Information Document - Statement of Intent for Town Centres DPA

Transcription

Scanned By: records on 05/02/2015 14:18:43
The Hon John Rau MP
000rong District Council
A FEB 2015
8725161
January 2015
j
Government
of South Australia
E
LM
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L
A
ID
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BOFFICE
Deputy Premier
Attorney−General
Minister for Justice Reform
Minister for Planning
Minister for Housing and Urban
Development
Mr Vincent Cammell
Chief Executive Officer
Coorong District Council
P 0 Box 399
TAILEM BEND SA 5260
Minister for Industrial Relations
45 Pine Street
Adelaide SA 5000
GPO Box 464
Adelaide SA 5001
DX 336
Tel 08 8207 1723
Fax 08 8207 1736
Attention: Mr Jim Quinn
Dear Mr Cammell
Thank you for the Town Centres, Townships and Environs DPA (DPA) Statement of Intent
(Sol).
I agree that this SOT forms a reasonable basis for the preparation of the proposed DPA
pursuant to section 25(1) of the Development Act 1993 (the Act). A copy of the SOl is
attached.
While I support the intent of the DPA, I note the need for the investigations section to be
supplemented to ensure that consideration is also given to potential interface issues, beyond
those associated with airfields and the Motorsport Park. In particular, I ask that Council also
investigate potential interface issues (eg noise, odour and dust generation) associated with any
expansion or intensification of residential or rural living areas in close proximity to primary
production areas, as part of the DPA.
The Department of Planning, Transport and Infrastructure (the Department) has compiled the
attached comments on the SOl, which were provided by Environment Protection Authority
and are intended to assist Council in the preparation of the DPA.
This DPA will be monitored as part of the State Government's objective to speed up rezoning
and Council must commit to the timetable.
I understand that delays can be unexpected and that some issues may be difficult to resolve.
Council is encouraged to raise any issues early in the process and advise the Department who
may assign officers to assist in facilitating a resolution.
Council must secure my agreement to update the DPA timetable if it appears at any stage that
an extension will be required (as per regulation 9(l)(1) of the Development Regulations 2008).
This request should be made directly to the Department.
In the event that the DPA does not proceed in accordance with the agreed timetable and no
formal agreement has been reached to extend the timetable, I will consider lapsing the DPA
pursuant to section 25(19) of the Act.
If you require any assistance or additional information, please contact Kym Gerner, Senior
Project Officer, on 7109 7022 or by email Kym.Gerner(äsa.gov.au.
For more information, please refer to the Department's Technical Guide to Development Plan
Amendments via the Practitioner Information webpage at
www.sa.gov.au/planning/practitionersguide during each stage of the DPA process to ensure
that all legislative and technical requirements are met.
Yours sincerely
ning
Att.
Statement of Intent with maps of areas affected
EPA advice
Page 2 of 2
MINUTE forming ENCLOSURE to
EPA 05 22011
TO:
KYMGERNER
DEPARTMENT OF PLANNING, TRANSPORT AND INFRASTRUCTURE
RE:
COORONG DISTRICT COUNCIL − TOWN CENTRES, TOWNSHIPS AND
ENVIRONS DPA
Thank you for the opportunity to comment on the Statement of Inter−it (SOl) for the
Coorong District Council Town Centres, Townships and Environs Development Plan
Amendment (DPA).
The Environment Protection Authority (EPA) understands the purpose of this DPA is
to implement actions arising from the Coorong District Council's 2011 Strategic
Directions Report (SDR), more specifically to ensure zoning and planning policy in
Council's townships are appropriate to encourage commercial activity and ensure
adequate residential and rural living land is available.
The SOl also proposes that the DPA update Council wide policy modules to
incorporate the current version of the South Australian Planning Policy Library
(SAPPL).
The EPA understands that the area affected by the DPA is predominantly within and
around the townships of Tintinara, Meningie, Tailem Bend and Coonalpyn.
The EPA has reviewed the SQl and offers the following comments.
South Australian Planning Policy Library
The SAPPL provides a suite of best practice planning policy for use by Councils in
the preparation of DPAs. The EPA provided technical input at the time of
developing the SAPPL policy modules and, as such, recommends the use of the
most current version of the SAPPL. It is noted that the Coorong Council
Development Plan adopted the SAPPL via a Better Development Plan and General
DPA in 2011 and has adopted best practice general policy relating to hazards,
interface between land uses, natural resources and waste.
The EPA supports the intent to adopt additional version 6 SAPPL policy to the
extent that it is relevant to this DPA.
Wastewater and Storm water
The EPA notes the intent of this DPA to investigate:
a) new areas that may be suitable for the residential expansion of Tailem Bend
b) an expansion of rural living and/or residential development west of
Tintinara, and
C) the deletion of policy requiring
a CWMS at Wellington East Residential Policy
Area 10.
2
The EPA has a strong preference for common wastewater collection, treatment and
reuse/disposal systems (e.g. package treatment plant or Community Wastewater
Management Scheme) over onsite wastewater management systems. This is
because common systems, managed by a central authority, provide a greater
assurance of protecting environmental (and public) health compared to individual
onsite wastewater management systems. Water quality and air quality (including
odour) are the key concerns of the EPA in relation to wastewater management.
Investigations relating to Taitem Bend and Tintinara should address the capacity of
existing CWMS and mains sewer systems to ensure they are able to manage the
additional community wastewater that will result from the increased development.
The
on−se
ti EPA is concerned that this SOI foreshadows modification of policy to enable
treatment systems at Wellington East. While it is acknowledged that the 223
allotments of approximately 2,000 square metres were created in the 1800s, it is
noted that Policy Area 10 is located within the River Murray Protection Area (River
Murray Act 2003) and the River Murray Water Protection Area (Environment
Protection Act 1993). The Land is in close proximity to the River Murray flood
plain. The surrounding environment is therefore sensitive to cumulative actions
affecting water quality.
The EPA supports the existing Coorong District Council Development Plan policy for
Wellington East Residential Policy Area 10 to the extent that it promotes the
protection of water quality. The existing Development Plan policy encourages:
future development to be Linked to the construction of wetlands that will
play a role in improving water quality
residential development that will be linked to the provision of adequate
water and effluent disposal infrastructure, and
connection to a community wastewater management scheme.
The EPA recommends that detailed investigations be undertaken at Wellington East
to determine the potential risk to water quality arising from envisaged
development. More specifically these investigations should model the likely
nutrient and water balances for the fully developed 223 (2,000m2) allotment
township and document the impacts of offsite movement of wastewater onto the
floodplain, the downslope wetlands and the River Murray.
The EPA recommends that the following investigations be included in the SQl:
•
Investigate the capacity of existing CWMS and mains sewer systems to ensure
they are able to manage the additional community wastewater that will
result from the increased development.
