DRAFT - FOR CONSULTATION

Riverbank Precinct Code Amendment Chief Executive, Attorney-General’s Department

Contact details

PlanSA

Email: plansa@sa.gov.au

Phone: 1800 752 664

www.plan.sa.gov.au

Riverbank, Adelaide; Michael Waterhouse Photography

Name / Title Date Signature

Caroline Mealor / ChiefApproved b /o /9/ZpP y Executive

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Contents 1. WHAT IS THE PLANNING AND DESIGN CODE? ................................................................................. 4

1.1. Planning and Design Code Framework.................................................................................................. 4

1.2. Overlays.......................................................................................................................................................... 4

1.3. Zones............................................................................................................................................................... 5

1.4. Subzones........................................................................................................................................................ 5

1.5. General Development Policies ................................................................................................................. 5

1.6. Amending the Planning and Design Code ............................................................................................ 5

2. WHAT IS PROPOSED IN THIS CODE AMENDMENT?......................................................................... 6

2.1. Need for the amendment............................................................................................................................ 6

2.2. Affected Area................................................................................................................................................. 6

2.3. Summary of proposed policy changes .................................................................................................. 7

2.3.1. Current Code Policy .................................................................................................................................... 7

2.3.2. Proposed Code Policy ................................................................................................................................ 8

3. WHAT ARE THE NEXT STEPS FOR THIS CODE AMENDMENT? .................................................... 9

3.1. Engagement................................................................................................................................................... 9

3.2. How can I have my say on the Code Amendment? ..........................................................................10

3.3. What changes to the Code Amendment can my feedback influence? ........................................10

3.4. What will happen with my feedback? ...................................................................................................10

3.5. Decision on the Code Amendment........................................................................................................11

4. ANALYSIS ....................................................................................................................................................11

4.1. Strategic Planning Outcomes .................................................................................................................11

4.1.1. Summary of Strategic Planning Outcomes.........................................................................................11

4.1.2. Consistency with the State Planning Policies....................................................................................12

4.1.3. Consistency with the Regional Plan .....................................................................................................12

4.1.4. Consistency with other key strategic policy documents ................................................................13

4.2. Infrastructure planning .............................................................................................................................17

4.2.1. Infrastructure Analysis .............................................................................................................................17

4.3. Investigations..............................................................................................................................................18

4.3.1. Strategic Land Use Analysis ...................................................................................................................19

4.3.2. Site Analysis................................................................................................................................................27

4.3.3. Planning and Design Code Review .......................................................................................................28

4.3.4. Recommended policy changes ..............................................................................................................39

5. REFERENCES .............................................................................................................................................41

ATTACHMENT A – AFFECTED AREA MAPPING ...........................................................................................42

ATTACHMENT B – CURRENT AND PROPOSED CODE ZONES/SUBZONES.........................................44

ATTACHMENT C – PROPOSED CODE POLICY .............................................................................................48

City Riverbank Zone ..............................................................................................................................................49

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Cultural Institutions Subzone..................................................................................................................................57

Entertainment Subzone ...........................................................................................................................................59

Health Subzone ........................................................................................................................................................61

Innovation Subzone .................................................................................................................................................63

Updated Concept Plan 85 – City Riverbank ....................................................................................................70

Adelaide Park Lands Zone...................................................................................................................................71

Riverbank Subzone..................................................................................................................................................78

ATTACHMENT D – STRATEGIC PLANNING OUTCOMES ...........................................................................80

1. State Planning Policies.............................................................................................................................80

2. Regional Plans ............................................................................................................................................84

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HAVE YOUR SAY

This Code Amendment is on consultation from Wednesday 15 September 2021 to Wednesday 27 October 2021. During this time you are welcome to lodge a written submission about any of the changes proposed in this Code Amendment. There are several ways in which you can provide feedback on the Code Amendment. This includes:

Completing an online submission via the SA Planning Portal at plan.sa.gov.au/en/code_amendments

Providing a written submission by email to:

Email: plansasubmissions@sa.gov.au (subject: Submission – Riverbank Precinct Code Amendment)

Providing a written submission by post to:

Code Amendment Team Attorney-General’s Department GPO Box 1815 ADELAIDE SA 5001

Providing a written submission in person by attending an information drop-in session.

There are public information sessions planned during the consultation period. You must register to attend a session via EventBrite.

For more information, contact PlanSA on 1800 752 664 or at plansa@sa.gov.au.

1. WHAT IS THE PLANNING AND DESIGN CODE?

The Planning and Design Code (the Code) sets out the rules that determine what landowners can do on their land. For instance, if you want to build a house, the Code rules will tell you how high you can build and how far back from the front of your land your house will need to be positioned. The Code will also tell you if any additional rules apply to the area where your land is located. For example, you might be in a high bushfire risk area or an area with specific rules about protecting native vegetation.

1.1. Planning and Design Code Framework

The Code is based on a framework that contains various elements called overlays, zones, sub zones and general development policies. Together these elements provide all the rules that apply to a particular parcel of land.

1.2. Overlays

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Overlays contain policies and maps that show the location and extent of special land features or sensitivities, such as heritage places or areas of high bushfire risk.

They may apply across one or more zones. Overlays are intended to be applied in conjunction with the relevant zone. However, where policy in a zone conflicts with the policy in an overlay, the overlay policy trumps the zone policy.

1.3. Zones

Zones are areas that share common land uses and in which specific types of development are permitted. Zones are the main element of the Code and will be applied consistently across the state.

For example, a township zone for Andamooka can be expected to apply to similar townships like Carrieton. Each zone includes information (called classification tables) that describes the types of development that are permitted in that zone and how they will be assessed.

1.4. Subzones

Subzones enable variation to policy within a zone, which may reflect local characteristics. An example is Port Adelaide centre, which has many different characteristics to typical shopping centres due to its maritime activities and uses.

1.5. General Development Policies

General development policies outline functional requirements for development, such as the need for car parking or wastewater management. While zones determine what development can occur in an area, general development policies provide guidance on how development should occur.

1.6. Amending the Planning and Design Code

The Planning, Development and Infrastructure Act 2016 (the Act) provides the legislative framework for undertaking amendments to the Code. With approval of the Minister for Planning and Local Government (the Minister) a Council, Joint Planning Board, Government Agency or private proponent may initiate an amendment to the Code and undertake a Code Amendment process.

An approved Proposal to Initiate will define the scope of the Amendment and prescribe the investigations which must occur to enable an assessment of whether the Code Amendment should take place and in what form.

The State Planning Commission (the Commission) is responsible under the Act for ensuring the Code is maintained, reflects contemporary values relevant to planning, and readily responds to emerging trends and issues.

The Commission provided independent advice to the Minister on the Proposal to initiate this Code Amendment. The Commission will also provide a report on the

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Code Amendment (including compliance with the Community Engagement Charter) at the final stage of the Code Amendment process.

Init

iati

on The Minister

(on advice of the State Planning Commission) approved the Proposal to Initiate a Code Amendment. P

rep

arat

ion

+In

vest

igat

ion

s The issues are investigated and the Code Amendment is prepared.

Enga

gem

ent Engagement

occurs in accordance with the Community Engagement Charter.

Co

nsi

der

ing

Enga

gem

ent Submissions

are considered and amendments may be made.

The Engagement Report is prepared.

Dec

isio

n The Minister makes the decision.

The Code Amendment & Engagement Report are published on the PlanSA Portal

Tab

ling

in P

arlia

men

t The Minister tables the Code Amendment with the ERDC in Parliament.

The Commission provides a report to parliament on the Code Amendment

2. WHAT IS PROPOSED IN THIS CODE AMENDMENT?

2.1. Need for the amendment

The State Government is progressing initiatives of State significance in the Riverbank precinct including the development of the proposed new Women’s and Children’s Hospital (nWCH). These initiatives are part of the State Government’s wider vision for the Riverbank precinct as a premier health, sporting, entertainment, education, and cultural boulevard and have been the subject of ongoing strategic consideration.

The proposed Code Amendment will deliver a range of key objectives for this Precinct including:

Improved accessibility and connectivity into and throughout the precinct Improved built form outcomes Consideration of the land use needs of the new Women’s and Children’s Hospital Appropriate entertainment-related land uses north of the railway line, linking to

the Convention Centre Greater activation of the riverbank between the Torrens Weir and Kintore Avenue Consideration of the land use needs of the existing Adelaide Botanic High School.

2.2. Affected Area

The area subject to investigation by the proposed amendment is described as follows and is shown in the Proposal to Initiate document:

The wider Riverbank Precinct between Port Road/Park Terrace and the Adelaide Botanic Gardens, including the northern banks of the River Torrens, Adelaide Zoo and Adelaide Botanic High.

Through the investigations undertaken by the Code Amendment, only portions of the affected area are now proposed for rezoning / policy change.

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The map in Attachment A identifies the four Precincts (Biomedical, Entertainment, Active Riverbank and Innovation) which are subject to targeted zoning and policy changes through the Code Amendment.

2.3. Summary of proposed policy changes

2.3.1. Current Code Policy

The Affected Area is currently located in the following zones and subzones:

Zones

City Riverbank Zone Adelaide Park Lands Zone

Subzones

Health Entertainment Cultural Institutions Innovation

The Affected Area is also subject to multiple Overlays. A map showing the applicable zones and subzones in the Code and the proposed changes is shown in Attachment B.

It is noted that uses occurring in the Affected Area are varied and many. The focus of this Code Amendment is on four core areas identified in Attachment A. These are:

Health Precinct – uses in this area are characterised by the Royal Adelaide Hospital and various medical research activities. This precinct also considers land to the immediate west of the railway corridor including the Old Adelaide Gaol, Kate Cocks Park and the SAPOL Barracks.

The State Heritage Place Overlay spatially applies over both the Barracks and Gaol sites so any adaptive reuse / redevelopment here will need to be sensitive to the policies contained in this Overlay.

Entertainment Precinct – uses occurring in this area include Festival Plaza, Convention Centre and Casino. The Code Amendment also investigates the opportunity for entertainment-related land uses west of Montefiore Road, which is currently used for at-grade car parking and rowing clubs.

Innovation Precinct – includes Lot Fourteen, the existing Adelaide Botanic High School, adjacent open space link to the Adelaide Botanic Gardens and uses occurring on the old Royal Adelaide Hospital site which are educational, entrepreneurial and research related.

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Active Riverbank Precinct - includes the banks of the River Torrens from Kintore Avenue to the Torrens Weir. The focus in the Code Amendment for this precinct is on providing further activation opportunities by accommodating additional small scale food and beverage offerings and improving infrastructure for major events within Elder Park, including the potential for on-water activities.

The Code policy contemplates a range of land uses which deliver on the objectives of the precinct as a focal point for entertainment, education, health and culture within the State.

2.3.2. Proposed Code Policy

The Code Amendment proposes the following key changes:

Rezone land west of the Royal Adelaide Hospital (RAH) from the Adelaide Park Lands Zone to City Riverbank Zone, Health Subzone to support the development of the nWCH. While this change impacts park lands, it will facilitate an important public facility in a manner which provides unique advantages from co-location with the RAH (including access to clinical services, training, education, research facilities and helipad to provide direct medical retrieval) and direct connections to the park lands and river to benefit patients and visitors.

Rezone land west of Montefiore Road from Adelaide Park Lands Zone to City Riverbank Zone, Entertainment Subzone (and a portion of land already in City Riverbank Zone changed from Health Subzone to Entertainment Subzone) to support the development of entertainment-related uses (such as an arena) and also allow for health-related uses to provide an appropriate transition from the Health Subzone to the new entertainment precinct.

Rezone land from the Adelaide Park Lands Zone to City Riverbank Zone, Innovation Subzone to more appropriately reflect the land use and form of the existing Adelaide Botanic High School and its curtilage.

Apply a new Riverbank Subzone in the Adelaide Park Lands Zone to the southern and northern side of the River Torrens between Kintore Avenue and the Torrens Weir to accommodate appropriate development (both on-water and off-water) that contributes to the activation of the riverfront.

Amend policy in the City Riverbank Zone to add an arena to envisaged land uses, and seek improved east-west connections through the Royal Adelaide Hospital and over Montefiore Road.

Insert additional policy within the Health Subzone to provide for an appropriate transition in built form and improved interface with the Park Lands, and adaption and reuse of the Police Barracks and Old Adelaide Gaol in a manner that complements the historic values and park lands setting.

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Insert additional policy within the Entertainment Subzone to also provide for health, education or research type land uses to the west of Montefiore Road adjacent the Health Subzone.

Insert additional policy in the Entertainment Subzone to ensure that the built form interface of the Precinct with the Park Lands achieves a high amenity, with a transition down in scale to the river, and design to provide an active and appealing edge to the river.

Insert additional policy within the Entertainment Subzone to maintain connections from North Terrace to the Riverbank in the area in front of the Intercontinental Hotel.

Insert additional policy within the Adelaide Park Lands Zone to enable the development of cycling/pedestrian connections and stormwater infrastructure in a passive and natural landscaped setting.

Amend City Riverbank Zone, Table 5 – Procedural Matters (PM) – Notification to bring this into line with other City-types zones.

The proposed policy changes are shown in Attachment C.

3. WHAT ARE THE NEXT STEPS FOR THIS CODE AMENDMENT?

3.1. Engagement

Engagement on the Code Amendment must comply with the Community Engagement Charter (the Charter), as required under the Act. The Charter sets out the following principles for engagement:

engagement is genuine engagement is inclusive and respectful engagement is fit for purpose engagement is informed and transparent engagement processes are reviewed and improved.

An Engagement Plan has been prepared for this Code Amendment to ensure that engagement will be conducted and measured against the principles of the Charter. For more information on the Community Engagement Charter go to the SA Planning Portal at (www.plan.sa.gov.au).

