Port Elliot West Community - Alexandrina Council

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Alexandrina Council Port Elliot West Community Policy Area Development Plan Amendment

Explanatory Statement and Analysis March 2014

For Consultation

Port Elliot West Community Policy Area DPA Alexandrina Council Have Your Say

Table of Contents Have Your Say .............................................................................................. 3 Explanatory Statement ................................................................................ 4 Introduction .................................................................................................................................. 4 Need for the amendment ............................................................................................................. 4 Statement of Intent ....................................................................................................................... 5 Affected area ................................................................................................................................ 5 Summary of proposed policy changes ....................................................................................... 5 Legal requirements ...................................................................................................................... 6 Interim operation .......................................................................................................................... 6 Consultation ................................................................................................................................. 6 The final stage .............................................................................................................................. 7

Analysis ......................................................................................................... 9 1. Background .............................................................................................................................. 9 2. The strategic context and policy directions ..........................................................................11 2.1 Consistency with South Australia’s Strategic Plan .................................................................................... 11 2.2 Consistency with the Planning Strategy .................................................................................................... 12 2.3 Consistency with other key strategic policy documents ............................................................................ 12 2.3.1 Council’s Strategic Management Plan, 2014-2023 ........................................................................ 12 2.3.2 Strategic Directions Report, Alexandrina Council ........................................................................... 14 2.3.3 An Aquatic Centre Concept and Feasibility Analysis, 1990 ........................................................... 14 2.3.4 South Coast Study: Keeping Pace, Centre for Economic Studies, 2001 ....................................... 14 2.3.5 Southern Fleurieu Family Strategy Report, 2004 ........................................................................... 14 2.3.6 Southern Fleurieu Regional Recreation, Sport and Open Space Strategy, 2004 .......................... 15 2.3.7 An Indoor Recreation Facility Location Options Study, 2006 ......................................................... 16 2.3.8 Recreation Today and Tomorrow: Current and Future Social and Recreational Needs of Older People in the Southern Fleurieu Peninsula, 2006 ................................................................................... 16 2.3.9 Memorandum of Understanding, City of Victor Harbor and the Alexandrina Council, 2007 .......... 16 2.3.10 City of Victor Harbor Urban Growth Management Strategy, 2008-2030 ...................................... 16 2.3.11 Southern Fleurieu Positive Ageing Taskforce Community Consultation, 2011 ............................ 17 2.3.12 Joint Working Party, City of Victor Harbor and the Alexandrina Council, 2012 ............................ 17 2.3.13 Strategic Directions Report, Discussion Paper, City of Victor Harbor, 2013 ................................ 17 2.3.14 Strategic Management Plans (City of Victor Harbor - Community Plan 2022 and Alexandrina Council - Connecting Communities Plan 2014-23).................................................................................. 17 2.3.15 Landscape Character and Visual Assessment, Hemisphere Design, 2013 ................................. 18 2.3.16 Regional Aquatic Centre Business Case, 2013............................................................................ 19

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Port Elliot West Community Policy Area DPA Alexandrina Council Have Your Say

2.3.17 Local Government Act Prudential Report, 2013 ........................................................................... 19 2.3.18 Summary of Community Consultation, 2013 ................................................................................ 20 2.3.19 Infrastructure planning .................................................................................................................. 20 2.3.20 Current Ministerial and Council DPAs .......................................................................................... 21 2.3.21 Existing Ministerial Policy .............................................................................................................. 21

3. Investigations ......................................................................................................................... 22 3.1 Investigations undertaken prior to the SOI ................................................................................................ 22 3.2 Investigations undertaken to inform this DPA ............................................................................................ 22 3.2.1 Demand and supply analysis .......................................................................................................... 22 3.2.2 Site suitability and capability assessment ....................................................................................... 25 3.2.3 Environmental assessment ............................................................................................................. 32 3.2.4 Production potential of agricultural land .......................................................................................... 35 3.2.5 Potential interface issues ................................................................................................................ 36 3.2.6 Infrastructure analysis ..................................................................................................................... 37 3.2.7 Potential site contamination ............................................................................................................ 42 3.2.8 Concept Plan................................................................................................................................... 42

4. Recommended Policy Changes ............................................................................................ 44 4.1 State Planning Policy Library update ......................................................................................................... 44

5. Consistency with the Residential Code ................................................................................ 44 6. Statement of statutory compliance ....................................................................................... 44 6.1 Accords with the Planning Strategy ........................................................................................................... 45 6.2 Accords with the Statement of Intent ......................................................................................................... 45 6.3 Accords with other parts of the Development Plan.................................................................................... 45 6.4 Complements the policies in the Development Plans for adjoining areas ................................................ 45 6.5 Accords with relevant infrastructure planning ............................................................................................ 45

References/Bibliography ............................................................................ 46 Schedule 4a Certificate .............................................................................. 47 Appendix A – Assessment of the Planning Strategy ................................. 48 Appendix B .................................................................................................. 60 Appendix C .................................................................................................. 61 The Amendment .......................................................................................... 63

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Port Elliot West Community Policy Area DPA Alexandrina Council Have Your Say

Have Your Say

The Development Plan Amendment (DPA) is available for inspection by the public at the Council Office at 11 Cadell Street, Goolwa and website (www.alexandrina.sa.gov.au) from [insert date] until [insert date]. During this time anyone may make a written submission about any of the changes the DPA is proposing. Submissions should be sent to the Chief Executive, Alexandrina Council, PO Box 21, Goolwa SA 5214 by [insert date]. Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held. If required, a public hearing will be held on [insert date] at [insert venue].

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Port Elliot West Community Policy Area DPA Alexandrina Council Have Your Say

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

   

An Explanatory Statement (this section) Analysis, which includes: - Background information - Investigations - Recommended policy changes - Statement of statutory compliance References/Bibliography Certification by Council’s Chief Executive Appendices The Amendment.

Need for the amendment Further to recent community engagement, the City of Victor Harbor has been successful in obtaining a $7.5 million Federal Government grant via the Regional Development Australia Fund (RDAF) Grant Program for the construction of a $21 million Regional Aquatic Centre on the land affected by this DPA. The project has been supported by State and Federal MPs, regional authorities, regional and local community, schools, health and community groups – the Alexandrina Council proposes to amend the Development Plan in order for the Development Plan policies to better reflect and promote the development. The proposed Regional Aquatic Centre aims to deliver a sport and recreation facility to support community needs for the Fleurieu region and in particular for the benefit of the community in both the City of Victor Harbor and the Alexandrina Council areas. In addition the Alexandrina Council has identified the need to help facilitate (as part of an integrated community development) a range of allied community, health/wellbeing, medical and recreation facilities inclusive of aged care/nursing home facilities (to the east of the proposed Regional Aquatic Centre) – such facilities would provide integrated health/medical services and aged care facilities, within a landscape setting. The Community Policy Area would serve as an integrated community and wellbeing service centre, strategically located between the urban centres of Victor Harbor, Port Elliot, Middleton and Goolwa. Please refer to Section 1 for further details about the background to the project.

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Port Elliot West Community Policy Area DPA Alexandrina Council Explanatory Statement

Statement of Intent The Minister has agreed to support the Council initiating a Development Plan Amendment to rezone the land, identified in Figure 1, to facilitate future community facilities and services, based on the background outlined in the Statement of Intent, January 2014. The Statement of Intent relating to this DPA was agreed to by the Minister on 29 January 2014. The issues and investigations agreed to in the Statement of Intent have been undertaken or addressed.

Affected area The Affected Area of the proposed DPA is shown in Figure 1.

Industry Zone

Primary Production Zone Residential Zone

Residential Zone

Figure 1 – Affected Area

The Affected Area, owned by Grove One Pty Ltd, is located on the corner of Waterport Road and Ocean Road, Hayborough – on the eastern periphery of the township of Victor Harbor and 2.7 kilometres to the west of the township of Port Elliot. The total land parcel owned by Grove One Pty Ltd is described in Certificate of Title Volume 6082 Folio 451, comprising of Lot 904 and 905 Hundred of Goolwa – and has a total area of 64.36 hectares. The Affected Area by the proposed rezoning occupies an 8 hectare (approximately) portion of the land.

Summary of proposed policy changes The DPA proposes the following changes:

 

Creation of the Port Elliot West Community Policy Area, for the Affected Area, within the Primary Production Zone, inclusive of:- Desired Character Statement - Objectives and Principles of Development Control that envisage community, health, medical, recreation and allied health/wellbeing facilities inclusive of aged care/nursing home facility and related land division - Procedural matters for envisaged forms of development being Category 1 and not being identified as a ‘non-complying’ form of development Insertion of a Concept Plan Resultant amendments to relevant Maps – as contained in Attachment C and D

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Port Elliot West Community Policy Area DPA Alexandrina Council Explanatory Statement



Minor consequential cross-referencing alterations within the Orderly and Sustainable Development module, Primary Production Zone and Table Alex/1 – Building Setbacks from Road Boundaries

Legal requirements Prior to the preparation of this DPA, Council received advice from a person or persons holding prescribed qualifications pursuant to Section 25(4) of the Development Act 1993. The DPA has assessed the extent to which the proposed amendment:     

Accords with the Planning Strategy Accords with the Statement of Intent Accords with other parts of the Alexandrina Council Development Plan Complements the policies in Development Plans for adjoining areas Accords with relevant infrastructure planning Satisfies the requirements prescribed by the Development Regulations 2008.

Interim operation The Council seeks to consider options for interim operation pursuant to Section 28(1) of the Development Act 1993.

Consultation The following stakeholders will be consulted on the DPA:                   

Department of Planning, Transport and Infrastructure Department of Environment, Water and Natural Resources Department of Sport and Recreation Department of Communities and Social Inclusion Department of Education and Child Development Department of Further Education, Employment, Science and Technology Department of Health Department of Primary Industries and Regions Department of Manufacturing, Innovation, Trade, Resources and Energy Environment Protection Authority Department of the Premier and Cabinet SA Water Corporation SA Power Networks SA Country Fire Service SA Tourism Commission Electranet Adelaide, Mount Lofty Ranges NRM Board State Emergency Service The Ngarrindjeri Regional Authority

The following agencies, Members of Parliament, interested parties, individuals and Councils will be consulted on the DPA:     

Michael Pengilly, Member for Finniss Adrian Pederick, Member for Hammond Isobel Redmond, Member for Heysen Regional Development Australia – Adelaide Hills, Fleurieu and Kangaroo Island Adjoining Councils

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

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Port Elliot West Community Policy Area DPA Alexandrina Council Explanatory Statement

   

A notice in the Government Gazette A notice in The Times and the Southern Argus Via Council’s website and community publications The scheduling of a Public Meeting at which any interested person may appear to make representations on the proposed amendment.

All written and verbal submissions made during the consultation phase will be recorded, considered, summarised and responses provided. Subsequent changes to the DPA may occur as a result of this consultation process. Important Note for Agencies: This DPA includes modules from the State Planning Policy Library. As the policy library was subject to agency consultation during its development, agencies are requested to comment only on the range and application of the modules selected and not on the actual policy content, except where that policy has been included as a local addition. Agencies are invited to comment on any additional issues (if relevant).

The final stage Upon the conclusion of the consultation process, Council will consider the comments received and make any appropriate changes. A report on this (the Summary of Consultations and Proposed Amendments report) will be sent to the Minister. The Minister will then either approve (with or without changes) or refuse the DPA.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Analysis 1. Background Regional Aquatic Centre The City of Victor Harbor obtained Development Plan Consent, on 19 September 2013, to construct a Regional Aquatic Centre on land adjacent the corner of Waterport Road and Ocean Road, Hayborough – the proposal is now the subject of a planning appeal. The proposed Regional Aquatic Centre aims to deliver a sport and recreation facility to support community needs for the Fleurieu region and in particular for the benefit of the community in both the City of Victor Harbor and the Alexandrina Council areas. The City of Victor Harbor has been successful in obtaining a $7.5 million Federal Government grant via the Regional Development Australia Fund (RDAF) Grant Program for the $21 million project – with the balance funded by the two Councils. The RDAF Grant application was supported by State and Federal MPs, regional authorities, regional and local community, schools, health and community groups. The proposed development site has been gifted to the Councils by the owners of the site, Grove One Pty Ltd, through a ‘Heads of Agreement’ relating to the proposed development of the land.

Figure 2 – Regional Aquatic Centre

Catchment area As of the 2006 Census, the combined total population between the City of Victor Harbor and Alexandrina Council was estimated at 32,715 people - 12,012 people for the City of Victor Harbor and 20,703 people for the Alexandrina Council. The combined population estimates for both Council’s at 30 June 2011 was 37,540 people, an increase of 4,815 people from the 2006 Census (12.8% or average growth of 2.6% per annum). The Business Case, 2013 for the Regional Aquatic Centre outlined a primary catchment determined from resident and visitor populations of Victor Harbor, Goolwa, Port Elliot and Middleton. The primary catchment was deemed to cater to primarily the coastal areas up to approximately 10–15 kilometres from the proposed Regional Aquatic Centre location. The facility would also provide access to a secondary catchment for surrounding areas such as Mount Compass, Yankalilla, Willunga and Strathalbyn. The secondary catchment covers an area up to approximately 45 kilometres from the proposed location.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

The primary catchment population at 2006 Census was 18,471 people and had grown to approximately 20,724 people by 2011, an increase of 2,253 people (12% or average growth of 2.4%). Comparatively, the total catchment population during the 2006 Census was 49,754 people, and the population estimate for the catchment at 30 June 2011 was 59,323 people, an increase of 9,569 people (19% or average growth of 3.8%). The figures showed that the catchment area for the proposed Regional Aquatic Centre has grown at a much faster rate than both the City of Victor Harbor and Alexandrina Council as a whole between 2006 and 2011 (3.8% average annual growth compared to 2.6%). Population projections released by the Department of Planning, Transport and Infrastructure in 2011 indicated that by 2016 the approximate primary catchment, combined population of City of Victor Harbor and Alexandrina Council (coastal only), is forecast to be 32,234 people, a growth rate of approximately 3% per annum between 2011 and 2016. By 2026 it is forecast to reach 38,090 people, a growth rate of 1.8% per annum between 2016 and 2026. During the same period, the total population of the broader area (encompassing the City of Victor Harbor, Alexandrina Council, District Council of Yankalilla, and Onkaparinga – South Coast) is forecast to grow by 3% between 2011 and 2016 and by 1.4% between 2016 and 2026. Proposed Development Plan Amendment The Port Elliot West Community Policy Area DPA seeks to recognise the proposed Regional Aquatic Centre development within a Community Policy Area within the Primary Production Zone that better reflects the strategic direction of the proposed development. The DPA also seeks to provide for a range of allied community, health/wellbeing, medical and recreation facilities inclusive of aged care/nursing home facilities (to the east of the proposed Regional Aquatic Centre), within a landscape setting. The Community Policy Area would serve as an integrated community and wellbeing service centre, strategically located between the urban centres of Victor Harbor, Port Elliot, Middleton and Goolwa. Council, in liaison with the Department for Planning, Transport and Infrastructure and with regard to its Community Plan and needs for the district, has identified the need for further community, recreation and health/wellbeing services – linked and associated with the proposed Regional Aquatic Centre. It is Council’s aim to promote development that is respectful of the landscape qualities of the land - ensuring that future development is of a high quality environmental standard, set within a landscape setting. It is Council’s aim that the aged care/nursing home, described above, would form an integral part of the health/wellbeing services, but would be ancillary to (and not dominate) the overall community, recreation and allied health/wellbeing services. Council had initially contemplated the Community Policy Area also providing scope for a retirement village. However based on discussions with the Department of Planning, Transport and Infrastructure (which raised concerns about use of the land for traditional housing types); given the land available to accommodate the aquatic centre, a nursing home/aged care facility and other allied health/wellbeing facilities; and Council’s desire for sufficient land for landscaping/buffers and linkages, it was considered by Council that retirement type residential housing should not occur in favour of aged care/nursing home requirements and associated health/medical services. Council also considered that the residential areas of surrounding towns are well placed to supply land for traditional retirement living housing, and that the Affected Area of this DPA be specifically reserved for special community needs, being the aquatic centre and higher need health care services. It is Council’s aim to introduce the Community Policy Area based on (and adapted where necessary) the Community Zone module of the SA Planning Policy Library, including:  

Desired Character Statement promoting the open space and landscape character of the area Specific Objectives and Principles of Development Control that envisage community, health, medical, recreation and allied health/wellbeing facilities inclusive of an aged care/nursing home facility Envisaged forms of development – inclusive of scope for the division of land in association with anticipated health/wellbeing development 10

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

 

A Concept Plan to promote high order development outcomes in a landscape setting Procedural matters for envisaged forms of development being Category 1 and not being identified as a ‘non-complying’ form of development

The Port Elliot West Community Policy Area DPA has been prepared on the basis of amending the current Better Development Plan and General Development Plan Amendment (at Authorisation stage) where the Affected Area is located within the Primary Production Zone. As part of the proposed Development Plan policy a Concept Plan has been developed that sets the urban design framework for the land and to reinforce the forms of development that would be envisaged in the Policy Area.

2. The strategic context and policy directions 2.1 Consistency with South Australia’s Strategic Plan South Australia’s Strategic Plan outlines a medium to long-term vision for the whole of South Australia. It has two important, complementary roles. Firstly, it provides a framework for the activities of the South Australian Government, business and the entire South Australian community. Secondly, it is a means for tracking progress state-wide, with the targets acting as points of reference that can be assessed periodically. The DPA supports the following targets of South Australia’s Strategic Plan: South Australia’s Strategic Plan Priorities/Targets

Comment/Response

Our community

Aligns with :      

Target 2 - Cycling Target 3 - Cultural vibrancy – arts activities Target 11 - Housing for people with disabilities Target 12 - Early childhood Target 23 - Social participation Target 25 - Support for people with a disability Target 27 - Understanding of Aboriginal culture

The DPA promotes a range of community, recreation and allied health/wellbeing services inclusive of aged care/nursing home with health/medical support services. Recreation facilities provide for the education, health and wellbeing of all ages, including children. The Council, as part of the Regional Aquatic Centre project, has identified a number of Aboriginal education and awareness initiatives, inclusive of an architectural theme respectful of the landscape and cultural values. Our prosperity

Aligns with : 

Target 35 - Economic growth Target 56 - Strategic infrastructure

As referenced in the considerable volume of research undertaken by the Alexandrina and Victor Harbor Councils (refer Section 2.3) the DPA specifically targets needed community services and infrastructure for the benefit of the community.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Our environment

Aligns with :  

Target 62 - Climate change adaptation Target 64 - Renewable energy Target 75 - Sustainable water use

Consistent with Council’s Strategic Management Plan, the DPA (and the Development Plan as a whole) promotes a range of environmental principles that place a strong emphasis on the importance of this target, inclusive of water resources, WSUD initiatives, renewable energy provisions and sensitive built design objectives. Our health

Aligns with :  

Target 78 - Healthy South Australians Target 83 - Sport and recreation Target 84 - Health service standard

The DPA provides opportunity for well researched demand for recreational and health care services that will promote education, wellness and fitness for all ages.

Key objectives sought by the Council and its community are reflected in the direction adopted by the Government through these priorities. This alignment will place the Council in a strong position to meet these goals and aspirations.

2.2 Consistency with the Planning Strategy The Planning Strategy presents current State Government planning policy for development in South Australia. In particular, it seeks to guide and coordinate State Government activity in the construction and provision of services and infrastructure that influence the development of South Australia. It also indicates directions for future development to the community, the private sector and local government. The following volumes of the Planning Strategy are relevant to this DPA: 

30 Year Plan for Greater Adelaide

The DPA relies on the State Planning Policy Library modules (adapted with local content), which have been developed with reference to and have strong links to the Planning Strategy. A detailed assessment of the DPA against the Planning Strategy is contained in Appendix A.

2.3 Consistency with other key strategic policy documents This DPA accords with other key policy documents in the following manner. 2.3.1 Council’s Strategic Management Plan, 2014-2023 The Community Strategic Plan sets a long term aspiration for the district under the following headings:   

Innovate throughout our Region Activate our Spaces Participate in Wellbeing Thrive in Clean Green Futures

Key goals/outcomes that are relevant to the DPA include:-

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Innovate throughout our Region   

Showcase ‘Alexandrina 2040’ as a premium living and lifestyle destination Expand and renew community infrastructure for economic, community and environmental benefit Maximise multi-purpose usage of community assets, fostering social capital

Activate our Spaces       

Encourage diverse, appealing and dynamic use of community (and open) spaces Encourage community ventures and options for participation across sport and recreation for our wellbeing Create welcoming, accessible public spaces around natural and built environments Identify and encourage lifestyle, heritage and visitor experiences Inspire arts, culture and creative activities that encourage investment and participation Design and plan for high quality, integrated and healthy spaces and places Enhance the amenity and quality of our recreation and open space areas

Participate in Wellbeing         

Drive awareness of, and support access to, Federal, State and Regional programs and resources Research, tailor ideas and lobby for core community services that can be accessed in-place or access supported to‐place Protect public health and promote linkages to the wellbeing of the broader community Promote and support community ventures ‘in-place’ tailored to local issues and options Seek to match local wellbeing needs to funding and partnership opportunities across government, nongovernment and private sectors Better utilise existing community facilities and assess purpose and fit for emerging trends and needs Encourage community participation across all age groups, including sharing of intellectual assets Coordinate, cultivate and tailor volunteering and social participation Build capability in community leadership and community ownership of facilities

Thrive in Clean Green Futures   

Build resilience through clean energy initiatives Adapt a range of waste management opportunities (tailored to reduce community footprint and increase recycling of resources) Reduce vulnerability through preparing climate-suitable community buildings and assets 13

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

   

Support innovative water efficiency initiatives Optimise community use of water resources Identify and support initiatives targeting local natural environs, flora, fauna and ecosystems Foster youth and career pathways in local biodiversity

The Community Strategic Plan has prioritised the areas of most prominent and common interest, drawing on suggestions developed during the Community Forums - reflecting the voice of community ideas for consideration/integration with the Annual Business Plan and linking with regional, state and national directions. Priorities relevant to the DPA include: 

Regional swimming pool – as proposed on the Affected Area by this DPA Wellbeing (including mental health, positive ageing, sport and recreation)

2.3.2 Strategic Directions Report, Alexandrina Council Although the Alexandrina Council has not undertaken a Strategic Directions (Section 30) Report in recent times the DPA aligns with key goals under Council’s Strategic Management Plan (detailed above), where the provisions of Section 122 of the Local Government Act acknowledge the linkages with the Planning Strategy. 2.3.3 An Aquatic Centre Concept and Feasibility Analysis, 1990 The City of Victor Harbor considered an aquatics facility proposal in 1990 – followed by a review in 2001. Since that time the City of Victor Harbor and the Alexandrina Council has commissioned a range of reports relating to the need for a regional aquatic centre – these are summarised separately under the following subheadings. 2.3.4 South Coast Study: Keeping Pace, Centre for Economic Studies, 2001 This report was prepared for the City of Victor Harbor and the Alexandrina Council by the SA Centre for Economic Studies in 2001. 159 surveys from residents who had moved to the South Coast in the previous 5 years were analysed. The report states that, ‘There was an overwhelming demand from 77% of respondents indicating a need for a swimming centre and/or gym. The need was expressed either as a swimming pool, an indoor pool, an Olympic pool along with other variations by the perceived need was well in evidence.’ 2.3.5 Southern Fleurieu Family Strategy Report, 2004 This report was prepared for the City of Victor Harbor, District Council of Yankalilla and Alexandrina Council in 2004. 402 surveys were analysed representing around 11% of families with dependent children. In response to the question, ‘If you could pick anything, what would you change or add, to make things better for your family?’   

20% of respondents from the District Council of Yankalilla (36% for the Yankalilla township) identified a pool. Ranked 2 out of 22. 51% of respondents from the City of Victor Harbor identified a pool. Ranked 1 out of 28. Suggestions included ‘an Olympic size pool, indoors and heated and that could be used by all age groups to meet a wide range of community needs including general recreation, rehabilitation and learn to swim.’ 20% of respondents from the Alexandrina Council (37% Goolwa, 24% Mount Compass, 42% Port Elliot, 32% Middleton) identified a pool. Ranked 2 out of 30. 10% of families in Strathalbyn identified a pool as one of the ‘Factors that make our community a great place for families and children’.

In response to the question, ‘With respect to your family and children, what things often bug you?’ 

11% from DC Yankalilla (18% for Yankalilla and 33% for Inman Valley) identified the lack of a pool. Ranked 7 out of 20. 14

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

 

27% of respondents from the City of Victor Harbor identified the lack of a pool. Ranked 2 out of 27. 11% of respondents from the Alexandrina Council (26% Goolwa, 23% Port Elliot, 11% Middleton) identified the lack of a pool. Ranked 5 out of 30.

2.3.6 Southern Fleurieu Regional Recreation, Sport and Open Space Strategy, 2004 This report was prepared in 2004, and identified a series of issues and opportunities relating to recreation, sport and open space across the region. The report highlighted the demand for facilities such as an indoor aquatic facility, health and fitness facilities, indoor sport and recreation centres and performing arts facilities – and the need for population size to sustain facilities. The need to cater for different age groups was also highlighted, including older people, young people, children and young and middle aged adults. In addition, the report highlighted the need to cater for temporary residents and visitors as well as permanent residents. The report made specific reference to the need for an aquatic centre and allied services:



   





Continue to progress planning that is underway for priority facility needs. This includes:o planning for an indoor aquatic facility that aims to cater for the population from Victor Harbor through to Goolwa (as the base catchment) o planning for health and fitness facilities, where a facility could possibly be linked to an aquatic facility that caters for the population from Victor Harbor through to Goolwa (if developed). There is demand for an indoor swimming pool and health and fitness facility in the Goolwa, Middleton and Port Elliot area. In particular, there is demand for: o warm water program opportunities for older people and children (e.g. water aerobics, learn to swim) o a good sized and affordable gym and health facility o people are keen for the facility to be accessible to the three communities (Goolwa, Middleton and Port Elliot). Whilst a regional facility that also caters for the City of Victor Harbor is supported, the central location of such a facility would be crucial to adequately cater for the Alexandrina Council coastal areas Overall, the cost and viability of an indoor aquatic centre is a key issue. The population size of the area does not currently justify the provision of a significant indoor centre (at that time) The need to cater for older people given that the area is potentially ageing. This includes the need for physical activity opportunities, warm water/hydrotherapy, health and fitness and social opportunities The demand for an indoor aquatic facility is high. The Primary School has an 18m 4 lane indoor pool that is well used by the community, but is not considered to be adequate to meet the needs. The demand is for an 8 lane 25m indoor pool as a minimum. Particular needs include:o lap swimming o warm water programs (learn to swim, health and fitness) o catering for older people, children and families. There could be potential to establish an indoor aquatic centre in the vicinity of Victor Harbor through to Goolwa. However, the cost of developing a facility and the cost of operations may not be sustainable due to the population size and the spread of the population (at that time). Normally an indoor aquatic centre would require a population of between 20,000 and 50,000 to be viable, depending on the size of the facility and the components included (usually health and fitness components are used to subsidise pool operations). Temporary residents and visitors should be seen as a ‘bonus’ market rather than part of the base catchment. All this study can do is recognise the desire for a facility in the region and support further analysis to determine an approach that is feasible.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

2.3.7 An Indoor Recreation Facility Location Options Study, 2006 This study was prepared for the City of Victor Harbor in 2006. The study noted an identified need for major indoor recreational facilities to service Victor Harbor – and in particular stated a need for a 25 metre indoor swimming pool, a multipurpose indoor pool (including hydrotherapy) and for additional multipurpose sports courts. The study included research by the Australian Centre for Environmental and Recreation Management (CERM), that developed benchmarks commonly applied in the planning for recreation facilities throughout Australia, particularly aquatic centres. Those benchmarks suggested that a minimum population of 20,000 persons is required to achieve operational feasibility of an indoor aquatic facility. The study found that a current collective population of 23,000 (at that time) or thereabouts, had reached the threshold required to demand such a facility – and noted that a location on the Port Elliot side of Victor Harbor would both maximize the catchment population and feasibility (operational and development) of the facility. 2.3.8 Recreation Today and Tomorrow: Current and Future Social and Recreational Needs of Older People in the Southern Fleurieu Peninsula, 2006 Prepared for the Southern Fleurieu Positive Ageing Taskforce in 2006, the report identified swimming and hydro/aqua-aerobics as future preferences of older people for social and recreational activity. It recommended, ‘That existing providers and authorities explore the opportunity to further develop more of the popular and desired social and recreational options such as walking, swimming/aqua-aerobics, exercise classes, massage services and cultural activities.’ 2.3.9 Memorandum of Understanding, City of Victor Harbor and the Alexandrina Council, 2007 In 2007 the Alexandrina Council and the City of Victor Harbor signed a Memorandum of Understanding (MOU) to jointly investigate site, funding and construction opportunities for a Regional Aquatic Centre on the south coast of the Fleurieu Peninsula. In 2012 the two Councils established a Working Party to finalise a preferred site option for a Regional Aquatic Centre – refer to Section 2.3.12 below. 2.3.10 City of Victor Harbor Urban Growth Management Strategy, 2008-2030 Information relevant to an indoor aquatic centre included:  





Victor Harbor is expected to grow to 19,145 persons at 2022 and between 24,055 and 25,969 by the year 2030 Victor Harbor has the oldest population of any Council area in Australia and is expected to continue to age for at least 20 years Victor Harbor’s population and housing profile comprises:o a large absent and part-time population – 40% of its residential ratepayers reside outside the Council area o a high proportion of two person families – 59% of households in Victor Harbor comprise couples without children The key growth issues in 2008 threatening the sustainable future growth of Victor Harbor towards 2030 include:o growth driven by an ageing population o net out-migration of the 15-29 age group indicating that Victor Harbor difficulty retaining those families beyond school leaver age There are limitations with existing swimming pools. However a new public indoor pool would require a regional focus in order to be viable. Studies undertaken by Council demonstrate that an aquatic centre will only be financially feasible once the population reaches 20,000. Based on continued

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

population growth of 3%, an aquatic centre would not be feasible before 2020. However, if this were reviewed as a regional facility, the existing regional population would provide a viable catchment. From a regional perspective there is support for a regional indoor wet and dry leisure centre comprising gymnasium, multi-purpose courts and swimming pools. 2.3.11 Southern Fleurieu Positive Ageing Taskforce Community Consultation, 2011 This report was prepared for the Southern Fleurieu Positive Ageing Taskforce in 2011. The report included comments from 200 people in 10 focus groups and 209 written responses. Suggestions for new and extended services include a heated hydrotherapy pool for Victor Harbor. 2.3.12 Joint Working Party, City of Victor Harbor and the Alexandrina Council, 2012 In 2012 the City of Victor Harbor and the Alexandrina Council established a Working Party to finalise a preferred site option for the Regional Aquatic Centre. The Working Party concluded that two sites stood out for further assessment – the Grove One Pty Ltd development site (the subject of this DPA) and the Basham’s Beach site. These sites were reviewed in depth with the following representing the Working Party’s conclusions. Having reviewed both sites, the Working Party recommended a preference for the Grove One Pty Ltd development site for the future development of an aquatic centre. The two Councils subsequently endorsed the recommendation of the Working Party. Community consultation on the preferred site for the Regional Aquatic Centre between 2 July and 10 August 2012 found overwhelming support for the Grove One Pty Ltd development site – this was supplemented by further community consultation in 2013 on the proposed development at the Grove One Pty Ltd development site. 2.3.13 Strategic Directions Report, Discussion Paper, City of Victor Harbor, 2013 This report was prepared by the City of Victor Harbor as part of the consultation strategies associated with its Development Plan and direction established by the Urban Growth Management Strategy and the 30 Year Plan for Greater Adelaide. The report noted that over the 30 years to 2038, the Fleurieu Region will:  

Accommodate population growth in the order of 22,000 additional people Provide for 14,500 net additional dwellings, 2175 of which must be ‘affordable’ Provide jobs growth in the order of 11,500 new positions (as well as 120 ha of Regional Employment Lands).

