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Have Your Say

This Development Plan Amendment (DPA) will be available for inspection by the public at the Murray Bridge Council’s Local Government Centre (LGC), 2 Seventh Street, Murray Bridge from 27th August 2015 until 22nd October 2015.

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 Officer The Rural City of Murray Bridge PO Box 421 Murray Bridge SA 5253 Emails can be sent to: [email protected]

Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held. If requested, a meeting will be held on 11th November 2015 at 5:30 pm.

A community drop-in session will also be held on 22nd September 2015 at the Monarto Community Hall (next to the Monarto CFS base) between 3 pm and 7 pm.

Monarto South DPA Rural City of Murray Bridge

Amendment Instructions Table


Name of Local Government Area: Rural City of Murray Bridge Name of Development Plan: Murray Bridge Council Development Plan Name of DPA: Monarto South DPA The following amendment instructions (at the time of drafting) relate to the Murray Bridge Council Development Plan consolidated on 13th March 2014. 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.

Am

endm

ent I

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uctio

n N

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r Method of Change Replace Delete Insert

Detail what is to be replaced or deleted or detail where new policy is to be inserted. Objective (Obj) Principle of Development

Control (PDC) Desired Character Statement

(DCS) Map/Table No. Other (Specify)

Detail what material is to be inserted (if applicable, i.e., use for Insert or Replace

methods of change only).

Is R

enum

berin

g re

quire

d (Y

/N) Subsequent

Policy cross-references 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 Orderly and S us tainable Development S ection 1. Replace Third dot point of PDC 9:

▪ Concept Plan Map MuBr/3 - Light Industry Zone & Precincts (Monarto South)

With new concept plan name: ▪ Concept Plan Map MuBr/3 - Monarto South

N N

Interface B etween L and Us es S ection 2. Insert Within PDC 8 (a) after the

words ‘adjacent to townships’ The words ‘and the Urban Employment Zone’

N N

ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes L ight Indus try Zone 3. Delete The words “other than within

the Monarto South Policy Area 2” from PDC 9

N N

4. Delete From the Procedural Matters, Complying Development the following text: ‘In addition, the following forms of development are designated as complying within the Precinct 3 Core Area, subject to the conditions contained in Table MuBr/1 - Conditions for

N N

Monarto South DPA Rural City of Murray Bridge Amendment Instructions Table

4

Complying Development: ▪ service industry ▪ store ▪ warehouse.’

5. Delete From the Procedural Matters, Non-Complying Development Table the following exception applying to ‘Community Centre’: ‘Except in Precinct 2 Mixed Use.’

N N

6. Delete From the Procedural Matters, Non-Complying Development Table the following exception applying to ‘Motel’: ‘Except where development is within the Precinct 4 Freeway and is ancillary to a retail fuel complex.’

N N

7. Delete From the Procedural Matters, Non-Complying Development Table the following form of development and exception: Form of development ‘Land division within Monarto South Policy Area 2 and located outside of Precinct 2 Mixed Use’ Exception ‘Except where the allotments created are 1 hectare or more.’

N N

8. Replace Within the Procedural Matters, Non-Complying Development Table the exception applying to ‘Shop or group of shops’

With the following new exception: ‘Except where the gross leasable area is 150 square metres or less’

N N

Urban E mployment Zone (new) 9. Insert Immediately following the

Tourist Development Zone New Urban Employment Zone and associated precincts (Precincts 4 Freeway Service Centre and Precinct 5 Rural Interface) as contained in Attachment A

N Y (map reference table)

Monarto S outh P olicy Area 10. Delete Delete entire Monarto South

Area 2, including Precincts N Y (map

reference table)

TABLES Amendments required (Yes/No): Yes Table MuB r/1 – C onditions Applying to C omplying Development



11. Delete Delete the entire third row of the table which applies to service industry, store and warehouse in the Light Industry Zone (Monarto South Policy Area 2, Precinct 3 Core Area)

N N

MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps) Amendments required (Yes/No): Yes Map R eference Table 12. Replace All Map Reference Tables With updated Map Reference Tables

contained in Attachment B

Map(s ) 13. Replace Zone Map MuBr/7 With contents of Attachment C N N 14. Replace Policy Area Map MuBr/7 With contents of Attachment D N Y (map

reference table)

15. Replace Precinct Map MuBr/7 With contents of Attachment E N Y (map reference table)

16. Replace Concept Plan Map MuBr/3 – Light Industry Zone and Precinct Areas

With contents of Attachment F N Y (map reference table)