A summary of the engagement that is occurring for this Code Amendment is as follows:

Engagement with interested parties, groups and committees including, but not limited to the Adelaide Park Lands Preservation Association and Riverbank Entertainment Precinct Advisory Committee

Engagement with State Government Agencies with an interest in the Affected Area or proposal

Engagement with Traditional Owners of land within the Affected Area

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Engagement with major businesses, significant operators and interested parties within the Affected Area

Engagement with operators of large-scale entertainment premises.

3.2. How can I have my say on the Code Amendment?

There are several ways in which you can provide feedback on the Code Amendment. This includes:

Completing an online submission via the SA Planning Portal at plan.sa.gov.au/en/code_amendments

Providing a written submission by email to:

Email: plansasubmissions@sa.gov.au (subject: Submission – Riverbank Precinct Code Amendment)

Providing a written submission by post to:

Code Amendment Team Attorney-General’s Department GPO Box 1815 ADELAIDE SA 5001

Providing a written submission in person by attending an information drop-in session.

There are also public information sessions planned during the consultation period. You must register to attend a session via EventBrite.

For more information, contact PlanSA on 1800 752 664 or at plansa@sa.gov.au.

3.3. What changes to the Code Amendment can my feedback influence?

Aspects of the project which stakeholders and the community can influence are:

Issues and/or opportunities that should be considered in the preparation of the Code Amendment

The Code spatial layers and policy applying to land within the Affected Area.

3.4. What will happen with my feedback?

The Chief Executive is committed to undertaking consultation in accordance with the principles of the Community Engagement Charter and is genuinely open to considering the issues raised by people in the community.

All formal submissions will be considered by the Chief Executive when determining whether the proposed Amendment is suitable and whether any changes should be made.

Each submission will be entered into a register and you will receive an email acknowledging receipt of your submission. Your submission will be published on the

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SA Planning Portal. Personal addresses, email and phone numbers will not be published, however company details will be.

The Chief Executive will consider the feedback received in finalising the Code Amendment and will prepare an Engagement Report which will outline what was heard during consultation and how the proposed Code Amendment was changed in response to submissions.

The Engagement Report will be forwarded to the Minister, and then published on the SA Planning Portal.

3.5. Decision on the Code Amendment

Once the Engagement Report is provided to the Minister, the Commission may provide further advice to the Minister at the Minister’s request if the Code Amendment is considered significant.

The Minister will then either adopt the Code Amendment (with or without changes) or determine that the Code Amendment should not proceed. The Minister’s decision will then be published on the SA Planning Portal.

If adopted, the Code Amendment will be referred to the Environment Resources and Development Committee of Parliament (ERDC) for their review. The Commission will also provide the ERDC with a report on the Code Amendment, including the engagement undertaken on the Code Amendment and its compliance with the Community Engagement Charter.

4. ANALYSIS

4.1. Strategic Planning Outcomes

4.1.1. Summary of Strategic Planning Outcomes

Infrastructure and Services

The Affected Area is located in the heart of the CBD and as such, is well serviced by existing infrastructure including:

Water Sewer Gas Electricity Telecommunications

Should augmentation of these services be required to accommodate future land uses, the Act and the Code provide appropriate exemptions and policy guidance within the General Development Policies to facilitate a detailed assessment.

Integrated Transport

The Code Amendment seeks to rezone land and introduce policy within the Code which will facilitate the continued development of the Biomedical

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Precinct for health-related purposes and the Riverbank Precinct as the premier entertainment precinct. It is acknowledged that the future development of strategic sites will bring with it alterations to the transport and traffic characteristics in the Affected Area.

Notwithstanding this, the land is well serviced by existing transport services including:

Passenger rail network – concentrating passengers into Adelaide Railway Station

Tram and bus network – servicing key locations within the Affected Area Road network – major arterial road network servicing the entire Affected

Area providing convenient access Active transport network – serviced by the Bike Direct network (both on-

road and off-road).

Given the characteristics of the Affected Area and its primacy as key biomedical, innovation and entertainment precincts within the State, the current network is anticipated to be adequate to accommodate development of the Affected Area as proposed by the Code Amendment. Despite this, it is acknowledged that there will likely be a requirement for modification to the road network to accommodate future access needs. Detailed traffic and transport modelling will be a feature of future development applications and will consider the circumstances occurring at the time of lodgement.

It is noted that the content contained within applicable overlays and general development policies of the Code provides appropriate policy guidance and control to facilitate a detailed assessment of future development.

4.1.2. Consistency with the State Planning Policies

State Planning Policies define South Australia’s planning priorities, goals and interests. They are the overarching umbrella policies that define the state’s interests in land use. There are 16 State Planning Policies and six special legislative State Planning Policies.

These policies are given effect through the Code, with referral powers assigned to relevant Government Agencies (for example, the Environmental Protection Agency for contaminated land). The Code (including any Code Amendments) must comply with any principle prescribed by a State Planning Policy.

This Code Amendment is considered consistent with the State Planning Policies as shown in Attachment D.

4.1.3. Consistency with the Regional Plan

The directions set out in Regional Plans provide the long-term vision and set the spatial patterns for future development within a region. This can include land use integration, transport infrastructure and the public realm.

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The Commission has identified that the existing volumes of the South Australian Planning Strategy, prepared under the Development Act 1993, will apply until such time as the new Regional Plans are prepared and adopted. Refer to the SA Planning Portal for more information on the Commission’s program for implementing Regional Plans throughout South Australia.

Where there is conflict between a Regional Plan and the State Planning Policies, the State Planning Policies will prevail.

This Code Amendment is considered consistent with the Regional Plan as shown in Attachment D.

4.1.4. Consistency with other key strategic policy documents

As noted previously, the Affected Area has been the subject of ongoing strategic consideration by the State Government for several years. An overview and analysis of previous and current strategic policy documents relevant to the Affected Area is provided below:

Riverbank Strategic Reviews

Renewal SA released a Master Plan for the Riverbank in 2011. The Master Plan sought to guide the revitalisation of Adelaide’s core Riverbank precinct and identified a number of key objectives in relation to creating active connections and linkages, the river as a centrepiece, and identifying key destinations and places (Festival Square, Elder Park, River West, River Crossing, Natural Riverbank and Riverbank Gateway).

Renewal SA has recently commenced a review (in partnership with the State Planning Commission and City of Adelaide and on behalf of the Capital City Committee) to build on the previous strategic work undertaken within the broader Riverbank Precinct (including the above mentioned strategic plan).

The current strategic review is expected to play an important role in guiding the coordination of State Agencies in the development, evaluation, assessment and delivery of projects and initiatives within the Precinct.

The Code Amendment will therefore assist in implementing the key outcomes of previous strategic reviews of the Precinct by further revitalising the Riverbank Precinct and maximising the activation, accessibility and social amenity of land in close proximity to the Adelaide Park Lands and North Terrace.

It will also assist in the delivery of key infrastructure initiatives of State significance such as the nWCH, a potential Adelaide Riverbank Arena and potential developments aligned with Adelaide Biomed City.

The Code Amendment also builds on previous policy refinements made to the Riverbank Precinct through the following Development Plan

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Amendments (DPAs) which were completed before the new Code was introduced in March 2021:

Riverbank Health and Entertainment Areas amendment DPA (approved in October 2013) – implemented key policy changes to allow for the construction and renewal of health, research and entertainment facilities and infrastructure along the Torrens Riverbank; and

Lot Fourteen (old Royal Adelaide Hospital) Innovation Area Amendment (approved in April 2020) – implemented key policy changes to guide the future redevelopment of the former Royal Adelaide Hospital site as an innovative business, education and research precinct that also incorporates tourist accommodation and limited retail facilities. The policy changes also placed emphasis on cultural facilities and the retention and adaptation of state heritage places on the site.

20-Year State Infrastructure Strategy

The State Infrastructure Strategy (May 2020) sets out the following strategic priorities for infrastructure under the headings of:

Education

Priority 6: Recognise education facilities as community assets and promote share use where possible.

Health

Priority 7: Implement an integrated health service and infrastructure planning framework that clearly articulates the service need and considers and prioritises a range of infrastructure and non-infrastructure responses.

Tourism, Sport and Culture

Priority 15: Develop tourism assets and product to enhance the State’s appeal to interstate and international visitors.

Priority 16: Provide better transport connectivity to facilitate ease of access to tourist attractions.

Priority 17: Develop business cases for investment in sports infrastructure based on strategic need and prioritise multi-use facilities.

Associated with the State Infrastructure Strategy is a Capital Intentions Statement which is a five-year rolling annual plan that identifies specific major projects or programs to be undertaken as a priority in South Australia. One of the key initiatives listed in this document is the proposed Adelaide Riverbank Arena.

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This Code Amendment will align with future directions as outlined in the 20-Year State Infrastructure Strategy to realise the potential of the riverbank as the focus for State significant health, education, entertainment, and cultural activities.

Lot Fourteen Master Plan

Renewal SA (on behalf of the State Government), has prepared a Master Plan for Lot Fourteen (recently updated in 2019).

The purpose of the Master Plan was to determine the key development directions for the site – in particular - to facilitate the development of the site into an exemplar innovation precinct, supporting business entrepreneurship, education, science, technology and creative industries, together with a focus on the public realm including tourism, hospitality and cultural land uses.

The key outcomes of this Master Plan process have been directly translated into planning policy to guide the future redevelopment of Lot Fourteen – first through a DPA process which amended the former City of Adelaide Development Plan in 2020, and more recently through the transition of the Development Plan policy to the Code.

The Code Amendment reinforces the outcomes of the Master Plan by seeking to incorporate the Adelaide Botanic High School into the Lot Fourteen Precinct by applying the same zoning and principles of development.

New Women's and Children's Hospital Master Plan

The South Australian Government has committed to the development of a new Women's and Children's Hospital (nWCH), located immediately west of, and connected directly to, the Royal Adelaide Hospital and the Adelaide BioMed City. The Master Plan:

Establishes the Vision, Guiding Principles and Strategic design Principles that have and will guide the design and delivery of the nWCH

Includes rationale for the siting of the nWCH co-located with the Royal Adelaide Hospital (RAH) which provides the following benefits: o direct access to the RAH, including adult clinical support,

Intensive Care Unit and helipad, to ensure a smoother transition for young people with long-term conditions from paediatric to adult services, reducing risk of transferring maternity, paediatric and neonatal emergencies via the RAH helipad

o closer connections to tertiary facilities in the North Terrace Health and Adelaide BioMed City precinct

o accessible connections to the Park Lands and river, providing connections to nature for children, women and their families through their hospital journey.

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Provides an initial analysis of: o key health planning requirements and the influence of these on

the overall design o the site constraints and opportunities, including access, traffic

and utilities infrastructure o opportunities for integration across the entire precinct.

The above have been undertaken with the recognition that detailed Concept Planning is yet to be completed.

Adelaide Park Lands Management Strategy 2015-2025

A key focus of the Park Lands Management Strategy is to increase the community’s use of the Park Lands (both formal and informal), ensure they are widely accessible to the public and improve the quality of their landscape and facilities.

The Park Lands Management Strategy has been prepared cognisant of the increasing community expectation for quality and unique places, increasing demand for activated event spaces and provide an important visitor and tourist destination.

The Park Lands Management Strategy also acknowledges the State Government’s Master Plan for the Riverbank which is focused on three distinct precincts – the Health and Wellbeing Precinct, the Core Entertainment Precinct and the Education and Cultural Precinct.

From this Strategy, and under the Local Government Act 1999, the City of Adelaide has prepared the Community Land Management Plan for Tarntanya Wama (Park 26) which relates to the Core Entertainment Precinct and Tulya Wardli (Park 27) which relates to the Bonython Park area (part of the Health and Wellbeing Precinct).

The Code Amendment responds to this Strategy by:

facilitating the adaptive reuse of the currently underutilised area around the old Adelaide Gaol area to provide a hub to introduce a number of new activities to increase the attractiveness of the area to a broader range of people;

providing for increased east-west and north-south pedestrian / bicycle connectivity to and through the Park Lands with the greater Riverbank Precinct through the provision of new pedestrian / cycle bridges over the railway corridors; and

providing increased opportunities for on-water and on-land activation of areas along the southern and northern side of the riverbank between the Torrens Weir and Kintore Avenue.

The Code Amendment will also reinforce the existing connection / relationship of the Adelaide Botanic High School and Lot Fourteen sites with their Park Lands context (including the Adelaide Botanic Gardens).

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4.2. Infrastructure planning

The Affected Area is well serviced by infrastructure which should be capable of accommodating the future development of the area. Further confirmation will be provided by utility providers as part of the detailed engagement activities.

Further preliminary infrastructure analysis is provided below:

4.2.1. Infrastructure Analysis

New Women's and Children's Hospital

Road

Preliminary investigations have been undertaken as part of the nWCH Master Planning process to understand the local road network constraints. These investigations expand on previous analysis undertaken to determine the suitability of the site for the nWCH and consider the wider road network constraints.

It is acknowledged that upgrades will be required at the intersection of Gaol Road and Port Road to accommodate new access arrangements. In addition, there may be a need for off-site infrastructure upgrades to retain network integrity. This will be determined in partnership with the relevant authorities at a development application stage, however appropriate policy controls are contained in the P&D Code to ensure minimal impact arises from future development of the site.

Rail Operations

The nWCH project team has and will continue to work closely with the Australian Rail Track Corporation (ARTC) and Department for Infrastructure and Transport (DIT) to ensure that future design considerations achieve relevant State and National railway protection and safety requirements. Of note is the identification of minimum rail track clearances, design considerations and future building setbacks which ensure ongoing rail operations are retained and safety maintained.

Additional Infrastructure

The site is well serviced, or capable of being serviced by existing infrastructure including:

high voltage electricity natural gas communications drinkable water sewer stormwater.

Further analysis of infrastructure capacity and augmentation requirements will be undertaken as part of the development process. Notwithstanding, given the availability of infrastructure in the locality, serviceability is not anticipated to be a constraint.

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4.3. Investigations

The extent of investigations that have been undertaken as part of the Code Amendment process have been agreed by the Minister in the Proposal to Initiate.