Whilst the report did not specifically refer to the proposed Community Policy Area, it recommended the need to identify and plan for human services for existing and growing communities, having regard to current and projected population age structures. 2.3.14 Strategic Management Plans (City of Victor Harbor - Community Plan 2022 and Alexandrina Council - Connecting Communities Plan 2014-23) The Strategic Management Plans for the City of Victor Harbor and the Alexandrina Council, both support the need for the provision of a range of community, recreation, health, wellbeing and aged care services. These Plans are well aligned with the targets of the SA Strategic Plan and the SA Planning Strategy, as summarised in Sections 2.1 and 2.2. City of Victor Harbor - Community Plan 2022 The City of Victor Harbor Community Plan 2022 identifies the following four objectives:-

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

   

A strong economy and supportive business environment The sustainable provision of physical infrastructure and community services Environment and lifestyle protected against the pressures of projected population growth Leadership, service delivery and organisational management that underpins our strategic directions.

Consistent with the objectives of the Strategic Management Plan, the City of Victor Harbor supports the broader health and wellbeing objectives of the Port Elliot West Community Policy Area, located on the boundary of the two Council areas. Objective -

The sustainable provision of physical infrastructure and community services.

Strategy 2.9 -

Encourage coordination, collaboration and the effective provision of health and community services in the local area and region. Plan for the appropriate location of children’s services, facilities for the aged, recreation and sporting facilities, boating facilities, education services and cemeteries. Improve access, lifestyle and information services for people with a disability. Ensure high quality open space and recreation facilities are provided and maintained.

Strategy 2.11 -

Strategy 2.12 Strategy 2.13 -

Objective -

Environment and lifestyle protected against the pressures of projected population growth

Strategy 3.7 Strategy 3.9 -

Encourage a vibrant community culture. Encourage community interaction including participation in sport and recreation opportunities. Promote concepts of ‘connected communities’ and ‘communities for all’

Strategy 3.10

The City of Victor Harbor was also the proponent/applicant for the proposed Regional Aquatic Centre. Alexandrina Council - Strategic Management Plan 2014-2023 The Community Strategic Plan sets a long term aspiration for the district under the following headings:   

Innovate throughout our Region Activate our Spaces Participate in Wellbeing Thrive in Clean Green Futures

These have been summarised in detail in Section 2.3.1 – where it outlines that the proposed Port Elliot West Community Policy Area DPA is totally consistent with these objectives. 2.3.15 Landscape Character and Visual Assessment, Hemisphere Design, 2013 As part of the Development Application for the proposed Regional Aquatic Centre in 2013, the City of Victor Harbor engaged Hemisphere Design to undertake a landscape character and visual assessment of the land. That assessment related to the western section of the Affected Area in relation the proposed aquatic centre, but the assessment also had regard to the general locality. The assessment concluded:This landscape and visual assessment demonstrates that within a highly modified landscape with a low sensitivity to change and a low to moderate only visual amenity value, the centre will have a negligible to slight visual impact only when viewed from the chosen secondary visual receptors. Car park plantings of native trees and potential mounding within the chosen site would be of assistance in minimising any likely visual impacts. The proposed built form and ancillary infrastructure should be finished using materials, colours and potentially forms which capture the rural qualities and character of the locality. Appropriate,

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

considered design and construction will further minimise any likely visual impacts and, one would opine, create an attractive focal point and ‘arrival’ statement in the ‘progression’ through the changing landscape.

2.3.16 Regional Aquatic Centre Business Case, 2013 The City of Victor Harbor, in conjunction with the Alexandrina Council commissioned a detailed and thorough business case for a proposed Regional Aquatic Centre. The Business Case addressed the following:

 

Operating budget and needs assessment for the proposed Regional Aquatic Centre based on:o market analysis of the current and projected population and demographic for the likely catchment area o existing facilities in the region o recommended opening hours o recommended management model o likely visits to the facility and anticipated usage patterns (based on benchmarking with similar facilities/regions) o a cost benefit analysis An annual operating income and costs for a ten and twenty year scenario, including:o anticipated income from fees and charges o anticipated expenditure (depreciation, staffing, maintenance, services/utilities, administration) A business case for the Regional Aquatic Centre to meet the Local Government Act of South Australia 1999 Section 48 prudential reporting criteria and the Regional Development Australia funding selection criteria.

2.3.17 Local Government Act Prudential Report, 2013 In addition to the Business Case, 2013, the City of Victor Harbor and the Alexandrina Council prepared a detailed and thorough Prudential Report for the Regional Aquatic Centre in 2013. A Prudential Report was required under Section 48 of the Local Government Act – where a Council must consider prudential issues set out in the Act before engaging in a project with an expected capital cost over the ensuing five years is likely to exceed $4 million. The Prudential Report found that the project:         

Was closely aligned to the goals, objectives and strategies identified within the community and strategic plans of Alexandrina Council and the City of Victor Harbor Would enable the Councils to deliver a community requested aquatic facility and additional fitness and recreation services to their communities Advanced various state priorities and targets identified in the State Strategic Plan and Sport and Recreational Plan Was consistent with the objectives and principles of the Development Plan for Alexandrina Council but not for the zone within which it is located and will therefore need to be assessed on merit Would advance the economic development of the Council areas and provide wider economic impacts for the economy of the State, delivering tangible economic benefits to the community Had been the subject of extensive consultation with the community to assess demand for the project, the suitability of the site and to inform on the potential financial impact Had been reflected by the Alexandrina Council and City of Victor Harbor in their Long Term Financial Plans - and had been the subject of community consultation Should not materially affect the two Councils ability to remain within the financial parameters they have established within the Long Term Financial Plans Had been subject to a comprehensive Risk Register Would be subject to recommended construction and procurement models.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

2.3.18 Summary of Community Consultation, 2013 As part of the Business Case and Prudential Report for the Regional Aquatic Centre project, the City of Victor Harbor and the Alexandrina Council undertook a comprehensive community engagement and consultation program. Consultation on the preferred location for the Regional Aquatic Centre included:      

The Alexandrina Council’s online engagement tool, ‘My Say’ Email and postal responses Website links to each Council website for Working Party minutes and notes and relevant Council agenda items - these were also available from Council offices Newspaper advertisements and public notices Council publications, distribution networks and public presentations Customer Service staff education A list of frequently asked questions was published on the website

The consultation also included engagement on the Regional Aquatic Centre concept plan, costings and council rates – the engagement largely followed the same methodology as employed for the site consultation process outlined above, with the following additions: 

Specific groups were targeted with a joint Council letter from the Mayors seeking a formal response from the identified organisation and encouraging members to provide individual feedback Six (6) information sessions were hosted by Council staff and Elected Members to allow the community to speak directly to those involved in the decision making process.

Additional consultation sessions were also held by the Councils. In particular there was a focus on consultation with local schools in their areas, with feedback forms being provided to school children as part of these consultation sessions. Furthermore, 7,600 feedback forms were distributed in the local newspaper and further consultation was undertaken with community groups at their request. The Councils received a number of letters of support from local schools, Surf Lifesaving South Australia, Swimming SA, ECH Inc. (who provide services to the elderly), Country Health SA, Victor Harbor Progress Association and a number of businesses including fitness centre operators. 2.3.19 Infrastructure planning Where relevant, a DPA must take into account relevant infrastructure planning (both physical and social infrastructure) as identified by Council, the Minister and/or other government agencies. The following infrastructure planning is of relevance to this DPA: Council Infrastructure Planning

Response/Comment

No infrastructure barriers relate to the DPA.

Please refer to the infrastructure assessment in Section 3.2

Government Agency Infrastructure Planning

Response/Comment

Infrastructure assessment relating to traffic impact requested by DPTI.

Please refer to the infrastructure assessment in Section 3.2

Stormwater assessment requested by DEWNR.

Please refer to Section 3.2

SA Planning Strategy.

There are no identified Planning Strategy infrastructure barriers – please refer to Appendix A.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

2.3.20 Current Ministerial and Council DPAs This DPA has taken into account the following Ministerial and Council DPAs which are currently being processed or recently authorised:Council DPAs

Response/Comment

Alexandrina Council - Better Development Plan and General Development Plan Amendment

At final authorisation stage – to be authorised in advance of the Port Elliot West Community Policy Area DPA. The Port Elliot West Community Policy Area DPA has been prepared to marry with the Better Development Plan format, in line with the Statement of Intent.

Alexandrina Council - Rural Areas Development Plan Amendment

Public and Agency Consultation concluded 6 September 2013. The Port Elliot West Community Policy Area DPA will not impact on the outcome of this DPA, except to note that the Affected Area is within the Primary Production Zone under the Better Development Plan and General Development Plan DPA. The Port Elliot West Community Policy Area DPA seeks to include a small portion of the Primary Production Zone within a Community Policy Area.

City of Victor Harbor – Centres DPA

At Statement of Intent stage – conditional approval given by Minister to the scope including the former TAFE site and the former Encounter Bay Major Development Site.

Ministerial DPAs

Response/Comment

Not applicable to Affected Area.

Not applicable

2.3.21 Existing Ministerial Policy This DPA proposes changes to the following existing Ministerial policy: Existing Ministerial Policy

Proposed Change and Justification

No changes proposed

Not applicable

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

3. Investigations 3.1 Investigations undertaken prior to the SOI Investigations previously undertaken (prior to the preparation of this DPA) that will inform this DPA include the following:                 

An Aquatic Centre Concept and Feasibility Analysis, 1990 A review of the Concept and Feasibility Analysis, 2001 South Coast Study: Keeping Pace, Centre for Economic Studies, 2001 Southern Fleurieu Family Strategy Report, 2004 Southern Fleurieu Regional Recreation, Sport and Open Space Strategy, 2004 An Indoor Recreation Facility Location Options Study, 2006 Recreation Today and Tomorrow: Current and Future Social and Recreational Needs of Older People in the Southern Fleurieu Peninsula, 2006 Memorandum of Understanding, City of Victor Harbor and the Alexandrina Council, 2007 City of Victor Harbor Urban Growth Management Strategy, 2008-2030 Southern Fleurieu Positive Aging Taskforce Community Consultation, 2011 Joint Working Party, City of Victor Harbor and the Alexandrina Council, 2012 Strategic Directions Report, Discussion Paper, City of Victor Harbor, 2013 Strategic Management Plans and Long Term Financial Plans (City of Victor Harbor - Community Plan 2022 and Alexandrina Council - Connecting Communities Plan 2014-23) Landscape Character and Visual Assessment, Hemisphere Design, 2013 Regional Aquatic Centre Business Case, 2013 – with associated population, market, usage, operational and financial analysis Local Government Act Prudential Report, 2013 Summary of Community Consultation, 2013

These have been summarised in Section 2.3.

3.2 Investigations undertaken to inform this DPA Further to the above investigations, as outlined in the Statement of Intent, the following additional investigations have been undertaken to inform this DPA:       

Demand and supply analysis Site suitability and capability assessment Environmental assessment Production potential of agricultural land Potential interface issues Infrastructure analysis Potential site contamination issues Concept Plan

3.2.1 Demand and supply analysis In addition to the detailed research undertaken by the City of Victor Harbor, the Alexandrina Council and related partners for the Regional Aquatic Centre, further investigations were undertaken with regard to the demand and supply for the health and wellbeing development component of the DPA, inclusive of a health and medical centre facility, nursing home and aged care development. In summary the report, titled ‘Southern Fleurieu Health & Wellbeing Precinct Hayborough - Demonstration of Need and Location Report’, 2014, found:-

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Demographics The southern Fleurieu Peninsula is one of the fastest growing population regions in South Australia and has the oldest demographics by age profile in Australia and health services for the aged are increasingly needed in the region. The southern Fleurieu has a current population of some 43,000 people within a catchment area extending across Cape Jervis, Normanville, and Yankalilla in the south west to Mount Compass in the north and Victor Harbor, Port Elliot, Middleton and Goolwa in the south east, an area of over 2963 square kilometres. The southern Fleurieu population is expected to increase significantly by a further 39.9% by 2025, some 16,310 persons. When compared to the South Australian population structure the southern Fleurieu has significantly lower proportion of population under 45 years and a significantly higher proportion over 45 years, having more than one-quarter of the population over 64 years. The proportion of people aged 65-84 is 26.8% compared with the total of country SA of 15.1% and total SA 13.7%. Further, the proportion of people aged over 85 years is 3.7% compared with the total of 2.1% for country SA and 2.4% for total SA. Needs analysis The report noted a well-documented analysis that demonstrated an unmet demand for health services for an aging population, including reference to:     

South Coast 10 Year Local Health Service Plan 2011-2020, prepared by South Coast Health Advisory Council, South Coast District Hospital, Southern Fleurieu Health Service & Country Health SA Local Health Network Health SA – Health Services Framework for Old People 2009-2016 Health SA - Palliative Care Services Plan 2009-2016 Southern Fleurieu Positive Ageing Taskforce, Southern Fleurieu benchmarking project Victor Harbor Urban Growth Management Strategy 2008-2030 A range of Federal, State and Local Government health needs analysis reports (many referenced in Section 2.3)

Supply analysis Aged care facilities The report found that by 2020 it is projected that there will need to be an additional 58 high care beds (above the 254 beds provided in 2014), including 3 hire care beds required for respite, and an additional 61 low care beds (over the 313 beds provided in 2014), including 4 beds required for low care respite. The report also found that there is no recognised palliative care facility or designated beds on the Fleurieu Peninsula, however some High Care beds may result in being used for terminally ill clients. It was also projected that by 2020 the prevalence of dementia on the Southern Fleurieu will increase by some 98 persons, an increase of nearly 14% on the current level. Subject to obtaining relevant approvals, the proponent for the proposed aged care facility (within the Port Elliot West Community Policy Area) proposes 40 single suites for low care, high care, palliative care and respite care. The facility would have the flexibility to cater for varying demand in aged care services from low care to palliative care and respite care. It is expected that there will be growing demand for respite care of varying service levels as more people are cared for at home but will need respite from time to time for themselves and their carers. The proposed facility would also seek to provide at least one wing as secure dementia for clients.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

General Practitioners (GPs) The report found that 48.2 FTE GPs will be required on the Southern Fleurieu by 2020 (a 16.1% increase on current GP FTE numbers) and 55.8 GPs required by 2025 (a 34.5% increase on current GP FTE numbers) to maintain the current level of service. Feedback from the largest medical practice on the Southern Fleurieu indicated one of the main obstacles to their expansion is the lack of suitable facilities and/or land in an appropriate location to cater for expansion of, and growth in, health services to the region, including provision of suitable facilities for visiting specialists. Available land The report then considered an analysis of potential sites for a proposed health/medical facility. The analysis involved the identification of potential sites that met certain criteria in terms of the size of the land holding, its current ownership and availability, land characteristics and capability, and the current zoning provisions. Suitably zoned land The report considered various potential zones which could accommodate the envisaged health/medical facility, including:   

District Centre Zone Commercial Zone Local Centre (Hayborough) Zone Residential Zone

In considering potential suitable land within the above zones, a series of parameters were established with regard to locational requirements, infrastructure needs, access, site constraints, and avoidance of sensitive areas. Based on the above criteria, the following areas within Victor Harbor, Hayborough, and Goolwa area were identified for further investigations/consideration:           

Former TAFE SA land at Adelaide Road, McCracken, Victor Harbor Adelaide Road, Hayborough Port Elliot Road, Hayborough Waggon Road, Hindmarsh Valley, Victor Harbor Canterbury Road/Victor Harbor Road, Victor Harbor Waggon Road/Day Road, Victor Harbor Laxton Street, Victor Harbor Mentone Road, Hayborough Governor Road, Goolwa Waggon Road, Hindmarsh Valley Goolwa – Strathalbyn Road, Goolwa Ocean Road, Hayborough

Each of these sites was assessed with regard to the suitability of the zoning (being in a variety of District Centre, Neighbourhood Centre, Local Centre, Commercial, Residential, Rural Fringe and Landscape Zones), site constraints and the other established criteria outlined above. Preferred site The report concluded that the land on the corner of Waterport Road and Ocean Road (the Affected Area relating to the Port Elliot West Community Policy Area DPA) was the most appropriate site, having regard to the assessment undertaken. Importantly, the site is centrally located along the Alexandrina/Victor Harbor Council boundary and is appropriately located so as to equitably service the communities of both Council areas. This is supported by

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

the decision of both Councils to place the Regional Aquatic Centre at this location. In addition, it is under one ownership and a consolidated land parcel, making it available and easier to deliver the facility. The synergies between the Regional Aquatic Centre and the proposed health/medical centre will allow for an integrated ‘Southern Fleurieu Health and Wellbeing Precinct’ maximizing the benefits to the local community, while impacts of such a facility, such as impacts on traffic and roads, and residential amenity are able to be appropriately managed by virtue of the separation of the site from abutting residential development and the space to accommodate appropriate visual buffers. A full copy of the Southern Fleurieu Health & Wellbeing Precinct Hayborough - Demonstration of Need and Location Report, 2014, report is contained in Appendix B. Other considerations As outlined earlier, Council had initially contemplated the Community Policy Area also providing scope for a retirement village. However, based on discussions with the Department of Planning, Transport and Infrastructure (which raised concerns about use of the land for traditional housing types); given the land available to accommodate the Regional Aquatic Centre, a nursing home/aged care facility and other allied health/wellbeing facilities; and Council’s desire for sufficient land for landscaping/buffers and linkages, it was considered by Council that retirement type residential housing should not occur in favour of aged care/nursing home requirements and associated health/medical services. Council also considered that the residential areas of surrounding towns are well placed to supply land for traditional retirement living housing and that the Affected Area of this DPA be specifically reserved for special community needs, being the Regional Aquatic Centre and higher need health care services. As part of Council’s Strategic Management Plan, Council also plans to be party to a Regional Public Health Plan and a Coordinating Community Related Services Plan – at this time, the plans have not been completed. The volume of research already undertaken by Council in relation to this DPA will help inform these two plans, but this DPA is not contingent on the outcome of these plans. 3.2.2 Site suitability and capability assessment Site description The Affected Area, owned by Grove One Pty Ltd, is located on the corner of Waterport Road and Ocean Road, Hayborough – on the eastern periphery of the township of Victor Harbor and 2.7 kilometres to the west of the township of Port Elliot.

Industry Zone

Primary Production Zone Residential Zone

Residential Zone

Figure 3 – Affected Area

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

The total land parcel owned by Grove One Pty Ltd is described in Certificate of Title Volume 6082 Folio 451, comprising of Lot 904 and 905 Hundred of Goolwa – and has a total area of 64.36 hectares. The Affected Area by the proposed rezoning occupies an 8 hectare (approximately) portion of the land. The Affected Area is located within the Alexandrina Council area - adjacent to the City of Victor Harbor and its urban growth area and transport routes. Physical site considerations As illustrated in Figure 4-6 the Affected Area is generally flat in nature with a slight fall from the north. The Affected Area has dense/wide landscape buffers to the north, south, west and east – these buffers afford the land significant landscape screening which will further increase over-time given the relatively young nature (planted about 10 years ago) of the plantings.

Figure 4 – Waterport Road vegetation buffer

Figure 5 - Ocean Road vegetation buffer

Figure 6 – View looking towards the north, taken from the southern section of the Affected Area

To the south of the Affected Area is Urimbirra Creek – the creek forms part of the stormwater management system linking with the ‘Beyond Today’ wetlands to the south. The integrity of Urimbirra Creek should not be compromised by development, as described in the environmental assessment in Section 3.2.3, and will offer a range of opportunities for walking trails and revegetation. Urimbirra Creek would also assist with stormwater management, as described in the infrastructure assessment in Section 3.2.6. The Affected Area by this DPA is affected by shallow overland flow of 10-50mm (1-5 centimetres) in a 1:100 year event, from the northern catchment. KBR Consulting Engineers have outlined practical mitigation measures to address this, inclusive of recommending mounding to direct overland flow and suitable finished floor levels – these measures are addressed in the Development Plan Amendment, and discussed in more detail in the infrastructure assessment in Section 3.2.6. The Affected Area abuts main local/regional interconnector roads, being Waterport Road and Ocean Road, and as outlined in the infrastructure assessment (in Section 3.2.6) provides safe and convenient access to

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

the regional road network. The Planning Strategy has identified a possible future road bypass for the Fleurieu region adjacent to the Affected Area – and although the Affected Area is not identified on Map D16 as part of the bicycle network across the Greater Adelaide region, the Community Policy Area will promote a connected bicycle network linking with adjoining residential and urban development as well as the existing Encounter Bikeway. The Alexandrina Council has agreed to fund a $190,000 upgrade of the Encounter Bikeway. Land use context The locality of the Affected Area is characterised by its mixed use nature, generally of a rural landscape, residential and industrial nature, comprising of:   

Rural land to the east, south east and north east, within the Primary Production Zone Rural living/mixed use development further to the east Industrial Estate to the north, within an Industry Zone Residential land, with Residential Zones to the south, west and south west

Figure 7 – Industrial estate to the north

Figure 8 – Urban land to the west and south

Figure 9 – Rural land to the north and east 27

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Development envisaged in the Affected Area includes:         

Aged care/nursing home facility Aquatic centre Community centre Consulting room Health and medical facility Indoor or outdoor recreation facility Office associated with community, health, medical or recreation development Recreation centre Shop associated with community, health, medical or recreation development Swimming pool.

The demand for these forms of development has been considered in detail in Section 2.3 and 3.2.1 – and aligns with:  

The SA Strategic Plan The Planning Strategy The Strategic Management Plan for both Councils.

As outlined in more detail in Section 3.2.8, a Concept Plan has been developed to ensure that the Affected Area can appropriately accommodate the range of possible development outcomes, whilst at the same time putting in place a site design framework that is respectful of the nature and context of the land and the locality. The Concept Plan has also had regard to the separation distances prescribed by the EPA in relation to the adjoining Industry Zone, as outlined in more detail in Section 3.2.5. The forms of development envisaged in the Port Elliot West Community Policy Area have been reflected in the Procedural Matters for the Primary Production Zone as Category 1 development and with corresponding exceptions in the Non-Complying table (as clearly highlighted in Attachment B). Current Development Plan context The Affected Area is currently zoned Landscape (Port Elliot West) Zone and will convert to a Primary Production Zone (Port Elliot West Rural Policy Area) under the Better Development Plan (conversion) and General Development Plan Amendment. The Primary Production Zone (Port Elliot West Rural Policy Area) seeks to protect rural land for future generations for agricultural purposes and allows for a range of associated development, viz:Objective 1

A zone accommodating detached dwellings together with farmlets that practice environmentally sustainable horticulture, permaculture and native plant revegetation, in association with a range of low intensity rural and rural living activities.

The Alexandrina Council, with the assistance of PIRSA has recently undertaken investigations in relation to the protection of farm land within it’s district, through the Rural Areas Development Plan Amendment. As part of the Rural Areas Development Plan Amendment, Council undertook an analysis of agricultural land and the economic implications arising from the loss of that land. Council considered that the land subject of the Port Elliot West Community Policy Area was not well suited to primary production due to its size and proximity to urban areas. Planning Strategy context The Port Elliot West Community Policy Area DPA supports key strategies and targets of the Planning Strategy, namely: 

Urban design Communities and social inclusion

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

        

Aboriginal heritage and culture Health and wellbeing The economy and jobs Transport and infrastructure Biodiversity Open space, sport and recreation Sporting facilities Water resources and hazard avoidance Climate change.

Please refer to Appendix A for a detailed description. The DPA is also consistent with the Statement of Intent, approved by the Minister, which clearly articulated the nature of the Affected Area relevant to an assessment against the Planning Strategy. Having regard to the above, the Council is confident that the DPA is well aligned, and supports the targets of the Planning Strategy. The DPA will deliver thoroughly researched community benefit and wellbeing outcomes in a location that is strategically located and with ability to incorporate sensitive site and environmental design outcomes. As identified in Figure 10, the Affected Area forms an important parcel of land in the context of the Planning Strategy – situated on the eastern boundary of the urban area of Victor Harbor and on the western periphery of the open space buffer between Port Elliot and Victor Harbor. The Council is respectful of the role of the open space buffer and has placed considered weight on various policy controls within the proposed Policy Area to reinforce this buffer; to ensure the land is only utilised for community benefit; that development retains landscape buffers; development incorporates a strong landscaping and built design element; and development links with adjoining open space trails and networks. Council also considers that the Affected Area is isolated to the north western sector of the open space buffer, adjacent to existing urban areas – therefore not compromising the overall integrity or importance of the open space buffer between Port Elliot and Victor Harbor.

Figure 10 – 30 Year Plan for Greater Adelaide

With the above comments in mind, the Council has developed a Concept Plan for the Affected Area to ensure that future development places a strong emphasis on sensitive site design, existing and future landscape buffers, deep building setbacks and where buildings are clustered to ensure that open space and landscaped areas are prevalent. Significant design opportunity will exist for on-site landscaping, open space 29

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

and public areas to link with adjoining residential areas and Urimbirra Creek through means such as pedestrian pathways, boardwalks and bike paths. Vegetation As depicted on Figure 11 the Affected Area is surrounded by a dense native vegetation buffer along Waterport Road, Ocean Road, the eastern boundary and portion of the southern boundary. The Development Plan (and the DPA) requires the retention of a 15 metre wide landscaped buffer to both Waterport Road and Ocean Road.

Figure 11 – existing vegetated buffers

Affected Area

Significant scope will exist for further landscape plantings within the Affected Area. Although the Affected Area is not identified as part of the Greater Adelaide Open Space System, it is located adjacent to the open space system to the north (as referenced on Map D20 or Map E8A of the 30 Year Plan for Greater Adelaide) – this provides scope to promote linkages from open space areas within the Affected Area, adjacent residential and creek environs to the open space network. This will also assist in promoting key linkages through the Affected Area between the coast and the Greater Adelaide Open Space System and also with the adjoining residential urban growth areas – this will complement the aspirations of Council within the health and wellbeing precinct. A more detailed environmental analysis has been undertaken in Section 3.2.3. Land capability The land capability summary is illustrated on the following analysis plan – Figure 12.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Figure 12 - Summary analysis plan Affected Area      

Subject land

Stormwater mitigation

Adjoining urban growth boundary Adjacent 30 Year Plan bypass road interconnector Existing vegetated buffers Scope for additional plantings and screening Good road access and interconnectivity Well documented demand and community support for services

 

Council boundary

1:100 year shallow overland flow Engineering options:o Mounding to direct flow o Upgrade Ocean Road culvert o FFLevels

Rural buffers 30 Year Plan bypass road Maintain open space buffer Drainage lines

EPA buffer for nursing home Internal landscape buffers

Rural interface Internal landscape buffers

Residential Zone

Residential Zone

Linkages with wetlands

Summary outcome:Establishment of a discrete policy area to cater for demand for community aquatic centre and health/wellbeing services. Development set within a landscaped setting, with good interconnectivity to local/regional road network – and linked via pedestrian walking trails, board walks and bike paths to adjoining urban growth and rural areas.

