

EVER

ANCE

RD

ALLAN ST

R(TTG)

R(TTG)OS

DU

LCe

HF

R(TTG)

120

51.5m

60.96mSETBACK

180

CK RD

LOW

ERNO

RTH EA

STRD

LOWER NORTH EAST RD

LOWER NORTH EAST RD

LOWERNORTH EAST RD

ALLAN ST

ALTAIR ST

ASCHAM RD

RT

C A RMEL AVE

CASEMATE RD

CLARIDGE CRT DE

NNIS

GR

DURBRIDGECRT

ENDU

RANC

E

FISHER ST

FRANK ST

HALLS RD

JAMES ST

JANET CRT

JANLYN RD

E ST

KENDA L LRD KI NN AIR D

CRES

LAUR

A S

T

LEOPOLD ST

MADEIRA AVE

MALBEC AVE MANNUM ST

MATARO RD

MATTHEWS ST

VE

NE AVE

RADISEGR

E CRES

SARNIA FA RM RD

TORRENS RD

RES

MAP TTG/26 ADJOINS

MAP TTG/36 ADJOINSMAP TTG/35 ADJOINS

MAP TTG/25 ADJOINSM

AP

TT

G/32 A

DJO

INS

MA

P T

TG

/30

AD

JOIN

S

OS R(TTG)

DU

NOTE: For Policy Areas See MAP TTG/43

Open Space LCe Local Centre HF Hills Face

Residential (Tea Tree Gully)

Deferred Urban

Zone Boundary


Creek Centre-line



500metres0

Scale 1:10000

ZONESMAP TTG/31

R(TTG) Lot 8R(TTG)FP 17464

R(TTG)OS

SUR(TTG)R(TTG) LP(RT)

216 407

LP(RT)

LP(RT)

SUR(TTG)

SUSU

Rive

r

Torr e

ns

CIT Y

OF

CAMPBELLTOW

N

GORGE RD

GORGE RD

GORGE RD

LOWER ATHELSTONE RD

AD

ARMAGH ST

AUST

BELLVIEW DR

RYAVE

BILNEY DR

BOUNDY RD

BRADBROOK RD

BURNBA NKGR

BURTON RD

VE

CLEMENT RD

CONL

ON R

ISE

COOINDA CRES

COULLS RD

COUNTRY LA

COVENTRYDR

CROWN

RD

DEMETER A

VE

RD

DINH

AMRD

EVEREST AVE

OX AVE

FRESHFORDA VE

GREENSIDE AVE

HAGGIS ST

HIGHVIEW RD

HISTORIC DR

HOCKLEY TCE

HUTCHINSON A

VE JOANN ST

JOH NS ONRD

KANTILLA DR

KERLEY CRES

KERRY ST

KILDARE AVE

KIRKVUE RD

LINEA

R PA

RK D

R

LYMN AVE

MEADOWVUE RD

MEATH AVE

MITTAST

NENTURA

ST

N

IQUET AVE

PANORAMA DR

PROSPERITYW

AY

RAYMOND AVE

L RD

RYAN AVE

SHAW ST

SHELTON DR

HEPHER

DSON

RD

TELOPEA DR

THE

DRES

S C

IR

TO M PACKER DR

TORRE N S V IEW CRT

WICKLOW

AVE

WICKLOW

AVE

WICKS RD

WINDSOR RD

WO

ODL

AND

CRT

MA

P T

TG

/36 AD

JOIN

SMAP TTG/30 ADJOINS

MA

P T

TG

/34

AD

JOIN

S

MAP TTG/31 ADJOINS

LP(RT)

R(TTG) SU

Linear Park (River Torrens)

Residential (Tea Tree Gully) OS Open Space

Special Uses

Zone Boundary


Creek Centre-line



500metres0

Scale 1:10000

ZONESMAP TTG/35


R(TTG)In

Note : Hills Face Boundary as described in Hills Face Zone Regulations dated 16th December 1971

SU

HFHF

LP(RT)

River Torren s

OF

CIT

YC

AM

PBELLT

OW

N

AD ELAIDE HILLS

COU

N

C IL

GORGE RD

GORGE RD

GORGE RD

MA

P T

TG

/37 AD

JOIN

SMAP TTG/31 ADJOINS

MA

P T

TG

/35

AD

JOIN

S

MAP TTG/32 ADJOINS

HF LP(RT) R(TTG)