In addition to the assessment described in Part 4.1 above, the following investigations have been undertaken to inform this Code Amendment:

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4.3.1. Strategic Land Use Analysis

Introduction

The Riverbank Precinct Code Amendment provides an opportunity to review planning policy applying to the Riverbank Precinct in the Affected Area (identified in Figure 1) to ensure the Planning and Design Code suitably aligns with future strategic land use and built form outcomes.

This strategic land use analysis looks at the various precincts within the affected area to identify issues and opportunities to further enhance the Riverbank as one of the State’s premier entertainment, education, innovation and health precincts.

Figure 1. Satellite imagery of riverbank with identified precincts for analysis (SAPPA)

Precinct 1: Health (Biomedical) Precinct

Overview

Since construction began on the SAHMRI building in 2011, the former railyards to the west of Morphett Street Bridge have been transformed by several billion dollars of public and private investment to become Adelaide Biomed City, one of the most significant biomedical precincts in the southern hemisphere.

Further development and investment is underway, with the Adelaide Bragg Centre, incorporating the nation’s first Proton Therapy cancer treatment facility. The precinct provides additional opportunities to attract additional health and biomedical industries that complement existing government and private investment in this location.

The South Australian Government recently announced the precinct as the location for the new Women’s and Children’s Hospital (nWHC) which will provide an additional contribution to Adelaide BioMed City. The co-location of the nWHC with the Royal Adelaide Hospital and the broader precinct will provide a range of benefits including improved access to clinical services, training, education and research facilities and helipad to provide direct medical retrieval.

There is also potential to investigate the adaptive re-use of the State Heritage listed Old Adelaide Gaol and Police Barracks for complementary biomedical and ancillary health services.

The precinct presents a number of challenges including areas of poor amenity (particularly rail corridor), a relatively low-quality public realm environment along North Terrace compared to the

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‘landscaped boulevard’ further east, and poor pedestrian and cycling connections between the CBD and River Torrens.

Key objectives for Precinct 1

Co-locate world class health and biomedical facilities Facilitate co-location of the nWCH with the Royal Adelaide Hospital Allow for adaptive reuse of heritage items on the Police Barracks and Old Adelaide Gaol

site Improve east/west connection between the Riverbank Precinct and Adelaide Park Lands

over the railway corridor Enable improvements to public realm / interface with the park lands.

Current land uses

Current land uses within the precinct are identified in Figure 2.

Figure 2. Satellite imagery of Health precinct (SAPPA)

Summary of issues and considerations

Land use analysis Opportunities / Issues Policy Considerations

One of the most significant biomedical precincts in Southern Hemisphere

New development that complements and reinforces the adjacent biomedical and entertainment precincts

Zoning should encourage additional investment in health, biomedical and allied industries

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Additional investment underway with Australian Bragg Centre (including nations First Proton Therapy facility)

Poor connections between the City and River, primarily due to the rail lines / infrastructure

Potential to investigate adaptive reuse of Police Barracks and Old Adelaide Gaol

Relatively poor public realm interface along North Terrace when compared to landscaped boulevard further east

Safe pedestrian and transport connections are critical for visitors and workers due to current and proposed land uses

Co-location of nWHC would further strengthen BioMed City Precinct

Improved transport including a transit hub to support biomedical uses and hospital facilities

Improved pedestrian and cycle connections between city and river

Improve North Terrace as a landscaped boulevard

Improved safe connections for workers and visitors

Limited land use opportunities for Old Adelaide Gaol and Police Barracks within the Adelaide Park Lands Zone

Provide opportunities for adaptive reuse of existing buildings including State Heritage Old Adelaide Gaol and Police Barracks

Encourage safe transport connections and infrastructure to support visitors and workers accessing the precinct

Encourage connections between the City and River, and over the railway lines

Precinct 2: Entertainment Precinct

Overview

The Entertainment Precinct is the heart of activity, vibrancy and visitor economy. It includes the Adelaide Convention Centre, Adelaide Festival Centre and Sky City Casino.

The precinct attracts millions of interstate and international visitors to the State, many of which will spend extensive time within this small part of the City.

The majority of built form public spaces have (or are being) improved through recent investments in the Sky City, the Riverbank Footbridge development, Adelaide Convention Centre or Festival Plaza Development.

Land to the west of the current Entertainment Subzone, north of the rail corridor, provides one of the few remaining sites for additional investment and activation of the Riverbank, some of which is currently used as at-grade parking. The land is located adjacent the Entertainment precinct and there is potential to complement existing entertainment, tourism, food and beverage offerings including the Adelaide Convention Centre and Adelaide Oval. It’s noted the recently announced Adelaide Riverbank Arena has been nominated in this location and would be subject to assessment against the relevant policies.

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The central portion of the precinct surrounding the Intercontinental Hotel has not benefited from recent investment or upgrades, but it provides important connections between North Terrace and the riverbank.

The public realm along North Terrace is lower quality than the landscaped boulevard that accommodates cultural institutions further east, and could also be improved.

Key objectives for Precinct 2

Expand entertainment uses west of Morphett Street Bridge to further activate the riverbank

Improve east-west connection between development on either side of Morphett Street bridge

Maintain connections from North Terrace to the Riverbank in the forecourt south of the Intercontinental Hotel

Current land uses

Current land uses within the precinct are identified in Figure 3.

Figure 3. Satellite imagery of Entertainment Precinct (SAPPA)

Summary of issues and considerations

Land use analysis Opportunities / Issues Policy Considerations

Heart of activity, vibrancy and visitor economy in Adelaide

Public realm and built form improvements have been realised through recent investment including Sky City, Convention Centre,

Additional opportunities to activate the precinct through food and beverage offerings

Improved pedestrian connections and public interface with north terrace

Additional major event infrastructure and small scale

Ensure existing policy facilitates additional food and beverage ‘infill opportunities’ between buildings and along river frontage

Review policy to ensure improved pedestrian connections between North

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Riverbank Footbridge and Festival Plaza Additional opportunities to activate the precinct along the riverbank and in between existing buildings Would benefit from pedestrian improvements between North Terrace and River Torrens Public Realm interface with North Terrace is lower quality than cultural boulevard further east. Land north of the rail corridor is used for at-grade parking and could provide one of the last remaining large scale development sites along the riverbank

activation opportunities, including on-water activities.

Enable development of land uses in underutilised space which further activate the riverbank

Entertainment uses to complement Convention Centre, Adelaide Oval, tourism and food and beverage offerings in adjacent entertainment precinct

Additional activation of river frontage and enhanced landscape, pedestrian and cycling corridor

Terrace and River Torrens are encouraged

Encourage improved interface with North Terrace

Envisaged land uses to include an arena

Precinct 3: Innovation Precinct

Overview

Land east of Frome Road contains the former Royal Adelaide Hospital, which has emerged into ‘Lot Fourteen’ with a focus on innovation, entrepreneurship, research, education, culture, and tourism - to grow jobs and the South Australian economy.

New development on Lot Fourteen demonstrates the potential of the innovation hub, with new Entrepreneur and Innovation Centre, the Aboriginal Art and Cultures Centre and International Centre for Food, Hospitality and Tourism Studies.

Located adjacent to the vibrant Adelaide East End entertainment district, this precinct provides the potential for a vibrant and engaging environment, with public spaces linking to the neighbouring Adelaide Botanic Garden and cultural institutions along North Terrace.

There is potential review policy to ensure there are opportunities to continue to diversify, expand and connect new development in the precinct in a manner which respects the value of the adjacent Botanic Gardens and Park Lands.

The Innovation Precinct also extends up to the Adelaide Zoo.

Key objectives for Precinct 3

Create a focal point of the east end with a focus on innovation, education, research and tourism

Recognise the role of Adelaide Botanic High School in contributing to education in the precinct

Ensure key pedestrian and open space links are maintained between Frome Road and the Adelaide Botanic Gardens.

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Current land uses

Current land uses within the precinct are identified in Figure 4.

Adelaide

Zoo

Adelaide

Botanic

High School

Frome Rd

entrance to

Adelaide

Botanic Garden

Lot

Fourteen

Helen Mayo

Building

(University

of Adelaide)

SA

Pathology

Figure 4. Satellite imagery of Innovation Precinct (SAPPA)

Summary of issues and considerations

Land use analysis Opportunities / Issues Policy Considerations

Renewing focal point of the east end with focus on innovation, education, research and tourism

Links to the Adelaide Botanic Gardens

Adelaide Zoo, including function facilities, café, shop, education centre, enclosures

Enable diverse development options to support ongoing operation of the Adelaide Zoo

Protect and emphasise links to the Botanic Gardens

Open up the northern boundary of Zoo to improve interface with River Torrens Linear Park

New Botanic Gardens entrance from Lot Fourteen

Develop Lot Fourteen Public Realm

Recognise links between Botanic High and other research and education uses at Lot Fourteen

Maintain pedestrian links between Frome Road and Botanic Gardens

Encourage complementary value-add activities within the existing Zoological Gardens including tourism and visitor experience activities e.g. restaurants

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Precinct 4: Active Waterfront Precinct

Overview

The Active Waterfront Precinct includes the banks of the River Torrens from Kintore Avenue to the Torrens Weir.

This precinct connects to the Entertainment Precinct to the south, and provides opportunity to extend entertainment-related uses into an open landscaped setting which optimises public use of the riverbank. This would deliver improved safety through additional activity, while embracing the unique River Torrens environment for enjoyment by our Adelaide community and visitors.

Elder Park is a key feature in the riverbank precinct, providing a landscaped venue for large events, such as Carols by Candlelight, Symphony under the Stars and the Adelaide Festival.

The precinct links to the northern banks of the river and Adelaide Oval via the River Torrens Footbridge.

Jolleys Boathouse and Red Ochre/River Café provide the only permanent café/restaurant venues on the riverfront in the precinct.

The precinct provides opportunities to include additional low rise entertainment, food and beverage development in front of the Convention Centre to further activate the river frontage. The current interface between built form and parklands is relatively unwelcoming and inactive.

There is also potential to improve connectivity to the precinct from North Terrace.

More broadly there are opportunities to accommodate small scale food and beverage offerings and improve infrastructure for major events within Elder Park, including potential on-water activities.

Key objectives for Precinct 4

Create a waterfront precinct that builds on the cultural values of the park lands Enable low-scale recreational activities along the riverbank that maximise community benefit Provide for small-scale entertainment land uses that are unobtrusive and complement the open

character and views of the River Torrens and key features.

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Current land uses

Current land uses within the precinct are identified in Figure 5.

Figure 5. Satellite imagery of Active Waterfront Precinct (SAPPA)

Summary of issues and considerations

Land use analysis Opportunities / Issues Policy Considerations

Land largely comprises vacant open space along the riverbank

Jolleys Boathouse and café located east of King William Road, Red Ochre/River Café near Weir, no other permanent food/beverage venues on the riverbank

Elder Park features heritage listed rotunda and is used as a space for large events

Tennis Courts located on northern banks, west of Montefiore Road

Rowing clubs/boathouses located on southern backs, east of Morphett Street bridge

North Adelaide Golf Course building located on northern banks, east of the Torrens River Weir

Additional opportunities to activate the precinct through food and beverage offerings

Continued utilisation of Elder Park for events, including protection of heritage listed rotunda

Additional infrastructure to support large events

Facilitate small scale activation opportunities, including on-water activities

Create policy to facilitate small scale development along the riverbank such as cafes and on-water structures

Policy to protect and enhance Elder Park as a landscaped, open event space

Encourage a small scale, low rise development with land uses such as community, cultural, tourism, shops and licensed premises

Emphasise high quality design that complements the riverbank landscape

Promote public access to the riverbank

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4.3.2. Site Analysis

New Women’s and Children’s Hospital – expansion of Health Subzone

An element of this Code Amendment is to facilitate the development of activities directly required to facilitate the functional development and operation of the new Women’s and Children’s Hospital (nWCH). The area being considered for these ancillary activities is characterised as either isolated or underutilised park lands or substantially altered park lands which comprise a range of land uses including materials and equipment storage, or activities associated with the use of neighbouring land by SAPOL.

The nWCH delivers on a commitment to provide best practice health services for women and children by building a new hospital, co-located with the Royal Adelaide Hospital (RAH). The co-location of these principal hospital facilities in a single medical precinct presents a unique opportunity to leverage the dedicated specialist services provided by both.

A preliminary site investigation has been undertaken to specifically guide how and where the hospital and critical ancillary structures should be developed, and the land area affected. This investigation identified several site constraints:

The size and shape of the principal clinical site – the hospital building itself is bound by the RAH to the east, Port Road to the south and the railway corridor to the north and west.

The location of the land in relation to prescribed airspace required to enable aircraft to manoeuvre to land and take-off from Adelaide International Airport. The site is within the critical approach and departure path for the airport and therefore the future design of buildings must be cognisant of the need to protect this airspace from intrusion.

The relationship of the area subject to the Code Amendment to existing State Heritage items.

The pedestrian and vehicle connectivity of the area subject to the Code Amendment to the primary hospital site.

Expansion of Entertainment Subzone

This Code Amendment proposes to rezone land west of Montefiore Road from Adelaide Park Lands Zone to City Riverbank Zone, Entertainment Subzone to support the development of entertainment-related uses (such as an arena) and also allow for health-related uses to provide an appropriate transition from the Health Subzone to the new entertainment precinct. The area proposed to be rezoned to accommodate includes land between the railway corridor and the River Torrens. This land is currently utilised for a range of activities including car parking, passive materials and equipment storage, open space and buildings utilised by rowing clubs.

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The Code Amendment seeks to provide an enabling policy environment to facilitate the activation of this area, including the waterfront. It also seeks to support the role of the adjacent Health Subzone to the south by facilitating the development of complimentary health-related land uses associated with the existing Biomedical Precinct.

The area is located in proximity to complementary entertainment activities located in the Entertainment Precinct (e.g. Convention Centre) which provides an ability to cluster development.