Beyond Today development   

Good interconnectivity Linkages to residential growth areas Scope for interconnectivity with wetlands and WSUD outcomes

Protection of the Urimbirra Creek environment and appropriate management of stormwater and WSUD initiatives. Long term protection of the open space buffer between townships.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

3.2.3 Environmental assessment The Environment and Infrastructure Division of the Alexandrina Council has undertaken an environmental assessment, having regard to biodiversity and conservation aspects and also with regard to the interface of the Affected Area with the adjoining wetlands. The assessment considered three areas, as depicted in Figure 13:  

The Affected Area – the proposed Port Elliot West Community Policy Area Urimbirra Creek Watson’s Gap

Further assessment also addressed the surrounding area and environmental values.

Affected Area

Urimbirra Creek

Watson’s Gap

Figure 13 - identified areas The Affected Area The Affected Area is an open field of highly disturbed agricultural land on cracking clays. Weed diversity and coverage is typical given the previous agricultural land use. Well established landscape buffers surround the perimeter of the site, save for a small opening in the south eastern corner. These buffers were direct seeded in 2004 by the landowners. The Waterport Road buffer is 30 metres deep whilst the Ocean Road buffer is 15 metres deep. A small watercourse, known as Urimbirra Creek, runs through the south western corner of the Affected Area. The creek line within the Affected Area retains some reeds and rushes and other riparian plants indigenous to the area along with a variety of weed species. Indigenous riparian plants present along the creek line at the time of the assessment included Suaeda australis, Juncus subsecundus, Distichlis distichophylla, Bolboschoenus caldwellii, Samolus repens, Enchylaena tomentosa, Ghania filum and Dianella revoluta. The planted wetland species closest to the Affected Area included Typha domingensis, Isolepis nodosa, Marselia hirsuta, Schoenoplectus sp. and Juncus sp.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

An assessment of EPBC Act Protected Matters was undertaken as it related to the Affected Area of the DPA and also within an area of one kilometre. The Protected Matters assessment listed all flora and fauna species listed under the EPBC Act which could possibly occur within the Affected Area – the assessment concluded that based on the site visits undertaken, that none of the species on the list had been observed within the Affected Area. Urimbirra Creek It was recommended that with respect to protection of Urimbirra Creek, that water quality and biodiversity conservation outcomes should be incorporated into the concept planning and design of any specific land use proposal for this site, including: 

Establishing fenced exclusion zones to protect the Urimbirra Creek riparian zone Restoring and revegetating the creek line to increase habitat availability, minimise erosion, enhance water quality outcomes and buffer the banks in the event of a flood event.

It was noted that the Development Plan provides for matters of this type to be taken into account when assessing individual development applications. Watson’s Gap Immediately south of the Affected Area, Urimbirra Creek runs into a series of constructed wetlands which are a part of the Beyond Today development. This wetland complex now forms part of the Urimbirra Creek system which runs under Port Elliot Road and out to sea via an area known as Watson’s Gap – refer Figure 13. Watson’s Gap incorporates a predominantly freshwater estuarine system plus coastal dunes on the seaward side. Remnant vegetation in this area includes significant populations of native flora species with high conservation values. Of particular interest is the low lying riparian floodplain zone adjoining the main creek area where the dominant vegetation association is Ghania filum (Smooth Cutting-grass) Sedge land. Ghania filum Sedge land is listed under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) as a Critically Endangered ecological community (aka Subtropical and Temperate Coastal Saltmarsh). All efforts must be made to conserve this ecosystem from threatening processes. Also of relevance, the Hooded Plover (listed as Vulnerable within South Australia) is known to utilise the fore-dunes as nesting habitat. Further details of fauna and flora species of conservation significance which are either known, likely or possible to occur within the Watson’s Gap area are contained in the Watson’s Gap Management Plan prepared by EBS Ecology for the Adelaide and Mount Lofty Ranges Natural Resources Management Board. Impact of proposed DPA on environmental values of the surrounding area Increased urbanisation and development pressure is recognised as a threatening process for the environmental values of the Watson’s Gap area. Of particular concern is reduction in water quality through urban stormwater runoff. The off-site environmental impacts from the type of development envisaged by the proposed DPA are considered to be minimal provided that all efforts are made to ensure that best practice stormwater management is employed to prevent any adverse impacts on the water quality or hydrological regime of the Urimbirra Creek system and Watson’s Gap Estuary. Given the conservation significance of the Watson’s Gap area it is essential that any upstream development is designed and constructed so as to negate, or at worst minimise, negative downstream impacts – noting the recommendations outlined below under the heading of environmental values. Also of relevance are the following regional targets from the Adelaide and Mount Lofty Ranges Natural Resources Plan (operational as of 1 July 2014):-

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

    

T2 - Aquatic ecosystems and groundwater condition is maintained or improved T7 - Condition and function of ecosystems (terrestrial, riparian) recovered from current level T9 - Improvement in conservation prospects of native species (terrestrial, aquatic, marine) from current levels T10 - Land based impacts on coastal, estuarine and marine processes reduced from current levels T12 - All coast, estuarine and marine water resources meet water quality guidelines to protect defined environmental values.

Environmental values - sustainability and biodiversity management Given the disturbed nature of the Affected Area, on-site environmental impacts from the type of development envisaged by the proposed DPA were considered to be minimal. Notwithstanding such, the Council considered that the proposed future development of the Affected Area should align with the recommendations provided within the Department of Planning, Transport and Infrastructure, Sustainability Management Plan Guidelines, which address the requirements of Environmental Impact Statements and Ecologically Sustainable Building Strategies. Sustainability opportunities incorporated into the concept planning and costing for the proposed Regional Aquatic Centre, and should apply to the broader Affected Area, include:Protection of Water Quality   

Using Water Sensitive Urban Design Techniques for treatment of stormwater runoff prior to discharge Implementation of Soil Erosion Management Plans during construction and limiting disturbed areas Trade waste connection to nearby SA Water sewer for discharge of pool backwash.

Water Conservation and Reuse    

Installation of rainwater tanks for storage of rainwater harvested from the building structures for reuse on site both within the building and the landscaping Selection of taps, showers and toilet fixtures to minimise water consumption Providing pool side showers to encourage users to have a quick rinse rather than a full wash Water efficient landscape design through plant selection and irrigation design.

Minimise Energy Consumption and use of Renewable Energy Sources      

Use of plant and equipment that is electrically and/or fuel efficient both during construction and into facility operation Orientation of the building and the roof design to maximise potential for use of natural light and natural heating and cooling cycles Consideration for solar panel installation for power supply Potential for solar powered lighting within the car park Sourcing local products where possible to reduce transportation Balancing earthworks on site to reduce material importation and disposal.

Greenhouse Gas Emissions and Air Quality   

Encouraging users to take alternative means of transport, the plans include connection to the existing Encounter Bikeway connecting Goolwa and Victor Harbor An option to extend the shared path north-east of the site to provide walking and cycling access to other residential areas and nearby schools Car park design accommodating bus turning movements and bus parking spaces.

Waste Minimisation and Use of Recycled Materials 

Development of a waste management plan for facility operations

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis



Construction specifications minimising material properties and requiring use of recycled materials.

Protection of Biodiversity    

Retaining the existing planted vegetation to the required landscape buffer zones and planting of new vegetation to offset any losses Providing green space and landscaping throughout the car park Proposed site is within land that has been farmed and is considered to have minimal impact on significant areas of habitat, flora or fauna On site vegetation has been planted, there is no proposal to remove remnant native vegetation.

SA Planning Policy Library Further to the above, the Development Plan includes (as part of the Better Development Plan (conversion) and General Development Plan Amendment) up-to-date SA Planning Policy Library modules (Version 6), adopted at a cross-government level – inclusive of modules containing environmental, conservation, biodiversity and sustainability principles:           

Design and appearance Energy efficiency Hazards Infrastructure Interface between land uses Landscaping, fencing and walls Natural resources Open space and recreation Orderly and sustainable development Residential development Siting and visibility Waste

In addition, the policy content of these Modules has had regard to the SA Government’s Water for Good and WSUD strategies. 3.2.4 Production potential of agricultural land The Alexandrina Council, with the assistance of PIRSA has recently undertaken investigations in relation to the protection of farm land within it’s district, through the Rural Areas Development Plan Amendment. As part of the Rural Areas DPA, Council undertook an analysis of agricultural land and the economic implications arising from the loss of that land. Council considered that the land subject of the Port Elliot West Community Policy Area DPA was not well suited to primary production due to its size and proximity to urban areas and that because of the locational context it was excluded from the mapping undertaken by Council/PIRSA of prime agricultural land in the district for this reason. This DPA will result in negligible economic impact from the loss of land to future farming, where at best the land could possibly be used for a form of higher intensity horticultural purpose, for which is not considered ideal with regard to the locational context adjacent to an urban growth boundary, nor for the management of interface issues. Any small or negligible economic impact arising from the loss of primary production land would be significantly off-set by a resultant benefit to the wider regional community by promoting ‘healthy’ communities through the provision of recreation and health care services and the associated employment and wellbeing outcomes. With the above context in mind, the Council has deemed it unnecessary to commission a more detailed economic analysis.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

3.2.5 Potential interface issues Noise and site impacts Activities associated with the types of development envisaged within the Port Elliot West Community Policy Area are not significant noise generators, for example an indoor pool, health services and facilities for the aged. Potential noise impacts from the car park areas (general vehicle noise and people) should be mitigated by the separation distance to adjoining urban areas, the existing landscape buffers, the nature of the main road interface/separation, deep setbacks and the proposed plantings – activities associated with envisaged forms of development are predominately located indoors providing acoustic treatments. Rural interface The Affected Area has an interface with rural areas to the east, north east and south east and partially to the south and north. It is important that rural areas continue to be acknowledged and protected through planning policy – various research notes the conflict between rural and urban landholders is becoming more common. It is recommended in a range of guidelines that rural and urban land uses be separated by a specified distance or a buffer area. Buffers are generally more effective if they are vegetated, as exists with the Affected Area. Such reports include the recommended minimum separation distances for activities outlined in the EPA Separation Guidelines, 2007. More recently the SA Government, in liaison with the EPA and other government agencies, has adopted Version 6 of the SA Planning Policy Library modules - the Alexandrina Development Plan (through the Better Development Plan (conversion) and General Development Plan Amendment) has adopted the Interface between Land Uses module, inclusive of Principle of Development Control 17 that requires a buffer to urban development:PDC 17

New urban development should provide a buffer of at least 40 metres wide (inclusive of any fuel break, emergency vehicle access or road) separating urban and rural activities.

A 40 metre buffer provision has also been incorporated into the Concept Plan for the Port Elliot West Community Policy Area. Adjoining industry The Affected Area also has an interface with an Industry Zone on the northern side of Waterport Road. In consultation with the EPA (Geoffrey Bradford, Senior Planning Officer), the following businesses have been identified with licenses under the Environment Protection Act 1993, with applicable separation distances taken from the EPA Guidelines for Separation Distances, 2007:   

Licence 17522 - Hallett Concrete Pty Ltd; EPA Licence Activity 2(5) Concrete Batching o recommended separation distance - 100m (for air), 200 metres (for noise). Licence 20422 - Coastal Waste; EPA licence Activity 3(3) Waste or Recycling Depot - Resource Recovery/Transfer o recommended separation distance – 300 metres (for air) Licence 20802 - EPA licence Activity 3(3) Waste or Recycling Depot - Resource Recovery/Transfer o recommended separation distance – 300 metres (for air) Licence 25022 - Fleurieu Blast and Paint Pty Ltd; EPA licence Activity 2(1)(b) Abrasive Blasting other (ie not mobile) and 2(1)(b) Abrasive Blasting – mobile o recommended Separation Distance – 500 metres (for air).

The separation distance relevant to the abovementioned activities, is illustrated on Figure 14:-

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Figure 14 – Separation distances

The EPA informed Council that the Guidelines for Separation Distances (2007) identifies the recommended minimum separation distances between developments that may result in noise, odour, or polluting air emissions, and sensitive land uses such as residential, educational facilities, and hospitals. The EPA, in making comment on the Statement of Intent, specifically asked for consideration of appropriate separation distances for aged care and retirement living facilities. The EPA further advised that the recommended minimum separation distances are not intended to be absolute criteria, but are to be used as a guide. The relevant policy provisions and the ‘development nodes’ on the Concept Plan for development within the proposed Port Elliot West Community Policy Area has had regard to the separation distances identified by the EPA, as it relates to future aged care/nursing home facilities. Coupled with the above, the Affected Area is also separated from the Industry Zone by a wide main road and existing vegetated buffers – furthermore, built development within the Affected Area will exhibit deep setbacks of at least 40 metres from site boundaries. 3.2.6 Infrastructure analysis The Environment and Infrastructure Division of the Alexandrina Council has undertaken an infrastructure assessment in relation to the Affected Area, as follows. Traffic impact assessment In response to the Department for Planning, Transport and Infrastructure (Transport Division) request of 20 December 2013, the Council commissioned the professional services of AECOM Australia Pty Ltd to prepare a traffic impact assessment. Specifically DPTI requested the traffic impact assessment to include the following: 

Identification of potential traffic demand that could be created as a result of the DPA:o types of vehicles o daily and peak period volumes during construction and operational phases Identification of a preferred access regime

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis



Assessment of the impacts of the development on the arterial road network including identifying any potential improvements in particular at the following junctions: o Victor Harbor Road/Waterport Road o Port Elliot Road/Ocean Road o Port Elliot Road/Mentone Road o Victor Harbor-Goolwa Road/Waterport Road

DPTI has previously requested that the junction of Port Elliot Road/Ocean Road be upgraded to include a protected right turn lane and left turn slip lane on Port Elliot Road on the eastern and western approaches respectively (Type-CHR & CHL treatment) as part of the Beyond Today development approval - and hence it is considered that this treatment will address any additional traffic generation impacts at this junction arising from land use changes. In summary, the AECOM traffic impact assessment concluded:The proposed land uses arising from the DPA is estimated to generate an additional 2490 vehicles per day (vpd) and a peak one way flow of 258 vehicles per hour (vph) on the surrounding road network. The peak trip generation is likely to occur on an evening peak period 5.00pm - 6.30pm or on weekend days. Up to 20% of users on week day evening peaks are likely to be commuters and hence a peak period one way generation rate of 210 vph on the surrounding road network is considered reasonable for assessment purposes. The increased peak volumes arising from the proposed DPA and land uses during construction and operational stages can be accommodated on the existing road network without the need for increasing mid-block lane capacity. The increased peak volumes arising from the proposed DPA and land uses during both construction and operational stages can be accommodated on the existing road network without the need for increasing lane capacity at key junctions. Ocean Road and Mentone Road could experience up to a 45-47% increase in peak period volumes however queue lengths and delays to exiting vehicles at Port Elliot Road and Waterport Road are within reasonable limits, and estimated mid-block volumes are well below the lane capacity. The proposed treatment upgrade at the junction of Port Elliot Road / Ocean Road as proposed for the Beyond development will assist in facilitating turning movements from Port Elliot Road into Ocean Road. Up to 140 vph (100 vph right turn from the south /40 vph left turn from the north) is estimated to enter the Aquatic Centre from Ocean Road and 95 vph (70 vph right turn from west / 15 vph left turn from east) is estimated to enter the Medical & Health facilities from Waterport Road in the evening peak. A single two lane entrance/exit road into each of the developments from Ocean Road and Waterport Road would be adequate based on the estimated entry and exit volumes. A CHR protected right turn treatment is proposed on Ocean Road at the entrance to the Aquatic Centre and at Mentone Road as part of the Infrastructure Agreement for the upgrade of Ocean Road and this will provide sufficient protection for right turn movements arising from the development. The entrance for the proposed Medical Centre health/wellbeing and aged care facilities off Waterport Road should be located away from Lincoln Road to provide sufficient stagger in accordance with Austroads Guide to Road Design Part 4A and the existing CHR treatment should be modified accordingly.

A copy of the traffic impact assessment is contained in Appendix C. The Development Plan contains up-to-date car parking standards as prescribed in Table Alex/2 - Off Street Vehicle Parking Requirements, inclusive of prescribed spaces for the types of development envisaged in the Port Elliot West Community Policy Area.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Water supply Preliminary discussions have been undertaken with SA Water, Connections and Extensions Department to discuss potable water supply. SA Water advised that a 350 mm diameter water supply network is available within Ocean Road, with an additional Communication Main (main supply line between Victor Harbor and Port Elliot) of 375 mm diameter also being available in Waterport Road. SA Water advised that both networks contain capacity, with large volumes available. Initial advice indicates that both systems can be utilised, with the Regional Aquatic Centre being able to access the Ocean Road network with limited capital infrastructure being required to junction with the Ocean Road system. Advice also suggests that the balance of the Affected Area can also be readily serviced via the dedicated Communication Main located within Waterport Road. SA Water has advised that both systems have capacity to provide water volumes required for service provision, dedicated fire hydrant supply and similar. As is standard practice, the detailed design process will inform the potable water supply requirements at the development application stage. Wastewater Council has undertaken preliminary discussions with SA Water, Connections and Extensions Department, to discuss both waste and trade wastewater disposal. SA Water advised that a 150 mm diameter low pressure pumping sewer main is located within Ocean Road, which then junctions with a dedicated SA Water pump station located immediately north of the Waterport/Ocean Road junction. The advice indicates that their wastewater system does contain capacity to receive additional loadings. It has indicated that Port Elliot West Policy Area, and facilities contained within the policy area, can discharge directly to this wastewater network – with final peak loadings allowable being subject to a detailed design and analysis, as is normally required at the development application stage. By way of surety, the Council (as an independent authority) owns and operates a total of five wastewater treatment plants and all associated community infrastructure. The Port Elliot Wastewater Treatment Plant, comprising a B-Class treatment plant and storage lagoons is located within 2.5 kilometres of the proposed policy area. Capacity, subject to Department of Health’s approval and augmentation, is available. Stormwater management Water sensitive urban design The Development Plan has adopted a range of environmental sustainability principles in accordance with the SA Planning Policy Library Modules and the SA Government’s Water for Good and WSUD strategies. Water Sensitive Urban Design (WSUD) is an approach to urban planning and design that integrates the management of the total water cycle into the urban development process. WSUD provides for the sustainable use and re-use within developments of water from various sources, including rainwater, stormwater, groundwater, mains water and wastewater (including ‘greywater’ and ‘blackwater’), while at the same time protecting environmental, recreational, cultural values. Water for Good is a South Australian Government plan aimed at securing sustainable water supplies for the State, in response to being a particularly dry state, the added pressures of climate change, a harsh drought, and a growing population. In particular, the plan aims to diversify water supplies to reduce reliance on the River Murray and other rain-dependent water sources. Actions involve a range of water saving measures to reduce consumption, stormwater capture and re-use, irrigation practices, wastewater recycling and rainwater tank ownership.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

The WSUD project informed preparation by DPTI of model planning policy for inclusion in the State Planning Policy Library and subsequently in Council area Development Plans. This will promote consistency in assessing new development proposals against clear WSUD policies. In addition to the above, it is Council’s expectation that future development within the Affected Area by this DPA will include a number of Water Sensitive Urban Design initiatives, inclusive of options for on-site detention pond for stormwater and reuse, rainwater harvesting in rainwater tanks – and include treatment and management infrastructure such as (but not limited to) energy dissipation, bio-retention systems and erosion control measures for water entering the creek line and the ‘Beyond Today’ wetlands. These strategies will help ensure development relies less on the resources of the River Murray, recognised by Council as an unsustainable resource. Please refer to further details in the Environmental Assessment in Section 3.2.3. Site specific assessment The Council’s Environment and Infrastructure Division has had regard to the following references as it affects the DPA: 

Kellogg Brown & Root Pty Ltd, Hayborough Estate Stormwater Management Plan report, 3 November 2006 Kellogg Brown & Root Pty Ltd, Port Elliot West – Flood Mapping, Flood Study Report, 2 September 2013

The Environment and Infrastructure Division has considered the reports and acknowledges that the latter, being the Kellogg Brown & Root Pty Ltd, Port Elliot West – Flood Mapping, Flood Study Report, 2013, has been commissioned to inform the greater Port Elliot West area - when considering the impacts of a 1 in 100 year flood event. Within that study, a focus was placed upon the Regional Aquatic Centre facility inclusive of the Affected Area. By definition, a 1 in 100 year flood is an extremely large storm or tidal event that has a 1% chance of occurring in any given year. The Bureau of Meteorology definition documents “An event that has an Annual Exceedance Probability of 1%. The chance of this event occurring is 1 chance in 100 in any given year, thus the probability is 0.01 (1%).” The Australian Institute of Engineering - Australian Rainfall and Run-Off publication, widely adopted as best practice stormwater engineering practice, references the 1 in 100 year storm event as the adopted design standard. Comment received from Department of Environment, Water and Natural Resources (DEWNR), 19 December 2013, at the Statement of Intent stage, suggested that the proposed Affected Area should be assessed against a range of flood events including an event in excess of the 100 year ARI event (eg 500 year ARI event) for flood hazard management purposes. In response, Council draws attention to the KBR report which documents that during a 1 in 100 year flood event, the Affected Area is impacted by only minor overland stormwater flows from north of site and is subject to minor inundation from the existing watercourse located south of the subject site. All flows are generated by external catchment areas with a reported depth range of between 10 to 50 millimetres. The KBR report documented clear and practical mitigation options to remove exposure from the 1 in 100 year flood event (and greater). Mitigation advice recommended the installation of a small earth mound along the northern and western boundary of the site, within the Waterport Road and Ocean Road corridors. Therefore within a 1 in 100 year flood event (and greater), external overland stormwater flow will be contained and re-directed within the Waterport Road and Ocean Road corridors, with ultimate outflow to the existing watercourse south of the proposed Port Elliot West Community Policy Area. The KBR report also identified an existing minor watercourse (Urimbirra Creek) immediately south of the Affected Area. The KBR report documented clear mitigation options to remove exposure from the 1 in 100 year flood event (and greater). Mitigation advice again recommended the installation of a small earth mound along the southern aspect to prevent external water runoff from entering the subject site. Importantly, when considering built form the KBR report provided clear direction regarding the Finish Floor Level (FFL) required for any structure proposed and has provided specific advice relative to the proposed

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

Regional Aquatic Centre development. This preventative measure alone would ensure that any building footprint within the proposed Policy Area is placed ‘above’ the 1 in 100 year flood event (and greater) water level – therefore removing future risk from that event. When considering aged care scenarios, it was recognised that flood protection is critical and as such, a higher level of flood study analysis could be performed by site specific development, to inform the specific land use proposals. Having regard to these mitigation measures, the resultant 1:100 year flood mapping is shown on Figure 15.

Figure 15 – KBR Flood Study Report

The City of Victor Harbor and the Alexandrina Council have entered into an Infrastructure Agreement which ensures that the earth mounding and upgrade of culverts under Ocean Road takes place. These matters have been reflected in the Desired Future Character Statement and Concept Plan to ensure that these matters are further considered at the Development Assessment stage – noting that the Development Plan is further supplemented by flood assessment provisions in the Hazards Module of the SA Planning Policy Library. Groundwater As part of the Regional Aquatic Centre investigations, Coffey Geotechnics Pty Ltd prepared a report titled, Proposed Regional Aquatic Centre Hayborough – Geotechnical Report, 2013. Geotechnical drilling encountered groundwater in three of 12 tested bore holes at a range of 3.5-4.0 metres – notwithstanding the groundwater depth, these bore holes (BH 2, 5 and 9) are located to the north west of the Affected Area. The report noted that there would be seasonal variations and possible perched groundwater encountered at shallow depth during winter. It is not envisaged that any of the forms of development envisaged by the DPA would seek to utilise groundwater resources. Power supply SA Power Networks has advised that the Affected Area is located immediately adjacent to an existing overhead 3 phase 11, 000 volt (High Voltage) main supply line – that runs between Victor Harbor and Middleton. SA Power Networks advised that although power supply is available, that the exact details of the design would be determined at the development stage through lodgement of a ‘Form B – SA Power Networks Quotation Request’. 41

Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

SA Power Networks will also be formally consulted as part of the consultation phase of the DPA. The Development Plan provides a range of policy relating to the provision of power supply, inclusive of renewable energy options. Bushfire management The subject land is located in a Medium Bushfire Risk Area. Land to the north, west and south of the Affected Area (within the Residential and Industry Zone) are excluded from the Bushfire Risk mapping, as these areas are within defined townships. The general provisions of the Development Plan would apply at a Development Application stage, for example as contained in the Hazards module of the SA Planning Policy Library and compliance with the Minister’s Code: Undertaking Development in Bushfire Protection Areas. Various standard building provisions under the Building Code of Australia would also apply at a Building Rules stage. The CFS will also be formally consulted as part of the consultation phase of the DPA. Information technology The Affected Area has access to a broad range of Information Technology Services and service providers – and will benefit from the National Broadband Network rollout. SA Planning Policy Library The Development Plan includes up-to-date SA Planning Policy Library modules (Version 6), through the Better Development Plan (conversion) and General Development Plan Amendment, adopted at a crossgovernment level – inclusive of modules containing a range of infrastructure principles:     

Energy efficiency Hazards Infrastructure Land division Transport and access Waste

As outlined earlier, the Development Plan also contains up-to-date car parking standards as prescribed in Table Alex/2 - Off Street Vehicle Parking Requirements, inclusive of prescribed spaces for the types of development envisaged in the Port Elliot West Community Policy Area. 3.2.7 Potential site contamination As part of the Regional Aquatic Centre investigations, a preliminary Site Contamination Assessment was undertaken by Coffey Environments Australia Pty Ltd, 2013, in relation to site risks associated with land contamination. The assessment found that concentrates of metals, pesticides and herbicides are generally below either the laboratory reporting limits and/or nominated criteria in the samples. The Council has also commissioned a Phase I Site History Report for the balance of the Affected Area. 3.2.8 Concept Plan As part of the proposed Development Plan policy a Concept Plan (a Development Plan Concept Plan) has been developed that sets the urban design framework for the land and to reinforce the forms of development that would be envisaged in the Policy Area.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

The Concept Plan is titled, Port Elliot West Community Policy Area Concept Plan Map/10A. Existing Concept Plan Map Alex/10 Residential has been cross-referenced to the new concept plan. Following consideration of the relevant research and investigations, the Council formulated the Concept Plan for inclusion in the Development Plan. The scope or terms of reference for the Concept Plan were based on the above investigations, with specific detail relating to:       

The broad land use development nodes desired by Council Promoting the use of internal open space and landscape features Retaining vegetation buffers Promoting additional vegetation buffers to the south of the site Promoting internal and external interconnectivity, through use of pedestrian linkages – linking envisaged land uses and also adjoining residential, open space areas and natural features Traffic interconnectivity to Waterport Road and Ocean Road Important environmental and infrastructure elements such as stormwater management and mitigation and promotion of WSUD initiatives Land use interface separation distances to the adjoining Industry Zone (for a nursing home) and rural areas.

Given the preparation of the Concept Plan and also because the Development Plan has the benefit of the SA Planning Policy Library Modules (Version 6), inclusive of the Supported Accommodation, Housing for Aged Persons and People with Disabilities module, additional urban design policy/guidelines (over and above those contained in the SA Planning Policy Library Modules, the Concept Plan and the proposed Policy Area) have not been developed.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

4. Recommended Policy Changes Following is a list of the recommended policy changes based on the investigations of this DPA:The DPA proposes the following changes:

  

Creation of the Port Elliot West Community Policy Area, for the Affected Area, within the Primary Production Zone, inclusive of:- Desired Character Statement - Objectives and Principles of Development Control that envisage community, health, medical, recreation and allied health/wellbeing facilities inclusive of aged care/nursing home facility and related land division - Procedural matters for envisaged forms of development being Category 1 and not being identified as a ‘non-complying’ form of development Insertion of a Concept Plan Resultant amendments to relevant Maps – as contained in Attachment C and D Minor consequential cross-referencing alterations within the Orderly and Sustainable Development module, Primary Production Zone and Table Alex/1 – Building Setbacks from Road Boundaries

4.1 State Planning Policy Library update As outlined earlier, the Port Elliot West Community Policy Area DPA will be consistent with and be drafted to marry with the Better Development Plan format. The DPA has had regard to the policy contained in the Planning Policy Library for the Community Zone – this has been adapted and tailored with local variations that relate to the development outcomes specifically envisaged by Council, as detailed in the investigations. Procedural matters The forms of development envisaged in the Port Elliot West Community Policy Area have been reflected in the Procedural Matters for the Primary Production Zone as Category 1 development and with corresponding exceptions in the Non-Complying table (as clearly highlighted in Attachment B). Initially Council considered that the envisaged forms of development should be Category 2 for the purpose of public notification – however, on reflection Council considers (given the clear policy intent of the DPA) that a Category 1 classification is more appropriate.