17. Replace Council Index Map With contents of Attachment G N N 18. Replace Zone Map MuBr/1 With contents of Attachment H N N

Monarto South DPA Rural City of Murray Bridge Attachments

6

Attachments

Attachment A – Urban Employment Zone

Attachment B –Map Reference Tables

Attachment C – Zone Map MuBr/7

Attachment D – Policy Area Map MuBr/7

Attachment E – Precinct Map MuBr/7

Attachment F – Concept Plan Map MuBr/3 Monarto South

Attachment G – Council Index Map

Attachment H – Zone Map MuBr/1


Attachments

7

Attachment A - Urban Employment Zone


8

Urban Employment Zone

Refer to the Map Reference Tables for a list of the maps that relate to this zone. OBJECTIVES

1 A mixed use employment zone that primarily accommodates a range of industrial land uses together with other related employment and business activities that generate wealth and employment for the State.

2 A freight rail intermodal facility accommodating marshalling yards, covered outdoor goods handling areas, warehousing, railway workshop and road transport terminal activities with associated short term workers accommodation.

2 Local activity centre, which includes a limited range and scale of activities that provide support services for businesses and an expanding workforce.

3 Provision for large floor plate enterprises, such as major logistics and manufacturing plants, high technology and/or research and development related uses, located to take advantage of existing and future road and rail infrastructure.

4 The effective location and management of activities at the interface of industrial/commercial activity with the Monarto Zoo, residential, primary production and other land uses that are sensitive to these operations.

5 A high standard of development which promotes distinctive building, landscape and streetscape design, with high visual and environmental amenity, particularly along arterial or major roads and the boundaries of adjoining zones.

6 Development that promotes business clusters that provide a range of economic and environmental benefits.

7 Coordinated and integrated development that:

(a) incorporates high speed information technology and telecommunications facilities and infrastructure

(b) contributes to the improvement of the physical, social and economic conditions of adjoining communities where appropriate.

8 Development that contributes to the desired character of the zone.

DESIRED CHARACTER This zone provides for a diverse range of high quality manufacturing and employment activities that capitalise on the location of the zoned area strategically positioned between the townships of Mount Barker and Murray Bridge, its proximity to the South Eastern Freeway and the Adelaide to Melbourne rail line, and to the significant transport corridors along Ferries McDonald Road and Old Princes Highway. Employment activities within the zone build on the major employment generating activities that have been developed over time, providing opportunities for expansion of existing facilities as well as development of a wide range of new employment generating activities. It is envisaged that some of the employment and industrial related uses will operate 24 hours / 7 days a week, and new development should not preclude the ability of existing and new development to operate over extended hours.


Attachments

9

Due to its connections to road and railway transport, the area is particularly suited to transport related and logistics businesses, including the warehousing of goods for distribution. Desirable land uses include a wide range of activities that generate employment, focusing on manufacturing and similar activities, together with ancillary and allied offices and industry-related educational establishments. Development should also comprise high technology and/or research and development related uses where it is compatible with adjoining uses both within and outside the zone. The development of a local activity centre accommodating small scale local shops, consulting rooms, child care facilities, recreation facilities and training facilities is encouraged along Ferries MacDonald Road around existing community facilities to support an expanding workforce, provide support services for business and create a place of focus for the local community. More sensitive land uses such as child care centres and consulting rooms will be located and designed to ensure that higher impact land uses such as general industry do not undermine the successful operation of any land use. The location of the activity centre is shown on

Concept Plan MapMuBr/3 Monarto South

Bulky goods outlets and service trade premises are not envisaged and would be more appropriate within Mount Barker or Murray Bridge. Development within the zone will take into account the relationship of the area to the settlement of Monarto South and the Monarto Zoological Park. In addition, the area lies adjacent to the Princes Highway (South Eastern Freeway) and the Rural Landscape Protection Zone alongside the Freeway which contains original vegetation plantings associated with the former proposed Monarto new town. It is therefore important that new development, particularly development in proximity to Ferries McDonald Road, Old Princes Highway and Thomas Crescent is sited and designed to minimise any adverse impacts on surrounding land and motorists and others travelling along these roadways. In order to protect the amenity of surrounding areas, significant landscaped buffers of at least 60m in width should be established along Old Princes Highway and Thomas Crescent, and 10m in width along Ferries McDonald Road. In the case of the buffers along Thomas Crescent and Old Princes Highway, these areas should be wide and heavily vegetated in order to also provide vegetation and habitat corridors between existing and future areas of native vegetation. Ferries McDonald Road is an important road connection between the South Eastern Freeway and the Monarto township area, as well as the significant tourist attraction of Monarto Zoological Park. It Is therefore important for any new development adjacent to Ferries McDonald Road to be well set back from the roadway, address the roadway with high quality development (i.e. buildings should ‘front’ the road rather than present the side or rear of buildings or service areas), and be attractively landscaped with a combination of lower shrubs and taller trees. The Rail Crossing on Ferries McDonald Road may require upgrading in conjunction with development in the area due to increased traffic volumes and/or extended crossing closure times due to the construction of an intermodal facility. New development will be in accordance with Concept Plan Map MuBr/3 – Monarto South. Land division should maintain the attractive appearance of Old Princes Highway and Ferries McDonald Road, reinforcing these roads as two of the important gateways to Monarto and for visitors to Monarto Zoo. Vehicular access points off Old Princes Highway and Ferries McDonald Road should be limited to those identified on Concept Plan Map MuBr/3 – Monarto South