The area is conveniently located with connections to both public transport networks and the public road network and the enhancement of existing pedestrian connectivity along the River Torrens.

Cultural Heritage

Aboriginal Heritage

It is acknowledged that the River Torrens and environs played a significant role in meeting the physical needs of the local Kaurna people prior to European settlement and the Kaurna people retain a deep spiritual connection with the river.

Despite this, the areas proposed to be rezoned as part of this Code Amendment are both heavily modified, having been the sites of various activities since European settlement.

It is noted that site-specific investigations will form an integral component of the detailed master planning program for both developments. Further, legislated controls exist within the Aboriginal Heritage Act 1988 to provide specific protection of Aboriginal sites, objects or remains whether previously recorded or not. This is important for the future construction phase and would prompt ongoing monitoring.

European Heritage

The area identified as the Riverbank Precinct, particularly that land to be rezoned to support the development of ancillary activities related to the nWCH, has formed the focus for major infrastructure and civic projects since European settlement.

As such, the area has been heavily modified.

It is acknowledged that there are State Heritage Places within proximity of the site or within the proposed area to be rezoned. Detailed investigations will form part of future development applications to ensure that these places are not unreasonably impacted by development.

4.3.3. Planning and Design Code Review

As part of this Code Amendment, a series of policy review and refinement processes have been identified. These tasks relate to ensuring that the

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content contained in the Code is contemporary and meets community expectations. The following investigations have been identified as important considerations:

Review Code policy to ensure that: o Built form policy guides appropriate management of the

interface between the expanded Entertainment Subzone, Health Subzone and Innovation Subzone and the Adelaide Park Lands Zone and River Torrens, to achieve a high amenity and maintain an integrated relationship.

o Land use policy remains flexible. o Policies facilitate and foster pedestrian and cycling

connectivity throughout the area. o Built form policy (where applicable) in the area in between the

front of the InterContinental Hotel to North Terrace facilitates an appropriate scale of development.

o Table 5 - Procedural Matters Notification within the City Riverbank Zone is drafted in a manner that delivers future built form intentions for the Affected Area.

General Policy Review - Review the City Riverbank Zone and Adelaide Park Lands Zone within the Affected Area to determine if any consequential changes or minor refinements may be required.

Code Policy Review

It is recognised that the Code Amendment seeks to rezone some land from Adelaide Park Lands Zone to the City Riverbank Zone with the application of the corresponding Subzones. These changes are proposed to facilitate development of the nWCH, enable the delivery of entertainment-related land uses west of Montefiore Road, and to accommodate the existing Adelaide Botanic High School development and its curtilage.

Land west of Montefiore Road

The land proposed to be rezoned west of Montefiore Road is a key riverbank site and there is a need to ensure that applicable policy is cognisant of the site’s importance to the visual amenity of the precinct.

In addition to relevant zone policy, the Affected Area is subject to a series of General Development Policies and Overlays within the Code. Of note is the following:

Design Overlay Design in Urban Areas General Development Policies

The City Riverbank Zone and Entertainment Subzone provides specific guidance on built form and relationship. The City Riverbank Zone Desired Outcomes note that development should be of:

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‘DO1 – Exemplary design quality and architecture that is contemporary and innovative and respectful of…Adelaide Park Lands setting…’

The Entertainment Subzone recognises the importance of minimising the impact of built form on the River Torrens, specifically identifying the following guiding policy:

‘PO 2.3 – Buildings adjacent to the River Torrens are designed to provide an active edge to the river and are of a low scale commensurate with its landscape setting’.

Limited guidance is provided as to what constitutes low scale in the context of the Zone and Subzone, noting that the Subzone comprises a range of substantial buildings, whilst development in the locality is generally of large scale.

It’s noted the proposed Adelaide Riverbank Arena has been nominated for this location, and would be subject to assessment against the relevant policies.

The Code Amendment proposes to include additional built form policy to ensure development in this location achieves a high quality of amenity and design, and improves public realm along this section of the River Torrens.

In addition, policy contained within the broader Code will also ensure that the future built form at this location is sited and designed in a manner that respects the site’s proximity to the Adelaide Park Lands and River Torrens.

nWCH

The area to be rezoned to City Riverbank Zone, Health Subzone to facilitate the development of the hospital and ancillary development activities is located to the west of the existing Royal Adelaide Hospital, fronting Port Road and Gaol Road and will include the existing SAPOL Barracks, Old Adelaide Gaol and land in between including Kate Cocks Park.

In addition to relevant zone policy, the Affected Area is subject to a series of General Development Policies and Overlays within the Code. Of note is the following:

State Heritage Place Overlay Design Overlay Design in Urban Areas General Development Policies

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A review of applicable Built Form and Character policy within the Health Subzone provides specific guidance to buildings fronting North Terrace however remains silent on such strict guidance for land fronting Port Road and Gaol Road. Applicable Subzone content is as follows:

In relation to the central pathway mentioned in PO 2.3, it is understood that this is a notional east-west pedestrian connection to be located to the north of the RAH and south of the Old Adelaide Gaol. Land north of this pathway is characterised by railway infrastructure and remains inaccessible to the public.

The maximum height policy included in the Subzone currently corresponds with that of the lower surface of the Obstacle Limitation Surface (OLS) for Adelaide Airport. Whilst not disputing the importance of this surface as a means of protecting the operational requirements of the airport, Commonwealth statute provides mechanisms for the consideration of intrusion into this surface. This is reflected in the Airport Building Heights (Regulated) Overlay in the Code which applies over the land. The assessment of building height against this policy would form part of a future development application.

Given the above limitations and basis of the quantitative measure included in DTS/DPF 2.1, current policy guidance provided within the Subzone is considered appropriate and will not unreasonably impede long-term certainty for the development of the land to accommodate the nWCH and any associated development.

Notwithstanding this, the Code Amendment includes additional policy in the Subzone to address the interface of the new WCH, Barracks and Old Adelaide Gaol with the Park Lands. This policy will seek to provide an appropriate transition in scale and built form from the Subzone to the Park Lands.

In addition, the State Heritage Place Overlay applies over heritage items located on the Barracks and Old Adelaide Gaol sites, while the Heritage Adjacency Overlay applies to surrounding areas. These overlays contain

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policies to ensure that any future development maintains the heritage and cultural values of State Heritage Places.

New policy has also been included in the Health Subzone to promote the redevelopment and adaptation of buildings in this area sensitive to the context provided by the existing State Heritage Places and the Adelaide Park Lands.

Adelaide Botanic High School

The area to be rezoned to City Riverbank Zone, Innovation Subzone recognises the development of the existing Adelaide Botanic High School on Lot 1 Frome Road.

A portion of Lot 22 Frome Road (to the south of the high school) will also be rezoned to provide a physical connection with the balance of the City Riverbank Zone and Innovation Subzone located at Lot 14.

The Code Amendment seeks to retain the existing open space connection on Lot 22 between Frome Road and the Adelaide Botanic Gardens through the provision of additional policy in the Innovation Subzone and amendments to Concept Plan 85 City Riverbank to reflect this important open space connection.

Lot Fourteen

The scope of this Code Amendment also includes a review of Lot Fourteen to ensure that the policy framework for the former Royal Adelaide Hospital is consistent with the Master Plan for the site and whether any minor refinements to policy would be beneficial.

As indicated, Lot Fourteen has already been the subject of a master planning process led by Renewal SA, and the subsequent Lot Fourteen (Old Royal Adelaide Hospital) Innovation Area Development Plan Amendment (DPA) (approved on 30 April 2020) which aligned zoning to the Master Plan’s outcomes.

The Code has recently transitioned this policy across into the City Riverbank Zone’s Innovation Subzone, and is therefore considered suitable to achieve the outcomes of the Lot Fourteen Master Plan.

However, the changes proposed to be made by the Code Amendment to procedural matters – public notification (see further detail under the heading of ‘Procedural Confidence – City Riverbank’ below) will assist in ensuring that development that is clearly envisaged on Lot Fourteen is not subject to unnecessary public notification.

Land Use Policy – Flexibility

City Riverbank Zone, Entertainment Subzone

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The land proposed to be rezoned to expand the Entertainment Subzone is located between the River Torrens, railway corridor and Montefiore Road. This area contains largely under-utilised land.

The intention of this Code Amendment is to rezone the balance of this land City Riverbank and apply the Entertainment Subzone. This will ensure that the policy setting is suitable to support the development of entertainment-related land uses which links to the Adelaide Convention Centre on the eastern side of Montefiore Road.

There is merit in providing some additional policy flexibility in the form of additional, specific policy within the Entertainment Subzone to:

Be specific to land to the west of Montefiore Road. Support the role of the Health Subzone by also permitting

development of health-related land uses with a connection to the existing Biomedical Precinct.

There also remains opportunity for the integration of public realm upgrades as part of a future development application as a result of the site’s characteristics, irrespective of use.

Adelaide Park Lands Zone

This Code Amendment seeks to facilitate the development of the nWCH. Associated with this is the need to ensure that policy within neighbouring zones is flexible enough to also support associated activities that may need to be undertaken to realise and deliver the bigger project.

In this context, it is considered appropriate that additional policy is inserted in the Adelaide Park Lands Zone to allow for the development of public infrastructure associated with the new hospital, including safe, connected pedestrian and cycle movement, that which facilitates infrastructure connectivity and the treatment and/or management of stormwater in a passive and natural landscaped setting.

It is critical to note that core built-form elements associated with the nWCH (e.g. hospital building, car park etc.) will be sited within the City Riverbank Zone, Health Subzone. The purpose of the Adelaide Park Lands Zone amendments is therefore to facilitate those activities which would be anticipated with a development of this nature but are appropriate to remain in this zone.

Pedestrian Links / Connections

A key outcome of the amendment is to review policy relating to pedestrian linkages and connections and determine if there is a need to specifically identify any key pedestrian linkages / connections through the riverbank precinct.

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The Affected Area includes a range of pedestrian and cycling networks which are aligned taking account of the features which characterise the area such as multiple railway corridors, major roads the River Torrens.

Connectivity between and within precincts of the Affected Area, and between Precincts and the Adelaide Park Lands / CBD is particularly important and must consider how the above features may limit or facilitate pedestrian movement.

The City Riverbank Zone includes specific policy guidance both within the Desired Outcome and Assessment Provisions which provides the basis for the provision of such infrastructure as part of development as follows:

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The above Code provisions (for the most part) provide clear guidance on the need for connectivity within the various subzones and to the wider pedestrian/cycling network. Consideration of these provisions will form key elements of future design and development approval processes. The retention of a flexible policy approach that enables the policies to be achieved in a variety of ways is critical.

Whilst consideration was given to the insertion of a Concept Plan to spatially represent the intended outcomes within the Precincts and wider Affected Area, this approach is not considered appropriate as:

It is restrictive and risks setting expectations on route alignment which is subsequently amended; and

It risks being superseded quickly as development occurs and may limit alternate design opportunities.

However, minor changes are proposed by the Code Amendment to PO 4.1 above to ensure that future east-west connectivity through the City Riverbank Zone to the Adelaide Park Lands Zone is facilitated across the railway line from the Royal Adelaide Hospital through to Gaol Road and beyond to Bonython Park.

The Code Amendment seeks to insert policy within the Entertainment Subzone under the ‘Built Form and Character’ heading which reinforces the need for development adjacent the InterContinental Hotel to provide connections between North Terrace and the riverbank, ensuring the forecourt retains an open character.

North Terrace Public Realm

The North Terrace corridor is recognised as a point of transition between the built form of the city and the more natural setting of the River Torrens.

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This state of transition brings with it a need to adopt a strong built form character and reinforce this through planning policy.

In considering the policies which guide development along North Terrace, the City Riverbank Zone policy provides clear guidance on the need to reinforce the grand boulevard nature of North Terrace by reflecting the patterns of landscaped spaces and built form, building proportions and scale (PO 2.3). Further, the policies contained in the Design in Urban Areas General Development Policies provide a more generic approach which seeks to ensure that development is:

Contextual to its surroundings and built environment and ensure that new development contributes to the existing character.

Inclusive of elements such as landscape design which optimise the pedestrian and cyclist useability and promotion of quality spaces integrated with the public realm.

Procedural Confidence - City Riverbank Zone

City Riverbank Zone, Table 5 – Procedural Matters sets out the development forms which require public notification pursuant to Section 107(6) of the Planning, Development and Infrastructure Act 2016.

A review of the table structure and land uses listed confirms that this table is not consistent with other similar zones within the Code with respect to excluding the requirement for notification where the site of a development is not adjacent land or a site used for residential purposes in a neighbourhood-type zone. Further, very few development forms are listed as being excluded from notification, despite many of the land uses are listed as anticipated in DTS/DPF 1.1. Those listed include a range of land uses which would support in delivering the strategic direction for the riverbank precinct, including (but not limited to):

Convention Centre Educational establishment Entertainment venue Hospital.

The clear intent of the City Riverbank Zone is to support the establishment of health, entertainment and cultural activities of strategic importance to the State.

Based on the above analysis, the Code Amendment proposes to update Table 5 to ensure an approach is taken that is consistent with the other City-type zones that support State significant development.

General Policy Review – City Riverbank Zone & Adelaide Park Lands Zone

City Riverbank Zone

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The City Riverbank Zone is a broad-reaching zone which focusses on the delivery of a mixed land use outcome. The zone places a reliance on the use of Subzones to delineate and shape the unique precincts within the Zone.

There is a recognised strong relationship between the zone and the Adelaide Park Lands Zone. Policy contained in the zone leverages this relationship, whilst ensuring that the built-form, relationship and public realm outcomes value what the Park Lands bring to this Zone.

Overall, with the above policy amendments, the Zone will function to deliver strategic objectives and deliver the zone’s desired outcome.

Adelaide Park Lands Zone

The Adelaide Park Lands Zone is used to capture those areas which make Adelaide, its squares and greenbelt world-renowned.