5. Consistency with the Residential Code The DPA does not affect land within the existing determined areas for the purposes of Schedule 4— Complying development, Clause 2 B—New dwellings.

6. Statement of statutory compliance Section 25 of the Development Act 1993 prescribes that the DPA must assess the extent to which the proposed amendment:     

Accords with the Planning Strategy Accords with the Statement of Intent Accords with other parts of the Alexandrina Council Development Plan Complements the policies in Development Plans for adjoining areas Accords with relevant infrastructure planning Satisfies the requirements prescribed by the Development Regulations 2008.

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Port Elliot West Community Policy Area DPA Alexandrina Council Analysis

6.1 Accords with the Planning Strategy Relevant strategies from the Planning Strategy are summarised in Appendix A of this document. This DPA is consistent with the direction of the Planning Strategy.

6.2 Accords with the Statement of Intent The DPA has been prepared in accordance with the Statement of Intent agreed to on 29 January 2014.

6.3 Accords with other parts of the Development Plan The policies proposed in this DPA are consistent with the format, content and structure of the Alexandrina Council Development Plan.

6.4 Complements the policies in the Development Plans for adjoining areas The DPA will not impact on the policies from the adjoining Council Development Plans. The proposed DPA does not propose any policies that will compromise the orderly and proper planning of adjoining Council areas. Furthermore, it is considered that the proposed DPA will not jeopardise the implementation of Development Plans applicable to any adjoining Council area. Accordingly, the policies proposed in this DPA will not affect but will complement the policies of Development Plans for adjoining areas particularly through the use of SA Planning Policy Library policy.

6.5 Accords with relevant infrastructure planning This DPA complements current infrastructure planning for the Council area, as discussed in Section 2 and 3 of this document.

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

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Port Elliot West Community Policy Area DPA Alexandrina Council References/Bibliography

References/Bibliography 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35.

The Development Plan (Alexandrina Council) Statement of Intent, approved 29 January 2014 Department of Planning, Transport and Infrastructure, 2008, Development Plans and Development Plan Amendments (DPA's) - Land use zoning and rezoning in South Australia Department of Planning and Local Government, 2012, Guide to Development Policy - Better Development Plans (BDP): Policy Library and Development Plan Conversions, South Australia. Department of Planning, Transport and Infrastructure, Practitioners Guide to the DPA Pro‐forma, January 2012, Version 2 SA Planning Policy Library – version 6 SA Government, South Australia’s Strategic Plan Planning Strategy – 30 Year Plan for Greater Adelaide Alexandrina Council – Environmental and Infrastructure Division and Planning and Development Department An Aquatic Centre Concept and Feasibility Analysis, 1990 A review of the Concept and Feasibility Analysis, 2001 South Coast Study: Keeping Pace, Centre for Economic Studies, 2001 Southern Fleurieu Family Strategy Report, 2004 Southern Fleurieu Regional Recreation, Sport and Open Space Strategy, 2004 An Indoor Recreation Facility Location Options Study, 2006 Memorandum of Understanding, City of Victor Harbor and the Alexandrina Council, 2007 Recreation Today and Tomorrow: Current and Future Social and Recreational Needs of Older People in the Southern Fleurieu Peninsula, 2006 City of Victor Harbor Urban Growth Management Strategy, 2008-2030 Southern Fleurieu Positive Aging Taskforce Community Consultation, 2011 Joint Working Party, City of Victor Harbor and the Alexandrina Council, 2012 Strategic Management Plans and Long Term Financial Plans (City of Victor Harbor - Community Plan 2022 and Alexandrina Council - Connecting Communities Plan 2014-23) Landscape Character and Visual Assessment, Hemisphere Design, 2013 Regional Aquatic Centre Business Case, 2013 – with associated population, market, usage, operational and financial analysis Local Government Act Prudential Report, 2013 Summary of Community Consultation (Regional Aquatic Centre), 2013 Southern Fleurieu Health & Wellbeing Precinct Hayborough - Demonstration of Need and Location Report, 2014 AECOM Australia Pty Ltd, Traffic Impact Assessment, 2014 Kellogg Brown & Root Pty Ltd, Hayborough Estate Stormwater Management Plan Report, 3 November 2006 Kellogg Brown & Root Pty Ltd, Port Elliot West – Flood Mapping, Flood Study Report, 2 September 2013 Adelaide and Mount Lofty Ranges Natural Resources Management Board, 2013 - Adelaide and Mount Lofty Ranges Natural Resources Management Plan. Government of South Australia. Caton et al, 2007, Southern Fleurieu Coastal Action Plan and Conservation Priority Study. EBS, Watson’s Gap Management Plan, 2010. Australian Cultural Heritage Management Pty Ltd - Cultural Management Report, titled Archaeological of Private Lands at Port Elliot, 2001 SA Water for Good Strategy and Water Sensitive Urban Design (WSUD) guidelines EPA, Guidelines for Separation Distances 2007

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Port Elliot West Community Policy Area DPA Alexandrina Council Schedule 4a Certificate

Schedule 4a Certificate CERTIFICATION BY COUNCIL’S CHIEF EXECUTIVE DEVELOPMENT REGULATIONS 2008 SCHEDULE 4A Development Act 1993 – Section 25 (10) – Certificate - Public Consultation CERTIFICATE OF CHIEF EXECUTIVE THAT A DEVELOPMENT PLAN AMENDMENT (DPA) IS SUITABLE FOR THE PURPOSES OF PUBLIC CONSULTATION I Peter Dinning, Chief Executive of the Alexandrina Council, certify that the Statement of Investigations, accompanying this DPA, sets out the extent to which the proposed amendment or amendments(a) accord with the Statement of Intent (as agreed between the Alexandrina Council and the Minister under section 25(1) of the Act) and, in particular, all of the items set out in Regulation 9 of the Development Regulations 2008; and (b) accord with the Planning Strategy, on the basis that each relevant provision of the Planning Strategy that related to the amendment or amendment has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the Statement of Investigation; and (c) accord with the other parts of the Development Plan (being those parts not affected by the amendment or amendments); and (d) complement the policies in the Development Plans for adjoining areas; and (e) satisfy the other matters (if any) prescribed under section 25(10)(e) of the Development Act 1993.

The following person or persons have provided advice to the council for the purposes of section 25(4) of the Act: ▪ ▪ ▪

Sally Roberts, MPIA, CPP, Alexandrina Council Tom Gregory, MPIA, CPP, Alexandrina Council David Altmann, MPIA, CPP, Development Answers Pty Ltd

DATED this [insert day] day of [insert month] [insert year]

………………………………………… Peter Dinning Chief Executive

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Port Elliot West Community Policy Area DPA Alexandrina Council

Appendix A – Assessment of the Planning Strategy

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Targets Target

DPA Response

New metropolitan and township growth areas Ensure that fringe developments and development involving township growth provide a net contribution of active and passive open space to the local area.

Although the DPA does not propose a new urban growth area, it does specifically aim to promote a range of active and passive recreation outcomes/initiatives. The design for the proposed Regional Aquatic Centre has a focus on interconnectivity with adjoining development and the broader community/residential areas through extending (and linking with) the existing bike trails and provision of a board walk providing pedestrian linkages with adjoining residential areas, along the creek line and to/from the ‘Beyond Today’ development. Please refer to related Policy described below.

Urban design Develop design principles for multi-unit and mixed-use developments, to be incorporated in Structure Plans. These will determine setbacks, height transitions, and scale principles based on existing character, ensuring that consistent rules apply for building renewal across Greater Adelaide. Some adaptation will be required in heritage areas. This work will include:

A Concept Plan, with associated principles, has been developed as part of the DPA – and underpins the policy outcome for the Community Policy Area. Please refer to related Policy described below. The Development Plan incorporates SA Planning Policy Library provisions.



a description of a range of residential building typologies for changing demographics and preferences in higherdensity areas, for all identified Structure Plan areas  responsive building design on busy corridors (including measures to address noise and air quality)  built-form and structural planting to reinforce the visual identity of the arterial grid system in the metropolitan area  planting to enhance the existing natural and cultural landscape character in new developments and in new greenways  place-making principles  water and energy efficient design for buildings and public spaces  the allowance of sufficient space for and access to waste management and recycling infrastructure. Health and wellbeing Closely connect new dwellings to shops, schools, local health services and a variety of destinations within a walking range of 400 metres. Residents will have easy access to open space for physical activity and recreation.

The Community Policy Area DPA promotes a range of community and recreation forms of development – with scope for excellent interconnectivity to services within the Policy Area and to/from adjoining residential areas. Any residential development would be limited to aged care (not traditional housing) with intended scope for on-site health/wellbeing services. Please refer to related Policy described below.

The economy and jobs Provide for 282,000 additional jobs during the

The DPA will promote employment generation by virtue of the

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

next 30 years. The regional distribution of additional jobs is 11,500 in the Fleurieu.

community services intended. Please refer to related Policy described below.

Transport Prioritise residential and employment growth in areas where transport infrastructure is planned (see Table D3).

Although not identified as a specified transit corridor on Map D2, the Affected Area is situated adjacent to the proposed road bypass for the Fleurieu as shown on Map E8A. Please refer to related Policy described below.

Create dedicated walking and cycling corridors along major transit corridors to improve access to activity centres, public transport nodes, and local walking and cycling routes.

The design for the proposed Regional Aquatic Centre has a focus on interconnectivity with adjoining development and the broader community/residential areas. This is achieved by extending (and linking with) the existing bike trails and provision of a board walk providing pedestrian linkages with adjoining residential areas, along the creek line and to/from the ‘Beyond Today’ development, into the existing Encounter Bikeway. Please refer to related Policy described below.

Biodiversity Protect 115,000 hectares (13 per cent of Greater Adelaide) of existing natural areas identified as areas of high environmental significance in Map D19.

The Affected Area is not designated on Map D19 as an area of high environmental significance. However, the DPA investigations include an environmental assessment to ensure the site is suitable for its intended purpose from a biodiversity conservation perspective. Please refer to related Policy described below.

Open space, sport and recreation Locate public open spaces within walking distance of new housing to ensure equitable distribution of open space in an area.

The Affected Area provides significant scope for key linkages from/to the proposed community, recreation and allied health/wellbeing services – and to the open space and green space networks. Please refer to related Policy described below.

Incorporate greenways in all transit-oriented developments and along major transit corridors.

A Concept Plan has been developed to promote and link the desired open space and landscape character aspects of the Community Policy Area. This will assist in promoting key linkages through the Affected Area between the coast and the Greater Adelaide Open Space System and also with the adjoining residential urban growth area – this will complement the aspirations of Council with the health and wellbeing precinct. Please refer to related Policy described below.

Major sporting facility hubs will be developed in appropriately identified locations. Potential locations (identified on Map D21) could include, but would not be limited to:

Although the DPA does not propose a major sporting facility of the type mentioned in the Target (Metropolitan basis), the Target does not limit the opportunity to the identified areas only. The DPA will assist in delivering this Target in part.

   

the Adelaide Park Lands—Adelaide Oval/Memorial Drive Mile End—Santos Stadium/ETSA Park West Lakes—AAMI Stadium/AM Ramsay Regatta Course Gepps Cross—State Sports Park

Please refer to related Policy described below.

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

 

West Beach—Adelaide Shores Noarlunga, Mount Barker and Gawler/Barossa—future growth precincts. Ensure there is a net increase in passive and active open space over five-yearly intervals.

The DPA will deliver passive and active open space, linked with adjoining residential areas and the Greater Adelaide Open Space System adjacent to the Affected Area. Please refer to related Policy described below.

Water Reduce demand on mains water supply from new development through the introduction of watersensitive urban design.

Significant scope exists to promote high order WSUD and sustainability initiatives as exhibited by the proposed Regional Aquatic Centre through on-site harvesting and re-use, aligning with key Council Strategic Management Plan goals. Please refer to related Policy described below.

Policies Policy

How the policy will be implemented:

New transit corridors, growth areas, transit-oriented developments, and activity centres 6. Concentrate growth outside the metropolitan area in major regional towns and generally constrain growth in small towns and villages to protect their heritage and character.

The Affected Area is located directly adjacent to the ‘Planned Urban Lands to 2030’ growth boundary, as identified on Map E8A of the Planning Strategy, and land zoned for industrial and residential development. Map E8A identifies the land as ‘protect open space between Port Elliot and Victor Harbor’. The DPA seeks to ensure that the open space/landscape values (that are recognised in the Planning Strategy) are protected – this will be achieved through siting, urban design and open space/landscape provisions and also form the basis of a Concept Plan for the land. Council places a strong emphasis on the open space buffers being preserved between Port Elliot and Victor Harbor – the DPA seeks to promote the use of a small portion of the open space buffer (sited to the north west periphery of the area) for community, recreation and allied health/wellbeing services that are respectful of the open space/landscape values of the locality – and with high order urban design provisions to ensure development is set within a landscape environment. The Affected Area includes the site of the proposed Regional Aquatic Centre.

10. Prepare Structure Plans for transit corridors to determine up-front (or earlier in the process) the types of land uses permitted to avoid the need for individual rezoning of major sites.

Although not identified as a specified transit corridor on Map D2, the Affected Area is situated adjacent to the proposed road bypass for the Fleurieu as shown on Map E8A. A Concept Plan has been developed, in line with the Planning Strategy, as a core aspect of the DPA – and will underpin the policy outcome for the Community Policy Area.

11. Ensure Structure Plans are broad and outcomes-focused; that is, describing land use and activity types that are encouraged and permissible rather than concentrating narrowly on their form and layout.

As detailed for Policy 10.

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Policy

How the policy will be implemented:

12. Ensure Structure Plans clearly designate key precincts within the transit corridor, which include mixed-use transit-oriented developments, activity centres, open-space precincts and, where appropriate, employment lands.

As detailed for Policy 10.

New metropolitan and township growth areas 32. Ensure new urban growth occurs in designated urban and township expansion areas shown on Map D7. This map shows the indicative areas of land that will be considered for urban growth. The actual boundaries of land will be identified for public consultation when the process of updating the relevant Development Plan is undertaken.

The DPA does not propose a new urban growth area in terms of land for traditional housing – the fundamental outcome is for community, recreation and allied health/wellbeing services inclusive of aged care/nursing home options as part of a community development node.

44. Manage the interface between primary production activities and urban areas and townships through the identification of appropriate separation buffers, screening vegetation and appropriate alignment of allotment boundaries.

The Concept Plan will pay strong regard to this Policy in relation to interface with adjoining rural land.

However, the Affected Area is located directly adjacent to the urban expansion area on Map D7, noting that Policy 32 notes that the actual land would be identified during a relevant DPA process.

The Affected Area already has the benefit of substantial vegetated buffers and separation distances – this is reinforced through the Concept Plan. The Development Plan incorporates SA Planning Policy Library provisions.

Urban design 2. Maximise and increase the quality of public spaces, and require excellent design in the public realm.

The investigations and associated Concept Plan place a strong emphasis on the open space/landscape character of the area – and the importance of the Affected Area as a buffer between the township of Victor Harbor and Port Elliot.

8. Develop guidelines in Structure Plans to help create unique characteristics and identity across different neighbourhoods, suburbs and precincts.

As detailed in Policy 2 above. The Affected Area is directly located adjacent to the urban growth area - with excellent scope for interconnectivity along walking trails, bike paths, creek line – encouraging usage of the health and wellbeing facilities proposed and the benefits this brings to healthy lifestyles.

Communities and social inclusion 7. Create safe and inviting public spaces that will As detailed in Policy 2 and 8. encourage community participation by a wide range of people. The Affected Area exhibits excellent interconnectivity to adjoining urban growth area via non-transport means (such as walking, bicycles) and also has the benefit of providing broader regional access via being located on an existing regional transport route and future road bypass for the Fleurieu as shown on Map E8A. The DPA also seeks to provide for use of passive/active public spaces within the open space areas and envisaged community developments – for use by a broad community demographic, inclusive of youth and aged persons.

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Policy

How the policy will be implemented:

8. Provide engaging spaces where young people can congregate for social activities in a positive setting.

The aim of the Community Policy Area is quite specific in terms of the high order community development outcomes envisaged – inclusive of a proposed Regional Aquatic Centre and other community based facilities and allied health/wellbeing services. These facilities would provide essential services for youth, as identified in the many related studies undertaken for the proposed Regional Aquatic Centre, Open Space/Recreational and Sport over a 10 year period.

10. Ensure urban renewal activity focuses on place making and building stronger communities.

As detailed for Policy 7 and 8 above.

Aboriginal heritage and culture 1. Identify and protect (consistent with the Aboriginal Heritage Act 1988) Aboriginal cultural heritage sites and areas of significance, including those associated with the marine, estuarine and coastal environment, and incorporate these where appropriate into Development Plan policies, Structure Plans and development processes.

In terms of cultural heritage a Cultural Management Report, titled Archaeological of Private Lands at Port Elliot, 2001 was undertaken by Australian Cultural Heritage Management Pty Ltd for the proposed Regional Aquatic Centre. The report found that there were ‘no archaeological materials’ relating to Indigenous cultural heritage found on the land, due to the highly disturbed nature of the land. Further consultation/engagement of the Ngarrindjeri People will occur during the formal consultation stage of the DPA.

2. Identify early in planning processes requirements for facilities to be appropriately located to support and encourage the education and training of Aboriginal people in aspects of Aboriginal culture.

The Alexandrina Council has a well-renowned and respected track record for engaging with the Ngarrindjeri People – as evidenced by its Kungun Ngarrindjeri Yunnan Agreement and related projects/initiatives across the district. The proposed Regional Aquatic Centre has incorporated key indigenous elements in its design inclusive of design features relating to the shape of the centre that is reminiscent of both Kondili (Ngarrindjeri for whale) and the Chiton fossil. The envisaged forms of development in the Community Policy Area will provide considerable scope for indigenous heritage education.

3. Develop protocols between Aboriginal traditional owners and state and local government to ensure consultation during planning processes.

As already addressed through the Kungun Ngarrindjeri Yunnan Agreement between the Alexandrina Council and the Ngarrindjeri People – refer Policy 1 and 2 above.

Housing mix, affordability and competitiveness 5. Increase the total share of smaller housing, particularly around transport interchanges and collocated with services such as health and retail.

As detailed in the Planning Strategy as a key need/opportunity, the Community Policy Area will provide scope for aged care/nursing home in association with integrated health/wellbeing services – aiming to create living conditions within a quality, healthy and productive lifestyle. The Planning Strategy also identifies that such accommodation should provide ease of access to decentralised allied health care services and access to cultural and sporting activities – as envisaged by the Community Policy Area. Furthermore, the Planning Strategy seeks to promote well-located open spaces to encourage cultural and recreational activities, and by creating sporting facilities associated with new growth precincts – the Affected Area exhibits these aspirational and locational aspects of the Planning Strategy.

6. Ensure Structure Plans and Development Plans

The Concept Plan will consider opportunities for aged care/nursing

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Policy

How the policy will be implemented:

provide for new retirement housing and residential aged care facilities, and protect and allow for appropriate redevelopment of such existing facilities. This will increase the opportunities for older people to remain living in and connected to their communities as their needs for support increase.

home facilities, in line with this Policy. As outlined earlier however, it will be important for the Concept Plan to promote open space and landscape outcomes that form an important element of the desired character.

7. Ensure Structure Plans consider the need for As detailed in Policy 5 and 6 above. retirement housing, residential aged care and other supported living facilities to be located close to The Affected Area is also located adjacent to existing regional public transport. transport links and the proposed road bypass for the Fleurieu as shown on Map E8A. Health and wellbeing 1. Design pedestrian and cycle friendly areas in growth areas and existing neighbourhoods to promote active communities.

The design for the proposed Regional Aquatic Centre has a focus on interconnectivity with adjoining development and the broader community/residential areas. This is achieved by extending (and linking with) the existing bike trails and provision of a board walk providing pedestrian linkages with adjoining residential areas, along the creek line and to/from the ‘Beyond Today’ development. These design aspects are reinforced on the Concept Plan – with the relevant elements also forming a key aspect of the broader area affected by the Community Policy Area.

2. Ensure health and wellbeing requirements are incorporated into Structure Plans. Structure Plans will:   





  

As detailed above, health and wellbeing requirements forms a cornerstone to the Concept Plan for the Community Policy Area.

The SA Planning Policy Modules, that form the Development Plan, require urban regeneration projects to provide incorporate a range of crime prevention, community and design links to adjoining areas to maximise the shared provisions. use of services and facilities incorporate cultural initiatives, such as public art, to stimulate revitalisation of communities and social cohesion ensure that pedestrian areas in activity centres are direct, convenient, safe, well signposted, sheltered and shaded, and offer disabled access ensure that neighbourhood street environments and open spaces maximise access for all users, including the disabled, elderly, those who use small personal motorised transport such as gophers, people with prams or dogs, and emergency or other service vehicles incorporate principles of Crime Prevention Through Environmental Design in all public areas (such as open space and streets) and activity centres incorporate guidelines to protect homes along major transport corridors from noise and air pollution promote active communities, which may include provision of playing fields, indoor sports facilities and public space promote the development of community gardens for social interaction and physical wellbeing.

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Policy

How the policy will be implemented:

The economy and jobs 2. Set specific jobs targets at a regional level, which Whilst this Policy is not entirely relevant to the DPA, the Community will: Policy Area will assist in the delivery of employment creation for the region, in line with the targets for the Fleurieu outlined in Table E8.  reflect where people are going to live to minimise journey-to-work times  take advantage of existing infrastructure, such as transport  take account of the likely regional growth of key sectors  plan for employment activities near major educational institutions  ensure sufficient land is available for commercial, industrial, retail, primary production, mining and other activities. Primary production 11. Improve primary production’s share of economic activity in Greater Adelaide through the protection of strategic areas for horticulture, viticulture, dairying and grain production (see Map D11).

The Affected Area is not identified as a strategic site for primary production on Map D11.

14. Use measures, including planning controls, to protect important primary production areas such as the Barossa Valley, Willunga Basin and Northern Adelaide Plains.

The Affected Area is not one of the primary production areas identified in this Policy.

Furthermore, the Affected Area is not located on land that is well suited to primary production due to its size and proximity to urban areas – and in the context of the Primary Production Priority Area mapping undertaken by PIRSA the land did not meet the established criteria and was therefore excluded.

Furthermore, the Affected Area is not identified as a strategic site for primary production on Map D11, nor has it been identified by PIRSA as high value agricultural land, as detailed in Policy 11 above.

Transport 1. Protect the transport functionality of road and rail Waterport Road already acts as a regional transport route. corridors through planning policy in Development Plans. 12. Provide and extend a connected bicycle network across Greater Adelaide, using bike lanes and cycle ways as shown on Map D16.

Although the Affected Area is not identified on Map D16 as part of the bicycle network across the Greater Adelaide region, the Community Policy Area will promote a connected bicycle network linking with adjoining residential and urban development as well as the existing Encounter Bikeway.

13. Integrate into Structure Plans for major transit corridors off-road shared-use paths, on-road bicycle lanes, footpaths and cycling friendly streets to promote walking and cycling.

Although the Affected Area is not designated in the Planning Strategy as a major transit corridor on Map D2-D5, it is identified as a road bypass for the Fleurieu as shown on Map E8A.

Infrastructure 1. Maximise the location of economic and social infrastructure by: 

collocating government services in higherorder activity centres and transit-oriented developments

The Affected Area exhibits the aspirational and locational aspects sought by the Planning Strategy through a location adjacent to (and integrated with) urban growth areas; a location adjacent to an existing and future planned strategic transport route; and that incorporates integrated health, recreational and human services development outcomes.

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Policy    

How the policy will be implemented:

locating new housing growth in proximity integrating health and educational facilities with transport services and locating them near retail centres emphasising the planning for human services in new growth areas integrating community sporting hubs and links with transport services.

2. Identify major infrastructure requirements (including communications technology, sporting hubs and embedded generation) and integrate them with Structure Plans to ensure that new infrastructure to support new residential and employment precincts is effectively coordinated.

As exhibited through the Regional Aquatic Centre proposal the Affected Area has the benefit of a full range of infrastructure to service future development – and also benefits from the NBN rollout. The DPA investigations highlight that the Community Policy Area has access to suitable and economical infrastructure services – this would include opportunity to promote WSUD and Renewable Energy provisions. The Development Plan also incorporates SA Planning Policy Library provisions.

Biodiversity 1. Introduce a clear hierarchy of environmental assets to be protected to improve development certainty and transparency—these are represented in Map D19. Incorporate the protection of these areas into Development Plans. The three categories in the hierarchy, which will be managed through Structure Plans and Development Plans, are:   

The area affected is not designated on Map D19 as an area of high environmental significance. However, the DPA investigations include an environmental assessment to ensure the site is suitable for its intended purpose from a biodiversity conservation perspective.

areas of high environmental significance areas of environmental significance areas designated for human use

2. Contain growth where possible to areas inside identified urban lands.

The Community Policy Area does not provide for urban residential development growth perse. The Policy Area would envisage community, recreation and allied health/wellbeing services and scope for aged care/nursing home – set within a landscaped environment.

3. Avoid where possible any impact on biodiversity. As detailed in response for Policy 1 above. If unavoidable, the impact will be minimised and offset. A comprehensive offset scheme will be developed, based on existing offset provisions and drawing on models such as bio-banking. The scheme will provide for a net gain to biodiversity through flexible offsets. The offsets could be made across regions or by funding designated rehabilitation programs. 7. Create greenways in transit corridors and along major watercourses and the coast to enhance and connect urban biodiversity (see Open space, sport and recreation). Greenways will take into consideration and complement South Australia’s Strategic Plan biodiversity corridors (target T3.2).

The Affected Area is not identified as part of the Greater Adelaide Open Space System on Map D20 or Map E8A – it is however located adjacent to such an area to the north of Waterport Road. Through the development of the Concept Plan scope will exist to promote and link the desired open space and landscape character aspects of the Community Policy Area with the adjacent Greater Adelaide Open Space System.

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Policy

How the policy will be implemented: This will assist in promoting key linkages through the Affected Area between the coast and the Greater Adelaide Open Space System and also with the adjoining residential urban growth area – this will complement the aspirations of Council with the health and wellbeing precinct.

Open space, sport and recreation 1. Provide for a Greater Adelaide open-space framework that builds on MOSS to create quality open space across the region. The open space will feature urban forests and parks, watercourse and coastal linear parks, trails, greenways and green buffers, and sustainable recreation and sporting facilities (see Map D20).

As detailed in Policy 7 above, the area affected is located adjacent to (but not within) the Greater Adelaide Open Space System, as identified on Map D20 – therefore providing scope for key linkages from within the Affected Area (and the proposed community, recreation and allied health/wellbeing services) to the open space and green space networks within the adjacent residential developments which also link with the existing Encounter Bikeway.

2. Ensure open space is accessible by all communities and will:

As addressed in related Policies outlined above.

  

  

Where relevant these attributes are addressed through the link, integrate and protect biodiversity assets development of the Concept Plan. and natural habitats provide linkages to encourage walking and The Development Plan also incorporates SA Planning Policy cycling to local activities, local activity centres Library provisions. and regional centres be multi-functional, multi-use (including the shared use of strategically located school facilities) and able to accommodate changing use over time incorporate the principles of Crime Prevention Through Environmental Design for safety and amenity contain appropriate and low-maintenance species and locate trees to maximise access to shade encourage passive recreation opportunities such as provision of a variety of paths and children’s play equipment.

8. Identify and reserve land in new growth areas for The Community Policy Area DPA seeks to address this Policy via the development of major recreation and sport scope for community and recreation facilities directly adjacent to facilities. (and linked with) urban growth areas. The demonstrated need for such services has been well researched via numerous studies over a ten year period as detailed in Section 2 and 3. Further strategic investigations relating to demand and supply for community, recreation and allied health/wellbeing services (inclusive of linkages with Council’s Regional Public Health Plan and Coordinating Community Related Services Plan) have been undertaken at the Statement of Investigations stage. 11. Plan and develop greenways to link parks, As addressed in Biodiversity, Open Space, Sport and Recreation reserves and public facilities to provide walking and Policies above. cycling access. 13. Ensure that greenways are landscaped with local indigenous species where possible and incorporate water-sensitive urban design techniques.

As addressed in Biodiversity, Open Space, Sport and Recreation Policies above. The existing Development Plan contains landscaping and WSUD provisions and these will be further supplemented/targeted through the Concept Plan, infrastructure analysis and DPA policy. Significant scope would exist to promote high order WSUD and

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Policy

How the policy will be implemented: sustainability initiatives – as exhibited by the proposed Regional Aquatic Centre through on-site harvesting and re-use.

Sporting facilities 16. Provide organised sporting facilities in transit corridors, transit-oriented developments and higher-order activity centres.

The Affected Area is not identified on Map D21 as this Map relates to Metropolitan area only – however, the Affected Area is located adjacent to an existing and proposed strategic regional transport route.

17. Establish major community sporting hubs that are linked to other community infrastructure and transport services.

The Community Policy Area seeks to promote scope for a broad range of recreational and community development options/outcomes in-line with the Planning Strategy.

18. Integrate water-sensitive urban design (WSUD) As addressed in Policy 13 above. into sporting facilities to increase water use efficiency, reduce mains water use, and maximise on-site water re-use.