Hills Face Linear Park (River Torrens) Residential (Tea Tree Gully)

SU Special Uses

Zone Boundary


Creek Centre-line



500metres0

Scale 1:10000

ZONESMAP TTG/36


14

14

1513

13

NORTH EAST RD

NORTH EAST RD

HAINES RD

CAMELIA ST

CHURCH ST

ELIZABETH ST

ELLE

N S

T

HEITMANN CT

LILAC

ST

MEM

ORIAL DR

NEALE ST

NICH

OLAS

DR

REDNALL ST

VIZARD RD

WALTERS STWALTERS ST

WATTL

E C

R

WILLIAM ST

MAP TTG/43 ADJOINS

13 14 15

Eastern Core Precinct Central Linear Precinct Western Core Precinct

Policy Area Boundary


Creek Centre-line



200metres0

Scale 1:5000

POLICY AREASMAP TTG/39

180o

180o

180o

180o

ATTACHMENT C

TORR

ENS

RD

DENN

IS

GR

PERS

EVER

ANCE

RD

ALLAN ST

24

24

CK RD

LOW

ERNO

RTH EA

STRD

LOWER NORTH EAST RD

LOWER NORTH EAST RD

LOWERNORTH EAST RD

ALTAIR ST

ASCHAM RD

RT

C A RMEL AVE

CASEMATE RD

CLARIDGE CRT

DURBRIDGECRT

ENDU

RANC

E

FISHER ST

FRANK ST

HALLS RD

JAMES ST

JANET CRT

JANLYN RD

E ST

KENDA L LRD KI NN AIR D

CRES

LAUR

A S

T

LEOPOLD ST

MADEIRA AVE

MALBEC AVE MANNUM ST

MATARO RD

MATTHEWS ST

VE

NE AVE

RADISEGR

E CRES

SARNIA FA RM RD

TORRENS RD

RES

MAP TTG/45 ADJOINSMAP TTG/44 ADJOINS

24 24 Highbury Policy Area


Creek Centre-line



500metres0

Scale 1:10000


Lot 8FP 17464

24

216 407

Rive

r

Torr e

ns

CIT Y

OF

CAMPBELLTOW

N

GORGE RD

GORGE RD

GORGE RD

LOWER ATHELSTONE RD

AD

ARMAGH ST

AUST

BELLVIEW DR

RYAVE

BILNEY DR

BOUNDY RD

BRADBROOK RD

BURNBA NKGR

BURTON RD

VE

CLEMENT RD

CONL

ON R

ISE

COOINDA CRES

COULLS RD

COUNTRY LA

COVENTRYDR

CROWN

RD

DEMETER A

VE

RD

DINH

AMRD

EVEREST AVE

OX AVE

FRESHFORDA VE

GREENSIDE AVE

HAGGIS ST

HIGHVIEW RD

HISTORIC DR

HOCKLEY TCE

HUTCHINSON A

VE JOANN ST

JOH NS ONRD

KANTILLA DR

KERLEY CRES

KERRY ST

KILDARE AVE

KIRKVUE RD

LINEA

R PA

RK D

R

LYMN AVE

MEADOWVUE RD

MEATH AVE

MITTAST

NENTURA

ST

N

IQUET AVE

PANORAMA DR

PROSPERITYW

AY

RAYMOND AVE

L RD

RYAN AVE

SHAW ST

SHELTON DR

HEPHER

DSON

RD

TELOPEA DR

THE

DRES

S C

IR

TO M PACKER DR

TORRE N S V IEW CRT

WICKLOW

AVE

WICKLOW

AVE

WICKS RD

WINDSOR RD

WO

ODL

AND

CRT

MA

P T

TG

/45 AD

JOIN

SMAP TTG/43 ADJOINS




Creek Centre-line



500metres0

Scale 1:10000


24In

River Torren s

OF

CIT

YC

AM

PBELLT

OW

N

AD ELAIDE HILLS

COU

N

C IL

GORGE RD

GORGE RD

GORGE RD

MAP TTG/43 ADJOINS

MA

P T

TG

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Creek Centre-line



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Scale 1:10000


Development Act 1993 Tea Tree Gully (City) Development Plan ...

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Transcript of Development Act 1993 Tea Tree Gully (City) Development Plan ...