The Zone recognises that there are a range of land uses occurring within the Zone from sporting fields to parade grounds and encourages the re-development of existing facilities, whilst concentrating any new built form along the southern bank of the River Torrens.

While policy within the Adelaide Park Lands Zone is generally considered appropriate to achieve the Zone’s desired outcome, some minor amendments to zone policy (as outlined earlier) are considered necessary to allow for the development of public infrastructure associated with the new hospital.

In addition, some further policy refinement is also recommended to ensure that appropriate development (both on-water and off-water) along the southern and northern side of the River Torrens is accommodated where it contributes to activation of the riverfront in the area between the Torrens Weir and Kintore Avenue.

Current policy in the Adelaide Park Lands Zone (see below) limits the development of shops throughout the Park Lands (PO 1.2) but PO 1.3 does indicate that a range of diverse land uses are encouraged adjacent to the southern bank of the River Torrens between Montefiore Road and King William Road.

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It is considered appropriate to amend the above policies in the Adelaide Park Lands Zone to permit the development of land uses on both the southern and northern banks of the River Torrens from the Torrens Weir to Kintore Avenue to provide a more vibrant and activated precinct.

The Code Amendment therefore proposes to apply a new Riverbank Subzone to this area of the Adelaide Park Lands Zone to provide for activity which is complementary to the adjacent City Riverbank Zone, Entertainment Subzone while still achieving the overall outcomes of the Adelaide Park Lands Zone

The new Riverbank Subzone will seek to provide a policy framework which delivers the following key outcomes for the Precinct:

Activation of the Torrens riverbank with complementary land uses which are sensitive to the unique Park Lands setting while still maintaining an open character to the river and its surrounds

Provision of low scale contemporary facilities that complement the location and reference the scale and footprint of existing buildings in the Precinct (e.g. Jolley’s Boathouse, other existing boatsheds etc.)

Provision for on-water structures / development that utilises / optimises river views and vistas

Maintenance / retention of Elder Park as an open event space consistent with its heritage values.

A designated performance feature (DPF) is proposed which limits buildings to 200m2 in floor area. This numeric policy would be used as an example to guide assessment against the performance outcome (PO) seeking small scale development compatible with existing buildings. It’s noted that new buildings cannot be classified as deemed-to-satisfy in the Adelaide Park Lands Zone, and therefore this numeric policy would only ever be used as a technique to provide guidance in the context of the corresponding PO in a performance assessment, and therefore does not necessarily indicate that

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buildings up to 200m2 would be approved. Instead it would be one of a number of policies that would be relevant to a proposal’s assessment.

The proposed Subzone includes the following heritage listed buildings / places:

Elder Park Rotunda (State heritage listed) King William Road bridge (State heritage listed) Former Torrens Lake Police Station (State heritage listed) Torrens Weir – Weir No. 1 (State heritage listed) Memorial to Jah Gardener (Local heritage listed) Adelaide Festival Centre – portion of (State heritage listed)

Several other State heritage listed buildings / places are also located in close proximity to the Subzone on both the northern and southern sides of the River Torrens.

In addition to the relevant Zone and Subzone policy that will apply to this area, development within the proposed Subzone will also be subject to a series of General Development Policies and Overlays within the Code. Of note are the following:

State Heritage Place Overlay Local Heritage Place Overlay Design Overlay Design in Urban Areas General Development Policies.

Design quality will therefore be critical in the Subzone to ensuring that any low scale development that is permitted is compatible with the Park Lands / river setting and also sensitive to the heritage values of Elder Park and the broader Subzone area.

4.3.4. Recommended policy changes

In response to the investigations undertaken in support of this Code Amendment, the recommended policy changes include:

Zoning changes:

• Rezoning land west of the Royal Adelaide Hospital and railway line, currently within the Adelaide Park Lands Zone to City Riverbank Zone and Health Subzone to accommodate ancillary activities required to support the development of the new Women’s and Children’s Hospital.

• Rezoning land immediately west of Montefiore Road, which is partly within the Adelaide Park Lands Zone and City Riverbank Zone, to City Riverbank Zone and Entertainment Subzone to facilitate the development of entertainment-related land uses.

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• Rezoning land north of the Lot Fourteen innovation precinct, currently within the Adelaide Park Lands Zone, to City Riverbank Zone and Innovation Subzone to better reflect the development of the existing Adelaide Botanic High School while preserving the adjacent open space link between Frome Road and the Adelaide Botanic Gardens.

• Applying a new subzone in the Adelaide Park Lands Zone to the southern and northern side of the River Torrens in the location between Kintore Avenue and the Torrens Weir to accommodate small-scale development (both on-water and off-water) that contributes to the activation of the riverfront.

Policy changes:

• Update ‘Concept Plan 85 – City Riverbank’ within the Innovation Subzone to retain the important open space link from Frome Road to the Adelaide Botanic Gardens.

• Amend policy in the City Riverbank Zone to add an arena to envisaged land uses, and seek improved east-west connections through the Royal Adelaide Hospital and over Montefiore Road.

• Insert additional policy within the Health Subzone to provide for an appropriate transition in built form and improved interface with the Park Lands, and adaption and reuse of the Police Barracks and Old Adelaide Gaol in a manner that complements the historic values and park lands setting.

• Insert additional policy within the Entertainment Subzone to also provide for health, education or research type land uses to the west of Montefiore Road adjacent the Health Subzone.

• Insert additional policy in the Entertainment Subzone to ensure that the built form interface of the Precinct with the Park Lands achieves a high amenity, with a transition down in scale to the river, and design to provide an active and appealing edge to the river.

• Insert additional policy within the Entertainment Subzone to maintain connections from North Terrace to the Riverbank in the area in front of the Intercontinental Hotel.

• Insert additional policy within the Adelaide Park Lands Zone to enable the development of cycling/pedestrian connections and stormwater infrastructure in a passive and natural landscaped setting.

• Amend City Riverbank Zone, Table 5 – Procedural Matters (PM) – Notification to bring this into line with other City-types zones.

All proposed changes are shown in Attachment C.

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5. REFERENCES

Adelaide Park Lands Authority (2016), Adelaide Park Lands Management Strategy 2015-2025.

Adelaide Venue Management Corporation (August 2021), Adelaide Riverbank Arena Summary Business Case.

Government of South Australia (2017 Update), The 30-Year Plan for Greater Adelaide.

Government of South Australia (2021), New Women's and Children's Hospital Master Plan.

Infrastructure SA (May 2020), 20-Year State Infrastructure Strategy.

Renewal SA (2011), Riverbank Master Plan.

Renewal SA (2019), Lot Fourteen Master Plan (Version 4), Adelaide.

State Planning Commission (May 2019), State Planning Policies (May 2019).

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ATTACHMENT A – AFFECTED AREA MAPPING

The affected area map identifies the general spatial extent of the area reviewed by this Code Amendment. Through the investigations, only portions of the affected area have been proposed for rezoning, in targeted locations in the Biomedical, Entertainment, Riverbank and Lot Fourteen Precincts.

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ATTACHMENT B – CURRENT AND PROPOSED CODE ZONES/SUBZONES

Zone Changes

Rezone the following land from Adelaide Park Lands Zone to City Riverbank Zone and apply the Health Subzone:

o Port Road, Adelaide (Lot 51 in D56872, CR:6166/588) o Port Road, Adelaide (Lot 13 in D85638, CR:6166/588) – portion only o North Terrace, Adelaide (Q103 in D111983, CT:6206/719) – portion only o War Memorial Drive, North Adelaide (Lot 22 in F14185, CT:5803/625) – portion only o Gaol Road, Adelaide (Lot 80 in D56872, CR 5999/489 o 18 Gaol Road, Adelaide (Section 549, CR 5756/336) o Gaol Road, Adelaide (Part Section 1203, CR 5760/638) o Gaol Road, Adelaide (Section 1204, CR 5761/141)

Rezone the following land from Adelaide Park Lands Zone to City Riverbank Zone and apply the Entertainment Subzone:

o Montefiore Road, Adelaide (Lot 102 in D33772, CL:6185/34) o Montefiore Road, Adelaide (Lot 103 in D33772, CR:5220/707) o Montefiore Road, Adelaide (Lot 104 in D38136, CT:5522/17) o Montefiore Road, Adelaide (Lot 200 in D73606, CR:6161/289) o Montefiore Road, Adelaide (Lot 201 in D73606, CR:6102/700) o Montefiore Road, Adelaide (S1009 in H105100, CR:5765/293) o North Terrace, Adelaide (Q104 in D111983, CT:6206/719) o Festival Drive, Adelaide (Q102 in D59055, CT6230/49)

Rezone the following land from Adelaide Park Lands Zone to City Riverbank Zone and apply the Innovation Subzone:

o Frome Road, Adelaide (Lot 1 in D28393, CT:5988/26) o Frome Road, Adelaide (Lot 22 in D51367, CT:5696/850) – portion only

Apply the new Riverbank Subzone to the following land in the Adelaide Park Lands Zone: o War Memorial Drive, North Adelaide (Section 1640 Park 27 CR:6144/507) – portion

only o War Memorial Drive, North Adelaide (Section 1639 CR: 6144/507) – portion of o Victoria Drive, Adelaide (Pces 20, 21 Pt 22 CT: 5707/711) o Victoria Drive, Adelaide (Pt Section 1018 CR: 5737/419) o King William Road, Adelaide (Section 6026 H105100 CR: 6102/717) o Montefiore Road, Adelaide (Pt Section 769 CR: 5754/512) o Park Terrace, North Adelaide (Lots 1-6 F41835 Lt 14 CR: 5807/963) – (River Torrens)

portion only

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Mapping of zone changes

45

46

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ATTACHMENT C – PROPOSED CODE POLICY

Note:

The policy changes proposed by the Code Amendment are outlined by the relevant Zone / Subzone below. Any recommendations to remove policy are also shown by the strikethrough of text e.g. remove text and any addition to policy is shown by underlined text e.g. add text.

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City Riverbank Zone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 Exemplary design quality and architecture that is contemporary and innovative and respectful of the heritage buildings, Adelaide Park Lands setting and civic functions of the locality.

DO 2 A fine grained precinct with a quality public realm that is inviting and comfortable for pedestrians.

DO 3 Strong visual and physical connections between important buildings, public spaces, the Adelaide Park Lands and other key destinations.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 A diverse range of land uses that connect the city centre to the natural environment of the River Torrens and Adelaide Park Lands with clusters of related activities, such as: (a) clinical health, training, education

and research (b) entertainment, tourism and

accommodation (c) education and administration (d) innovative science and

employment (e) community and cultural

institutions.

DTS/DPF 1.1 Development comprises one or more of the following: (a) Advertisement (b) Arena (b)(c) Community centre (c)(d) Consulting room (d)(e) Office (e)(f) Convention centre (f)(g) Educational establishment (g)(h) Entertainment venue (h)(i) Helicopter landing facility (i)(j) Hospital (j)(k) Hotel (k)(l) Licensed premises in association

with hotel, restaurant, shop or the like

(l)(m) Land division (m)(n) Light industry (including

high technology and research based activity)

(n)(o) Pre-school (o)(p) Shop

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PO 1.2 Changes in the use of land between similar businesses encourages the efficient reuse of commercial premises and supports continued local access to a range of services compatible to the locality.

(p)(q) Serviced apartments (q)(r) Tourist accommodation.

DTS/DPF 1.2 A change of use to a shop, office, consulting room or any combination of these uses where all of the following are achieved: (a) the area to be occupied by the

proposed development is located in an existing building and is currently used as a shop, office, consulting room or any combination of these uses

(b) if the proposed change of use is for a shop that primarily involves the handling and sale of foodstuffs, areas used for the storage and collection of refuse are sited at least 10m from any neighbourhood-type zone, or the site of a dwelling (other than a dwelling directly associated with the proposed shop)

(c) if the proposed change of use is for a shop that primarily involves heating and cooking of foodstuffs in a commercial kitchen and is within 30m of any neighbourhood-type zone boundary or a dwelling (other than a dwelling directly associated with the proposed shop), an exhaust duct and stack (chimney) exists or is capable of being installed for discharging exhaust emissions

(d) if the change in use involves a gross leasable floor area greater than 250m2 and has direct frontage to a state maintained road, it achieves either (i) or (ii): (i) the primary vehicle access

(being the access where the majority of vehicles access / egress the site of the proposed development) is from a road that is not an arterial road

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(ii) the development is located on a site that operates as an integrated complex containing two or more tenancies (and which may comprise more than one building) where facilities for off-street vehicle parking, vehicle loading and unloading, and the storage and collection of refuse are shared.

Built Form and Character

PO 2.1 Building heights provide an orderly transition in scale, with lower buildings located towards the Adelaide Park Lands, Adelaide Botanic Garden and River Torrens and taller buildings towards North Terrace.

DTS/DPF 2.1 None are applicable.

PO 2.2 Development: (a) contributes to the activation of the

public realm by presenting an attractive human scaled pedestrian-oriented frontage at ground level that adds interest and vibrancy

(b) contributes to pedestrian comfort by minimising micro climatic impacts

(c) maintains a sense of openness to the sky for pedestrians and allow sunlight access to the public realm, particularly plaza areas during the Spring and Autumn

(d) provides a clear sense of address to each building and

(e) is compatible with the topography of the site and change in character from a strong city edge on the southern side of North Terrace to the landscaped setting provided by the River Torrens and Adelaide Park Lands.

DTS/DPF 2.2 None are applicable.

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PO 2.3 Development reinforces the grand boulevard character of North Terrace and King William Road by reflecting the patterns of landscaped spaces and built form, building proportions and scale.

DTS/DPF 2.3 None are applicable.

PO 2.4 Coordinated development provides public spaces and landscaping, including deep plantings that soften the dominance of buildings and provide a range of spaces that are suitable for group meetings, social activities and passive enjoyment.

DTS/DPF 2.4 None are applicable.

PO 2.5 Pedestrian shelter, public art, street furniture and the like designed as an integral part of built form, open space and landscaping.