Climate change 1. Contribute to South Australia’s target of a 60 per cent reduction of greenhouse gas emissions by 2050 through the implementation of the policies in the Plan that will lead to a more compact and less carbon-intensive urban form.

The Development Plan seeks to promote renewable energy and a range of sustainable development provisions.

5. Increase energy efficiency of buildings through the implementation of a six star rating for new buildings, and new efficiency standards for air conditioning, which is in line with the COAG National Strategy on Energy Efficiency.

Although the Development Plan should espouse this policy in general terms, this is the role for the Building Code of Australia.

13. Create a more liveable urban environment through the establishment of a network of greenways, tree-lined streets and open spaces, which will have a cooling effect on nearby new neighbourhoods and new buildings.

As addressed in Biodiversity, Open Space, Sport and Recreation Policies above.

The DPA investigations have also considered, in detail, stormwater capture and reuse, wastewater treatment and reuse, renewable energy options, built development/urban design parameters and use of open space/landscaping for thermal and environmental benefits.

Water 1. Incorporate water-sensitive urban design (WSUD) techniques in new developments to achieve water quality and water efficiency benefits.

As addressed in Biodiversity, Open Space, Sport and Recreation Policies above. The Development Plan incorporates SA Planning Policy Library provisions.

3. Mandate WSUD for new developments (including residential, retail, commercial, institutional, industrial and transport developments) by 2013 (consistent with Water for Good). The Climate Change, Housing Affordability and Sustainable Neighbourhoods Task Force will advise the State Government on the most effective way to implement this policy without compromising housing affordability.

As addressed in Biodiversity, Open Space, Sport and Recreation Policies above. The Development Plan incorporates SA Planning Policy Library provisions.

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Policy

How the policy will be implemented:

Emergency management and hazard avoidance 1. Decrease the risk of loss of life and property from The Affected Area is located in a Medium Bushfire Risk Area. extreme bushfires through creating buffers around new growth areas that are adjacent to native Land to the north, west and south of the subject land are excluded bushland. from the Bushfire Risk mapping, as these areas are within defined townships. 7. Ensure new development is appropriately sited The Affected Area is not located in proximity to a landfill - and not to minimise the risk to people and property from within the EPA buffer requirement of 500 metres. landfill gas emissions. Continue to monitor gas emissions from landfill sites to ensure development is not placed at unnecessary risk. Fleurieu targets   

Additional population 22,000 Additional dwellings 14,500 Employment – 11,500 new jobs

The proposed DPA will promote employment generation and modest housing growth by virtue of aged care/nursing home living options.

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Appendix B

Provided under separate cover Southern Fleurieu Health & Wellbeing Precinct Hayborough - Demonstration of Need and Location Report, 2014

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Port Elliot West Community Policy Area DPA Alexandrina Council Appendices

Appendix C

Provided under separate cover AECOM Australia Pty Ltd, Traffic Impact Assessment, 2014

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Alexandrina Council Port Elliot West Community Policy Area Development Plan Amendment The Amendment March 2014 For Consultation

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Port Elliot West Community Policy Area DPA Alexandrina Council Amendment Instructions Table

Amendment Instructions Table Name of Local Government Area: Alexandrina Council Name of Development Plan: Alexandrina Council Development Plan Name of DPA: Port Elliot West Community Policy Area DPA

The following amendment instructions (at the time of drafting) relate to the Council Development Plan consolidated on [insert date at authorisation stage].

Method of Change  Replace  Delete  Insert

Detail what is to be replaced or deleted or detail where new policy is to be inserted.

Detail what material is to be inserted (if applicable, i.e., use for Insert or Replace methods of change only).

Is Renumbering required (Y/N)

Amendment Instruction Number

Where amendments to this Development Plan have been authorised after the aforementioned consolidation date, consequential changes to the following amendment instructions will be made as necessary to give effect to this amendment.

 Objective (Obj)  Principle of Development Control (PDC)  Desired Character Statement (DCS)  Map/Table No.  Other (Specify)

Subsequent Policy crossreferences requiring update (Y/N) if yes please specify.

COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes 1.

Insert

Orderly and Sustainable Development Module

Insert:-

‘(k) Concept Plan Map Insert new sub-clause (k) into Alex/10A – Port Elliot West PDC 10 and re-letter the Community Policy Area’ remaining alpha-characters accordingly.

Yes Yes (regarding (regarding the alpha- the alphacharact- characters) ers)

ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes Primary Production Zone 2. Insert Desired Character Statement

Insert:-

No

No

‘The zone also covers a Insert text directly above the number of policy areas and sub-heading Precinct 46 precinct areas with site Wind Farms. specific policy in relation to envisaged forms of development.’

63

Port Elliot West Community Policy Area DPA Alexandrina Council Amendment Instructions Table

3.

4.

Insert

Replace

New Policy Area

Insert the contents of Attachment A.

Yes

Insert a new Policy Area within the Primary Production Zone, titled, ‘Port Elliot West Community Policy Area 11’ Procedural matters Replace the entire Procedural No Matters with the contents of Replace the entire Attachment B. Procedural Matters

Mapping, Tables and all Policy Area references.

No

TABLES Amendments required (Yes/No): Yes Table 5. Insert

Table Alex/1 – Building Setbacks from Road Boundaries

Insert the following:-

Insert new row between Row 8 and 9.

‘All roads within the following policy area:

Yes

Column 1

-

Mapping, Tables and all Policy Area references.

Primary Production Zone - Port Elliot West Community Policy Area 11’

Column 3 – ‘40’. MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps) Amendments required (Yes/No): Yes Map Reference Table 6.. Insert Policy Area Map reference

Insert the following in alphabetical order:-

Yes

Mapping, Tables and all Policy Area references.

No

No

Replace with the map contained in Attachment C.

Yes

Replace with the map contained in Attachment D.

No

Mapping, Tables and all Policy Area references. No

Insert map Port Elliot West Community Policy Area 11 – Concept Plan Map Alex/10A, contained in Attachment E.

Yes

Port Elliot West Community Policy Area 11 – Alex/39 7.

Insert

Concept Plan Maps reference

Insert the following in alphabetical order:Port Elliot West Community Policy Area 11 – Concept Plan Map Alex/10A

Map(s) 8. Replace

Policy Area Map Replace Policy Area Map Alex/39

9.

Replace

Concept Plan Replace Concept Plan Map Alex/10

10.

Insert

Concept Plan Directly after Concept Plan Map/10.

Mapping, Tables and all Policy Area references.

Attachment A Port Elliot West Community Policy Area 11 Core SA Planning Policy text for Community Zone – BLACK text Local additions – GREEN text

Port Elliot West Community Policy Area DPA Alexandrina Council

Port Elliot West Community Policy Area 11 Refer to the Map Reference Tables for a list of the maps that relate to this policy area.

OBJECTIVES 1

A policy area accommodating community, educational, recreational and health care facilities for the general public’s benefit.

2

Development that is integrated in function and provides a coordinated base to promote efficient service delivery.

3

Development that contributes to the desired character of the policy area.

DESIRED CHARACTER This policy area seeks to provide a range of community development services set within an attractive landscaped setting. Buildings and structures will be located well back from public roads and behind vegetated buffers - clustered to ensure that ample scope is provided for landscaped areas. Buildings will be designed to blend with the natural features of the landscape, and other than an aquatic centre or indoor recreation facility, buildings will be limited to two storeys in height. Car parking areas will exhibit a high level of design in terms of the layout and landscape treatment. Specifically, car parking areas will provide a significant extent of landscaping in the form of trees that provide shade and with opportunity for water harvesting and on-site reuse. Open space and public areas will link with adjoining residential areas, transport networks, open space networks and Urimbirra Creek through means such as pedestrian pathways, boardwalks and bike paths. Development will retain existing mature vegetation that forms the landscape buffer along Ocean Road and Waterport Road, and this will be supplemented by revegetation with indigenous native species in the form of landscape corridors within future development. The division of land is anticipated to facilitate the creation of individual allotments to reflect the built development nodes depicted on Concept Plan Map Alex/10A – Port Elliot West Community Policy Area. Aquatic centre or indoor recreation facility An aquatic centre or indoor recreation facility will be sited within the area depicted on Concept Plan Map Alex/10A – Port Elliot West Community Policy Area. The facility will have a modern design, exhibiting a contemporary architectural theme which is sympathetic to the surrounding locality and reflective of the cultural significance of the area. The structure of the facility will have a long span across the swimming pool or recreation areas and the design will provide an opportunity for natural light and ventilation. The roof will have a height (at its maximum point) of no greater than 12 metres high above natural ground level, reducing in bulk towards the edge or periphery of the structure. Ancillary buildings will also be of a sympathetic modern contemporary design and will have a height of no greater than two storeys. The design will be sympathetic to the surrounding environment reflecting the natural topography with minimal earthworks, incorporate building setbacks of at least 40 metres from public roads, provide vegetated buffers and the establishment of additional landscaped areas.

Health and aged care services Health and aged care services will be sited within the area depicted on Concept Plan Map Alex/10A – Port Elliot West Community Policy Area. The forms of development envisaged include those that are directly associated with community, medical, health and wellbeing services such as an integrated medical centre, consulting rooms, social services, allied health care facilities and offices. Living accommodation will be limited to aged care/nursing home facilities. Aged care/nursing home facilities are not envisaged in the absence of other integrated health/medical support services and facilities. Development will not include dwellings, semi-detached dwellings, residential flat buildings, group dwellings, row dwellings, retirement village or any other form of urban development apart from aged care/nursing home facilities. Stormwater management The policy area is partially subject to shallow overland flow in the event of a 1:100 ARI flood event, from the northern catchment. Practical stormwater mitigation measures (incorporating Water Sensitive Urban Design principles) will form an integral part of any development, including measures such as (but not limited to) mounding to direct overland flow to the adjacent Urimbirra Creek to the south and suitable finished floor levels as illustrated on Concept Plan Map Alex/10A – Port Elliot West Community Policy Area.

PRINCIPLES OF DEVELOPMENT CONTROL Land Use 1

The following forms of development are envisaged in the policy area: ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪

aged care facility aquatic centre cemetery community centre consulting room educational establishment emergency services facility hall health or medical facility hospital indoor and outdoor recreation facility library office associated with community, health, medical or recreation development place of worship public administration office nursing home recreation centre shop associated with community, health, medical or recreation development swimming pool. theatre welfare institution

2

Development listed as non-complying is generally inappropriate.

3

Development should not be undertaken if it would inhibit or prejudice the integrated development of land within the policy area for further community, health, medical and recreational institutional uses.

4

Aged care/nursing home facilities are not envisaged in the absence of other integrated health/medical support services and facilities.

Port Elliot West Community Policy Area DPA Alexandrina Council

Form and Character 5

Development should not be undertaken unless it is consistent with the desired character for the policy area.

6

Development should be undertaken in accordance with Concept Plan Map Alex/10A – Port Elliot West Community Policy Area.

7

Buildings should reflect the desired character of the policy area while incorporating contemporary design elements that have regard to the following: (a) be positioned behind vegetated buffers with setbacks of at least 40 metres from public roads (b) constructed of materials and finishes which blend with the landscape (c) be no greater than two storeys in height (except to allow for the roof design for an aquatic centre or indoor recreation facility) with lower building height elements towards the eastern and south eastern periphery of the policy area (d) demonstrate a high standard of design incorporating architectural design features which: (i)

provide shelter in the form of verandahs, canopies and awnings to external elevations

(ii)

avoid large areas of blank wall which are visible from public roads, internal and external open space areas or adjoining land

(iii) utilise landscaping to break up the mass of and to screen larger buildings (iv) adopt other design features, such as colour, material and texture variation and public art (v) have service functions separated physically and visually from public spaces and service areas are screened from view. 8

With the exception of an aquatic centre or indoor recreation facility to a height of no greater than 12 metres high above natural ground level, two storey development should only occur where it can be demonstrated that the development has been sited and designed having due regard to the characteristics of adjoining development, the topography of the site and the amenity of the locality.

9

Development should ensure co-ordinated design with an emphasis on the creation of pedestrian areas, landscaping, open spaces and vegetated buffers.

10

Development should provide: (a) co-ordinated and shared points of access from public roads (b) clearly identifiable, co-ordinated and sheltered pedestrian and bicycle pathways within the policy area and linking to adjoining transport networks, open space networks and residential areas (c) a variety of public spaces, which are linked together with pathways and open space networks, where people are provided with a range of public amenities and facilities (d) built development, open space and landscaping arranged in order to provide an attractive setting (e) a variety of coordinated car parking areas or nodes, that incorporate landscaping as a key element to the design and layout, positioned between community development and arranged to provide for orderly and convenient vehicular movement and shared use (f)

appropriate noise and visual attenuation measures at the interface with adjoining land, inclusive of built design elements, deep building setbacks and vegetated buffers.

11

A shop or office should only be developed where: (a) it is ancillary to community, health, medical and recreation development (b) the gross leasable area for a shop is 80 square metres or less.

12

Landscaping should be integrated with development and be established in accordance with the following: (a) be comprised extensively of planted indigenous or native species to restore and enhance the natural character of the locality (b) be integrated and form linkages to facilities within the policy area and to adjoining public reserves, walkways, residential areas and transport corridors (c) be designed and established in conjunction with landscape areas for on-site filtration of stormwater such as, but not limited to, gravel filled trenches, reed beds or other environmentally sustainable water management measures.

13

Urimbirra Creek to the south of the policy area should be revegetated with appropriate indigenous plant species to control erosion, reduce run-off and enhance the environment.

14

Natural features and vegetation in and around Urimbirra Creek should be retained.

15

Stormwater should be disposed on-site or directed through an integrated drainage scheme (incorporating Water Sensitive Urban Design principles) to the adjacent Urimbirra Creek and wetland.

Land Division 16

The division of land should facilitate the creation of individual allotments to reflect the built development nodes depicted on Concept Plan Map Alex/10A – Port Elliot West Community Policy Area.

17

The division of land should not be undertaken unless: (a) the land division has a direct relationship to an integrated community, health, medical or recreation development (b) offers a range of allotment sizes that will demonstrate a sensitive, integrated and co-ordinated relationship between the community, health, medical and recreation development, Urimbirra Creek and public open space areas (b) Urimbirra Creek is conserved (c) the resultant allotments are of a size and shape to allow for the retention of native vegetation and the planting of vegetation as envisaged in Concept Plan Map Alex/10A – Port Elliot West Community Policy Area.

Attachment B Replacement of Procedural Matters – Primary Production Zone Existing policy in GREEN and BLACK text Consequential amendments in RED TEXT

Port Elliot West Community Policy Area DPA Alexandrina Council

PROCEDURAL MATTERS Complying Development Complying developments are prescribed in Schedule 4 of the Development Regulations 2008. Non-complying Development Development (including building work, a change in the use of land, or division of an allotment) for the following is non-complying: Form of Development

Exceptions

Advertisement and/or advertising hoarding

Advertisement and/or advertising hoarding where the development achieves at least one of (a) or (b): (a) is adjacent to a road with a speed limit of less than 80 km/h (b) has an advertisement area of 2 square metres or less and achieves all of the following: (i) the message contained thereon relates entirely to a lawful use of land (ii) the advertisement is erected on the same allotment as the use it seeks to advertise (iii) the advertisement will not result in more than two advertisements on the allotment.

Agricultural industry (including an ancillary area for sale and display of produce)

Except where it is located within the Mount Lofty Ranges Policy Area 9 and it achieves all of the following criteria: (a) at least one of the following activities associated with the processing of primary produce takes place: (i) washing (ii) grading (iii) processing (including bottling) (iv) packing or storage (b) the total combined area for any one or any combination of these activities (including ancillary activities) does not exceed 250 square metres per allotment with a maximum total floor area of no greater than 150 square metres, including a maximum total floor area of 50 square metres for sale and display of goods manufactured in the industry (c) the industry, including any ancillary uses, is located within the boundary of a single allotment (d) there is no more than one industry located on an allotment (e) the industry is not located: (i) within a 900 millimetres or greater rainfall per year area (ii) within 800 metres of the high water level of a public water supply reservoir (f) it complies with all of the following: (i) it is not located in areas subject to inundation by a 1in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (ii) it is connected to an approved sewage effluent disposal scheme or has an on site waste water treatment and disposal method which complies with the requirement of the Environment Protection Authority (iii) the effluent system and any effluent drainage field are located within the allotment of the development (iv) it is not located on land with a slope greater than 20

Form of Development

Exceptions per cent (1-in-5) (v) it is not located on land that is classified as being poorly drained or very poorly drained (vi) it is not located within 50 metres of any bore, well or watercourse (vii) the development does not have septic tank and sub surface soakage field or disposal area or any other waste water treatment facility located on land subject to inundation by a 1-in-10 year average return interval flood.

Alterations, additions or replacement of an existing dwelling within the Mount Lofty Ranges Policy Area 9

Except where it achieves one of the following: (a) it does not exceed 50 per cent increase in the total floor area of the existing dwelling; or (b) it exceeds 50 per cent increase in the total floor area of the existing dwelling and complies with all of the following: (i) it is not located in areas subject to inundation by a 1in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (ii) it is connected to an approved waste treatment system which may include sewage, Community Wastewater Management System, or on-site wastewater treatment and disposal methods (iii) it does not have any part of a septic tank effluent drainage field or any other wastewater disposal area (eg irrigation area) located within 50 metres of a watercourse (iv) it does not have a wastewater disposal area located on any land with a slope greater that 20 per cent (1-in5), or depth to bedrock or seasonal or permanent watertable less than 1.2 metres (v) it does not have a septic tank or any other wastewater treatment facility located on land likely to be inundated by a 1-in-10 year average return interval flood event (vi) it is sited at least 25 metres from any watercourse.

Bulk handling and storage facility Caravan park Cellar door sales outlet

Except where it is located within the Mount Lofty Ranges Policy Area 9 and achieves all of the following: (a) it is ancillary and in association with a winery (b) located within a single allotment (c) located on the same allotment or an allotment adjacent to the associated vineyard.

Cemetery Commercial forestry where it is located within the Hindmarsh Island Rural Policy Area 8 Commercial mooring facility Community centre

Except where it is located within the Port Elliot West Landscape Policy Area 10 Port Elliot West Community Policy Area 11

Consulting room

Except where it is located within the Port Elliot West Community Policy Area 11

Port Elliot West Community Policy Area DPA Alexandrina Council

Form of Development

Exceptions

Crematorium Dairy where it is located within the Hindmarsh Island Rural Policy Area 8 Development within 50 metres of the foreshore where it is located within the Hindmarsh Island Rural Policy Area 8 Dwelling

Except for a detached dwelling that achieves one of the following: (a) it is located within the Mount Lofty Ranges Policy Area 9 (excluding Precinct 13 Currency Creek) and achieves all of the following: (i) no habitable dwelling exists on the same allotment (apart from a State or local heritage place used as a tourist accommodation facility for up to ten guests) (ii) no valid planning authorisation to erect a dwelling on that allotment exists (iii) no other application for development authorisation is being made or has been made and is not yet determined for a dwelling on that allotment (iv) it is not located in areas subject to inundation by a 1in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (v) it is connected to an approved waste treatment system which may include sewage, Community Wastewater Management System, or on-site wastewater treatment and disposal methods (vi) it does not have any part of a septic tank effluent drainage field or any other wastewater disposal area (eg irrigation area) located within 50 metres of a watercourse (vii) it does not have a wastewater disposal area located on any land with a slope greater that 20 per cent (1-in5), or depth to bedrock or seasonal or permanent watertable less than 1.2 metres (viii) it does not have a septic tank or any other wastewater treatment facility located on land likely to be inundated by a 1-in-10 year average return interval flood event (ix) it is sited at least 25 metres from any watercourse. (b) it is located within Flood Policy Area 7 and achieves all of the following: (i) the dwelling is not located within Precinct 10 Langhorne Creek Flood Area (ii) the finished floor level of the dwelling or dwelling addition is more than 300 millimetres above the 1-in100 year average return interval flood event level (except for dwelling additions proposed at existing floor levels but which is contained within an area protected by an existing levee constructed before 20 May 1999 and which has been designed to withstand a 1-in-100 year average return interval event) (iii) the dwelling is serviced by an effluent disposal system that is at least 300 millimetres above the 1-in-100 year average return interval flood event level (iv) the height of any required underfloor fill or the

Form of Development

Exceptions suspended or raised floor level required to achieve a finished floor level of 300 millimetres above the 1-in100 year average return interval flood event level is not greater than 1.25 metres above the existing natural ground level (c) it is located within the Hindmarsh Island Rural Policy Area 8 (d) it is located within Port Elliot West Rural Policy Area 10

Dwelling where it is located on land identified within Concept Plan Map Alex/16 - Residential (Strathalbyn North) as being within a Dwelling Exclusion Area. Educational establishment Excavation of the waterway and land adjacent to the foreshore for irrigation purposes, the mooring of a boat or boats or any other purpose within the Hindmarsh Island Rural Policy Area 8 Fuel depot Horse keeping Horticulture where it is located within the Hindmarsh Island Rural Policy Area 8 Horticulture involving the growing of olives

Except where the location for the growing of olives achieves both (a) and (b): (a) at least 500 metres from all of the following: (i) a National Park (ii) a Conservation Park (iii) a Wilderness Protection Area (iv) the edge of a substantially intact stratum of native vegetation greater than 5 hectares in area (b) 50 metres from the edge of a substantially intact stratum of native vegetation 5 hectares or less in area.

Hospital

Except where it involves day surgery or emergency medical services associated with an integrated health/medical facility within the Port Elliot West Community Policy Area 11

Hotel Indoor recreation centre

Except where it is located within the Port Elliot West Landscape Policy Area 10 Port Elliot West Community Policy Area 11

Industry

Except where it is located within the Mount Lofty Ranges Policy Area 9 or Hindmarsh Island Policy Area 8 - Precinct 11 Hindmarsh Island North and it is in the form of a home-based industry that achieves all of the following: (a) it involves one of the following activities: (i) arts (ii) crafts (iii) tourism

Port Elliot West Community Policy Area DPA Alexandrina Council

Form of Development

Exceptions

(b)

(c) (d) (e) (f) (g)

(h)

(i) (j) (k) (l) (m)

(iv) heritage related activities and may include an ancillary area for sale and/or promotion of goods manufactured in the industry (including display areas) the total combined area for any one or any combination of these activities does not exceed 80 square metres per allotment with a maximum total floor area of no greater than 80 square metres, including a maximum area of 30 square metres for sale and display of goods manufactured in the industry the industry is not located further than 50 metres from a habitable dwelling on the allotment the industry, including any ancillary uses is located within the boundary of a single allotment there is no more than one industry located on an allotment the industry is not located within 200 metres of a major stream (3rd order or higher) it is not located in areas subject to inundation by a 1-in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters it is connected to an approved sewage effluent disposal scheme or has an on site waste water treatment and disposal method which complies with the requirement of the Environment Protection Authority the effluent system and any effluent drainage field are located within the allotment of the development it is not located on land with a slope greater than 20 per cent (1-in-5) it is not located on land that is classified as being poorly drained or very poorly drained it is not located within 50 metres of any bore, well or watercourse the development does not have septic tank and sub surface soakage field or disposal area or any other waste water treatment facility located on land subject to inundation by a 1-in-10 year average return interval flood.

Intensive animal keeping Land division

Except where it achieves one or more of the following: (a) it is located within Flood Policy Area 7 and achieves all of the following: (i) no additional allotments are created partly or wholly in the policy area (ii) no boundary realignments occur within Precinct 10 Langhorne Creek Flood Area (iii) the development of the proposed allotments does not result in a greater risk to pollution of surface or underground waters than would the development of existing allotments (iv) each resulting allotment provides a suitable site for a detached dwelling which complies with all of the following: (A) it is not located in areas subject to inundation by a 1-in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (B) it is connected to an approved waste treatment system which may include sewage, Community

Form of Development

Exceptions Wastewater Management System, or on-site wastewater treatment and disposal methods (C) it does not have any part of a septic tank effluent drainage field or any other wastewater disposal area (eg irrigation area) located within 50 metres of a watercourse (D) it does not have a wastewater disposal area located on any land with a slope greater that 20 per cent (1-in-5), or depth to bedrock or seasonal or permanent watertable less than 1.2 metres (E) it does not have a septic tank or any other wastewater treatment facility located on land likely to be inundated by a 1-in-10 year average return interval flood event (F) it is sited at least 25 metres from any watercourse. (b) it is located within Hindmarsh Island Rural Policy Area 8 and achieves one of the following: (i) the allotment is for the creation of a public road or a public reserve (ii) a boundary realignment for the purpose of transferring land into public ownership (iii) a boundary realignment to assist in the protection of a Ramsar habitat area (iv) an additional allotment not less than 2 hectares in area or more than 4 hectares in area for the purpose of constructing a new dwelling in accordance with the locations shown on Concept Plan Map Alex/9 - Rural Dwelling Sites (Hindmarsh Island North) (c) it is located within Mount Lofty Ranges Policy Area 9 (excluding Precinct 13 Currency Creek) and it achieves all of the following: (i) no additional allotments are created, either partly or wholly, within the policy area (ii) the development of the proposed allotments does not result in a greater risk to pollution of surface or underground waters than would the development of existing allotments (iii) each resulting allotment provides a suitable site for a detached dwelling and complies with all of the following: (A) it is not located in areas subject to inundation by a 1-in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (B) it is connected to an approved sewage effluent disposal scheme or has an on site waste water treatment and disposal method which complies with the requirement of the Environment Protection Authority (C) the effluent system and any effluent drainage field are located within the allotment of the development (D) it is not located on land with a slope greater than 20 per cent (1-in-5) (E) it is not located on land that is classified as being poorly drained or very poorly drained (F) it is not located within 50 metres of any bore, well

Port Elliot West Community Policy Area DPA Alexandrina Council

Form of Development

Exceptions or watercourse (G) the development does not have septic tank and sub surface soakage field or disposal area or any other waste water treatment facility located on land subject to inundation by a 1-in-10 year average return interval flood (d) it is located within Port Elliot West Rural Policy Area 10 and creates an additional allotment not less than 7 hectares in area in Port Elliot West Rural Policy Area 10 (e) it is located within Port Elliot West Community Policy Area 11, and each resulting allotment provides a suitable site for an envisaged form of development.

Marina Mineral water extraction and processing plant (including areas used for the ancillary administration and sale or promotion of mineral water product)

Motel Motor repair station

Except where it is located within the Mount Lofty Ranges Policy Area 9 and achieves all of the following: (a) at least one of the following activities associated with the extraction and processing of mineral water takes place: (i) extraction (ii) bottling (iii) packaging (iv) storage (v) distribution, and (b) the total combined area for any one or any combination of these activities (including ancillary activities) does not exceed 350 square metres per allotment with a maximum total floor area of no greater than 250 square metres, including a maximum floor area of 50 square metres for the sale and display of goods manufactured in the industry (c) the industry, including any ancillary uses, is located within the boundary of a single allotment (d) there is no more than one industry located on an allotment (e) the building for bottling/packaging of mineral water for sale and distribution in refillable containers is not located within 200 metres of a major stream (3rd order or higher) (f) it is not located in areas subject to inundation by a 1-in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (g) it is connected to an approved sewage effluent disposal scheme or has an on site waste water treatment and disposal method which complies with the requirement of the Environment Protection Authority (h) the effluent system and any effluent drainage field are located within the allotment of the development (i) it is not located on land with a slope greater than 20 per cent (1-in-5) (j) it is not located on land that is classified as being poorly drained or very poorly drained (k) it is not located within 50 metres of any bore, well or watercourse (l) the development does not have septic tank and sub surface soakage field or disposal area or any other waste water treatment facility located on land subject to inundation by a 1-in-10 year average return interval flood.

Form of Development

Exceptions

Nursing home

Except where it is located within the Port Elliot West Community Policy Area 11

Office

Except where it is ancillary to and in association with one of the following land uses: (a) primary production (b) tourism development (c) community, health, medical, recreational or a nursing home/aged care facility within the Port Elliot West Community Policy Area 11.

Organic waste processing facility

Except where it is located within the Mount Lofty Ranges Policy Area 9 and achieves all of the following: (a) an impervious leachate barrier is provided between the operational areas and the underlying soil and groundwater of an organic waste processing operation proposed to be located on a site that is wholly or partly within a water protection area (b) the proposed organic waste processing operation is located on a site with ground slopes no greater than 6 per cent (c) the proposed organic waste processing operation is located a minimum distance of 100 metres from any dam, river, creek, watercourse, channel or bore and not within the area of a 1-in-100 year average return interval flood event (d) the proposed organic waste processing operation is located on land with a depth to subsurface seasonal tidal or permanent groundwater of 2 metres or greater (e) the land to be used for the organic waste processing operation is at least a distance of 500 metres from the nearest sensitive receptor, or the proposed organic waste processing operation employs an in-vessel or fully enclosed composting system where a lesser distance to the nearest sensitive receptor may be appropriate.

Petrol filling station Place of worship Pre-school Prescribed mining operations Primary school Public service depot Residential flat building Restaurant

Except where it is located within the Mount Lofty Ranges Policy Area 9 and it is ancillary to tourist accommodation or a winery.