•
Undertake a full evaluation of onsite wastewater disposal system constraints
and capabilities (including modelling the likely nutrient and water balances)
of the affected land at Wellington East to determine if the Land is suitable
for on−site disposal of wastewater.
3
Site Contamination
The EPA considers that site contamination is a key planning policy issue that should
specifically be addressed prior to rezoning Land. Site contamination may harm
human health or the environment and hence is of particular concern where
rezoning, or a change in land use, to a sensitive use such as residential is proposed.
As a planning authority, Council has a responsibility' to give due consideration to
site contamination for the rezoning and redevelopment of land in accordance with
Planning Advisory Notice 20 (Site Contamination) (PAN 20) and the National
Environment Protection (Assessment of Site Contamination) Measure 1999 (NEPM).
The EPA notes the intent of this DPA to investigate the expansion of:
a) the Rural Living Zone into the adjoining Primary Production Zone, north of
Tailem Bend
b) the Rural Living Zone into the adjoining Primary Production Zone, west of
Tintinara, and
c) the Residential Zone into the adjoining Primary Production Zone, west of
Tintinara.
White the scope of the DPA is a little undefined pending these investigations, any
DPA that facilitates additional residential development on land currently used for
primary production purposes should consider the potential for site contamination.
Agricultural activities are identified in PAN 20 as having a potential to cause
contamination or as having a greater likelihood of giving rise to site contamination.
This is of particular concern where intensive application or administration of a
chemical substance is undertaken (but excluding routine spraying, in accordance
with manufacturers' instructions, of pesticides used in broad−acre farming).
PAN 20 provides a list of activities / industries / land uses that have the potential
to cause contamination or have a greater likelihood of giving rise to site
contamination. This List should be used as an initial means of identifying potential
site contamination risks associated with future redevelopment and use of the land
proposed to be rezoned.
The EPA recommends that investigations be undertaken to identify whether any
potentially contaminating activities or land uses have been undertaken on the lands
that are within the Primary Production Zone. Should any potentially contaminating
activities or Land uses be found it is recommended that they be identified in the
1 Principal 5 of the NEPM states:
Planning authorities of participating jurisdictions should ensure a site, which is being
considered for a change in land use, and which planning authorities ought reasonably to have
known to have a history of use that is indicative of potential contamination, is suitable for its
intended use.
4
Constraints section of any future DPA and that appropriate policy be prepared to
manage any risks.
The EPA holds site contamination information as required by the Environment
Protection Act 1993, some of which pertains to Council's area. The EPA Public
Register (available from www.epa.sa.gov.au) can be searched to find information
that the EPA holds.
The EPA recommends that the following investigation be included in the 501:
•
Undertake a desk top site history analysis to identify possible potentially
contaminating activities on the land proposed for rezoning.
Interface Between Land Uses
The EPA understands the need to ensure that Councils in regional areas are able to
maintain vibrant and viable communities and economies. However, careful
planning and development of appropriate policy is needed to ensure that people
are able to Live and work in a protected, healthy, safe and clean environment.
The expansion of opportunities for residential expansion or intensification
(including the rezoning from Primary Production to Rural Living) should consider
interface issues that may apply to the specific area. Consideration should be given
to any proposal to increase residential density in proximity to an existing Industry
Zone, EPA licenced premises or Primary Production Zone.
The introduction of residential (ie sensitive) land uses in these locations will
require careful consideration to ensure residents are not affected by the approved
operations of existing businesses. Similarly residential land uses adjacent to a
Primary Production Zone may result in residents being subject to noise, chemical
spray drift, odour, dust, or smoke from primary production activities. In turn,
residential encroachment may hinder industries or primary producers from
undertaking approved activities or envisaged land uses.
The EPA recommends that potential interface issues between proposed residential
development and existing primary production activities be identified in the
Constraints section of any future DPA.
The Council should have regard to the EPA's Guidelines for Separation Distances
(2007) to identify the recommended minimum separation distances between
particular activities or land uses that may result in adverse noise, air quality, or
other impacts, and sensitive land uses.
The EPA recommends that the following investigation be included in the SOl:
Investigate and identify policies (for example, buffers, separation distances
and transition methods) to avoid, manage and / or mitigate the impact of
conflicting activities (noise, odour, dust, spraydrift etc) whilst protecting
the integrity of existing and desired activities.
5
Interface Between Land Uses − Motorsport Park Zone
The EPA supports the intended review of zoning around the Motorsport Park Zone,
south of Tailem Bend,
On 8 January 2014 the EPA responded to the Coorong District Council Industry and
Motorsport Development Plan Amendment. In its response the EPA expressed
concern about the potential for nearby residents to be subject to noise and air
emissions from motorsport vehicles and associated activities.
The EPA remains concerned about potential noise impacts arising from the
Motorsport Park that may affect sensitive receivers, including nearby residential
development.
The EPA's Guidelines for Separation Distances (2007) identifies the recommended
minimum separation distances between particular activities or (and uses that may
result in adverse noise, air quality, or other impacts, and sensitive land uses. The
Guidelines for Separation Distances indicate motor racing or testing venues should
be located 3,000 metres from sensitive land uses, in the absence of site specific
investigations that consider factors including the types of noise emissions, the scale
of operations, topography, meteorology, and any other relevant issues.
Although this issue is identified in the SQl, no investigation is proposed to be
undertaken. The EPA recommends that the issue of interface between the
Motorsport Park Zone and adjacent [and uses be investigated as part of the general
interface between Land uses investigation identified above.
Proximity to Airfield
The 501 states the feasibility of the Deferred Urban Zone south of Meningie and
bordering the golf course is to be reinvestigated. It is noted that this Zone is
within 500 metres of the airfield. The EPA's Guidelines for Separation Distances
(2007) does not identify a recommended separation distance to mitigate potential
noise impacts arising from airfield operations. Instead it is suggested that a site
specific assessment of separation distances between the airfield and sensitive land
uses be undertaken.
When reviewing the feasibility of the Deferred Urban Zone, the EPA recommends
additional investigations to determine the potential for any interface conflict
between the existing airfield and sensitive land uses.
The EPA recommends that the following investigation be included in the SOl:
•
Investigate the potential for any interface conflict between the existing
airfield and proposed sensitive uses.
6
Landfill
The EPA is aware of the presence of Landfills (including historic) that may be within
or near to areas affected by this SOl.
There are number of environmental issues associated with current and historic
Landfill sites. The issues include visual amenity, odour, dust, noise, landfill gas and
the potential for groundwater contamination.
Landfill gas is generated by decomposing material in landfills and includes
methane. If not properly controlled, the gas can travel underground and present an
explosive and asphyxiation hazard at neighbouring properties.