DTS/DPF 2.5 None are applicable.

PO 2.6 The contribution of heritage buildings is enhanced by ensuring: (a) buildings can be adapted and

reused for modern purposes while protecting important heritage fabric

(b) views and physical connections to heritage buildings and their important heritage features is maintained

(c) the ground level interface with heritage buildings incorporates publicly accessible spaces and active land uses that support public access where appropriate.

DTS/DPF 2.6 None are applicable.

Advertising

PO 3.1 Advertisements designed to achieve an overall consistency of appearance and be of a type, scale and image that complement the zone.

DTS/DPF 3.1 None are applicable.

Movement, parking and access 52

PO 4.1 Pedestrian and cycle movement based on a network of pathways linking the surrounding zones and providing a variety of north-south and east-west links including: (a) connections between North

Terrace and the River Torrens linear park at key pedestrian focal points, in particular: (i) the continuation of Bank Street

connecting through to the Adelaide Oval footbridge,

(ii) along the western side of the Adelaide Railway Station Building connecting through to the Adelaide oval footbridge

(iii)the continuation of Gray Street (iv)along Montefiore Road through

to Morphett Street (v) along King William Road

through to King William Street (b) the Gawler Greenway, Outer

Harbor Greenway and River Torrens Linear Park trail

(c) the Adelaide Park Lands trail through the Innovation Subzone to connect to the existing trail to the northalong the western boundary of the Innovation Subzone

(d) an east-west connection across the railway line from the Royal Adelaide Hospital through to Gaol Road and beyond to Bonython Park

(c)(e) improved east-west connections between land located on the eastern and western sides of Montefiore Road.

DTS/DPF 4.1 None are applicable.

PO 4.2 A central pedestrian pathway designed as a single plane surface and maintained to: (a) allow people to walk and ride

through and within the Zone from

DTS/DPF 4.2 None are applicable.

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East to West and connect with the North to South pathways

(b) link key buildings and public areas within the Zone.

PO 4.3 Pedestrian movement prioritised and designed to be free from vehicle conflict.

DTS/DPF 4.3 None are applicable.

PO 4.4 Development provides a safe night-time environment along streetscapes, pedestrian and cycle paths and building surrounds by the arrangement of buildings and active building frontages that enhance casual surveillance and provide appropriate lighting and clear lines of sight.

DTS/DPF 4.4 None are applicable.

Concept Plans

PO 5.1 Development is compatible with the outcomes sought by any relevant Concept Plan contained within Part 12 -Concept Plans of the Planning and Design Code to support the orderly development of land.

DTS/DPF 5.1 The site of the development is wholly located outside any relevant Concept Plan boundary. The following Concept Plans are relevant:

Description

Concept Plan 85 - City Riverbank, Adelaide

In relation to DTS/DPF 5.1, in instances where: (a) one or more Concept Plan is

returned, refer to Part 12 -Concept Plans in the Planning and Design Code to determine if a Concept Plan is relevant to the site of the proposed development. Note: multiple concept plans may be relevant.

(b) in instances where ‘no value’ is returned, there is no relevant concept plan and DTS/DPF 5.1 is met.

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Table 5 – Procedural Matters (PM) - Notification The following table identifies, pursuant to section 107(6) of the Planning, Development and Infrastructure Act 2016 , classes of performance assessed development that are excluded from notification. The table also identifies any exemptions to the placement of notices when notification is required.

Interpretation A class of development listed in Column A is excluded from notification provided that it does not fall within a corresponding exclusion prescribed in Column B. In instances where development falls within multiple classes within Column A, each clause is to be read independently such that if a development is excluded from notification by any clause, it is, for the purposes of notification excluded irrespective of any other clause.

Class of Development (Column A)

Exceptions (Column B)

1. A kind of development which, in the opinion of the relevant authority, is of a minor nature only and will not unreasonably impact on the owners or occupiers of land in the locality of the site of the development.

None specified.

2. Any kind of development where the Except any of the following: site of the development is not 1. the demolition of a State or Local adjacent land to a site (or land) used Heritage Place for residential purposes in a 2. the demolition of a building (except neighbourhood-type zone. an ancillary building) in a Historic

Area Overlay.

2.3. Any development involving any of the following (or of any combination of any of the following): (a) advertisement (b) air handling unit, air conditioning

system or exhaust fan (c) consulting room (d) demolition (e) fence (f) light industry (including high

technology and research based activity)

(g) office (h) retaining wall (i) shade sail (j) shop

Except development that does not satisfy: 1. Health Subzone DTS/DPF 2.1 in

areas where the Subzone applies 2. Entertainment Subzone DTS/DPF

2.1 in areas where the Subzone applies

3. Innovation Subzone DTS/DPF 3.1 in areas where the Subzone applies

4. Cultural Institutions Subzone DTS/DPF 2.4 in areas where the Subzone applies.

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-

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(k) solar photovoltaic panels (roof mounted)

(l) temporary public service depot (m) water tank.

3.4. Any development involving any of the following (or of any combination of any of the following): (a) internal building works (b) land division (c) tree damaging activity.

None specified.

4.5. Demolition. Except any of the following: 1. the demolition of a State or Local

Heritage Place 2. the demolition of a building (except

an ancillary building) in a Historic Area Overlay.

Placement of Notices Exemptions for Performance Assessed Development

None specified.

Placement of Notices Exemptions for Restricted Development

None specified.

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Cultural Institutions Subzone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 A vibrant cluster of cultural and institution uses including tertiary education, research, viceregal, libraries and museums that attract students, professionals, workers and visitors to the city.

DO 2 Well designed and functional buildings and public spaces that provide pedestrian and cyclist friendly streetscapes and active street frontages that facilitate positive social interaction.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 A diverse range of cultural and institutional uses including tertiary education and associated student accommodation, research, library, viceregal, museums and galleries.

DTS/DPF 1.1 The types of development envisaged within the zone, except: (a) Convention centre (b) Entertainment venue (c) Helicopter landing facility (d) Hospital (e) Motel (f) Serviced apartments (g) Tourist accommodation.

PO 1.2 A limited range of secondary activities that are complementary to the primary purpose of the subzone, such as student accommodation, shops, licensed premises, community facilities, and research facilities, and avoid other uses.

DTS/DPF 1.2 None are applicable.

Built Form and Character

PO 2.1 DTS/DPF 2.1 None are applicable.

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Development that emphasises the horizontal grouping of building elements and uses vertical proportions in projections and in the disposition of openings.

PO 2.2 Buildings with modelled and textured facades of predominantly masonry appearance similar to the early buildings that contribute to the established historical character of the zone.

DTS/DPF 2.2 None are applicable.

PO 2.3 Buildings that complement the form, appearance, materials and finishes of existing buildings in the locality, including the predominant: (a) red brick or masonry walls (b) slate, shingles, terra cotta tiles or

copper for exposed roofs.

DTS/DPF 2.3 None are applicable.

PO 2.4 Building heights within the zone transition down to the Adelaide Park Lands from the height of existing buildings established along North Terrace.

DTS/DPF 2.4 Buildings located: (a) along road and Adelaide Park

Lands frontages not exceeding 3 building levels and 11.5m in building height

(b) away from road and Adelaide Park Lands frontages not exceeding 6 building levels and 22m in building height.

PO 2.5 Pleasant and interesting lawn and paved landscaped areas that create spaces suitable for a variety of activities ranging from those suitable for group meetings and social activities to those for quiet retreat and relaxation.

DTS/DPF 2.5 None are applicable.

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Entertainment Subzone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 A prominent, vibrant and safe public plaza that provides a focal point for the Riverbank precinct and is supported by a vibrant mix of land uses that encourage use by city workers, residents, families, students, youth, children and tourists.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 Development of a range of cultural, parliamentary, office, entertainment, retail, conference and ancillary land uses.

DTS/DPF 1.1 None are applicable

PO 1.2 Residential development only where it is demonstrated that noise, light spill and other impacts on residential amenity associated with the envisaged mix of uses and a vibrant public plaza can be adequately addressed.

DTS/DPF 1.2 None are applicable.

PO 1.3 A range of health, education and research facilities may also be developed west of Montefiore Road to complement existing and emerging health-related activities in the adjacent Health Subzone.

DTS/DPF 1.3 None are applicable.

Built Form and Character

PO 2.1 Buildings of a height and scale that references North Terrace, and

DTS/DPF 2.1 Except where adjacent to the River Torrens, buildings not exceeding 20

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minimises impacts on the River Torrens.

building levels and 71m in building height.

PO 2.2 Where buildings exceed 20 building levels or 71m in building height they will: (a) be of exemplary design, (b) not be located adjacent to the

River Torrens. (a)(c) and meet the Commonwealth

Airports (Protection of Airspace) Regulations.

DTS/DPF 2.2 None are applicable.

PO 2.3 Buildings adjacent to the River Torrens, east of Montefiore Road, are designed to provide an active edge to the river and are of a low scale commensurate with its landscape setting.

DTS/DPF 2.3 None are applicable.

PO 2.4 Buildings along King William Road are designed to enable views through to important State Heritage buildings and the public plaza area.

DTS/DPF 2.4 None are applicable.

PO 2.5 A new public plaza developed on a single plane minimising grade changes across the site so as to maximise pedestrian connectivity.

DTS/DPF 2.5 None are applicable.

PO 2.6 Development adjacent to the River Torrens, west of Montefiore Road: (a) provides an active and appealing

edge to the river (b) achieves a high level of amenity (c) is of high quality design,

particularly when viewed from the northern side of the river

(d) maintains an open, safe and connected pedestrian and cycle route along the river’s edge

(e) provides a transition in scale down from North Terrace to the river and

DTS/DPF 2.6 None are applicable.

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complements the scale of development on the eastern side of Montefiore Road.

PO 2.7 Development at ground level within the forecourt area containing the ‘Yerrakartarta’ public artwork (located to the west of the Adelaide Railway Station building) provides connections between North Terrace and the Riverbank.

DTS/DPF 2.7 None are applicable.

Health Subzone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 A health precinct that creates an identifiable and unified city precinct with strong connections to the Torrens River, North Terrace, the Royal Adelaide Hospital and the city.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 A range of significant health, education and research facilities that support the establishment of a significant health and biomedical precinct.

DTS/DPF 1.1 None are applicable.

PO 1.2 Land on the north-western side of the railway line developed primarily with facilities that: (a) support and complement the range

of health, education and research facilities envisaged in the balance of Health Subzone

DTS/DPF 1.2 None are applicable.

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(a) enable pedestrian and cycle movement through to the Adelaide Park Lands Zone.

PO 1.3 Adaptation and reuse of the Police Barracks in a manner that complements the historic values and park lands setting of the locality.

DTS/DPF 1.3 None are applicable.

PO 1.4 Adaptation and reuse of the Old Adelaide Gaol and associated buildings in a manner that complements the historic values and park lands setting of the locality and is supportive of community and public uses.

DTS/DPF 1.4 None are applicable.

Built Form and Character

PO 2.1 DTS/DPF 2.1 Buildings have a positive scale Buildings fronting North Terrace not relationship to the North Terrace edge exceeding 15 building levels and 53m of the Capital City Zone and provide a in building height. grand entrance to the city from the west.

PO 2.2 Where buildings exceed 15 building levels or 53m in building height they will be of exemplary design and meet the Commonwealth Airports (Protection of Airspace) Regulations..

DTS/DPF 2.2 None are applicable.

PO 2.3 Buildings north of the central pathway provide an active edge to the River Torrens and are of a low scale commensurate with the landscape setting.

DTS/DPF 2.3 None are applicable.

PO 2.4 Development provides a satisfactory interface to roads and railways by addressing issues of access, safety, security, noise, air emissions and vibration so that:

DTS/DPF 2.4 None are applicable.

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(a) the effective and efficient operation of the road system and rail service adjacent to the Zone is not detrimentally affected

(b) the potential for adverse impacts on hospital occupants and activities as a result of road traffic and the operation of rail services adjacent to the Zone is minimised.

PO 2.5 Development sited and designed to enable the continued operation of rail and road services within and adjacent to the Zone.

DTS/DPF 2.5 None are applicable.

PO 2.6 Building heights on the north-western side of the railway transition down in scale, with lower buildings located towards the Adelaide Park Lands and in a manner that complements the existing heritage features of the adjoining Police Barracks and Old Adelaide Gaol.

DTS/DPF 2.6 None are applicable.

Innovation Subzone Assessment Provisions (AP) Desired Outcome (DO)

Desired Outcome

DO 1 An innovation precinct accommodating a range of commercial, educational and research activities supported by a mix of compatible employment generating land uses including tourism, hospitality, cultural, entertainment and retail activities.

DO 2 A range of low to high rise buildings with high quality contemporary buildings and public spaces within a landscaped setting that responds to heritage buildings on the site and transition down in height and scale towards the Adelaide Park Lands and the Adelaide Botanic Garden.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

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- -Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 Development of innovative commercial, cultural (including museum and art gallery), educational and research activities supported by a mix of compatible employment generating land uses.

DTS/DPF 1.1 None are applicable.

PO 1.2 DTS/DPF 1.2 Small scale retail development to meet Shops not exceeding 250m2 total gross the day to day needs of workers and leasable floor area. visitors to the precinct.

PO 1.3 A range of small to medium scale services and facilities serving the area such as child care facilities, pre-schools, personal services, entertainment, hospitality and the like.

DTS/DPF 1.3 None are applicable.

PO 1.4 Child care facilitiesPre-schools, hotels, licensed premises, personal services establishments and tourism accommodation established as secondary uses on the site of a lesser scale and prominence.

DTS/DPF 1.4 None are applicable.

PO 1.5 Higher impact land uses such as commercial development (including high technology and research based activity) clustered in key nodes where compatible with adjoining uses.

DTS/DPF 1.5 None are applicable.

Built Form and Character

PO 2.1 A high standard of contemporary architectural design providing an innovative response to the unique context of the area.