Road transport terminal Service trade premises Shop or group of shops

Except where it achieves one of the following: (a) it is located within the Mount Lofty Ranges Policy Area 9 and it is ancillary to tourist accommodation, a mineral water extraction plant, home based industry, agricultural industry or a winery (b) it is located within the Hindmarsh Island Rural Policy

Port Elliot West Community Policy Area DPA Alexandrina Council

Form of Development

Exceptions Area 8 and it achieves all of the following: (i) it is ancillary to and in association with an existing dwelling or farm building (ii) it is limited to an art, craft or souvenir type of business or to a restaurant (iii) the gross leasable area on any one allotment is less than 50 square metres (iv) the building is single storey only and does not exceed 5 metres in height above natural ground level. (c) it is located within the Port Elliot West Community Policy Area 11 and it is ancillary to community, health, medical, recreational or a nursing home/aged care facility.

Stadium

Except where it is an aquatic centre or indoor recreation facility located within the Port Elliot West Community Policy Area 11

Stock sales yard Stock slaughter works Store Telecommunications facility

Except where it is located within the Mount Lofty Ranges Policy Area 9 and achieves both (a) and (b): (a) it is located outside of Precinct 14 Landscape (b) it is less than 30 metres in height.

Tourist accommodation and ancillary uses where it is located within the Mount Lofty Ranges Policy Area 9 or within Port Elliot West Rural Policy Area 10.

Except where it is located within the Mount Lofty Ranges Policy Area 9 and achieves one of the criteria (a) to (d), and all of the criteria (e) to (k), although excludes caravan or camping grounds: (a) within part of or is an extension to a dwelling or lawful tourist accommodation existing as at 14 September 1990, and where up to eight guests are accommodated in hosted accommodation (b) wholly within a dwelling or lawful tourist accommodation existing as at 21 September 2000, and where up to ten guests are accommodated in non-hosted accommodation (c) wholly within or within part of or is an extension to a State or local heritage place (which may be in association with a new or existing dwelling) and where no more than thirty guests are accommodated on a single allotment (d) in any combination of State or local heritage places or other existing buildings or new buildings, and where from 31 to 55 guests are accommodated (e) is not located in areas subject to inundation by a 1-in-100 year average return interval flood event or situated on land fill which would interfere with the flow of such flood waters (f) is connected to an approved waste treatment system which may include sewage, Community Wastewater Management System, or on-site wastewater treatment and disposal methods (g) not have any part of a septic tank effluent drainage field or any other waste water disposal area (eg irrigation area) located within 50 metres of a watercourse and when accommodating eleven guests or more any effluent generated is not disposed onto land: (i) in a high rainfall zone (>900 millimetres per year) rd (ii) within 200 metres of a major watercourse (3 or higher order) (h) not have a waste water disposal area located on any land

Form of Development

Exceptions with a slope greater than 20 per cent (1-in-5), or depth to bedrock or seasonal or permanent watertable less than 1.2 metres (i) not have a septic tank or any other waste water treatment facility located on land likely to be inundated by a 10 year return period flood event (j) is sited at least 25 metres from any watercourse (k) has an approved secure, potable water supply that can provide at least 125 litres per person per day (including staff).

Warehouse

Except where it is located within the Mount Lofty Ranges Policy Area 9 and it is ancillary to a mineral water extraction plant, home based industry, agricultural industry or a winery

Waste reception, storage, treatment or disposal Winery

Wrecking yard

Winery (including ancillary activities of administration, sale or promotion of wine product and dining) that is located within the Mount Lofty Ranges Policy Area 9 and all of the criteria (a) to (e) are achieved: (a) at least one of the following activities associated with the making of wine takes place: (i) crushing (ii) fermenting (iii) bottling (iv) maturation/cellaring of wine (b) buildings and infrastructure for the winery and associated activities are located within the boundary of a single allotment which adjoins, or is on the same allotment as a vineyard (c) there is no more than one winery located on an allotment (d) the winery and ancillary activities are not located within 200 metres of a major stream (3rd order or higher) (e) it complies with all of the following: (i) it is not located in areas subject to inundation by a 1in-100 year average return interval flood event or sited on land fill which would interfere with the flow of such flood waters (ii) it is connected to an approved sewage effluent disposal scheme or has an on site waste water treatment and disposal method which complies with the requirement of the Environment Protection Authority (iii) the effluent system and any effluent drainage field are located within the allotment of the development (iv) it is not located on land with a slope greater than 20 per cent (1-in-5) (v) it is not located on land that is classified as being poorly drained or very poorly drained (vi) it is not located within 50 metres of any bore, well or watercourse (vii) the development does not have septic tank and sub surface soakage field or disposal area or any other waste water treatment facility located on land subject to inundation by a 1-in-10 year average return interval flood.

Port Elliot West Community Policy Area DPA Alexandrina Council

Public Notification Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008. Further, the following forms of development (except where the development is non-complying) are designated: Category 1

Category 2

The following forms of development where they are located within the Port Elliot West Community Policy Area 11: ▪ aquatic centre ▪ community centre ▪ consulting room ▪ health or medical facility ▪ indoor or outdoor recreation facility ▪ office associated with community, health, medical or recreation development ▪ nursing home or aged care facility ▪ shop associated with community, health, medical or recreation development

The following forms of development where they are located within the Mount Lofty Ranges Policy Area 9: ▪ agricultural industry ▪ home-based industry ▪ mineral water extraction and/or processing plant ▪ winery of less than 500 tonnes crush capacity per annum ▪ winery of 500 tonnes or more crush capacity per annum where not located within 300 metres of a dwelling or tourist accommodation that is not in the ownership of the winery applicant. Tourist accommodation located outside of Mount Lofty Ranges Policy Area 9 Wind farms and ancillary development such as substations, maintenance sheds, access roads and connecting power-lines (including to the National Electricity Grid) where they are located within Precinct 46 Wind Farms and where the base of all wind turbines is located at least 2000 metres from: (a) an existing dwelling or tourist accommodation that is not associated with the wind farm (b) a proposed dwelling or tourist accommodation for which an operable development plan consent exists (c) the boundaries of any Airfield, Airport, Centre, Community, Fringe, Historic Conservation, Home Industry, Living, Mixed Use, Residential, Settlement, Tourist, Township or Urban Zone, Policy Area or Precinct or any Heritage Area (including within the area of an adjoining Development Plan). Wind monitoring mast and ancillary development where they are located within Precinct 46 Wind Farms

Attachment C

Replacement Policy Area Map Policy Area Map Alex/39

Attachment D

Replacement Concept Plan Concept Plan Map Alex/10

Attachment E

Insert new Concept Plan Concept Plan Map Alex/10A.

SOUTHERN FLEURIEU HEALTH & WELLBEING PRECINCT HAYBOROUGH

Demonstration of Need and Location Report March 2014

Southern Fleurieu Health & Wellbeing Precinct

Table of Contents 1

INTRODUCTION

1

2

SUBJECT LAND AND LOCALITY 2.1 Site Description

2 2

3

2.2 Nature of Locality

4

2.3 Surrounding Environment and Demographics

5

SOUTHERN FLEURIEU NEEDS ANALYSIS – DEMONSTRATION OF NEED FOR RECREATION, HEALTH & AGED CARE SERVICES AND FACILITIES

6

4

SUPPLY ANALYSIS

8

5

ASSESSMENT OF POTENTIAL LOCATIONS 5.1 Important Considerations 5.1.1 Size of Land Required to be Available 5.1.2 Preferred Zoning 5.1.3 Land and Locality Characteristics

5.2 Site Analysis 5.2.1 Overview 5.2.2 City of Victor Harbor 5.2.3 Alexandrina Council

5.3 Preferred Site 6

12 12 12 12 12

13 13 13 17

19

ALIGNMENT WITH LOCAL, STATE & FEDERAL DIRECTIONS IN STRATEGIC PLANNING

20

7

HEALTH & WELLBEING PRECINCT 7.1 Health & Wellbeing Services and Facilities 7.2 Operation

21 21 21

8

INTENDED FACILITIES 8.1 Regional Aquatic Centre

23 23

8.2 Medical Centre 8.3 Allied Heath Service Facilities

23 23

8.4 Dependent Living Units

24

Southern Fleurieu Health & Wellbeing Precinct

1

Introduction

Environmentally Sustainable Developments (ESD) is a family owned (the Wright family) business; who’s main project on the Fleurieu is the ‘Beyond Today’ residential development and the Chiton Retirement Village. The Wright family own approximately 90ha (230 acres) of land centrally located between Port Elliot and Victor Harbor, bounded by Pt Elliot Road (1.3km frontage), Ocean Road (1.3km frontage), Waterport Road (0.5km frontage) and Brickyard Road (0.75km frontage). The land holding shares boundaries with both Alexandrina and Victor Harbor Councils, all of Ocean Road (1.3km) and approximately 400 metres of Waterport Road from Ocean road to Lincoln Court Commercial Precinct. Approximately 25% of the land is being utilized for the Beyond Today residential estate of which nearly 50% has been set aside for open space parks and gardens. Within the adjoining 70ha of Rural Living Zoned land ESD has established a Native Flora and Fauna Park over the last 10 years, planting over 250,000 native trees and creating a large-scale wetland system consisting of 6 large ponds collecting over 350 million litres of stormwater run-off from the surrounding townships (a 20sqkm catchment). Over 80 previously unrecorded species of birds have moved into this newly created environment. Local schools and community groups utilise the area for environmental field studies. The Wright family has also donated the land, designed and contributed significant funds towards the creation of a 1.5km ‘shared path’ (pedestrian, bike, gopher) around the wetlands including a newly constructed underpass under Port Elliot Road as a safe link to the Victor Harbor/Goolwa Bikeway and directly to the beach at Watson’s Gap. Also, the Wright family has donated 2ha of their land to both Alexandrina and Victor Harbor Councils for the South Coast Regional Aquatic Centre. ESD’s Beyond Today residential development was awarded SA’s Best Residential Development in 2009 and in 2008 awarded the ‘Environmental Excellence Award’ by the Urban Development Institute of Australia (UDIA). ESD also won the 2010 Civic Trust ‘Environmental Excellence Award’ plus 4 South Australian Landscape Design Awards. Numerous other Master Builders Association (MBA), Housing Industry Association (HIA) and SA Great awards have been won for the residential components of the ‘Beyond’ development. The majority of residences have at least 1 boundary to open space park, garden or wetlands, meet energy efficient building guidelines, and are serviced by optic fibre, mains water, sewage and underground power. The Wright family, personally and business-wise, is and will remain committed to creating best practice energy and water efficient environmentally sustainable developments with a community and environmental focus. ESD is not driven by pure profit or maximising its land holdings for development.

1

Southern Fleurieu Health & Wellbeing Precinct

2

Subject Land and Locality

2.1

Site Description

The original master plan envisaged a ‘Southern Fleurieu Health & Wellbeing Precinct’. The site is in the northwest corner of the land on approximately 8ha of flat land bounded by Ocean and Waterport Roads, directly opposite major commercial/light industrial businesses. All major services and public transport go directly past the site and the site is surrounded by native vegetation and will incorporate a new lake/wetland, parkland/garden with ample parking and access via a ‘shared path’ for pedestrians, bikes and gophers that links to the Victor Harbor to Goolwa shared path. This is a ‘green fields’ site, centrally located along the Alexandrina/City of Victor Harbor boundary, incorporating energy and water efficient building design, high speed internet (National Broadband Network 100MBps) and in a parkland setting abutting a naturally landscaped wetland lake and fauna & flora park. The Southern Fleurieu Health & Wellbeing Precinct would include all of the following with the over-riding principles being state-of-the art technology, well designed built form incorporating energy and water efficiency, environmentally friendly materials, inter-related and shared health and wellbeing services, shared car parking and public facilities and aesthetically pleasing: 

Fleurieu Regional Aquatic Centre



Southern Fleurieu Medical Centre, incorporating:



o

Day surgery facilities

o

Emergency medical facilities

o

Allied health services; such as physiotherapist, podiatrist, optometrist, pathology, chiropractic, dental

o

Visiting service facilities; such as community immunization, community health education

o

Diagnostic imaging services (eg radiology: X-Ray, CT, MRI)

o

Consulting rooms for visiting medical specialists

o

Pharmacy

o

Community Aged Care support services such as: Positive Aging, Health and Community Aged Care Services (H.A.C.)

o

Southern Fleurieu Health Services base offices and conference facility

o

Community Youth Services base

o

Aboriginal Community Health Services base

Dependent Living Units providing low care through to high care and palliative care for the aged along with low and high care respite service.

ESD has had very positive discussions over quite some time with local health and medical providers. All have outgrown their dated out moded facilities and are interested in being part of a state-of-the-art community health precinct on the site outlined above. ESD in partnership with the medical and related health service practioners would finance, build and operate the community health facilities. Enclosed (Attachment 1) is a concept and layout plan for the Health & Wellbeing Precinct. 2

Southern Fleurieu Health & Wellbeing Precinct

The land subject to the development is located at the corner of Ocean Rd and Waterport Rd, Hayborough (portion of Allotment 905 - Certificate of Title Volume 6019, Folio 508). The total land area is approximately 61.86 hectares in size and is irregular in shape and is part of the ‘Beyond Today’ estate that is approximately 91ha. The Southern Fleurieu Health & Wellbeing Precinct’s northern boundary along Waterport Rd is approximately 330 metres, and its western boundary along Ocean Rd is approximately 215 metres. The total area proposed as the ‘Southern Fleurieu Health & Wellbeing Precinct’ consists of a land area of approximately 8.0ha within Allotment 905.

The 8.0ha section of land from within Allotment 905 (refer to above plan) that is proposed for the Health & Wellbeing Precinct.

The larger Beyond estate has already established over 250,000 native trees within 64ha of reserves and wetlands to the south-east of the proposed health and wellbeing precinct site. With regard to the topography, the land is generally flat and falls approximately 13 metres diagonally across the site from

3

Southern Fleurieu Health & Wellbeing Precinct

the west to the east. Hills rise in the distance to the north forming a picturesque backdrop (see photograph below).

2.2

Nature of Locality

The site is bounded to the north by a commercial/industrial park. To the west is the suburb of Hayborough and ‘The Rise’ housing development. To the south is the Beyond residential development 4

Southern Fleurieu Health & Wellbeing Precinct

comprised of blocks approximately 500-1000 m2 in size with energy and water efficient homes generally of a contemporary architectural style. The proposed health & wellbeing precinct site is located within the Alexandrina Council zone on its western boundary and is immediately adjacent to the eastern boundary of the City of Victor Harbor and is approximately 2.5 kms from the Port Elliot Town with a northern boundary to Waterport Road that is part of the main by-pass route between Victor Harbor and Middleton/Goolwa. The site is approximately 1km along Waterport Road east of the main Mount Compass/Adelaide to Victor Harbor road. It is approximately 4 kilometres from the main street of Victor Harbor, and approximately 7 kilometres from the South Coast Community Hospital.

2.3

Surrounding Environment and Demographics

The Southern Fleurieu Peninsula is one of the fastest growing population regions in South Australia and has the oldest demographics by age profile in Australia and health services for the aged are increasingly needed in the region. The Southern Fleurieu has a current population of some 43,000 people within a catchment area extending across Cape Jervis, Normanville, Yankalilla in the south west to Mount Compass in the north and Victor Harbor, Port Elliot, Middleton and Goolwa in the south east, an area of over 2963 square kilometres. The Southern Fleurieu population is expected to increase significantly by a further 39.9% by 20251, some 16,310 persons. When compared to the South Australian population structure the Southern Fleurieu has significantly lower proportion of population under 45 years and a significantly higher proportion over 45 years, having more than one-quarter of the population over 64 years. The proportion of people aged 65-84 is 26.8% compared with the total of country SA of 15.1% and total SA 13.7%. Further, the proportion of people aged over 85 years is 3.7% compared with the total of 2.1% for country SA and 2.4% for total SA 2. The Southern Fleurieu attracts large numbers of tourists each year, in excess of 125,000 visitors to just Victor Harbor, Goolwa and Yankalilla area. The ‘Schoolies Festival’ in Victor Harbor attracts 10,000 school leavers on its own. All adding to the demand for emergency and other health related services.

1 2

Victor Harbor Urban Growth Management Strategy 2013-2030, Updated 2013 South Coast Health Advisory Council Annual Report 2012-13

5

Southern Fleurieu Health & Wellbeing Precinct

3

Southern Fleurieu Needs Analysis – Demonstration of Need for Recreation, Health & Aged Care Services and Facilities

The Southern Fleurieu, particularly Victor Harbor and Port Elliot area is the retirement capital of South Australia. A very significant and ever increasing number of retirees and ‘baby-boomers’ have and are choosing to retire to this area. All major Federal, State and Local Government health needs analysis reports emphasise the continually growing unmet demand and health needs of this ageing population. A needs analysis conducted by the South Coast Hospital in partnership with the local health Advisory Council identified the following priority needs for the region3: 1. Determine whether the current site of the South Coast District Hospital and Southern Fleurieu Health Service is the right site to redevelop to meet all the future health care needs and models of care for the community. 2. Conduct a feasibility study into the development of an Integrated Health Care Centre (IHCC) at or near Victor Harbor co-located on a greenfield site for ambulatory, community, dental, outpatient, palliative and ambulance services. 3. Develop an early childhood and family centre (potentially within the IHCC). 4. Improve and enhance services to aboriginal people. 5. Improve access to diagnostic investigations/results. 6. Increase and redesign disability support. 7. Implement e-health, increase local access to specialists and better integration with aged care, increase community packages and health care services for older people, improve transport for access to rehabilitation. 8. Improve aged care services by implementing Heath SA’s ‘Health Services Framework for Old People 2009-2016’ as a priority. 9. Implement Health SA’s ‘Palliative Care Services Plan 2009-2016’ that identified the need for more dedicated palliative care beds and palliative clinicians for the Southern Fleurieu. 10. Provide public dental service to meet population demand. 11. Improve access to visiting respiratory physician and other specialists. 12. Redesign aged care support infrastructure to support GP Plus initiatives. 13. Improve access to health care by innovative transport services and explore a ‘bee-line’ free scheduled transport for residents over 65 years. 14. Increase and enhance support for physical activity and programs. The needs analysis mirrors earlier findings undertaken by ‘Southern Fleurieu Positive Ageing Taskforce’ in their ‘Southern Fleurieu benchmarking project’ that identified the following: 1. General Practitioner (GP) attendance will increase by 28% between 2005 – 2025. In order to maintain the current level of service delivery in relation to general practitioners the Southern Fleurieu will need to attract the services of at least 14.3 FTE additional GPs by 2025. South Coast 10 Year Local Health Service Plan 2011-2020 prepared by South Coast Health Advisory Council, South Coast District Hospital, Southern Fleurieu Health service & Country Health SA Local health Network 3

6

Southern Fleurieu Health & Wellbeing Precinct

2. Demand on aged care services will increase by more than 50% by 2020. Increased demand in the order of 245 residential and 56 community care places, not including respite day care. 3. Palliative care placements will increase by 50% by 2020. 4. Adult dental services may require an increase of 30%. 5. Dementia is projected to increase by 79% between 2005 -2020. The Victor Harbor ‘Urban Growth Management Strategy 2008-2030’ (UGMS) has identified that access to medical services is difficult with long waiting times for specialist medical appointments and general dental services. The report states that demand for a range of health services is increasing more quickly than the level of services can respond. The Southern Fleurieu Health Service has experienced significant growth for services (74% increase in client contact over 5 years) due largely to population increase and a wider range of services provided. It is considered that the ageing of the population on the Southern Fleurieu increase the demand for health services which compounds with the increasing age profile. The Victor Harbor UGMS reports the demand for health services includes:  Palliative care services  Same day surgery  Orthopaedic and ophthalmology services  Chemotherapy  Emergency services  Mental health services  Services for people with disabilities  Drug & alcohol service  Management of chronic conditions The report goes on to state that there is a lag in publicly provided health services and that an increase in privately funded services will help meet some of these demands. Key opportunities for future development stated in the report are: “Ensure that adequate and appropriately located and zoned land is available to accommodate the future growth of health and community services.” “Identifying and zoning land suitable for future residential care facilities and/or expansion of existing facilities in line with demand and that are highly accessible to allied health services.” The Victor Harbor UGMS also identifies there is demand for an additional 2 indoor basketball courts, facilities for badminton and table tennis and there are limitations with existing fitness facilities and fitness health programs. In addition, there are severe limitations with existing swimming pools. These findings are supported by work undertaken by Colliers in their 2006 report “Indoor Recreation Facilities Locations Options Study”. Further, in 2008 Janice Blair Projects (JBP) undertook the “Fleurieu Peninsula Regional Aquatic Centre Site Option Study” which supported and built on the earlier Colliers work. JBP identified 10 potential sites one of which is the site the subject of this DPA. Ongoing review and analysis over the ensuing years determined that this site is the best location for the Regional Aquatic Centre and inter-related health and wellbeing services. This was highlighted in the joint Councils successful grant funding application to the Federal and state Governments for the Regional Aquatic Centre4.

4

Fleurieu Regional Aquatic Centre Preliminary Draft Business Case Feb2013 by SGL Consulting Group 7

Southern Fleurieu Health & Wellbeing Precinct

4

Supply Analysis

4.1

SUPPLY ANALYSIS: AGED CARE FACILITIES ON SOUTHERN FLEURIEU PENINSULA5

Current Available Aged Care Facilities on Southern Fleurieu by Location 2014 Name: ECH Ross Robertson Location: Victor Harbor High Care beds Secure HC Dementia beds High Care Respite beds Low Care beds Secure LC Dementia beds Low Care Respite beds Total beds Name: Kirribilli Location: Victor Harbor High Care beds Secure dementia beds High care respite beds Low care beds Secure dementia beds Low care respite beds Total beds Name: Southern Cross McCracken Views Location: Victor Harbor High Care beds Secure HC dementia beds High Care Respite beds Low Care beds Secure LC dementia beds Low care respite beds Total beds Name: Victoria Street Supportive Care Location: Victor Harbor High Care beds Secure HC dementia beds High Care Respite beds Low Care beds Secure LC dementia beds Low care respite beds Total beds

5

30 21 2 36 2 91

49 16 1 41 13 1 121

32 26 2 60

14 14

Source: Domain Principal Group (DPS) Guide to Aged Care website www.agedcareguide.com.au

8

Southern Fleurieu Health & Wellbeing Precinct

Name: West Park Location: Goolwa High Care beds Secure HC dementia beds High care respite beds Low Care beds Secure LC dementia beds Low Care respite beds Total beds Name: Southern Cross Sandpiper Location: Goolwa High Care beds Secure HC dementia beds High care respite beds Low care beds Secure LC dementia beds Low care respite beds Total beds Name: ACH Yankalilla Centre Location: Yankalilla High care beds Secure dementia beds High care respite beds Low care beds Secure dementia beds Low care respite beds Total beds Name: Resthaven (projected completion 2015) Location: Port Elliot High care beds Secure dementia beds High care respite beds Low care beds Secure dementia beds Low care respite beds Total beds

20 10 16 14 60

1 15 4 60 1 81

12 16 19 1 48

57 35 92

HC: High Care HCD: High care Dementia HCR: High Care Respite LC: Low Care LCD: Low Care dementia LCR: Low Care Respite

9

Southern Fleurieu Health & Wellbeing Precinct

Resthaven Port Elliot

Yankalilla Centre

Sandpiper Lodge

West Park

Victoria Street

McCracken Views

Kirribilli

Ross Robertson

Care Category

DPS Summary as at February 2014: Number of Care Beds by Facility TOTAL BEDS

TOTAL HC & LC

HC 30 49 20 1 12 57 169 HCD 21 16 10 15 16 78 254 HCR 2 1 4 7 LC 36 41 32 14 16 60 19 35 253 LCD 13 26 14 53 313 LCR 2 1 2 1 1 7 TOTAL 91 121 60 14 60 81 48 92 567 567 Note: depending on demand HC and LC beds are interchangeable between dementia and respite within the HC and LC groupings Projected Required Beds6 Year

High Care

2005 2010 2015 2020

201 232 265 312

HC Respite Days 734 848 969 1142

Low Care 241 278 318 375

LC Respite Days 881 1017 1163 1370

Community Care 100 116 132 156

Palliative Care 3 4 4 5

By 2020 it is projected that there will need to be an additional 58 HC beds (including 3 HC beds required for respite [1142/365]) and an additional 61 LC beds (including 4 beds required for LC respite [1370/365]). Palliative Care: There is currently no recognised palliative care facility or designated beds on the Fleurieu Peninsula, however some HC beds may result in being used for terminally ill clients. The proposed aged care facility within the Health & Wellbeing precinct proposes 40 single suites for low care, high care, palliative care and respite care. The facility will have the flexibility to cater for varying demand in aged care services from low care to palliative care and respite care. It is expected that there will be growing demand for respite care of varying service levels as more people are cared for at home but will need respite from time to time for themselves and their carers. The proposed facility will also provide at least 1 wing as secure dementia for clients. It has been projected that by 2020 the prevalence of dementia on the Southern Fleurieu will increase by some 98 persons, an increase of nearly 14% on current level, see table below.7 Dementia Projections MILD 317 403 499 567

2005 2010 2015 2020

6 7

MODERATE 90 115 143 162

SEVERE 50 64 78 89

TOTAL 452 576 713 811

Southern Fleurieu Benchmarking Project: by The Southern Fleurieu Positive Ageing Taskforce, November 2006 Southern Fleurieu Benchmarking Project: by The Southern Fleurieu Positive Ageing Taskforce, November 2006

10

Southern Fleurieu Health & Wellbeing Precinct

4.2

SUPPLY ANALYSIS: GENERAL PRACTIONERS ON SOUTHERN FLEURIEU PENINSULA

Current Available GPs on Southern Fleurieu by Practice 2014 Medical Practice Name & Location Victor Harbor Medical Centre Northfolk House Victor Harbor Southern Fleurieu Family Practice Yankalilla Goolwa Medical Centre Mill House Practice Middleton Mount Compass Surgery Cadell Street Clinic, Goolwa

GPs* 21 8 8 11 2 1.6 1 TOTAL 52.6 *Note: the number of GP’s doesn’t equate to FTE as most GP’s don’t work full-time within the nominated practice Projected Required GPs Table 1 Year GP FTE Attendances Projections 2014 41.5 238,442 2020 48.2 276,909 2025 55.8 320,460

Table 2 Council Region Alexandrina Victor Harbor Yankalilla TOTAL

Population 2013 24,055 14,093 4,431 42,579

FTE* 16.8 6.4 5.5 8.8 1.6 1.6 0.8 41.5

Population 2020 28,472 15,750 5,226 49,448

Population 20258 31,119 19,343 6,763 57,225

Table 1 above is based on the National Health Performance Authority information taken from Medicare Local statistics in 2010/11 for the average number of GP visits per person in the Southern Adelaide – Fleurieu – Kangaroo Island region, that being 5.6 visits per person. The number of visits per person was then applied to the current estimated population for the Southern Fleurieu region to arrive at 238,442 (5.6 x 42,579) attendances with GPs. Surveying the existing medical practices in the region determined that there are 41.5 FTE GPs, so it can then be extrapolated that for each FTE GP there is currently on average 5746 attendances. Predicted numbers of attendances (5.6 x estimated population) were then divided by 5746 to determine the number of GP’s required of any population. Table 1 above suggests that 48.2 FTE GP’s will be required on the Southern Fleurieu by 2020 (a 16.1% increase on current GP EFT numbers) and 55.8 GP’s required by 2025 (a 34.5% increase on current GP FTE numbers) to maintain the current level of service. Feedback from the largest medical practice on the Southern Fleurieu has indicated one of the main obstacles to their expansion is the lack of suitable facilities and/or land in an appropriate location to cater for expansion of, and growth in, health services to the region, including provision of suitable facilities for visiting specialists. Suitable land is described as being conveniently located for accessibility to major population centres, plenty of easily accessible parking close to the facility, complimentary services located close by (such as visiting specialists, chemist, pathology, radiology and other health related services) with room to expand facilities in the future if necessary and public transport capability.