The extent of the risk depends on the size and age of the landfill, the type of
waste deposited there, the presence of water, and geological conditions.
There are a number of means of controlling landfill gas movement. These include
monitoring, venting and extracting gas at the landfill site, and a buffer distance
between the landfill and neighbouring developments. Landfill gas presents a risk
only when it accumulates in structures so the maintenance of a buffer or
separation distance between a landfill and a structure is an effective risk
management measure. Some older landfills are not so well engineered, and there
are also Legacy Landfills with no active control and unknown levels of risk.
Development near to current and historic landfill sites may therefore be impacted
by the risks from landfill gas.
It is preferable to address landfill risks at the earliest stages of planning policy
development.
The EPA recommends that a risk assessment be undertaken where new
development (regardless of land use type) is facilitated by the proposed DPA within
500 metres of a current or historic landfill. The Council is advised to refer to the
EPA's Landfill gas and development near landfills Information Sheet (EPA 969/12).
The EPA recommends that the following investigation be included in the SQl:
•
Investigate the proximity of the land affected to landfill sites (including
historic landfills) and undertake a landfill risk assessment for all land for
rezoning within 500 metres of a Landfill.
7
If you have any questions about the comments made in this letter please contact
Melissa Chrystat on 8204 1318 orMeLissa.chrystal®epa.sa.gov.au
P
Geoff Bradford
SENIOR PLANNING OFFICER (POLICY AND PROJECTS)
SCIENCE, ASSESSMENT AND PLANNING
ENVIRONMENT PROTECTION AUTHORITY
Date:
7
The Coorong District Council
Town Centres, Townships and Environs Development
Plan Amendment
by the
Coorong District Council
August 2014
Pursuant to section 2 5 (1) of the Development Act 1 9 9 3 this Statement of
Intent forms the agreed basis for the preparation of the proposed
PIapendment.
7ø
icrnetij
Vincent Cammell
CHIEF EXECUTIVE OFFICER
Date:
Jo n Rau
INISTE FOR PLANNING
Dat
1.1
Coorong DC Town Centres, Townships and Environs SOl
Table of Contents
Introduction
1
1.1 Statement o f Intent ...........................................................................................................I
1.2 Chief Executive Statement
...............................................................................................
I
1.2.1 Council Contact Person .....................................................................................................................I
L2. Scopexx.It hrei P r o p o s e d I '] J
2.1 Need f o r the Amendment .................................................................................................2
2.1.1 Rationale
................................................................................................................................... .........
2.1.2 Affected Area .....................................................................................................................................2
2
2.1.3 Potential Issues .................................................................................................................................3
E3.−Strateg−ci− a FlPolicy3AConsiderations
61
3.1 The Planning Strategy......................................................................................................6
3.1.1 Key Issues .........................................................................................................................................6
3.3.2 Policies
.................................................................................................................................. .............
7
3.2 Council Policies................................................................................................................9
3.2.1 Council's Strategic Directions (Section 30) Report............................................................................9
3.2.2 Infrastructure Planning.......................................................................................................................9
3.2.3 Other Policies or Local Issues ...........................................................................................................9
3.3 Minister's Policies ..........................................................................................................10
3.3.1 Planning Policy Library ....................................................................................................................10
3.3.2 Existing Ministerial Policies (Section 25(5), 26 and Section 29) .....................................................10
3.3.3 Ministerial DPAs...............................................................................................................................11
4.1 Investigations .................................................................................................................12
4.1.1 Investigations Previously Undertaken .............................................................................................12
4.1.2 Investigations Proposed to Inform this DPA
...................................................................... ..............
12
4.2 Consultation....................................................................................................................13
L5−.
1.1
5.1 DPA Process ...................................................................................................................15
5.2 Interim Operation............................................................................................................15
J7
1I t I i
6.1 Professional Advice .......................................................................................................16
Table of Contents
6.2 Document Production ....................................................................................................16
6.3 Mapping...........................................................................................................................16
Process B2 (consultation approval not required) Timetable.............................................17
SOl (Final Amended) −Townships and Town Centres−V5−12−7−14−changes accepted 4−9−14
I Introduction
Pursuant to section 25(1) of the Development Act 1993 (the Act) the Coorong District Council (the
Council) has reached agreement with the Minister on this Statement of Intent (SOl) prepared by the
Council in accordance with the Development Regulations 2008 (the Regulations).
The SQl details the scope, relevant strategic / policy considerations, nature of investigations to be
carried out, the consultation process and timeframes to be followed in preparing the DPA.
1.2
tt
{I.3!Statement
i
The Chief Executive Officer of the Council confirms the following:
•
The proposed DPA will assist in implementing the Planning Strategy.
•
The proposed DPA has been endorsed by Council.
•
All procedures, documentation and mapping will accord with relevant statutory requirements of the
Act and Regulations.
•
Sufficient Council resources will be devoted to completing the DPA within the agreed timeframe.
Council acknowledges that the Minister can lapse the DPA if key timeframes are not met by
Council pursuant to section 25(19) of the Act.
•
Council may use the outcome of investigations and other information produced by external
sources which will be reviewed by a qualified, independent professional advisor (pursuant to
section 25(4) of the Act).
1.2.1 Council Contact Person
The key Council contact person who will be responsible for managing the DPA process and who will
receive all official documents relating to the DPA is:
•
Jim Quinn, Manager Community Services, 8572 3611 (0428 321 166) jquinncoorong.sa.gov.au
2 Scope of the Proposed DPA
2.1.1 Rationale
The Coorong District Council's Strategic Directions Report (2011 SDR) identified a need to review the
Development Plan provisions related to townships. The SDR is a periodic review which is required to
ensure that Council's strategic directions include examination of how the Development Plan continues
to be relevant, community aspirations are addressed and that consistency with the Planning Strategy
is maintained.
The Council's SDR identified its priorities related to Development Plan investigations in order to:
Promote development in suitable locations, protect the environment and create a desired
character relevant to its urban and regional context; and
Provide more certainty and clarity for those proposing development and the wider
community.
A Townships and Town centres DPA was identified as a priority for 2013/2014.
The following issues to be addressed as part of this DPA were described generally as:
•
Ensuring provisions and zoning in Council's townships are appropriate, with particular emphasis
on Tintinara, Meningie and Tailem Bend.
•
Investigate options regarding tourism and signage.
From the Council's identified township development opportunities, the following key objectives were
listed as being the focus of a future DPA:
•
•
•
•
Ensuring the development of town centres is encouraged and commercial development
activity is increased;
Ensuring adequate residential and rural living land is available;
Reviewing the zoning pattern of Tintinara to facilitate future economic and orderly
development; and
Providing streetscapes and parklands that encourage travellers to visit towns and to promote
well being and recreational activity of residents.