DTS/DPF 2.1 None are applicable.

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PO 2.2 Development reinforces the grand boulevard character of North Terrace by reflecting the patterns of landscaped spaces and built form, building proportions and scale.

DTS/DPF 2.2 None are applicable.

PO 2.3 Outdoor eating and drinking facilities associated with cafés and restaurants on ground floors contribute to the vitality of the Zone.

DTS/DPF 2.3 None are applicable.

PO 2.4 Buildings in proximity to the Adelaide Botanic Garden or Adelaide Park Lands are sited and designed to create view corridors to and from the Botanic Garden.

DTS/DPF 2.4 None are applicable.

PO 2.5 Buildings in proximity to the Adelaide Botanic Garden or Adelaide Park Lands should seek to minimise impacts on plant collections as a result of overshadowing, stormwater runoff, heat, light or wind direction.

DTS/DPF 2.5 None are applicable.

Building Height

PO 3.1 DTS/DPF 3.1 Buildings of a height and scale that Except where located in the Innovation minimise impacts on the Adelaide Centre (identified on the Innovation Botanic Garden and Adelaide Park Subzone Concept Plan), buildings not Lands as well as referencing the scale exceeding 15 building levels and 53m of buildings facing North Terrace and in building height. Frome Road.

PO 3.2 Buildings in the Innovation Centre (identified on the Concept Plan 85 -City Riverbank, AdelaideInnovation Subzone Concept Plan) only exceed 15 building levels or 53m in building height where: (a) exemplary standards of

architectural merit and

DTS/DPF 3.2 None are applicable.

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environmental sustainability are met

(b) the building positively contributes to the quality and function of the urban fabric of the precinct overall

(c) overshadowing impacts on the Adelaide Botanic Garden are minimised

(d) and at least four of the following are provided: (i) high quality open space that is

universally accessible and is directly connected to, and well integrated with, public realm areas of the street

(ii) high quality, safe and secure, universally accessible pedestrian linkages that connect through the development site to the surrounding pedestrian network

(iii) no on-site car parking (iv) active frontages are located

on at least 75 percent of the ground floor street fronts of the building or

(v) the building is designed to provide measures that provides for a substantial additional gain in sustainability.

Open Space

PO 4.1 Open space: (a) is coordinated to provide a variety

of pleasant, cohesive, hard and soft, high quality landscaped spaces among and adjacent to buildings

(b) incorporates planting themes defined by a mix of exotic and Australian native plantings, lawns and garden beds.

DTS/DPF 4.1 None are applicable.

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PO 4.2 Development on the eastern portion of the site (as shown on Innovation Subzone Concept Plan): (a) results in an open park like setting

complementary to the Adelaide Botanic Garden

(b) is carefully managed to sensitively balance its interaction with surrounding uses such as the Adelaide Zoo, Adelaide Botanic Garden and the Adelaide Park Lands

(c) minimises uses or activities that would alienate the area from public usage

(d) provides opportunities for tourism, education, research, informal recreation and cultural enjoyment

(e) improves pedestrian links through the area, and improve the public realm and use and enjoyment of the Adelaide Park Lands

(f) provides greater exposure and accessibility for the Adelaide Botanic Garden and North Terrace frontage.

DTS/DPF 4.2 None are applicable.

PO 4.3 Boundary treatments with the Adelaide Botanic Garden are of an open and transparent nature with the use of design features, fencing, landscaping treatments that integrate with the open space setting.

DTS/DPF 4.3 None are applicable.

PO 4.4 Existing open space at the northern end of the Innovation Subzone (as shown on Innovation Subzone Concept Plan) is maintained to provide: (a) a pedestrian link between Frome

Road and the Adelaide Botanic Gardens

(b) a continuation of the open vista from the Adelaide Botanic Gardens through to the heritage listed Barr

DTS/DPF 4.4 None are applicable.

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Smith Library within the grounds of the Adelaide University.

Movement and parking

PO 5.1 Development incorporates the connection of the Adelaide Park Lands Trail between the Adelaide Park Lands and North Terrace within the area identified as Public Space and Park Lands Trail on the Innovation Subzone Concept Plan, and: (a) provides a safe, welcoming,

connected and convenient experience for people walking and cycling

(b) supports interaction with the variety of Park Lands landscapes and activities, including a high amenity interface with the Adelaide Botanic Gardens and buildings within the cultural precinct

(c) creates a natural Park Lands experience that blends the edge between the site and Botanic Garden

(d) minimises the length of the trail adjacent to a public road.

DTS/DPF 5.1 None are applicable.

PO 5.2 Where parking for multiple cars is provided, it: (a) is not located at ground floor street

frontages or detract from the provision of active street frontages

(b) minimises the extent of parking that is visible from public areas to that which is required for emergency service vehicles, temporary event parking and set down (drop off) functions

(c) incorporates façade treatments where located along major street frontages or interfacing with the Adelaide Park Lands or Botanic Garden, with the built form sufficiently enclosed and detailed

DTS/DPF 5.2 None are applicable.

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to complement neighbouring buildings and screen vehicle parking from view from public areas and other buildings

(d) is comprehensively integrated with high quality landscaping that includes large trees

(e) is ancillary to an approved or existing use.

Advertising

PO 6.1 Advertisements use simple graphics and be restrained in their size, design and colour.

DTS/DPF 6.1 None are applicable.

PO 6.2 In minor streets and laneways, a greater diversity of type, shape, numbers and design of advertisements are appropriate provided they are of a small-scale and located to present a consistent message band to pedestrians.

DTS/DPF 6.2 None are applicable.

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Updated Concept Plan 85 – City Riverbank

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Adelaide Park Lands Zone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 A unique publicly accessible and well connected open space system, including the formal city squares, that creates a distinctive landscaped park setting for the City of Adelaide.

DO 2 A range of passive and active recreational activities with a high -level of amenity, including a safe and connected walking and cycling network, natural areas, sporting fields and club facilities, formal cultural gardens, public artwork and passive recreation areas, as well as opportunities to support a variety of temporary events, such as festivals, concerts and sporting events.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed to Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 A diverse range of open space, recreation and sporting activities.

DTS/DPF 1.1 Development comprises one or more of the following: (a) Advertisement (b) Conservation work (c) Outbuilding associated with open

space maintenance (d) Recreation area (e) Shop (f) Special events (g) Sporting field or club facility (h) Structures associated with a public

facility such as bike and vehicle parking, picnic / barbeque area, shelter and toilet.

PO 1.2 Shops in appropriate areas of the Adelaide Park Lands: (a) provide a range of goods and

services for the users of activi ties

DTS/DPF 1.2 Shops: (a) are ancillary to a recreational use,

club, sporting facility

71

in the Adelaide Park Lands and where such goods and services are not otherwise conveniently located and

(b) positively contribute to Adelaide Park Lands activation and setting without being visually prominent.

(b) do not exceed 50m2 in gross leasable floor space and

(c) do not increase the building footprint.

PO 1.3 Community, cultural and tourism uses in association with the Torrens Training Depot and Parade Ground.

DTS/DPF 1.3 None are applicable.

PO 1.4 Special events in suitable locations and recreation uses of a temporary or transient nature limiting their impacts on the open and natural character of the Adelaide Park Lands.

DTS/DPF 1.4 None are applicable.

PO 1.5 The adaptive reuse of existing buildings to improve the design quality and appearance of the building, minimise the need to increase the building footprint and positively contribute to the cultural value, amenity and activation of the Adelaide Park Lands.

DTS/DPF 1.5 None are applicable.

PO 1.6 New buildings seek to minimise the building footprint on the landscaped and open setting of the Adelaide Park Lands and should only be considered where: (a) the development is the

replacement of an existing building and does not increase the overall building footprint

(b) the building design is contextual and of high-quality so that it complements its setting when viewed from all perspectives

(c) provides complementary recreation, sporting or tourism facilities that could not otherwise have been provided in the zone

DTS/DPF 1.6 None are applicable.

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and (d) the building is designed to be

multi-purpose and can be used by more than one user group

PO 1.7 The redevelopment of existing buildings and structures within the following sites in a way that is ancillary and complementary to existing uses including: (a) Adelaide Oval (b) Memorial Drive tennis precinct-

formal sport related facilities (c) Torrens Lake - boating facilities (d) Police Barracks and Old Adelaide

Gaol - adaptation of existing buildings and supportive public uses

(e)(d) Adelaide and Botanic High Schools - education and related facilities

(f)(e) National Wine Centre - tourism related facilities within the existing site boundaries

(g)(f) Adelaide Botanic Garden -restaurants, function facilities and passive recreation facilities

(h)(g) Adelaide Zoo - a range of tourism and visitor related facilities ancillary activities that add to the zoo as a key city attraction

(i)(h) Golf Course - club facilities and restaurants

(j)(i)West Terrace Cemetery - chapel, visitor and interpretative centre and operational facilities

(k)(j) North Adelaide Train Station - rail services facilities

(l)(k) Victoria Park Grandstand.

DTS/DPF 1.7 None are applicable.

PO 1.8 Development at the Adelaide Aquatic Centre site consolidates and replaces existing buildings with recreational sporting clubrooms, facilities and associated administrative functions.

DTS/DPF 1.8 None are applicable.

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PO 1.9 Development of public infrastructure is appropriate: (a) within existing roads, railway

corridors or the O-Bahn corridor where it does not create any additional impact on the amenity of the Adelaide Park Lands

(b) where it facilitates safe, connected pedestrian and cycle movement

(a)(c)where it facilitates the treatment and/or management of stormwater in a passive and natural landscaped setting.

DTS/DPF 1.9 None are applicable.

Built Form and Character

PO 2.1 A contextual design response that complements the open space function, natural and cultural character of the area and is suitably screened by landscaping.

DTS/DPF 2.1 None are applicable.

PO 2.2 Development includes lighting that positively contributes to public safety, activity and amenity within the Adelaide Park Lands.

DTS/DPF 2.2 None are applicable.

PO 2.3 Utility and supply services, holding tanks, sub-stations, power lines and other utility facilities that are unobtrusive and where practicable, placed underground.

DTS/DPF 2.3 None are applicable.

PO 2.4 Development sited and designed to minimise negative impacts on adjacent residential uses.

DTS/DPF 2.4 None are applicable.

Natural / Cultural Landscape Character

PO 3.1 DTS/DPF 3.1 None are applicable.

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Development that protects, enhances and improves public access to: (a) areas of special landscape

character (such as formal gardens, significant stands of trees, and the like) and

(b) areas and items of indigenous and post-colonial cultural significance.

PO 3.2 Development recognises the Park Land's National Heritage Values.

DTS/DPF 3.2 None are applicable.

PO 3.3 Development maintains the visual distinction between the predominantly open landscape character of the Adelaide Park Lands and the built -form of adjacent Zones.

DTS/DPF 3.3 None are applicable.

PO 3.4 Development contributes to the return of alienated land to Adelaide Park Lands where practical.

DTS/DPF 3.4 None are applicable.

PO 3.5 Development sensitive to native biodiversity which incorporates ways to protect and improve biodiversity through its design and siting.

DTS/DPF 3.5 None are applicable.

PO 3.6 Development enhances natural creek channels and watercourses as a major landscape and stormwater management feature.

DTS/DPF 3.6 None are applicable.

Advertisements

PO 4.1 Permanent advertisements or advertising hoardings only provide interpretive information or directions relating to features and facilities within the Adelaide Park Lands .

DTS/DPF 4.1 None are applicable.

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PO 4.2 Temporary advertisements relating to a local event of a religious, educational, cultural, social or recreational character or to an event of a political character limited in size and number which do not detract from the open and natural character of the zone.

DTS/DPF 4.2 Advertisements: (a) not exceeding 2m2 on a building or

site (b) not displayed more than 1 month

prior to the event and 1 week after the event concludes except for an advertisement that relates to a federal, state or local government election and

(c) do not: (i) move or flash (ii) reflect light so as to be an

undue distraction to motorists (iii) use internal lighting

or (iv) principally advertise brands or

products.

Movement, access and parking

PO 5.1 Development does not restrict public access to land within the zone and ensures the Adelaide Park Lands are universally accessible.

DTS/DPF 5.1 None are applicable.

PO 5.2 Car parking in the Zone is limited to serving activities within the Adelaide Park Lands, and located close to existing road networks to minimise impact on the Adelaide Park Lands character.

DTS/DPF 5.2 None are applicable.

PO 5.3 Additional car parking is avoided by utilising on street parking or shared parking areas, locating close to walking and cycling infrastructure, utilising the existing road network and other such means.

DTS/DPF 5.3 None are applicable.

PO 5.4 DTS/DPF 5.4 None are applicable.

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Public vehicle access limited to existing roads.

Fencing

PO 6.1 Fencing is open so that Adelaide Park Lands character is maintained, and maintains public access.

DTS/DPF 6.1 None are applicable.

Concept Plans

PO 7.1 Development is compatible with the outcomes sought by any relevant Concept Plan contained within Part 12 -Concept Plans of the Planning and Design Code to support the orderly development of land through staging of development and provision of infrastructure.

DTS/DPF 7.1 The site of the development is wholly located outside any relevant Concept Plan boundary. The following Concept Plans are relevant:

Description

Concept Plan 79 - Primary Pedestrian Area

In relation to DTS/DPF 7.1, in instances where: (a) one or more Concept Plan is

returned, refer to Part 12 - Concept Plans in the Planning and Design Code to determine if a Concept Plan is relevant to the site of the proposed development. Note: multiple concept plans may be relevant.

(b) in instances where ‘no value’ is returned, there is no relevant concept plan and DTS/DPF 7.1 is met.

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Riverbank Subzone Assessment Provisions (AP)

Desired Outcome (DO)

Desired Outcome

DO 1 Activation of the River Torrens through the provision of both on -water and off-water development sensitive to the Park Lands setting and heritage values of the area.

DO 2 Development maintains an open landscaped character which optimises river views and vistas in key locations.