8

Victor Harbor Urban Growth Management Strategy 2013-2030, Update 2013

11

Southern Fleurieu Health & Wellbeing Precinct

5

Assessment of Potential Locations

5.1

Important Considerations

An analysis of potential sites for the proposed health facility was undertaken. The analysis involved the identification of potential sites that met certain criteria in terms of the size of the land holding, its current ownership and availability, land characteristics and capability, and the current zoning provisions affecting the site. 5.1.1

Size of Land Required to be Available

The proposed health facility, with associated dependent living units, which is envisaged to serve the wider Fleurieu Region requires a significant portion of land. This is based on the need for a foot print of 4,000m² to accommodate the necessary areas and rooms for the main medical centre facility, together with an additional 1,000m² to accommodate the community health pods and an additional 6,000m² to accommodate the dependant living units. Provision for car parking (min 150 spaces) and landscaping would be an additional area of land required to service the development. A master plan has been prepared and is contained within Appendix 1. Accordingly, a minimum site area of approximately 3.4 hectares is considered to be appropriate for such a facility and associated car parking and landscaping for a single storey proposal. A smaller area may be possible, but would be reliant on a two storey building form for all or part of the building elements within the proposed development. 5.1.2

Preferred Zoning

The Rural and Rural Living Zones within both the Alexandrina and Victor Harbor Development Plans were not considered in the analysis. A development of the proposed kind was not considered to be appropriate within these zones given the limited policy support and the generally poorer accessibility to these sites and limited existing infrastructure to support such a development. The Residential Zone was mostly discounted from consideration. It is considered that a facility of the proposed scale and nature would be inconsistent with the intent of residential policy provisions, and in the majority of cases a residential streetscape and amenity context, despite such a facility being a merit use in such zones across the two Development Plans. However, some areas of residential zoned land were considered where they were largely separate, in developed expanses that were not surrounded by existing residential development, and they contained land parcels that were large enough, or not identified as landscape buffers / other important visual feature within the Development Plans. Land which is currently zoned to accommodate the envisaged land use was therefore considered for this exercise. Accordingly, the included following zones:

    5.1.3

District Centre Zone Commercial Zone Local Centre (Hayborough) Zone Residential Zone

Land and Locality Characteristics

In assessing the potential sites for the proposed development a number of land and locality characteristics were considered. In particular, areas with the following characteristics were considered to be most appropriate:

 areas where infrastructure does currently exist (such as adequate road capacity and/or sewer system)

12

Southern Fleurieu Health & Wellbeing Precinct

 locations other than those along arterial roads, given the desire to discourage ribbon development along these roads.

 areas without intact stands of native vegetation, or other environmentally sensitive characteristics

 outside of identified flood plain areas of 1 in 100 year ARI flood events  not in important visual locations where development would be prominent from view of main tourist roads / routes

 not within nor adjacent existing industry areas or other land uses which would likely conflict with intended function and use of facility

 areas without heritage places or not within Historic Conservation Areas / State Heritage Areas

Based on the above criteria, the following areas were identified for further investigations / consideration.

5.2

Site Analysis

5.2.1

Overview

The following sites within Victor Harbor, Hayborough, and Goolwa were identified:

            5.2.2

Former TAFE SA land at Adelaide Road, McCracken Adelaide Road, Hayborough Port Elliot Road, Hayborough Wagon Road, Hindmarsh Valley Canterbury Road/Victor Harbor Road, Victor Harbor Waggon Road/Day Road, Victor Harbor Laxton Street, Victor Harbor Mentone Road, Hayborough Governor Road, Goolwa Wagon Road, Hindmarsh Valley Goolwa – Strathalbyn Road, Goolwa Ocean Road, Hayborough

City of Victor Harbor

The following Zones and sites within them have been identified within the City of Victor Harbor. A short assessment of each site is provided.

13

Southern Fleurieu Health & Wellbeing Precinct

Figure 1 Identified Sites within the City of Victor Harbor

Local Centre (Hayborough) Zone Adelaide Road/McCracken Drive, McCracken (Map Reference 1, Figure 1) Approximately 4.8 Hectares The site at the corner of Adelaide Road and McCracken Drive is approximately 4.8 hectares in size. The site is vacant and previously accommodated the Tafe SA Victor Harbor campus which has since vacated the site and relocated elsewhere within the township. Whilst the site is large enough to accommodate a facility of the proposed kind, this would not be in keeping with the envisaged land use and form of development earmarked for this land by the current zoning. The Local Centre (Hayborough) Zone specifically envisages ‘development of unobtrusive tourist accommodation and minor retail facilities in that part of the Zone west of Adelaide Road.’ Clearly the scale of development envisaged does not align to the type of facility proposed, and the dependant living use is not envisaged in the zone. Additionally, the site is located adjacent an arterial road and at the junction of a major intersection, which creates limitations in terms of access. This is further compounded by the sloping terrain, with most of the frontage having differences in height with the adjoining roadway. This topography will also create a need for a significant expanse of cutting and filling. The proposed development, if located at this site, would also have limited synergies with the existing surrounding activities, namely the adjacent commercial zone. The existing businesses are generally 14

Southern Fleurieu Health & Wellbeing Precinct

bulky goods outlets, retail trade premises and service stations and are not conducive to the creation of a ‘centre’ type precinct. The development of this side of the Local Centre Zone would also create additional development pressures and demand on this side of the road, which would increase the level of movement on both sides of the road. In this location, this is not a good outcome and should not be further encouraged. Although the site is potentially suitable to accommodate the proposed development, subject to rezoning, the site does not offer the same synergies as the Ocean Road, Hayborough site through the development of an integrated aquatic centre and health precinct. The site is therefore not considered to be the most appropriate to accommodate the proposed development. Commercial Zone Adelaide Road/Adamson Street and Port Elliot Road (Map References 2 and 3, Figure 1) Approximately 8000m2 The Commercial Zone does not comprise any large landholdings of the area required for such a development. Accordingly, a development of the proposed facility within the zone would require the purchase of multiple titles and the relocation of existing businesses (such as those sites identified as 2 and 3 in Figure 1). As a result, it would be unlikely that the Zone could accommodate the Southern Fleurieu Medical Centre. Additionally, whilst not listed as non-complying, a development of the proposed kind is not listed as an ‘envisaged use’ within the Commercial Zone and has limited policy support. Accordingly, this is not considered to be an appropriate location for the proposed facility. Local Centre Zone Port Elliot Road (Map Reference 4, Figure 1) Approximately 4500m2 The Local Centre Zone currently consists of the Harborview Shopping Centre, offering a small range of local retail outlets. The primary function of the Zone is ‘to primarily serve the local catchment by providing mainly convenience goods to serve the day-to-day needs of the local community.’ Furthermore, the Desired Character of the Local Centre Zone (Hayborough East Policy Area 21) states that area ‘is to develop into a fully integrated and operational Local Centre for the benefit of the surrounding local community by upgrading existing buildings through the appropriate development of under-utilised and vacant sites. Accordingly, there is little support for a regional scale facility in this location. The context of the site is also contrary to the scale of the facility proposed, which, due to the limited size of the area of the zone, require a two storey building. This would likely be imposing for this small location and low scale of residential development surrounding the zone. The location of the facility on the arterial Port Elliot Road would also place greater pressure for the development of surrounding locations for commercial uses, which should not be encouraged in this location. The land would also require consolidation of multiple sites, one of which currently operates as a local shopping facility. This would make future development more difficult, but also reduce the retail function of the zone (ie overwhelm the zone). It is also understood that this location is currently in the process of being redeveloped for a larger shopping precinct by the owner of the site, and as such, will not be available for the proposal. 15

Southern Fleurieu Health & Wellbeing Precinct

Neighbourhood Centre Zone Waggon Road, Hindmarsh Valley (Map Reference 5, Figure 1) Approximately 5.2 hectares This site on Wagon Road, Hindmarsh Valley is currently zoned as Neighbourhood Centre, despite the current uses being generally of a rural nature. Although development of the proposed kind is not listed as non-complying within the Zone, a development such as that proposed would not be in keeping with the ‘neighbourhood’ scale and intent of the Zone, which seeks to ‘primarily serve the local community by providing mainly convenience goods to serve the day-to-day needs of the neighbourhood, a limited range of more frequently required comparison goods, and also a limited range of services and community facilities.’ This location is currently removed from the residential communities, despite forming part of the outskirts of the growth of the Victor Harbor township. In this regard, its use for such a facility would be premature and not represent the most appropriately accessible location of the options being considered. In addition, there would be challenges in providing appropriate road and service infrastructure to this location at this point in time (ie prior to substantial residential development occurring around the site). Residential Zone The most appropriate locations within the Residential Zone are those located near to the Alexandrina Council boundary. Land located further from this boundary has not been considered given the desire to retain land for residential purposes other than where the location for facility such as the one proposed presents maximum benefit for the community, accessibility is high and does not compromise the role and function of the local street network. Canterbury Road/Victor Harbor Road (Map Reference 6, Figure 1) Approximately 29 hectares The Canterbury Road/Victor Harbor Road site is located at the edge of the existing township. Given its location and residential context, a development of the proposed kind will likely impact on the residential amenity of adjoining established areas. Access to the site (which would need to be off Canterbury Road) may also have implications for the roadway function surrounding the site and the existing residential areas. Furthermore, this sloping site presents significant issues relating to the visual prominence of a development at this location, as well as significant cutting and filling requirements. Due to its location, the site is not considered to be readily accessible for the Alexandrina community. Waggon Road/Day Road (Map Reference 7, Figure 1) Approximately 4 hectares Similarly to the Canterbury Road/Victor Harbor Road site, a development of the proposed kind at the site at Waggon Road/Day Road will likely impact the existing residential amenity of the area. The context is therefore not considered to be appropriate to support such a development, which will also impact on the existing roadway function. Laxton Street (Map Reference 8, Figure 1) 2.6 hectares The Laxton Street site is not considered to be appropriate given the significant limitations presented by the topography of the site, as well as the highly residential character of the surrounding locality. A facility in this location would impact severely on residential amenity. 16

Southern Fleurieu Health & Wellbeing Precinct

Mentone Road (Map Reference 9, Figure 1) Approximately 40 hectares The site along Mentone Road is considered to be the most appropriate within the Residential Zone in terms of the size of land holdings and access for the communities of both Council areas. This location is intended to form part of the planned residential growth areas which are already underway to the rear of this site. Whilst development of the proposed kind is not listed as non-complying, the development would not be consistent with the Hayborough North Concept Plan Figure HN/1 included within the Development Plan. The Concept Plan identifies residential land use with restricted access along the perimeter of the land bounded by Mentone Road, Ocean Road and Waterport Road. The facility in this location would compromise this intent of restricting access. If constructed at this site, the proposed development would be on the opposite side of Ocean Road to the regional swimming facility. While some synergies with facility may be retained, this will necessitate an increase in people crossing Ocean Road to access either facility. Additionally, the proposed development will likely alter the existing role of Mentone Road as principally a local collector/residential road and may necessitate traffic management measures for Mentone Road. In this regard, the placement of the facility on the eastern side of Ocean Road would be more logical approach, given minimal difference in distance between the two sites. 5.2.3

Alexandrina Council

The following Zones and sites within them have been identified within the Alexandrina Council area. A short assessment of each site is provided.

Figure 2 Identified Sites within Goolwa (Alexandrina Council)

17

Southern Fleurieu Health & Wellbeing Precinct

District Centre Zone Governor Street (Map Reference 10, Figure 2) Approximately 2773m2 Similarly to the Regional Town Centre Zone of the City of Victor Harbor, the District Centre Zone has very limited land opportunities of the size required for the proposed development. One site on Governor Street has been identified, however this site is not identified as currently for sale or available for development, requiring consolidation of all allotments. Although the location of the site in proximity to the heart of Goolwa presents good accessibility for local Goolwa residents, the site would arguably not be suitable to adequately service the Victor Harbor community and therefore may compromise its ‘regional’ function. Rural Fringe Zone Goolwa – Strathalbyn Road/Glendale Grove (Map Reference 11, Figure 2) Approximately 15+ hectares A development of the proposed kind is non-complying within the Rural Fringe Zone and therefore, despite the large land holdings, this site is not considered to be appropriate.

Figure 3 Identfied Site at Hayborough (Alexandrina Council)

18

Southern Fleurieu Health & Wellbeing Precinct

Landscape (Port Elliot West) Zone Ocean Road, Hayborough (Map Reference 12, Figure 3) Approximately 8 hectares The site at Ocean Road, Hayborough is centrally located to service the Southern Fleurieu population as it is accessible from all major population centres within the region. The site has a suitable access (not being on a principal arterial road), and is well serviced by shared paths (bicycles/pedestrians) to Victor Harbor and Port Elliot. The site is suitably positioned to access all major services/utilities (power, water, sewer, environmental stormwater discharge) and is well drained, incorporating stormwater management infrastructures (wetlands and weirs designed for 1 in 100 year major rain event). It is noted that the existing zoning of the site, being the Landscape (Port Elliot West) Zone discourages such development and places importance on rural activities, and visual buffers along boundaries. This is largely in place on the site in question, and can be maintained an enhanced due to sufficient space available on the site. Importantly, the site has been identified as an appropriate location for the Regional Aquatic Centre (which has been approved by Council) and a facility at this location has received considerable support from the community. The development of a medical and health facility at this location therefore presents a significant opportunity to create an integrated precinct with synergies between the two facilities.

5.3

Preferred Site

It is considered that the 8 hectare site at northwest corner of the land bounded by Ocean and Waterport Roads is the most suitable to accommodate the proposed Southern Fleurieu Medical Centre, as originally envisaged by ESD. Importantly, the site is centrally located along the Alexandrina / Victor Harbor boundary and is appropriately located so as to equitably service the communities of both council areas. This is supported by the decision of both Councils to place the Regional Aquatic facility in this location. In addition, it is under one ownership and a consolidated land parcel, making it available and easier to deliver the facility. The synergies between the aquatic centre and the proposed medical centre will allow for an integrated ‘Southern Fleurieu Health and Wellbeing Precinct’ maximizing the benefits to the local community, while impacts of such a facility, such as impacts on traffic and roads, and residential amenity are able to be appropriately managed by virtue of the separation of the site from abutting residential development and the space to accommodate appropriate visual buffers.

19

Southern Fleurieu Health & Wellbeing Precinct

6

Alignment with Local, State & Federal Directions in Strategic Planning

The Health & Wellbeing Precinct that includes the proposed Regional Aquatic Centre, Medical Centre and allied health and aged care services aligns very well with Alexandrina Council’s Community Strategic Plan 2014-2023 that sets long term aspirations under the following key directions 9:  Innovate throughout the Region  Activate our Spaces  Participate in Wellbeing  Thrive in Clean Green Futures “The Community Strategic Plan has prioritised the areas of most prominent and common interest, drawing on suggestions developed during the Community Forums – reflecting the voice of community ideas for consideration/integration with the Annual Business Plan, and linking with regional, state and national directions. Priorities relevant to the DPA include:  Regional swimming pool  Wellbeing (including mental health, positive ageing, sport and recreation)”10 Key relevant goals/outcomes from the Alexandrina Community Strategic Plan 2014-2023 include: Innovate throughout our Region  Expand and renew community infrastructure for economic, community and environmental benefit.  Maximise multi-purpose usage of community assets, fostering social capital. Activate our Spaces  Encourage diverse, appealing and dynamic use of community (and open) spaces.  Encourage community ventures and options for participation across sport and recreation for our wellbeing.  Create welcoming, accessible public spaces around natural and built environments.  Identify and encourage lifestyle, heritage and visitor experiences.  Design and plan for high quality, integrated and healthy spaces and places.  Enhance the amenity and quality of our recreation and open space areas. Participate in Wellbeing  Protect public health and promote linkages to the wellbeing of the broader community.  Promote and support community ventures ‘in-place’ tailored to local issues and options.  Seek to match local wellbeing needs to funding and partnership opportunities across government, non-government and private sectors.  Encourage community participation across all age groups, including sharing of intellectual assets.  Build capability in community leadership and community ownership of facilities. Thrive in Clean Green Futures  Reduce vulnerability through preparing climate-suitable community buildings and assets.  Support innovative water efficiency initiatives.  Identify and support initiatives targeting local natural environs, flora, fauna and ecosystems.

9

Alexandrina Council’s Community Strategic Plan 2014-2023 Port Elliot West Community Policy Area DPA, Statement of Intent October 2013

10

20

Southern Fleurieu Health & Wellbeing Precinct

7

Health & Wellbeing Precinct

7.1

Health & Wellbeing Services and Facilities

The proposed use is for community health and wellbeing services, incorporating the Regional Aquatic Centre, inter-related health facilities and associated consulting rooms and specialised aged care facilities and services (refer to Attachment 1 ‘Concept Masterplan’).

7.2

Operation

The health and wellbeing precinct will provide facilities to accommodate the following services to the Southern Fleurieu community including the satellite townships of Mt Compass and Yankalilla: 

Fleurieu Regional Aquatic Centre (RAC) o

Indoor recreation pool

o

Hydrotherapy remedial pool

o

Children’s pool

o

Gymnasium

o

Health Café

o

Crèche

The design of the building(s) associate with the RAC are to be ‘Green Star’ standard adopting solar technology to heat the pool and filtration systems that incorporate external bio-filtration and water sensitive urban design (WSUD) to clean pool water and allow it to be used in the adjoining wetland ecosystem, particularly beneficial in the dry summer months. 



Southern Fleurieu Medical Centre (refer to Attachment 2 ‘Medical Centre Concept Plan’), incorporating: o

Day surgery facilities

o

Emergency medical facilities

o

Pathology

o

Visiting service facilities; such as community immunization, community health education

o

Diagnostic imaging services (eg radiology: X-Ray, CT, MRI)

o

Consulting rooms for visiting medical specialists

o

Pharmacy

o

Incorporating Green Star building standards to the built form

Community health Pods o

Allied health services; such as physiotherapist, podiatrist, optometrist, chiropractic, dental, and others subject to demand.

o

Community Aged Care support services such as: Positive Aging, Health and Community Aged Care Services (H.A.C.) 21

Southern Fleurieu Health & Wellbeing Precinct



o

Southern Fleurieu Health Services base offices and conference facility

o

Community Youth Services base

o

Aboriginal Community Health Services base

Dependent Living Units providing low care through to high care and palliative care for the aged along with low and high care respite service.

The precinct will be fully landscaped between integrated ‘community health pods’ and incorporate seating and grassed/paved areas with shared parking and can be accessed via the shared path by pedestrians, cyclists and gopher drivers. Access to the site is proposed from both Ocean Road and Waterport Road (see attached ‘Concept Masterplan’).

22

Southern Fleurieu Health & Wellbeing Precinct

8

Intended Facilities

8.1

Regional Aquatic Centre

The Regional Aquatic Centre will occupy approximately 2ha of the available land on the corner of Ocean and Waterport Roads. The facility will be owned by the two adjoining regional Local Governments (Alexandrina and Victor Harbor). It is proposed that there be 3 indoor pools:  Recreational pool for activities including swimming laps, learn swim, diving, aquatic sports (eg water polo)  Hydrotherapy pool for assisting the aged, occupational therapy and physiotherapy  Children’s pool for recreation and supervised water activities Associated facilities include a sauna, gymnasium and facilities for health and fitness classes for all ages. A children’s crèche and café will be available to enable mum’s to meet for coffee and/or take available classes and for the aged to wait or rest between hydrotherapy and aqua remedial sessions with health practitioners.

8.2

Medical Centre

The proposed medical centre is designed to accommodate general practitioners and visiting specialists and includes a pharmacy, pathology services and radiology with the potential to provide chemotherapy and renal dialysis. The Medical Centre will be designed to meet Green Star building standards so will be energy and water efficient with low carbon footprint and be a healthy inspiring place to work. Two local groups of GPs (one being a very large local practice) have expressed interest to occupy the facility and are investigating possible options to own or lease proposed facilities. A number of Adelaide specialists have also indicated their strong interest to have facilities available to them when visiting the region, where many also wish to retire or live/work part-time. Discussions with the Independent Practioners Network (IPN) have taken place and they to are interested in the site and to discuss with GPs the advantages of joining IPN. The proposed medical centre is planned on the same principle objectives and delivery model as the GP Super Clinic program and GP Plus facilities (Federal and State Government health initiatives) so future collaboration is possible.

8.3

Allied Heath Service Facilities

Allied Health services are proposed to be located either within the medical centre or adjacent to the medical centre in what has been termed ‘community health pods’. The Pods will be designed to meet Green Star building standards so will be energy and water efficient with low carbon footprint and be a healthy inspiring place to work. The Pods are self-contained suites for a variety of community and aged care health services. Allied Health Services proposed for within the Medical Centre  Pathology  Radiology  Pharmacy  Emergency medical and ambulance services  Visiting Physicians and Specialists such as: o Dermatologist o Obstetrician 23

Southern Fleurieu Health & Wellbeing Precinct

o o o o o o o o o o o o

Gynaecologist Oncologist Urologist Ophthalmologist Paediatrician Cardiologist Occupational & environmental physician Respiratory & sleep medicine physician Rehabilitation physician Sport & exercise physician Geriatrician Immunologist

Allied Health Services proposed for within the ‘Community Health Pods’  Dental  Physiotherapy  Chiropractic  Osteopathy  Aboriginal community health services  Optometrist  Positive Ageing Centre  Community Youth Services  Specialists that have sufficient demand to warrant own or shared premises.

8.4

Dependent Living Units

Dependent living units are to provide aged care health services from low care through to high care and palliative care. 42 suites are proposed that would accommodate a range of residents form low care couples requiring meals and medication assistance through to single person rooms requiring high care with a number of single suites allocated for palliative care. The number of palliative care suites would be based on demand but is anticipated that 3 to 5 11 suites may be required from the various reports and studies undertaken over the last 10 years. The built form will be designed to meet Green Star building standards so will be energy and water efficient with low carbon footprint and be a healthy inspiring place to live and work. The dependent living accommodation model is to be based on the successful residency model used in Queensland and New South Wales and adapted to comply with the South Australian Retirement Village Act. Essentially the model is one where residents purchase a licence to occupy a suite and a management fee then covers meals, nursing and aged care health support in a safe, caring environment. The location for the dependent living facility was chosen to be close to medical and health services provided within the Health & Wellbeing Precinct; namely the proposed medical centre including pharmacy, pathology and radiology as well as visiting specialists and adjacent allied health service facilities where it is proposed services such as physiotherapist, podiatrist, optometrist, dental and other aged care health services are to be provided. In addition, the Regional Aquatic Centre is well located for accessing therapeutic/hydrotherapy facilities aided by the flat terrain to assist mobility. Furthermore, the surrounding landscape provides open space and walking, wheelchair/gopher trails for residents and visitors along with the community to share. In line with the State Governments Strategic Plan and the Department of Environment and Natural Resources program funded by the Office for the Ageing under ‘Improving with Age: Our Ageing Plan for SA’, gentle walks through one of the Fleurieu’s best wetland environments provides residents and visitors with physical activity in a positive emotional 11

Southern Fleurieu Benchmarking Project, A Project of the Southern Fleurieu Positive Ageing Taskforce, Lisa Sparrow 2006

24

Southern Fleurieu Health & Wellbeing Precinct

and spiritual environment close to nature and can maintain a connection with the community. A network of shared paths will be developed through the native forest and wetlands building on the existing paths that lead to the parcel of land defined in this DPA as the Health & Wellbeing Precinct.

25

Southern Fleurieu Health & Wellbeing Precinct

Appendix 1

26

115.50m

Underground rainwater tank storage Bus parking

tree line boundary

215 Carparks

35

25 48

tree line boundary

16

40 215 carparks

10m

11

screen

disabled carparks

bench

outdoor seating bench screen bench

consulting consulting

screen

cafe

conference

gopher parking

66sq.m.

gated screen

Solar Access

waste bins

cr1

100 sq.m.

highlight windows

GP training room

cr3

cr4

cr5

cr6

GP training room

cr9

cr8

procedure

radiology, pathology, admin deliveries

pathology

56sq.m

screen

opaque glass

square windows

bench

bench

bench

courtyard

storage

courtyard seating

screen

male

cr16

GP training room

cr14

cr13

admin

waste bins

recycling

ambulance access & treatment/deliveries ambulance

gated screen

change rooms

entry

maintenance area

boxed window at sitting eye height

gated screen

58 sq.m. glazing for winter solar gain with overhang shades for summer to protect from solar gain between end October to end March

cr10

gated screen

kidz square windows

GP training room

34

disabled carparks

bo

un

store

da

ry

68

.0

0m

connection to

reception dispensarytoilets

views

ine

doctors rooms

kitchen

Aged and Palliative Care 42 units

plant & equip

nurses station

dining/sitting nurses accomodation

walkway/bike way

walkway/bikeway

el

cool summer breezes

Community swimming pools, gym

tre

waste bins

female

cr12

COMPS

Medical, Xray, Pharmacy male

highlight window

waiting 107

screen

courtyard

treatment

female

secure drug/store room

reception

pathology

highlight windows

acc

reception acc

connect to health precinct

procedure

highlight windows

screen

commercial

entry

change rooms

store

wheelchair accessable parking

airlock

dispensary

lockers

145.00m

204.45 sq.m.

highlight windows

outdoor cafe

service entry

Wetland A

outdoor cafe

7

radiology

14.00m

WSUD water treatment & storage

disabled carparks

hcneb

This area is sheltered from strong southerly winds when situated north of main building

189.00m

connect to health precinct

store

36

35

Building Floor Area 2800m2

cafe, dispensary loading zone

46

kitchen

Tilt up doors

16 rooms

46 162 carparks

46

32

Fenced outdoor wet/dry playspace with shade structures

community health physio massage chiropracter pods

connect to healt

h precinct

50.65

boundary

10m

disabled carparks

disabled carparks

outdoor cafe kitchen

cafe, dispensary loading zone

screen bench bench screen

waste bins

bench

consulting consulting

screen

cafe

outdoor seating

hcneb

gated screen

conference 66sq.m.

radiology 204.45 sq.m.

airlock

dispensary

entry cr1

100 sq.m.

highlight windows

GP training room

cr4

cr3

cr5

cr6

GP training room

cr9

cr8

change rooms procedure

procedure highlight windows

oorline windows (ventilation)

oorline windows (ventilation)

acc

pathology

56sq.m

screen

female

opaque glass

courtyard

square windows

bench

bench

screen

sta

bench

highlight windows

store

lockers

sta

storage

courtyard seating

screen

highlight window

waiting 107

screen

courtyard

treatment

reception

pathology

highlight windows

acc

reception

secure drug/store room

radiology, pathology, admin deliveries

male

cr16

GP training room

cr14

cr13

cr12

GP training room

COMPS

oorline windows (ventilation)

cr10 oorline windows (ventilation)

oorline windows (ventilation)

sta entry male

female

admin

kidz square windows

oorline windows (ventilation)

ambulance access & treatment/deliveries

boxed window at sitting eye height

ambulance

gated screen

gated screen

waste bins

gated screen

recycling

maintenance area

Port Elliot DPA

Commercial-in-Confidence

Alexandrina Council 14-Mar-2014

Port Elliot West DPA Traffic Impact Statement

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

AECOM

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Port Elliot West DPA Traffic Impact Statement

Client: Alexandrina Council ABN: 20 785 405 351

Prepared by AECOM Australia Pty Ltd Level 28, 91 King William Street, Adelaide SA 5000, Australia T +61 8 7223 5400 F +61 8 7223 5499 www.aecom.com ABN 20 093 846 925

14-Mar-2014

Job No.: VSA-B14-719

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© AECOM Australia Pty Ltd (AECOM). All rights reserved. AECOM has prepared this document for the sole use of the Client and for a specific purpose, each as expressly stated in the document. No other party should rely on this document without the prior written consent of AECOM. AECOM undertakes no duty, nor accepts any responsibility, to any third party who may rely upon or use this document. This document has been prepared based on the Client’s description of its requirements and AECOM’s experience, having regard to assumptions that AECOM can reasonably be expected to make in accordance with sound professional principles. AECOM may also have relied upon information provided by the Client and other third parties to prepare this document, some of which may not have been verified. Subject to the above conditions, this document may be transmitted, reproduced or disseminated only in its entirety.

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

AECOM

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Quality Information Document

Port Elliot West DPA

Ref

VSA-B14-719

Date

14-Mar-2014

Prepared by

Doug Bowers

Reviewed by

Ly Galanos

Revision History

Revision

A

Authorised

Revision Date

Details

14-Mar-2014

For Tender

Name/Position

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

Kerry van Donderen Infrastructure Group leader

Signature

AECOM

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Table of Contents 1.0 2.0

3.0

4.0 5.0 6.0

Background 1.1 Scope of Traffic Impact Assessment Proposal 2.1 Existing Conditions 2.2 Proposed Land Use Changes 2.3 Proposed Access Regime 2.4 Limitations Basis of Assumptions and Qualifications Impact 3.1 Existing Road Network Level of Service 3.1.1 Mid-Block Level of Service 3.1.2 Intersection Capacity & Level of Service 3.2 Traffic During Construction Phase 3.2.1 Vehicle Types and Estimated Volumes 3.2.2 Estimated Peak Period Volumes 3.2.3 Discussion 3.3 Traffic During Operational Phase 3.3.1 Estimated daily and peak volumes 3.3.2 Post Development Mid-Block Level of Service Outcomes Consultation Traffic Impact Statement Certification

Appendix A Preliminary Precinct Concept Plans

1 1 2 2 2 3 3 4 4 4 4 5 5 5 5 6 6 9 10 10 10 A

Appendix B Existing Sidra Results 6.2 Victor Harbor Road/ Waterport Road 6.3 Port Elliot Road / Mentone Road 6.4 Goolwa – Port Elliot Road/ Waterport Road 6.5 Port Elliot Road/ Ocean Road

B B-1 B-2 B-3 B-4

Appendix C Future Sidra Results 6.6 Victor Harbor Road/ Waterport Road 6.7 Port Elliot Road / Mentone Road 6.8 Goolwa – Port Elliot Road/ Waterport Road 6.9 Port Elliot Road/ Ocean Road

C A-1 A-2 A-3 A-4

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

AECOM

1.0

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

1

Background

Alexandrina Council has initiated a Development Plan Amendment (DPA) on land located on the south east corner of the Ocean Road and Waterport Road junction in Port Elliot as shown in Figure 1. The purpose of the DPA is to accommodate a regional aquatic centre, a health and wellbeing facility, a medical centre and pharmacy precinct, and a 42 unit aged and palliative care accommodation centre.