2 . 1 2 Affected Area
The area affected by the proposed DPA can be described as follows:
•
Town Centre and Community zones within the principal townships of Tintinara, Meningie and
Tailem Bend
−
Town Centre and Community zones in Coonalpyn
•
Township Zone (Wellington East)
•
Town Centre Zone at Warrengie
•
Airfield Zones and existing airfields not in an Airfield Zones (Tailem Bend) and the extent of any
adjoining land that might be affected by aircraft noise or where building height limitations may
need to be applied. There may be consequential changes to policy in the Primary Production Zone
and or township zones where potential impacts are identified.
•
Boundary of the Rural Living Zone adjacent the township of Tintinara and the immediately
adjacent Primary Production Zone.
2
2. Scope of the Proposed DPA
It is intended that all Council wide modules can be updated to the current version of the South
Australian Planning Policy Library. To a minor extent that means that the whole council area could be
affected by the amendment.
The Area Affected by the proposed investigations is identified in general terms in the Figures in
Attachment A.
2.1.3 Potential Issues
Potential issues associated with the subject areas affected include:
Tailem Bend
•
Reviewing land use opportunities in the Community Zone and potentially reviewing the zoning
subject to identifying appropriate land use and development opportunities.
•
Reviewing Desired Character statements and general policies for zones within a 3km radius of the
Motorsport Park Zone so the potential development of sensitive uses (or where land division for
residential or rural living purposes is envisaged) are reflect the potential for a future airfield in the
Motorsport Park Zone.
•
Opportunities for expansion of the town centre are limited through the location of the primary
school, railway line, highway and residential areas north of North Terrace. The town centre is
however underutilised, with opportunity for redevelopment of existing sites and conversion of
dwellings to commercial operations in the longer term.
•
The Princes Highway frontage of the town centre is underdeveloped and there is an opportunity to
improve the streetscape to facilitate additional interest in the town centre and encourage travellers
to explore the township. The expansion of the town centre may need to occur to facilitate further
commercial activity. This may involve further encouragement of additional commercial businesses
to locate along the Princes Highway Service Roads. The Willow Street precinct development may
also assist in facilitating further commercial and retail development.
Refer Area Affected Figures 1.1 − 1.6
Meningie
•
New tourism development has been identified as an opportunity to reinvigorate the town and
needs to be investigated and encouraged. This may apply to the Town Centre Zone and or the
Community Zone. The area affected is included on Area Affected Figures 2.1, 2.2. and 2.3
•
The Warringie Development (previously known as Sweetwater and Coorong Cove) is a major
staged residential development within the environs of Meningie. The developers are considering
an amended layout around the town centre zone within the development area (but not any
substantial change to the land area dedicated to Town Centre). The Development Plan provisions
and Concept Plan may need to be amended. The area affected is included on Area Affected
Meningie Figure 2.4. Related Concept Plans and Policy Area maps may also be amended.
•
The Council endorsed a Master Plan in 2011 for the local business precinct of Meningie and
immediate adjoining areas. Essentially it covers an area within the Community Zone contained
between the Princes Highway and Lake Albert focussing on the Lions Park. This will be reviewed
to determine if any of those elements or completed works should be reflected in the Development
Plan. The area affected is included on Area Affected Figure 2.2.
•
The Town Centre Zone will be reviewed to investigate the potential to accommodate expansion of
commercial and retail development in the centre of town. Extension of the zone along the Princes
Highway (north and south), possibly along Narrung Road and Albert Road and possibly parallel to
the Princes Highway to include the western side of Bonney Street may be required. Any extension
of the Town Centre Zone will require consideration of off street parking options. The area affected
is included on Area Affected Figure 2.2.
Refer Meningie Area Affected Figures 2.1 − 2.4 inclusive.
3
Coorong DC Town Centres, Townships and Environs SO[
2 Scope of the Proposed DPA
Tintinara
•
Appropriate zoning within the town needs to enable suitable future development if the opportunity
arises. The zoning changes that occurred in 2008 in the General DPA appear to be much less
appropriate than the zoning in existence prior to the changes.
•
Consider expanding the Rural Living Zone on the west of town to address the existing zone
boundary anomalies which do not follow cadastral boundaries and potentially consider a concept
plan for the division of this expanded zone (note other Rural Living and Residential Zones east of
the town are being rezoned Primary Production in a separate DPA)
•
Future development at Tintinara will likely be focussed on servicing the surrounding agricultural
enterprises. The Community Zone will be reviewed in terms of its relationship with the Town
Centre Zone to determine if these zones provide reasonable flexibility for a range of possible
future uses.
•
The Tintinara Airfield may also be able to attract further commercial or other airport related
activity. Opportunities and zone provisions will be reviewed.
Refer Tintinara Area Affected Figures 3.1 and 3.2.
Coonalpyn
•
The township is only 30 minutes drive from the Motorsport Park Zone and there may be
opportunities for tourist accommodation. Policies in the Community and Town Centre zones will be
reviewed (noting that there is no mains wastewater scheme serving the township).
Refer Wellington East Area Affected Figure 4.1.
Wellington East (Town Centre Zone)
•
The Wellington East township includes existing undeveloped allotments in the northern part of the
Township Zone (refer Zone Map CooD/56) of approximately 2,000 square metres that were
created in the 1800s. This area is approximately 1km from the main stream of the river. Existing
allotments are positioned approximately 40 metres (a small number of allotments) up to 200
metres east of the common boundary with the River Murray Flood Zone. The size of the
allotments exhibit more of a country living character than the marina/residential allotments in the
Wellington East township.
•
These allotments are all in Wellington East Residential Policy Area 10 but are not served by the
Council operated CWMS. Policy Area 10 Principle 3(d) envisages residential development where
it is connected to a CWMS. The Council does not propose any increase in the capacity of the
existing system to extend to this area (see plan provided under separate cover).
•
The Council supports the identification of a new policy area for this land in order to enable on−site
treatment systems to enable the development of these existing allotments (subject to appropriate
engineering standards and site conditions for individual allotments. No further division of the
existing 2,000m2 allotments is envisaged it this approach is supported and this would be reflected
in any new/updated Desired Character statement. Identifying any other development constraints
associated with the existing allotments will also be considered as part of the investigations. The
development potential of the balance of the undivided part of Policy Area 10 is intended to be
considered in the investigations. The Council is also investigating developer agreements for the
construction of roads to service the land to minimise any public expenditure on land already
identified for residential purposes.
Refer Wellington East Area Affected Figure 5.1.