, and should incorporate attractive entrance features into the new industrial / employment areas.

Allotments that adjoin the boundary of the Primary Production Zone where more sensitive land uses are anticipated (e.g. dwellings), will be large enough to accommodate design features and siting arrangements that limit impact on the adjoining zone. Appropriate separation distances and buffers will be established between new development and existing development outside the zone; particularly dwellings and poultry farms. Buildings will provide a variation in materials, facade treatments and setbacks rather than appearing as large uniform buildings with blank façades. Outdoor storage areas will also be screened with fencing/structures of varied materials that limit the potential for vandalism or extensive landscaping.


10

Landscaping will be carefully integrated with built form, ensuring that vegetation is sustainable, drought tolerant, locally indigenous and matched to the scale of development, while also providing a comfortable, pleasant and attractive environment. Car parking areas will include trees to provide shade and enhance visual amenity. Landscaping will be carefully designed to minimise the opportunity for crime by ensuring passive/active surveillance and minimising places of entrapment. Due to the location of the zone within a predominantly rural environment, building materials and colours should be selected to be compatible with the surrounding colours of the landscape and should be non-reflective. Development will avoid any existing areas of native vegetation on allotments, and ensure that such areas are protected. Water Sensitive Urban Design systems, including the harvest, treatment, storage and reuse of stormwater, will be integrated throughout the area at the neighbourhood, street, site and building level. Harvested stormwater will improve the aesthetic and functional value of open spaces, including public access ways and greenways. If feasible, overflow stormwater collected and treated from the zone could be piped to the Monarto Zoological Park for use within the Park environment. If this proves unfeasible, stormwater will be managed in a coordinated and comprehensive manner throughout the zone through a series of interconnected detention basins. Intermodal Freight Rail Area Development within the area identified for a Freight Rail Intermodal Facility, as shown within Concept Plan Map MuBr/3 – Monarto South

will provide for the efficient use of the land for intermodal rail freight terminal facilities including marshalling yards, railway workshops and locomotive maintenance activities, covered loading and unloading areas, and warehousing for the storage and handling of shipping containers and goods, along with road based freight logistics, industry, warehousing and distribution.

The intermodal terminal will include administrative offices accessed separately from the transit area to minimise the interface between visitor and office traffic with heavy vehicles. Overnight accommodation, including food preparation facilities to cater for train crews between shifts, is also envisaged. This area will service movement of freight from throughout the State and interstate and will allow operations on a 24 hour, 7 day per week basis. It is envisaged that the primary heavy vehicle access point to the intermodal terminal will be via Old Princes Highway. However, a secondary heavy vehicle access point to the terminal on the southern side of the rail corridor may be provided via Ferries McDonald Road. Precinct 4 Freeway Service Centre The development of an integrated service centre to the south of the South Eastern Freeway is envisaged, serving the expanding local business operations, workforce and truck transportation, in addition to providing a rest and convenience stop for drivers and travellers using the Freeway. The facility will service interstate and intrastate transportation movement with road side services offered on a 24 hour, 7 days per week basis. Precinct 5 Rural Interface It is envisaged that this precinct will act as a buffer between the primary production land to the east and the industrial / employment activities to the west of the precinct. PRINCIPLES OF DEVELOPMENT CONTROL Land Use 1 The following forms of development, or combination thereof, are envisaged in the zone:

▪ bulk handling and storage facility ▪ consulting room (where located within the Local Activity Areas shown on Concept Plan Map

MuBr/3 – Monarto South)