Figure 1

Site map of proposed aquatic centre (source: Google Maps)

The regional aquatic centre to be known as the Fleurieu Aquatic Centre is being jointly funded by Alexandrina Council and the City of Victor Harbor to provide a facility for the local community. Alexandrina Council, as the proponent for the DPA on behalf of both Council’s, has prepared a Statement of Intent in support of the proposed amendment and in response the Department of Planning Transport and Infrastructure (DPTI) has requested that a Traffic Impact Statement (TIS) be prepared.

1.1

Scope of Traffic Impact Assessment

DPTI has requested the TIS include the following: -

-

Identification of potential traffic demand that could be created from the zone changes and proposed land uses including: 

Types of vehicles



Daily and peak period volumes during construction and operational phases



Identification of a preferred access regime

Assessment of the impacts of the development on the arterial road network including identifying any potential improvements in particular at the following junctions: 1)

Victor Harbor Road/Waterport Road

2)

Port Elliot Road/Ocean Road

3)

Port Elliot Road/Mentone Road

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

AECOM

4)

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

2

Victor Harbor-Goolwa Road/Waterport Road

As seen in Figure 2 below.

4 1

2 3 Figure 2

Junction assessment locations

DPTI have previously requested that the junction of Port Elliot Road/Ocean Road be upgraded to include a protected right turn lane and left turn slip lane on Port Elliot Road on the eastern and western approaches respectively (Type-CHR & CHL treatment) as part of the Beyond Development approval and hence it is considered that this treatment will address any additional traffic generation impacts at this junction arising from above land use changes.

2.0

Proposal

2.1

Existing Conditions

The site is currently vacant land and is bordered by Ocean Road to the west and Waterport Road to the north. An industrial estate is located on the north side of Waterport Road opposite the site with controlled access from Lincoln Road and a wetland on the west side of Ocean Road. Current Average Annual Daily Traffic (AADT) volumes on Waterport Road and Ocean Road abutting the site are 4000vpd and 2100vpd respectively with less than 2% commercial vehicles. Waterport Road and Ocean Roads are Council maintained Collector roads with 80km/hr and 60km/hr speed zones. There are no public transport or bus services currently using these roads.

2.2

Proposed Land Use Changes

The proposed land uses at the site as outlined in the Statement of Intent and plans and information provided by 2 Alexandrina Council comprises: An enclosed Aquatic Centre with approximate floor area of 2,800m comprising 2

-

a 547m 25m lap pool

-

a 394m general purpose pool

-

a small gymnasium

-

male and female amenities

-

a kiosk/admin/ticket office

2

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

-

a small crèche

-

associated plant/equipment storage

-

first aid rooms

-

external roofed children’s splash pool

-

and an associated 211 space off-street car park

3

A Health and aged care precinct and an associated 162 space off-street car park comprising: -

A medical centre including 16 consulting rooms, X-ray and Pharmacy - 1,500 sq. m FLOOR area

-

A 42 Unit Aged & Palliative Care accommodation Centre - 3,300 sq. m FLOOR area

-

A 21 room Community Health, Physio, Massage, Chiropractor hub - 165 sq. m FLOOR area

2.3

Proposed Access Regime

Vehicular access to the proposed Aquatic Centre is from Ocean Road via a new access junction located130m south of Waterport Road. The access will comprise a protected right turn lane from the south as shown in the preliminary concept plan in Appendix A and will be designed to cater for access by a 14.5m bus vehicular access to the medical and aged care precinct will be from Waterport Road and will be designed to cater for access by service vehicles and ambulances as shown in the preliminary concept plan Appendix A.

2.4

Limitations Basis of Assumptions and Qualifications

The assessment of impacts is based on preliminary concept plans of the proposed land uses and floor areas and Statement of Intent Report provided by Alexandrina Council, and mid-block Average Annual Daily Traffic (AADT) traffic volumes provided by Alexandria Council, the City of Victor Harbor and from DPTI’s website. It is understood the actual layout and floor areas may differ. Supplementary 30 minute PM peak turning movement counts delay and destination observations were undertaken by AECOM on the 4 and 6 March 2014 between 5.00pm and 6.30pm to inform peak hourly one-way flows and desire lines for vehicles travelling on Waterport Road and turning movements at the junctions listed in Section 1.1 as well as the junction of Ocean Road/ Waterport Road. These half hour counts have been extrapolated for the purposes of assessing hourly flows. Intersection geometry for SIDRA modelling and lane widths for mid-block capacity has been derived from Traffic Control Plans provided by DPTI or Google Earth imagery. Daily and peak period trip generation forecasts for the proposed land uses have been derived from the NSW RTA Publication “Guide to Traffic Generating Developments Version 2.2 October 2002” and other published reports on the impacts of similar facilities. Assessment of the adequacy of car parking numbers proposed or safety impacts are outside the scope of this report.

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3.0

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Impact

The combined peak volumes for all land uses will not coincide at the same time as different land uses will peak at different times. It is likely that the medical centre will have an even distribution of customers from 8.00 am 6.00pm and the Aquatic Centre peak use times would be on weekends where traffic volumes on the existing road network would be expected to be lower. Accordingly the adoption of the PM weekday time for the assessment would provide a conservative outcome from this assessment.

3.1

Existing Road Network Level of Service

3.1.1

Mid-Block Level of Service

The existing road network capacity and level of service based on AustRoads Guide to Traffic Engineering Practice - Roadway Capacity is outlined in Table 1. Table 1

Existing Road Network Level of Service

Road

AADT vpd

Two Way MidBlock Capacity vph

Current Observed PM peak one way flow vph

Level of Service

Waterport Road

4000

1800 vph

225

A

Ocean Road

2100

1800 vph

110

A

Victor Harbor-Goolwa Road

6000

1800 vph

245

B

Port Elliot Road west of Ocean Road

8200

1800 vph

465

C

Victor Harbor-Adelaide Road

5200

1800 vph

255

B

The AM peak was assumed to be the mirror image of the PM peak due to commuter traffic and hence turning movement counts or capacity assessments were not conducted for the AM peak or on weekend days. The table above confirms that traffic is experiencing relatively free flowing conditions on these roads with minimal delays. 3.1.2

Intersection Capacity & Level of Service

The existing performance at the four DPTI junctions has been determined from SIDRA and is summarised in Table 2 below. Detailed SIDRA results for the existing condition are contained in Appendix B. Table 2

Existing Intersection Level of Service

Intersection

Intersection Degree of Saturation

Intersection Level of Service

Intersection Average Delay (Sec)

Victor Harbor Road/Waterport Road

0.28

C

6.3

Port Elliot Road/Ocean Road

0.21

C

2.8

Port Elliot Road/Mentone Road

0.25

C

2.4

Victor Harbor-Goolwa Road/Waterport Road

0.18

B

6.0

The results indicate all of the above intersections are currently operating well below the industry standard At Capacity Intersection Degree of Saturation of 0.85 and Level of Service D.

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

3.2

Traffic During Construction Phase

3.2.1

Vehicle Types and Estimated Volumes

Construction traffic has been estimated based on the floor areas and pavement areas indicated on the preliminary plans provided by the Alexandrina Council, assumed construction methods and materials and earthworks quantities. An assumed construction work force of 100 personnel, and an assumed construction period of eleven months (240 days) has been used for this assessment. The estimated total traffic volumes by vehicle type over the construction period is summarised in Table 3. Table 3

Estimated Construction Traffic

Total vehicles (over 11 months)

Estimated Two way volume vehicles (over 11 months)

10m concrete mixers

360

720

3

Concrete pump trucks

5

10

1

19m Semi-trailers steel deliveries

52

104

0.5

19m Semi- trailers tilt up slabs

25

50

0.5

19m Semi-trailers- brick deliveries

50

100

5

19m Semi-trailers – pavement materials

195

390

10

19m Semi-trailers - excavation spoil

214

428

10

Mobile Cranes - 100t

2

4

1

Earthmoving machinery - graders, rollers, excavators, pavers machines delivered by low loader

6

12

0.5

Cars

24,000

48,000

200

Total

24,909

49,818

207

Vehicle Type 3

3.2.2

Estimated Daily volume (vpd)

Estimated Peak Period Volumes

The major generator of traffic during the construction phase will be construction workers for the peak periods, estimated at 100 vph based on the assumption that there will be 100 construction workers on site every day. 3.2.3

Discussion

The existing network has sufficient capacity to accommodate the additional peak period volumes based on the current peak volumes shown in Table 1. The distribution of worker and construction traffic will be governed by whether the building and civil contractors are local or from Adelaide and they use local casual labour, and the location of quarries and fabrication plants. It is highly probable that Waterport Road would be the most used for construction vehicles and escorts may be required at the junction of Ocean Road/Waterport Road to facilitate turning movements by large vehicles.

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

3.3

Traffic During Operational Phase

3.3.1

Estimated daily and peak volumes

Estimated daily and peak period volumes for the proposed land uses are summarised in Table 4 based on the publication “RTA-Guide to Traffic Generating Developments Version 2.2 October 2002” and other traffic publications on similar facilities. Table 4

Estimated Trip Generation

Proposed Land Use

Vehicles per day

Two way Peak hour flows (vph)

One way Peak flows(vph)

Aquatic Centre/Crèche/Gym/Kiosk

960

190

140

Medical/X-ray/Pharmacy

1320

132

100

Community Health/Physio/Chiropractor

145

15

12

Aged and Palliative Care

63

6.3

6.3

Total

2488

345

258

3.3.1.1

Discussion

Peak usage times for the Aquatic Centre Gymnasium and Medical Centre are assumed to occur on weekday evening peak periods and on Saturday mornings. The gymnasium and the indoor nature of the main pool complex would attract early evening patronage based on usage patterns on commercial facilities. It is unlikely that the peak usage times for the Aged Care Facility would coincide with the 5.00pm - 6.30pm time slot and therefore could be excluded from the peak period impact analysis. Accordingly a conservative peak period trip generation volume of 340vph (252 vph one way) assuming that peak traffic generation from all land uses other than the Aged care facility coincide is considered reasonable for the proposed land uses. Refer Table 4. Weekend peaks arising from the above land uses were not assessed as they are more likely to be evenly spread rather than peaky and there is likely to be less background or commuter traffic using the road network. 3.3.1.2

Traffic Distribution

For the purposes of assessing traffic distribution on the road network, the current population distribution and distribution of the current observed east-west vehicle movements on Waterport Road, Port Elliot Road, Goolwa Road and Mentone/Ocean Roads in the evening peak has been used. The population from respective catchments are summarised in Table 5. Table 5

Current Population Distribution

District

Current Population

Percentage (%)

Victor Harbor Urban Catchment

14,000

54

Port Elliot/Waterport/Middleton

3,400

13

Goolwa/Hindmarsh Island

8,280

33

Total

25,680

100

Current evening peak traffic distribution based on peak period traffic counts undertaken by AECOM are shown in Table 6.

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Table 6

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Existing Evening Peak Traffic Distribution

East bound at Victor Harbor Road vph (% total)

West Bound at Victor Harbor Road vph (% total)

East bound at Ocean Road vph (% total)

West Bound at Ocean Road vph (% total)

East Bound at Goolwa vph (% total)

West Bound at Goolwa Road vph (% total)

Waterport Road

120 (24)

140 (30)

110 (21)

140(29)

140 (37)

140(56)

Mentone/Oce an Road

50 (9)

50 (11)

50(10)

50(10 )

N/A

N/A

Port ElliotGoolwa Road Total

366 (67)

270(59)

350 (69)

290(61)

240(63)

110 (44)

536 (100)

460 (100)

510(100)

480(100)

380 (100)

250 (100)

Road

The above table indicates that -

between Port Elliot and Victor Harbor, Port Elliot Road receives up to 69 % of east-west evening peak period movements

-

Ocean Road/ Mentone Road 10%

-

Waterport Road 20-30%

-

and there is a greater east bound evening commuter movement on Port Elliot Road than west bound and vice versa for Waterport Road.

It was observed by AECOM that up to 90% of turning movements into and out of Waterport Road at the Victor Harbor Road junction (100vph in each direction) had an origin or destination in Welch Road and Goolwa Road, indicating a significant commuter movement to and from Victor Harbor and Middleton/Goolwa via Waterport Road. It is noted from the volume reduction on Port Elliot Road east of Ocean Road that up to 31% of evening peak east bound and 62% of evening peak west bound movements on Port Elliot Road have a destination and origin in Port Elliot. Based on the above it is concluded that there is a significant east - west bound commuter movement via both Port Elliot Road and Waterport Road and together with Ocean Road and Mentone Road would be the main routes used to access the proposed facilities. It is also likely that some of the above commuters would use the proposed aquatic centre and medical centre during their daily commute because they are en-route. This could mean some reduction in additional trip generation on the road network through use of these facilities during the evening peak period. For the purposes of the traffic impact assessment during the evening peak, a 20% reduction in peak period trip generation has been used to account for commuters. Accordingly an additional peak period two way trip generation of 275vph with 75% (210vph) in-bound has been adopted. Based on the above, the estimated distribution of the above additional trip movements is 60% from the west, 40% from the east.

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

The estimated distribution by road is shown in Table 7. Table 7

Estimated Additional Evening Peak Period Trip Distribution

Direction

%

Total Vehicles per hour Two way

Total Vehicles per Hour One way

Waterport Road vph (%)

Port Elliot Road vph(%)

Ocean Road North vph (%)

Ocean Road South vph(%)

Mentone Road vph (%)

East bound

60

165

125

30(24%)

95(76%)

95(76%)

30(24%)

65(52%)

West bound Total

40

110

85

24(29%)

61(71%)

61(71%)

61(71%)

-

100

275

210

54(26)

156(74)

156(74)

91(43%)

65(31%)

This is depicted graphically in the figure below. 30vph

24vph 95vph

61vph

65vph 30vph 95vph 61vph

61vph Figure 3

traffic distribution on local road network.

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3.3.2

9

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Post Development Mid-Block Level of Service

The impact of the additional traffic on the road network based on the above traffic distribution is summarised in Table 8. Table 8

Mid Block Capacity Post Development

Current Observed PM peak one way flow vph

Road

Post Development PM peak one way flows vph

% Increase

Projected LOS

Waterport Road

225

257

14%

A

Ocean Road

110

160

45%

A

Mentone Road

150

220

47%

A

Victor Harbor-Goolwa Road

245

254

4%

B

Port Elliot Road west of Ocean Road

465

525

13%

C

Victor Harbor-Adelaide Road

255

282

11%

B

The analysis indicates that despite the increase in peak period traffic on Ocean Road and Mentone Road and the minor increase on the arterial and collector network, levels of service and lane capacity are within acceptable limits. 3.3.2.1

Post Development Intersection Performance

The impact of the additional traffic on the key junctions based on the above traffic distribution using SIDRA is summarised in the following table. SIDRA results are provided in Appendix C. Table 9

Post Development Intersection Level of Service

Intersection

Intersection Degree of Saturation

Intersection Level of Service

Intersection Average Delay (Sec)

Victor Harbor Road/Waterport Road

0.31

C

7

Port Elliot Road/Ocean Road

0.30

C

4.8

Port Elliot Road/Mentone Road

0.29

C

3.3

Victor Harbor-Goolwa Road/Waterport Road

0.20

B

7.4

The assessment indicates that whilst there is a marginal increase in degree of saturation and average intersection delays at the junctions with the DPTI network due to increase in delays on the side roads, the level of service remains unchanged and hence no upgrades at junctions are required to accommodate the proposed land uses.

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4.0

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Outcomes

The proposed land uses arising from the DPA is estimated to generate an additional 2490vpd and a peak one way flow of 258vph on the surrounding road network. The peak trip generation is likely to occur on an evening peak period 5.00pm - 6.30pm or on weekend days. Up to 20% of users on week day evening peaks are likely to be commuters and hence a peak period one way generation rate of 210 Vph on the surrounding road network is considered reasonable for assessment purposes. The increased peak volumes arising from the proposed DPA and land uses during construction and operational stages can be accommodated on the existing road network without the need for increasing mid-block lane capacity. The increased peak volumes arising from the proposed DPA and land uses during both construction and operational stages can be accommodated on the existing road network without the need for increasing lane capacity at key junctions. Ocean Road and Mentone Road could experience up to a 45-47% increase in peak period volumes however queue lengths and delays to exiting vehicles at Port Elliot Road and Waterport Road are within reasonable limits, and estimated mid-block volumes are well below the lane capacity. The proposed treatment upgrade at the junction of Port Elliot Road / Ocean Road as proposed for the Beyond Development will assist in facilitating turning movements from Port Elliot Road into Ocean Road. Up to 140 Vph (100 Vph right turn from the south /40Vph left turn from the north) is estimated to enter the Aquatic Centre from Ocean Road and 95 Vph (70 Vph right turn from west / 15Vph left turn from east) is estimated to enter the Medical & Health facilities from Waterport Road in the evening peak. A single two lane entrance/exit road into each of the developments from Ocean Road and Waterport Road would be adequate based on the estimated entry and exit volumes. A CHR protected right turn treatment is proposed on Ocean Road at the entrance to the Aquatic Centre and at Mentone Road as part of the Infrastructure Agreement for the upgrade of Ocean Road and this will provide sufficient protection for right turn movements arising from the development. The entrance for the proposed Medical Centre health/wellbeing and aged care facilities off Waterport Road should be located way from Lincoln Road to provide sufficient stagger in accordance with Austroads Guide to Road Design Part 4A and the existing CHR treatment should be modified accordingly.

5.0

Consultation

Discussions were held with representatives from both Council’s in early March to obtain relevant background information for this report.

6.0

Traffic Impact Statement Certification

Recognised Traffic Engineering Practitioner Certification I certify that the proposed developments associated with the proposed Port Elliot DPA will have a minor to moderate impact on the road network based on the estimated additional traffic generation and hence no capacity upgrades to the DPTI network will be required. DNBowers

Doug Bowers

………………………………………… Recognised Traffic Engineering Practitioner

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

..………………………. Print Name

…14/3/14 Date

AECOM

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Appendix A

Preliminary Precinct Concept Plans

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Appendix A

Preliminary Precinct Concept Plans

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A-1

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A-2

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

This page has been left blank intentionally.

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Appendix B

Existing Sidra Results

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Appendix B 6.2

B-1

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Existing Sidra Results

Victor Harbor Road/ Waterport Road

(Volumes above are 30min volumes)

Site: VHR/ Waterport

LANE SUMMARY Victor Harbor Rd/ Waterport Rd Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Victor Harbor Rd (S) Lane 1 0 160 0 160 1.0 1937 Lane 2 0 0 13 13 1.0 1191 1 Approach 0 160 13 173 1.0 East: Waterport Rd Lane 1 23 0 126 149 1.0 543 Approach 23 0 126 149 1.0 North: Victor Harbor Rd (N) Lane 1 107 0 0 107 1.0 1216 1 Lane 2 0 160 0 160 1.0 1937 Approach 107 160 0 267 1.0 Intersection 589 1.0

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % %

0.083 0.011 0.083

100 100

0.0 11.5 0.8

LOS A LOS B NA

0.0 0.0 0.0

0.0 0.3 0.3

500 – 60 Turn Bay

0.276 0.276

100

15.7 15.7

LOS C LOS C

1.2 1.2

8.5 8.5

500

0.088 0.083 0.088 0.276

100 100

11.1 0.0 4.5 6.3

LOS B LOS A NA NA

0.3 0.0 0.3 1.2

2.2 0.0 2.2 8.5

60 Turn Bay 500 –



0.0 0.0

0.0 0.0

0.0

0.0

0.0 0.0

0.0 0.0

AECOM

6.3

B-2

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Port Elliot Road / Mentone Road

(Volumes above are 30min volumes)

Site: Port Elliot/ Mentone

LANE SUMMARY Port Elliot Road/ Mentone/ Wilkinson Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Wilkinson Ave Lane 1 4 2 11 17 1.0 379 Approach 4 2 11 17 1.0 East: Port Elliot (E) Lane 1 2 246 0 248 1.0 1937 Lane 2 0 0 8 8 1.0 765 1 Approach 2 246 8 257 1.0 North: Mentone Road Lane 1 4 2 40 46 1.0 308 Approach 4 2 40 46 1.0 West: Port Elliot (W) Lane 1 99 392 0 491 1.0 1918 Lane 2 0 0 4 4 1.0 856 1 Approach 99 392 4 495 1.0 Intersection 815 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % % –

0.044 0.044

100

14.3 14.3

LOS B LOS B

0.2 0.2

1.1 1.1

500

0.128 0.011 0.128

100 100

0.1 10.0 0.4

LOS A LOS B NA

0.0 0.0 0.0

0.0 0.3 0.3

500 – 20 Turn Bay

0.151 0.151

100

17.5 17.5

LOS C LOS C

0.5 0.5

3.8 3.8

500

0.256 0.005 0.256 0.256

100 100

1.5 8.7 1.6 2.4

LOS A LOS A NA NA

0.0 0.0 0.0 0.5

0.0 0.1 0.1 3.8

500 – 20 Turn Bay

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0.0

0.0

0.0 0.0

0.0 0.0

0.0

0.0

0.0 0.0

0.0 0.0

AECOM

6.4

B-3

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Goolwa – Port Elliot Road/ Waterport Road

(Volumes above are 30min volumes)

Site: Goolwa Port Elliot/ Waterport

LANE SUMMARY Port Elliot/ Waterport Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Goolwa-Port Elliot (S) Lane 1 8 255 0 263 1.0 1934 Approach 8 255 0 263 1.0 North: Goolwa-Port Elliot (N) Lane 1 0 116 0 116 1.0 1937 Lane 2 0 0 141 141 1.0 1105 Approach 0 116 141 257 1.0 West: Waterport Rd Lane 1 145 0 6 152 1.0 861 Approach 145 0 6 152 1.0 Intersection 672 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % % –

0.136 0.136

100

0.4 0.4

LOS A NA

0.0 0.0

0.0 0.0

500

0.060 0.128 0.128

100 100

0.0 13.4 7.4

LOS A LOS B NA

0.0 0.5 0.5

0.0 3.7 3.7

500 – 50 Turn Bay

0.176 0.176 0.176

100

13.4 13.4 6.0

LOS B LOS B NA

0.7 0.7 0.7

4.8 4.8 4.8

500

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0.0

0.0

0.0 0.0

0.0 0.0

0.0

0.0

AECOM

6.5

B-4

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Port Elliot Road/ Ocean Road

(Volumes above are 30min volumes)

Site: Port Elliot/ Ocean

LANE SUMMARY Port Elliot/ Ocean Rd Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h East: Port Elliot (E) Lane 1 0 305 21 326 1.0 1811 Approach 0 305 21 326 1.0 North: Ocean Rd Lane 1 13 0 38 51 1.0 316 Approach 13 0 38 51 1.0 West: Port Elliot (W) Lane 1 38 368 0 406 1.0 1928 Approach 38 368 0 406 1.0 Intersection 783 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % %

0.180 0.180

100

2.9 2.9

LOS A NA

1.5 1.5

10.7 10.7

500



0.0

0.0

0.160 0.160

100

18.5 18.5

LOS C LOS C

0.6 0.6

4.0 4.0

500



0.0

0.0

0.211 0.211 0.211

100

0.8 0.8 2.8

LOS A NA NA

0.0 0.0 1.5

0.0 0.0 10.7

500



0.0

0.0

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Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Appendix C

Future Sidra Results

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Appendix C 6.6

A-1

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Future Sidra Results

Victor Harbor Road/ Waterport Road

(Volumes above are 60min volumes)

Site: VHR/ Waterport - TIA

LANE SUMMARY Victor Harbor Rd/ Waterport Rd Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Victor Harbor Rd (S) Lane 1 0 154 0 154 1.0 1937 Lane 2 0 0 16 16 1.0 1191 1 Approach 0 154 16 169 1.0 East: Waterport Rd Lane 1 25 0 142 167 1.0 531 Approach 25 0 142 167 1.0 North: Victor Harbor Rd (N) Lane 1 137 0 0 137 1.0 1216 1 Lane 2 0 160 0 160 1.0 1937 Approach 137 160 0 297 1.0 Intersection 634 1.0

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % % 500 – 60 Turn Bay

0.079 0.013 0.079

100 100

0.0 11.5 1.1

LOS A LOS B NA

0.0 0.0 0.0

0.0 0.3 0.3

0.315 0.315

100

16.4 16.4

LOS C LOS C

1.5 1.5

10.6 10.6

500

0.112 0.083 0.112 0.315

100 100

11.2 0.0 5.1 7.0

LOS B LOS A NA NA

0.4 0.0 0.4 1.5

2.9 0.0 2.9 10.6

60 Turn Bay 500 –



0.0 0.0

0.0 0.0

0.0

0.0

0.0 0.0

0.0 0.0

AECOM

6.7

A-2

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Port Elliot Road / Mentone Road

(Volumes above are 60min volumes)

Site: Port Elliot/ Mentone - TIA

LANE SUMMARY Port Elliot Road/ Mentone/ Wilkinson Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Wilkinson Ave Lane 1 2 1 5 8 1.0 373 Approach 2 1 5 8 1.0 East: Port Elliot (E) Lane 1 1 247 0 248 1.0 1937 Lane 2 0 0 11 11 1.0 763 Approach 1 247 11 259 1.0 North: Mentone Road Lane 1 11 1 63 75 1.0 301 Approach 11 1 63 75 1.0 West: Port Elliot (W) Lane 1 167 385 0 553 1.0 1908 Lane 2 0 0 2 2 1.0 856 1 Approach 167 385 2 555 1.0 Intersection 897 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % % –

0.023 0.023

100

14.3 14.3

LOS B LOS B

0.1 0.1

0.6 0.6

500

0.128 0.014 0.128

100 100

0.0 10.6 0.5

LOS A LOS B NA

0.0 0.0 0.0

0.0 0.3 0.3

500 – 20 Turn Bay

0.248 0.248

100

19.1 19.1

LOS C LOS C

1.0 1.0

6.8 6.8

500

0.290 0.002 0.290 0.290

100 100

2.3 8.6 2.3 3.3

LOS A LOS A NA NA

0.0 0.0 0.0 1.0

0.0 0.0 0.0 6.8

500 – 20 Turn Bay

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351



0.0

0.0

0.0 0.0

0.0 0.0

0.0

0.0

0.0 0.0

0.0 0.0

AECOM

6.8

A-3

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Goolwa – Port Elliot Road/ Waterport Road

(Volumes above are 60min volumes)

Site: Goolwa Port Elliot/ Waterport - TIA

LANE SUMMARY Port Elliot/ Waterport Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h South: Goolwa - Port Elliot (S) Lane 1 13 255 0 267 1.0 1933 Approach 13 255 0 267 1.0 North: Goolwa - Port Elliot (N) Lane 1 0 11 0 11 1.0 1937 Lane 2 0 0 152 152 1.0 1100 Approach 0 11 152 162 1.0 West: Waterport Lane 1 156 0 11 166 1.0 854 Approach 156 0 11 166 1.0 Intersection 596 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % % –

P 0.138

100

0.6 0.6

LOS A NA

0.0 0.0

0.0 0.0

500

P P 0.138

100 100

0.0 13.4 12.5

LOS A LOS B NA

0.0 0.6 0.6

0.0 4.0 4.0

500 – 50 Turn Bay

P 0.195 0.195

100

13.5 13.5 7.4

LOS B LOS B NA

0.8 0.8 0.8

5.4 5.4 5.4

500

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351



0.0

0.0

0.0 0.0

0.0 0.0

0.0

0.0

AECOM

6.9

A-4

Port Elliot DPA Port Elliot West DPA – Traffic Impact Statement Commercial-in-Confidence

Port Elliot Road/ Ocean Road

(Volumes above are 30min volumes)

Site: Port Elliot/ Ocean - TIA

LANE SUMMARY Port Elliot/ Ocean Rd Give way / Yield (Two-Way) Lane Use and Performance Demand Flows HV Cap. L T R Total veh/h veh/h veh/h veh/h % veh/h East: Port Elliot (E) Lane 1 0 305 85 391 1.0 1544 Approach 0 305 85 391 1.0 North: Ocean Rd Lane 1 32 0 59 91 1.0 295 Approach 32 0 59 91 1.0 West: Port Elliot (W) Lane 1 69 368 0 438 1.0 1922 Approach 69 368 0 438 1.0 Intersection 919 1.0

Deg. Lane Average Satn Util. Delay v/c % sec

Level of 95% Back of Queue Service Vehicles Distance veh m

Lane SL Type Cap. Prob. Length Adj. Block. m % %

0.253 0.253

100

4.8 4.8

LOS A NA

2.1 2.1

14.5 14.5

500



0.0

0.0

0.307 0.307

100

21.6 21.6

LOS C LOS C

1.2 1.2

8.7 8.7

500



0.0

0.0

0.228 0.228 0.307

100

1.3 1.3 4.8

LOS A NA NA

0.0 0.0 2.1

0.0 0.0 14.5

500



0.0

0.0

14-Mar-2014 Prepared for – Alexandrina Council – ABN: 20 785 405 351

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Port Elliot West Community - Alexandrina Council

Alexandrina Council Port Elliot West Community Policy Area Development Plan Amendment Explanatory Statement and Analysis March 2014 For Consultation...

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