General Issues for Town Centres and Townships
•
There are airfields in an Airfield Zone adjacent Tintinara and Meningie. There is a private airstrip
near Tailem Bend in the Primary Production Zone and potential for an airstrip in the Motorsport
Park Zone south−east of Tailem Bend. Policies for land within a 3km radius (approximately) will be
reviewed to determine if potential impacts from airport operations or the location of future sensitive
development is adequately addressed. The policies for the Airfield Zone may also be reviewed in
4
2. Scope of the Proposed DPA
relation to envisaged forms of development compatible with airfields (but not the boundary of the
zone). Airstrips and Airfield Zones affected are identified in Figures 2.1. 2.2 3.2 and 6.1. Figures
1.5, and 1.6 represent areas potentially affected by possible future airstrip development in the
Motorsport Park Zone.
•
Review
Coo/
2−Advert
policies
isement related to signs (advertising) in particular the guidelines in Table
Standards and Guidelines.
•
Reviewing general opportunities for tourism related development (including accommodation) with
the aim to ensure policies are flexible in appropriate zones. Opportunities for 'stop, stay and
spend' at a range of destinations and the implications for planning policy will be investigated.
Lifestyle development close to existing services, including housing for older people. This may
include reviewing walking catchments within the three principal towns and ensuring universal
access for aged persons and people with a disability and policy promoting accommodation for
people with disabilities but with universally accessible design. Residential development is not
currently envisaged in the Community Zone but housing for older people or other supported
accommodation, and potentially lifestyle type residential developments could be considered in
strategic locations taking advantage of access to social services and public open space.
Review any South Australian Planning Policy Library relevant to urban development generally and
specific zones where applicable and update to Version 6 (or subsequent version current at the
time of the investigations).
•
•
•
Updating or introducing Desired Character Statements and/or Concept Plans where relevant to
any of the amendment recommendations.
3. Strategic and Policy Considerations
3.1 T h e P l a n n i n g Strategy
3 . 1 1 Key Issues
The DPA will support the relevant volume of the Planning Strategy (or draft Strategy) by implementing
the following targets:
Key Issues
How the target will be implemented:
Murray and Mallee Region Plan 2011
Environment and Culture
Related SA Strategic Plan Target
TI. 15
Tourism Industry
T5.9
Regional population levels
Economic Development
Strategic
T1.1
TI.5
TI. 10
TI. 15
TI.21
Plan Targets
Economic growth
Business Investment
Jobs
Tourism Industry
Strategic Infrastructure
Reviewing policies to facilitate the orderly development
of townships and town centres will concentrate urban
type development in defined areas which promotes:
•
development which is appropriately located and does
not adversely affect environmentally significant areas
and scenic landscapes
•
a desired character directly relevant to the particular
township or zone
•
development which is located to achieve an
appropriate separation between conflicting land
uses.
The DPA aims to ensure the policies are in place, in
addition to land being available for a range of urban
development opportunities, to:
•
promote the retention of the resident workforce
required to support a stronger economic base
•
attracting industry to the region, particularly where
there is infrastructure capacity for growth (for
example, roads and rail and building on opportunities
associated with the Motorsport Park Zone)
•
protect strategic infrastructure and employment lands
from incompatible development
•
reinforce the region as a preferred tourism
destination
•
focus commercial development in key centres and
ensure it is well sited and design.
Population and settlements
The DPA aims to ensure the policies are in place:
Related
TI. 15
TI.21
T2.4
T5.9
T6. 7
T6. 10
•
to strategically manage town growth where
appropriate
•
design towns to provide safe, healthy accessible and
appealing environments
•
provide land for a supply of diverse, affordable and
sustainable housing to meet current and future
needs
•
direct growth opportunities where it will make the
best use of existing social infrastructure
SA Strategic Plan Target
Tourism Industry
Strategic Infrastructure
Healthy South Australians
Regional population levels
Affordable housing
Housing for people with
disabilities
6
Coorong DC Town Centres, Townships and Environs SO!
3.Strategic and Policy Considerations
3 . 3 . 2 Policies
The DPA will support the relevant volume of the Planning Strategy (or draft Strategy) by implementing
the following policies:
Murray and Mallee Region Plan 2011
Policy
How the policy will be implemented:
Environment and Culture
Water
Ensure relevant SAPPL policy is up to date and consider
1.1 Apply WSUD techniques in new
content of Desired Character statements and or concepts
developments (including residential, retails, plans for any new urban areas identified or rezoned.
commercial, institutional, industrial and
transport)
Land Biodiversity
1.15 Identify and maximise opportunities to
increase biodiversity into the urban form,
either at the streetscape level or through
open space
The DPA will examine growth opportunities but
essentially maintain relative compact urban boundaries.
Create conditions for the region to become
resilient to the impacts of climate change
2.8 Provide for the incorporation of
sustainable energy generation and water
supply in the design of developments and
subdivisions
(for example, stormwater
re−use,
and wind and solar photovoltaic
technologies)
The investigations will review policy gaps to ensure any
planned new or infill growth areas will be assessed
against policy relevant to these issues.
Identify and protect desired town character
4.2 Identify the desired character of towns
and parts of towns, and ensure the design
of buildings and public places, such as
streetscapes and entrances, supports the
desired character.
Subject to amendments recommended, the DPA will
review the appropriateness of Desired Character
Statements to ensure desired town character is
appropriately identified or protected. This is particularly
important for entrances to towns and along major local
roads adjacent town centres.
Economic Development
5.2 Establish appropriate buffers to protect
existing strategic infrastructure, as well as
sites and corridors identified as potential
locations for future infrastructure, from
encroachment by uses that may
compromise their operation or expansion.
Any planned township expansion or infill opportunities
will need to be considered in the context of constraints
associated with strategic rail and other freight (road
transport) infrastructure.
Assess the acoustic environment to determine its
suitability for residential development having regard to
current and anticipated future vehicle traffic on major
freight routes, railway (freight and passenger) corridor
and any other potential noise generating activities.
Assess the suitability of applying Minister's Noise
specification.
5.5, 5.6, 5.7, 5.9 Manage the interface
between infrastructure (including
aerodromes and airstrips) and residential
and other sensitive uses to ensure
adequate protection against noise and air
pollution.
In analysing residential development opportunities there
will need to be appropriate consideration of the current
and planned operation of and aerodromes and airstrips.
7.1, 7.3, 7.6 Protect, enhance and promote
the assets that attract tourists and are of
value to the town. Provide for good quality,
environmentally sound tourist
accommodation that is linked to the natural
landscape and/or character of towns, and
upgrade
eco−campn
i g existing caravan parks and
facilities to contemporary
standards, including the provision of high−
eco−friendly,
quality,
w
alk−in/walk−low−impact,
out
tourism in suitable
environments.