Performance Outcomes (PO) and Deemed-to-Satisfy (DTS) Criteria / Designated Performance Feature (DPF)

Performance Outcome Deemed-to-Satisfy Criteria / Designated Performance Feature

Land Use and Intensity

PO 1.1 A diverse range of community, cultural, tourism, shop or licensed premises located adjacent to the River Torrens: (a) that are directly related to, and

complement, the role and function of the riverbank precinct

(b) positively contribute to Adelaide Park Lands activation and setting.

DTS/DPF 1.1 None are applicable.

PO 1.2 DTS/DPF 1.2 Small scale development compatible Development does not exceed 200m2 in with existing buildings along the gross leasable floor area. Torrens riverbank and complements the area’s open space setting.

Built Form and Character

PO 2.1 Development: (a) contributes to an attractive and

vibrant riverbank edge

DTS/DPF 2.1 None are applicable.

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(b) incorporates a high quality contextual design, that complements its setting when viewed from all perspectives

(c) does not impede pedestrian or bicycle movement or connectivity along the riverbank

(d) does not interfere with public access to the riverbank, or the navigation of vessels on the River Torrens.

(e) is co-located near existing facilities in strategic locations along the river to minimise impacts and utilise existing infrastructure.

PO 2.2 Buildings adjacent to the River Torrens are low-rise and compatible with the natural topography and landscape setting and are consistent with existing buildings in the subzone.

DTS/DPF 2.2 None are applicable.

PO 2.3 Retention of Elder Park as an attractive open landscaped public event space consistent with the established park setting.

DTS/DPF 2.3 None are applicable.

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ATTACHMENT D – STRATEGIC PLANNING OUTCOMES

1. State Planning Policies

The State Planning Policies (SPPs) require that the Principles of Good Planning are considered in the preparation of any designated instrument, including a Code Amendment.

SPP Key Principles

There are 16 SPPs that include Objectives, Policies and Principles for Statutory Instruments (including the Code). The most critical SPPs in the context of this Code Amendment are:

State Planning Policy (SPP) Code Amendment Alignment with SPPs

SPP 1: Integrated Planning Objective To apply the principles of integrated planning to shape cities and regions in a way that enhances our liveability, economic prosperity and sustainable future.

Policy 1.2 Provide an orderly sequence of land development that enables the cost-effective and timely delivery of infrastructure investment commensurate with the rate of future population growth.

Policy 1.6 Plan for strategic infrastructure that helps to shape the pattern of settlement in a way that enhances quality of life and supports long-term sustainability.

The Code Amendment seeks to promote ‘integrated planning’ by promoting the redevelopment of underutilised areas of the Riverbank Precinct to take advantage of an established and well serviced location and its close proximity to high frequency public transport, the Park Lands and the Adelaide CBD.

SPP 2: Design Quality Objective To elevate the design quality of South Australia’s built environment and public realm.

The Code Amendment promotes the delivery of quality and contemporary design outcomes / improved public realm for development in the Affected Area.

Policy 2.5 Prioritise performance-based design quality outcomes in Adelaide City, heritage and character areas, places where medium-rise buildings interface with lower-rise development, mixed-use renewal precincts, transit corridors, and iconic locations that attract high levels of pedestrian activity and/or tourism.

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State Planning Policy (SPP) Code Amendment Alignment with SPPs

Policy 2.10 Facilitate development that positively contributes to the public realm by providing active interfaces with streets and public open spaces.

SPP 3: Adaptive Reuse The Code amendment will facilitate Objective The adaptive reuse of opportunities for the future adaptive existing buildings that enhance areas reuse of existing sites / buildings, of cultural or heritage value, capitalise particularly in the area adjacent the Old

Adelaide Gaol. on existing investment and/or contribute to vibrant and liveable places.

Policy 3.4 Remove barriers and encourage innovative and adaptive reuse of underutilised buildings and places to inspire urban regeneration, stimulate our economy and unlock latent investment opportunities.

Policy 3.2 Sponsor models of adaptive reuse that allow flexible access to public spaces and infrastructure.

Policy 3.3 Repurpose, adapt and reuse historical buildings and places that recognise and preserve our state’s history.

Policy 3.4 Prioritise the adaptive reuse of buildings in areas of heritage or cultural value where it will contribute to active and vibrant places, or where it is a catalyst for additional development demand.

SPP 5: Climate Change Objective: Provide for development that is climate ready so that our economy, communities and environment will be resilient to climate change impacts.

Policy 5.1 Create carbon-efficient living environments through a more compact urban form that supports

The Code Amendment will contribute to this policy by encouraging the further development of a State significant health / entertainment / cultural and education precinct in close proximity to established transport networks (including rail / tram / road and pedestrian / bicycle infrastructure).

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State Planning Policy (SPP) Code Amendment Alignment with SPPs

active travel, walkability and the use of public transport.

Policy 5.2 The good design of public places to increase climate change resilience and future liveability.

Policy 5.3 Facilitate climate-smart buildings to reduce our demand for water and energy.

Policy 5.4 Mitigate the impacts of rising temperatures by encouraging water sensitive urban design, green infrastructure and other design responses.

The focus of the Code Amendment in improving shared use pathway connections between the CBD and the riverbank and along the river / linear park will also have a positive impact on general active travel and walkability in the Riverbank Precinct.

Future development in the Precinct will also continue to be assessed against the key environment / sustainability policies of the Code, including those captured in relevant Overlays which apply to the Precinct or in general Code policies that apply to different forms of development.

SPP 7: Cultural Heritage Objective: To protect and conserve heritage places and areas for the benefit of our present and future generations.

Policy 7.1 The sensitive and respectful use of our culturally and historically significant places.

Policy 7.2 Recognise and protect Indigenous cultural heritage sites and areas of significance.

Policy 7.3 Recognise and protect places and areas of acknowledged heritage value for future generations.

Policy 7.4 The appropriate conservation, continuing use, and as appropriate, adaptive reuse of our heritage places and heritage areas of value to the community.

The Code Amendment will further encourage the adaptive reuse of heritage buildings in the Riverbank Precinct for a wider range of purposes.

SPP 9: Employment Lands

Objective: To provide sufficient land supply for employment generating uses that supports economic growth and productivity

The Code Amendment supports the development of the new Women’s and Children’s Hospital and potential Biomedical Facility which will further reinforce the Biomedical Precinct as one

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State Planning Policy (SPP)

Policy 9.1 Support the expansion and clustering of key economic growth areas including health; education; tourism; energy and resources; primary industry; defence;

Policy 9.2 Enable opportunities for employment and encourage development of underutilised lands connected to, and integrated with, housing, infrastructure, transport and essential services.

Policy 9.5 Promote new, latent and alternative employment types and attract new business investment by enabling a diverse range of flexible land use opportunities.

Policy 9.6 Protect prime industrial land for employment use where it provides connectivity to freight networks; enables a critical mass or cluster of activity; has the potential for expansion; is connected to skilled labour; is well serviced; and is not constrained by abutting land uses.

Policy 9.10 Strengthen the primacy of the Adelaide city centre as the cultural, entertainment, tourism and economic focus of South Australia.

Policy 9.12 Plan for employment and industrial precincts in strategic locations that improve economic productivity; are protected from encroachment; connect to efficient supply chains; and are located to provide transport access and connectivity.

Code Amendment Alignment with SPPs the state’s premier health precincts / employment hubs.

The proposed changes to support the development of entertainment-related land uses on the riverbank, west of Montefiore Road, will further reinforce the Entertainment Precinct as one the state’s premier entertainment destinations generating further employment opportunities in the Precinct.

The proposed Riverbank Subzone will enable appropriate small-scale employment-generating businesses along the riverbank.

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State Planning Policy (SPP) Code Amendment Alignment with SPPs

SPP 11: Strategic Transport The Code Amendment will further support Infrastructure the development of the Riverbank’s

biomedical precinct, and establishment of Objective: To integrate land use additional entertainment facilities in close policies with existing and future proximity to the Adelaide Railway Station transport infrastructure, services and / tram network. functions to preserve and enhance safe, efficient and reliable The Code Amendment will also promote connectivity for people and business. the development of north-south and east-

west pedestrian / bicycle connections SPP 11.5 Encourage development through the Riverbank Precinct to the that supports the increased use of a Adelaide Park Lands. wider variety of transport modes, including public transport, walking and cycling, to facilitate a reduced reliance on private vehicle travel and promote beneficial community health outcomes.

2. Regional Plans

The Regional Plan

As with the SPPs, the directions set out in Regional Plans provide the long term vision as well as setting the spatial patterns for future development in a region. This includes consideration of land use integration, transport infrastructure and the public realm.

The investigations undertaken to date and outlined in this Code Amendment will ensure that the proposed rezoning is largely consistent with the key policies and targets of the Regional Plan as described below.

The key policies and targets of the 30-Year Plan for Greater Adelaide (2017 Update) which are most relevant to this Code Amendment are detailed in the below table.

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Regional Plan Identified Priorities or Targets

Code Amendment Alignment with Regional Plan

30 Year Plan for Greater Adelaide (2017 Update)

Policy Theme: Adelaide City Centre Policy 13: Strengthen the primacy of the

Adelaide City Centre as the cultural, entertainment, tourism and economic focus of Greater Adelaide. Enhance its role as the centre for peak legal, financial and banking services, specialty health and medical services, higher education, the arts, and high-quality specialty retailers.

Policy 20: Continue to develop the Riverbank Precinct as a world-renowned health, sporting, educational and biomedical precinct with strong connections to the city centre while reinforcing North Terrace as a premier cultural boulevard with a new vibrant public plaza that will be the heart of entertainment and cultural events.

Policy 23: Reinforce the role of the Park Lands as a major recreational, sporting, tourism, natural and open-space asset destination for the city and metropolitan Adelaide that connects the city to the suburbs.

Policy Theme: Design Quality Policy 25: Encourage urban renewal

projects that take an all-inclusive approach to development by including streetscapes, public realm, public art and infrastructure that supports the community and responds to climate change.

The Code Amendment will further support the development of the Riverbank’s biomedical, entertainment and education precincts, and establishment of additional entertainment facilities.

It will also seek to ensure policy in the Code supports excellent design outcomes along North Terrace and at the River Torrens’ interface with the Park Lands.

Broadly, the key goals and strategies contained in the 30-Year Plan for Greater Adelaide relating to the following areas were given due consideration in the preparation of this Code Amendment:

Adelaide City Centre; Design Quality; Heritage; Health, wellbeing and

inclusiveness; The economy and jobs; Transport; Biodiversity; Open space, sport and

recreation; Climate change; and Water.

Policy 28: Promote permeable, safe, attractive, accessible and connected movement networks (streets, paths, trails and greenways) in new growth areas and infill development areas that incorporate green infrastructure.

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Regional Plan Identified Priorities or Targets

Code Amendment Alignment with Regional Plan

Policy 29: Encourage development that positively contributes to the public realm by ensuring compatibility with its surrounding context and provides active interfaces with streets and public open spaces.

Policy 31: Recognise the unique character of areas by identifying their valued physical attributes.

Policy Theme: Heritage Policy 33: Recognise the value that

communities place on heritage and ensure that new development is implemented sensitively and respectfully.

Policy 35: Encourage the innovative and sustainable reuse of heritage places and older building stock in a way that encourages activity and entices people to visit.

Policy Theme: Health, wellbeing and inclusion Policy 48: Create greenways in transit

corridors, along major watercourses linear parks, the coast and other strategic locations to provide waling and cycling linkages.

Policy 49: Encourage more trees (including productive trees) and water sensitive urban landscaping in the private and public realm, reinforcing neighbourhood character and creating cooler, shady and walkable neighbourhoods and access to nature.

Policy 52: Support a diverse range of cultural initiatives, such as public art, to stimulate the revitalisation of communities and social inclusion.

Policy 53: Encourage the integration of green infrastructure in the public and private realms to support positive physical, mental and social health outcomes.

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Regional Plan Identified Priorities or Targets

Code Amendment Alignment with Regional Plan

Policy Theme: The economy and jobs Policy 55: Promote certainty to

undertake development while at the same time providing scope for innovation.

Policy 63: Provide for sustainable tourism across Greater Adelaide by: • Protecting, enhancing and promoting

the qualities that attract tourism and are of value to the community

• Providing appropriate support infrastructure for tourism

• Facilitating sustainably designed tourism accommodation in suitable locations

• Facilitating tourism-related developments such as restaurants, specialty retail accommodation and other value adding activities.

Policy Theme: Transport Policy 78: Improve, prioritise and extend

walking and cycling infrastructure by providing safe, universally accessible and convenient connections to activity centres, open space and public transport (Map 8).

Policy Theme: Biodiversity Policy 92: Support the enhancement of

urban biodiversity of metropolitan Adelaide through the development of greenways in transit corridors, along major watercourse, linear parks and the coast and in other strategic locations.

Policy Theme: Open space, sport and recreation Policy 101: Protect and improve the

amenity, accessibility and useability of the Adelaide Park Lands to ensure they function as a highly valued open space green belt for the city and as a focal point for community activity.

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Regional Plan Identified Priorities or Targets

Code Amendment Alignment with Regional Plan

Policy 102: Strategically locate sports and recreational facilities to cater for community needs.

Policy Theme: Climate change Policy 108: Promote green

infrastructure (including green roofs, vertical gardens and water sensitive design) in higher density and mixed use developments to assist with urban cooling, reduce building energy use and improve biodiversity.

Policy 111: Create a more liveable urban environment through establishing a network of greenways, bicycle boulevards, tree lined streets and open spaces, which will have a cooling effect on nearby neighbourhoods and buildings.

Policy 113: Promote energy efficiency, the use of renewable energy sources and neighbourhood level alternative energy supplies and storage in new developments to reduce energy costs and carbon footprint.

Policy Theme: Water Policy 115: Incorporate water-sensitive

urban design in new developments to manage water quality, water quantity and water use efficiency and to support public stormwater systems.

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