7.1, 7.3, 7.6 Protect, enhance and promote the assets
that attract tourists and are of value to the town. Provide
for good quality, environmentally sound tourist
accommodation that is linked to the natural landscape
and/or character of towns, and upgrade existing caravan
parks and camping facilities to contemporary standards,
including the provision of high−quality, low−impact,
friendly, walk−in/walk−out tourism in suitable
environments.
9.3 Reinforce the supporting commercial
and services role of Tailem Bend.
The DPA investigations, consistent with the Council's
2011 SDR, will review Development Plan policies to
ensure the content supports this role and function.
9.6, 9.9 Locate commercial activities in
existing town centres or commercial zones,
which should be expanded where
necessary to support activity
commensurate with the town role.
Reviewing the Community Zone and the land use
opportunities within it to facilitate economic development
(assuming that zoning is no longer appropriate for a
particular town) will need to be cognisant of the potential
to expose residents to different impacts either through
noisy land uses or different traffic volumes and the like.
Commercial expansion and economic development
opportunities in the context of potential impact on the
viability of established commercial zones or the function
of other towns.
Population and settlements
10.1, 10.2, 11.3
The investigations will consider additional demand for
new homes in the main towns, assuming retirees living in
rural areas move closer to health and community
services and aged care facilities. This will be considered
against the availability of land zoned for residential
purposes, existing and future demand for services, and
how this relates to the district and its share' of growth
targets for the region
10.3, 10.10, 10.11
Development in areas remote from
infrastructure should be self−sufficient in
energy, water supplies and wastewater
management.
Restrict ad hoc construction of isolated
rural dwellings and subdivision of rural
lands through the planned expansion of
towns, increasing density within town
boundaries, appropriate intensification of
existing rural living zones and strategic
designation of new rural living zones
outside areas of primary production
significance.
The SDR 2011 anticipated some additional demand for
rural living. It is unlikely that mains services (other than
power) will be accessible in all instances and there will
need to be an expectation of self sufficiency in such
development. Locations that are accessible via existing
made roads will be preferred such that there is not
additional demand on Council expenditure.
The investigations will consider the availability of
undivided land and allotments currently zoned for rural
living without diversifying the locations for rural living
allotment creation in the vicinity of townships or rural
areas generally. The existing rural living areas around
townships are not generally recognised as areas of
primary production significance.
10.5 Build on the character and cultural
heritage of the lakeside town of Meningie.
Concept plans and policy will be reviewed to reflect
desired character and related development matters.
10.6, 10.7, 11.4, 12.4
Provide a range of aged care
accommodation (locating supported aged
The DPA will consider review of the Community Zone
and other zones where residential development is
envisaged to ensure opportunities for a range of
accommodation types can be realised, particularly in
care accommodation in towns with health
services); Provide opportunities for
those townships which have a service role.
lifestyle/retirement village type
accommodation; Locate health, community
and education facilities and services where
the community will have equitable access;
Ensure that land is made available for
public and social housing in towns with a
service role.
11.1, 11.3, 11.6, 11.9
Reinforce those elements (natural and built)
that contribute to the unique character and
identity of towns, including landscapes,
building design, streetscape design and
built heritage; Design all developments to
minimise their visual and physical
intrusiveness and ensure they are
sympathetic to cultural and landscape
features and contribute to the desired
character of the area.
The overriding objective of the DPA is to retain town
centres as the focus of retail, commercial, recreational,
entertainment, community and civic activities in
accordance with the role and function of the town.
Desired character statements provided an opportunity to
build on general objectives and principles which guide
development assessment.
3.2.1 Council's Strategic Directions (Section 30) Report
Recommendations from Council's Strategic Directions (Section 30) Report 2011 supporting the
proposed DPA are related to the Council DPA priorities identified for 2013/14 and 2014/15:
Town Centre/Township DPA
•
Update BDP version/Miscellaneous DPA
The potential issues identified in 2.1.3 were highlighted in the SDR and are still current.
3.2.2 Infrastructure Planning
The proposed amendment will be consistent with current infrastructure planning (both social and
physical) identified in council's strategic directions report and its Community Needs Analysis.
This DPA will build on this work by:
•
Seeking input from relevant government agencies (e.g. health, education etc)
•
Seeking input from Regional Development Australia including the Murrayland Regional Tourism
Partnership
•
South Australian Tourism Commission on implications of its Regional Plan (which was in draft
form at the time of the Council's SDR)
3.2.3 Other Policies or Local Issues
The policies of this DPA will be consistent with the policies in:
•
The Council−wide section of the Development Plan
Building near Airfields
Centres and Retail Development
9
Community Facilities
Design and Appearance
Infrastructure
Interface between land uses
Land Division
Orderly and Sustainable Development
Open Space and Recreation
Supported Accommodation and Housing for Seniors
Tourism
Transportation and Access
The above modules are the most relevant to the types of issues being considered in this DPA. All
Council wide polices will be reviewed against the latest version of the South Australian Planning Policy
Library (SAPPL) to ensure they are up to date.
Council's Current DPAs
There are no current Council DPAs.
The Development Plans of adjoining areas are:
Kingston
Tatiara
Alexandrina
Murray Bridge
Karoonda East Murray
Southern Mallee
The above Local Government Areas adjoin the Coorong District Council. Each has or is in the
process of updating its Development Plan based on the SAPPL. To that extent the broader objectives
and the structure of a hierarchy of townships and service centres are similar and complementary to
that in the Coorong LGA, there will be general consistency between the Development Plans. The
proposed DPA will not change the current a hierarchy of townships and service centres hence there is
not likely to be any direct impact on other urban centres in adjoining LGAs.
Schedule 4 of the Regulations
Schedule 4 sets out those types of development that are complying (whether listed in the
Development Plan or not). There will be no impact on the Development Plan in terms of its
consistency with Schedule 4.
3.3.1 Planning Policy Library
The DPA will update the Development Plan to the latest version of the Planning Policy Library.
Council does not anticipate that the DPA will involve the introduction of variation to the Planning Policy
Library, however, should the investigations identify that local additions or variation to module policy is
necessary, justification will be provided in the DPA.
3 . 3 . 2 Existing Ministerial P o l i c i e s ( S e c t i o n 2 5 ( 5 ) , 2 6 a n d S e c t i o n 29)
There are no existing Ministerial policies introduced through section 25(5), 26 or 29 of the Act that are
intended to be amended by this DPA.
10
3.3.3 Ministerial DPAs
No relevant Ministerial DPAs have been identified that relate to Council's investigations.
11
4. Investigations and Consultation
4.1.1 Investigations Previously Undertaken
Investigations previously undertaken (prior to the preparation of this SOl) that will inform this DPA
include the following:
Coorong Tourism and Economic Development Plan 21 November 2011
Coorong Tourism and Economic Development Plan − Situation Analysis Report May 2011
Coorong Community Needs Analysis
4.1.2 Investigations Proposed to Inform this DPA
Additional investigations (including those arising from issues not addressed in the Planning Policy
Modules) to inform this DPA will include the following:
•
Subject to availability of data, map social infrastructure, open space and other Council assets
(where available) to consider distribution and consider against Community Needs Analysis for
affected townships where warranted.
•
The investigations will examine the land use and physical infrastructure components that make up
the town centres and adjacent Community Zones. Analysis will be conducted into the current and
prospective levels of demand for various community, retail and commercial uses to determine the
appropriate size and composition of these zones relative to each centre and their context in the
LGA generally. Surveys will be undertaken to identify those sites that may have possible
redevelopment / rezoning potential for envisaged/desired uses suited to their locality, with the aim
of considering the zoning and policy approach to be formulated for these sites. The Council is
aware that the State Government is reviewing policy modules for mixed use environments and
activity centres. These are likely to have greater application in metropolitan context, but if available
will be reviewed for their relevance to the townships under investigation in this DPA.
•
In the event there is any proposed expansion or change to the boundary of town centres and or
land uses envisaged in zones affected by any recommendations, there may need to be traffic
management investigations to ensure there are no consequential impacts on safe and orderly
traffic movement and access. The need for detailed investigations will be subject to the extent of
any changes proposed and may include parking, pedestrian linkages and related matters if there
is an identified need to inform future development by way of a concept plan or similar. The
preparation of concept plans and or amendments to Desired Character statements may be
considered.
•
In the event there is any expansion of or change to the boundary of town centres and or land uses
envisaged in the Town Centre or Community Zones identified, investigate the capacity of existing
CWMS and mains sewer systems to ensure they are able to manage the additional community
wastewater that will result from the increased development.
•
Analysis of residential and rural living land supply (land available for division and vacant
allotments) and constraints to assist in the analysis of demand and supply matters for individual
townships. Undertake a desk top site history analysis to identify possible potentially contaminating
activities on any land proposed for introducing residential development or proposed rural living.
o
Review of airfield operations where applicable to the locality of the townships identified in this
DPA. Investigate the potential for any interface conflict between the existing airfields and proposed
sensitive uses.
12
4 Investigations and Consultation
•
For Wellington East, undertake a full evaluation of onsite wastewater disposal system constraints
and capabilities (including modelling the likely nutrient and water balances) of the affected land at
Wellington East to determine if the land is suitable for on−site disposal of wastewater.
•
Investigate potential impacts of incompatible development on the operation on existing airstrips
(e.g. Meningie, Tintinara) in Airfield Zones. Review other existing (Brooklands Air Park) and
potential airfield sites (Motorsport Park Zone) to ensure there are policies in place that minimise
the risk of incompatible development on existing and envisaged operations.
•
•
Investigate the proximity of the land affected to landfill sites (including historic landfills) and
undertake a landfill risk assessment for all land for rezoning within 500 metres of a landfill.
Identify whether any registered Aboriginal heritage sites exist within the Area Affected and are
likely to be impacted by proposed development (note it is not proposed that registered sites be
identified in the Development Plan).
•
Investigate the impact of high pressure gas pipelines on the affected area and determine an
appropriate policy response.
•
Council will consider the need for target workshops with various interest groups and or within each
township subject to the issues arising from preliminary investigations.
The following agencies, State Members of Parliament, interested parties, individuals and Councils will
be consulted during the consultation stage of the DPA:
•
Department of Planning Transport and Infrastructure
•
Department for Health and Ageing
•
Department for Education and Child Development
•
Department of Environment, Water and Natural Resources
•
Department for Communities and Social Inclusion (Housing SA and SA Community Housing
Authority)
•
Environment Protection Authority
•
Office of Recreation and Sport
•
ElectraNet
•
SA Power Networks
•
South Australian Murray−Darling Basin Natural Resources Management Board
•
South East Australia Gas Pty Ltd (SEA Gas)
•
South East Natural Resources Management Board
•
South Australian Water Corporation
•
SA Tourism Commission
a
Regional Development Australia Murraylands and Riverland
•
Federal Member for Barker
•
State Member for MacKillop
•
State Member for Hammond
Adjoining Councils
•
District Council of Karoonda East Murray
•
Southern Mallee District Council
•
Tatiara District Council
13
4. Investigations and Consultation
•
Kingston Regional Council
•
Rural City of Murray Bridge
•
Alexandrina Council
The council will consider a targeted engagement strategy with other key stakeholders to be consulted
during the investigations stage for input into the proposed DPA. These will include land owners of
strategic sites within each township.
Consultation with the public will be undertaken in accordance with the requirements of the Act and
Regulations. This will include:
•
A notice in the Government Gazette.
•
A notice in the Murray Valley Standard and the Border Chronicle.
•
The scheduling of a Public Meeting at which any interest person may appear to make
representations on the proposed amendment.
•
Other opportunities prior to the statutory consultation procedures will be identified subject to
Council's consideration of an engagement strategy.
14
5. Proposed DPA Process
Council intends to undertake the following DPA process (check box):
1−1
Process A
Agencies will be consulted on a draft version of the DPA for a period of 6 weeks. A copy of the DPA,
and copies and a summary of agency submissions, will then be sent to the Minister for approval to
release the DPA for public consultation.
Process B I ( w i t h c o n s u l t a t i o n approval)
A copy of the DPA will be sent to the Minister for approval to release it for concurrent agency and
public consultation (not more than 8 weeks for agency comment and not less than 8 weeks for public
comment).
Process B2 (consultation approval n o t required)
A copy of the DPA will be released for concurrent agency and public consultation (not more than 8
weeks for agency comment and not less than 8 weeks for public comment).
Process C
A copy of the DPA will be released for concurrent agency and public consultation (not more than 4
weeks for agency comment and not less than 4 weeks for public comment). Landowners and
occupiers identified in the SO! will receive direct notification of the DPA.
5 . 1 . 1 Rationale
Process B2 has been selected because the matters to be investigated are consistent with those
identified in the Council's 2011 Strategic Directions Report which was the subject of both agency and
public consultation. As there is no anticipated impact on adjoining Council's Development Plans and
the amendments will be contained to the locality of individual towns (without reducing the ability to
undertake commercial and other economic development in those townships), and envisaging that
some level of direct engagement with stakeholders (particularly land owners potentially affected) will
occur as part of the investigations, the ability for the public and agencies to comment concurrently is
considered appropriate in this instance.
Interim Operation is being not being considered for this DPA.
15
6. Professional Advice and Document Production
The Council will engage a consultant to provide the professional advice required.
This person(s) will satisfy the professional advice requirements of the Act and Regulations and will
provide advice to the council prior to the preparation of the DPA. This person is not considered to have
a conflict of interest or perceived conflict on interest in the DPA.
The DPA (including the structure, amendment instructions and mapping) will be prepared in
accordance with the Technical Guide to Development Plan Amendments issued by the Department for
Planning, Transport and Infrastructure (the Department) and any templates, except as mutually
agreed.
To ensure certainty as to the correct version of the DPA, the DPA will contain a date in the footer (eg
version 5 July 2007). The footer will be located on every page of the DPA, including the proposed
amendments (including mapping).
The Chief Executive Officer of the council will ensure that the policies implement the Planning
Strategy, all procedures have been completed within the statutory requirements, and that mapping is
correct prior to issuing a certificate in accordance with the Act. If this is not the case, the council will
take responsibility for the DPA until the matter has been resolved.
Council will obtain electronic copies of all the affected maps and/or figures from the Department prior
to the commencement of mapping amendments to ensure all mapping is amended based on current
map bases.
Amendments to maps will be provided in the required format to the Planning Division of the
Department. Mapping amendments for this DPA will be undertaken by:
To be advised (external consultant to be engaged for this purpose).
16
7. Proposed DPA Timetable
The following timetable is proposed for this DPA based on the selected process. Council will take
steps to update this timetable if it appears at any stage that Council will require an extension to
complete a task.
Steps
Responsibility
Agreed Timeframe from Minister's
Approval
Council
32 weeks
Development
Investigations conducted; DPA
prepared
From SO[ agreement − up to DPA
consultation commencing
Agency and public consultation
concludes
Council
8 weeks
Summaryk.) LConsultation and Pro •i.i−iii Amendmen
Public Meeting held; submissions
summarised; DPA amended in
accordance with Council's
assessment of submissions; SCPA
prepared and lodged with the
Department
Council
8 weeks
Public consultation closes − SCPA
lodged with the Department
SCPA assessed and report on DPA Department
prepared for Minister
7 weeks
Minister considers report on DPA
and makes decision
Minister
4 weeks
Approved amendment gazetted
Department
2 weeks
Following Ministerial approval of the proposed amendment, it is forwarded to the Environment,
Resources and Development Committee of Parliament for review.
17
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1 = 3
Zones
slow
Deferred Urban
Airfield
nduSl
Cu
prrnacy prodnclon
River Murruy Flood
R
River Murray Fringe
Town Centre
urr1ar
Zone
OevelO ment plan
c o mun
Residential (pan)
n
policicS f l i)tliOT r r r e may
o f mpfiC
regjr,.imlln I C r u r r t
of airfi
ndfiry
oprnt'flS
MENINGE
CoOt)161
Zone Map
−
_ −− . a
.− .
_
− −−
− .−
− −
0
500m
Larnte'ts Cor'orval C o i c Projection GDA44
Zones
CR
Con
DU
R
Residential
RMR
River Murray Flood
River Murray Frnge
RMFr
Rut.
Rural Living
TCe
Town Centre
I Zone Boundary
−
Area Affected
Figure 2.3
Caravan and Tourist Park
Conservation
Deferred Urban
− . Development Plan floundary
MENINGIE
Zone Map CooDI60
Zones
Cu
Community
n r b
Conic
GOA4
0
lOOm
Area Affected
Figure 2.4
area affected
(approximate)
Zones
Con
RuL
Zones
Conservation
Rural Living
I Zone Boundary
— — . — . Development Plan Boundary
− −
−
MENINGIE
Zone Map CooD/66
ENLARGEMENT
R
Residential
W e
Tosn Centre
'Related Concept Plan and
p c y area maps may be amended
0
500m
Area Affected
Figure 3.1
Zones
_____
DU
Deferred Urban
Zones
Hin
Home Industry
Cu
In
PrPro
Industry
Primary Production
R
Residential
I Zone Boundary
area affected
Community
Primary Production
R
Residential
RuL
Rural Living
1 Town Centre
TINTINARA
Zone Map CooDI41
−
S172
L 3 , b r t s ConlomI
COflC P T O ) b o f l .
GOA34
0
500m
Area Affected
Figure 3.1 ENLARGEMENT A
Zones
Dl)
1 area affected
Deferred Urban
Home Industry
Zones
Hin
Cu
Community
In
Industry
PrPro
PrPro
Primary Production
Primary Production
Residential
R
I Zone
Boundary
R
Residential
RuL
Rural LMng
TCO
Town Centre
TINTINARA
Zone Map C o o D141
MI
Al
5197
S
92
91'o
,IHIn/
MI
SM
'.5
See eIIIIIrfJIJIOISIIt SlOp for accurate rept050IltlOIOfl
LarnOertS Corforr4aI Ccs c Pro .9l.41. 50994
1
500m
U
−
Area Affected
Figure 3.2
Zones
Hrit
Industry
In
Industry
PrPro
Primary Production
Residential
R
RUL
I _ _ I
Rural LIVIng
Zone Boundary
TINTtNARA
Coo0142
Map
Zone
Zones
Airfield
A
I
C
I
B
PrPro
H
10,
180
0
1
I
S103
n
In
uL
S22
M
S96
Ana
I
Ccpfnnral C c r r P ; n t c i . t3CA9−i
0
500m
Area Affected
Figure 4.1
Zones
BH
In
PrPro
R
RuL
−− −,
Bulk Handling
Industry
Pilmary Production
Residential
Ruial Living
I Zor'e Boundary
COONALPYN
C
=
area affected
(approximate)
Zones
Cu
Community
TCe
Town Centre
Zone Map CooDI38
/
I
Murray
,
Bridge /
Council/
I
I
1
/
/
/
H
1
−
RMFI
MOB
MI
lamberts Goolornal Conic Picieericn,
GDA04
0
500m
Area Affected
Figure 5.1
WELLINGTON EAST
Zone Map CooDI56
Zones
RMFI
River Murray Flood
RMFr
River Murray Fringe
I
I Zone Boundary
area affected
Zones
T
TI)WnIhip
See enlargement map for accurate representation.
Lamberis Conformal Conic Prcjecon, GDA94
0
−
Area Affected
Brookiands Air Park
Figure 61
Zones
Conservation
Primary Production
M I
River Murray F −
I
−
Brooklaflds Air Park
River Murray Flood
−
−.
j
Zone t3ou'idary
Development Plan
2 000m
r
i
n
g
e
z
o
n
Policies in the Primary Production
e
may be reviewed in the
context of impacts of air park
operations (2−,'km radius)
Zone Map CooD/4

Information Document - Statement of Intent for Town Centres DPA

Transcription

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