Attachments

11

▪ electricity substation

▪ industry (other than special industry) ▪ integrated fuel and retail service facility where located within Precinct 4 Freeway Service Centre ▪ intermodal rail freight facility ▪ motor repair station ▪ office where ancillary to an industry or other listed envisaged use ▪ pre-school ▪ prescribed mains ▪ public service depot ▪ railway rolling stock servicing facilities ▪ road transport terminal ▪ service industry ▪ shop or group of shops (where located within Precinct 4 Freeway Service Centre or within Local

Activity Areas as shown on Concept Plan Map MuBr/3 – Monarto South▪ temporary/overnight workers accommodation (ancillary to intermodal freight terminal facilities)

)

▪ training facility ▪ store ▪ warehouse.

2 Development listed as non-complying is generally inappropriate.

3 Development should be in accordance with the relevant Concept Plan Map MuBr/3 – Monarto South

4 Development should not impede the operation of established land uses through encroachment, over development of sites or noise/emissions or any other harmful or nuisance-creating impact.

.

5 Shops or groups of shops should serve the local workforce within the zone and the surrounding community and have a gross leasable floor area less than:

(a) 2500 square metres where located within Precinct 4 – Freeway Service Centre.

(b) 1000 square metres within a designated local activity centre within Concept Plan Map MuBr/3 – Monarto South.

6 A shop or group of shops with a gross leasable area of 200 square metres or more should only be located within Precinct 4 – Freeway Service Centre.

7 Short term workers accommodation or other sensitive uses within the zone should be designed and located overnight to ensure the ongoing operation of any existing activity within the zone or within adjacent zones is not impeded.

Form and Character 8 Development should not be undertaken unless it is consistent with the desired character for the zone.

9 In areas where a uniform street setback pattern has not been established, other than in Precinct 4 Freeway Service Centre, buildings should be set back from roads in accordance with the following parameters:

(a) 100 metres from Old Princes Highway and from Thomas Crescent

(b) 30 metres from Ferries McDonald Road (other than for development within the local activity areas identified on Concept Plan Map MuBr/3 – Monarto South

(c) From all other roads in accordance with the following table:

.


12

Building height (metres) Minimum setback from the primary road frontage (metres)

Minimum setback from the secondary road frontage (metres)

6 metres 8 8

Greater than 6 10 10

10 Any plant or equipment with potential to cause an environmental nuisance (including a chimney stack or air-conditioning plant) should be sited as far as possible from adjoining allotments not zoned for employment, and should be designed to minimise its effect on the amenity of the locality.

11 Development should control noise emissions through the use of attenuation devices and sound proofing, particularly activities requiring extended hours of operation.

12 The hours of operation of an activity should not detract from the amenity of any residential area.

13 Within 50 metres of a dwelling:

(a) non-residential development (including loading and unloading activities) should:

(i) demonstrate appropriate acoustic performance

(ii) ensure that all noise sources including machinery, loading, unloading and other service areas on allotments nearest to the residential boundary are located within the building

(b) development should be designed and constructed of a material to ensure noise emissions are minimised within acceptable standards.

14 Development that is likely to be visually obtrusive in terms of its scale, size or siting, or is likely to generate impacts such as noise, odour or dust, should be located a minimum of 500 metres from the Monarto Zoological Park Zone.

15 Development should be adaptable to allow for flexibility of use over time and accommodate multiple uses and shared facilities where practical, including training areas and car parking.

16 Buildings should not occupy more than 50 percent of the total area of the site upon which they are located, unless it can be demonstrated that stormwater can be harvested, treated, stored and reused on the site of the development to minimise impacts on external stormwater infrastructure.

17 For non-labour intensive industries, the rates in Table MuBr/2 – Off Street Vehicle Parking Requirements

18 Facilities for the handling, storage and dispatch of commodities in bulk should be sited, designed and operated to minimise risks of contamination to the environment and adverse impacts on nearby sensitive land uses and from surrounding land uses.

can be varied having regard to the expected maximum staff and visitor levels.

Land Division 19 Land division should:

(a) create allotments that are of a size and shape suitable for the intended use

(b) be in accordance with the following parameters (except where intended for a specific purpose consistent with the zone provisions and for which a lesser site area requirement can be demonstrated):


Attachments

13

Parameter Minimum value

Allotment size 5000 square metres

Frontage width to a public road 50 metres

20 Land division should ensure that direct vehicle access to new allotments is not provided from Thomas

Crescent, Old Princes Highway or Ferries McDonald Road.

PRECINCT SPECIFIC PROVISIONS Refer to the Map Reference Tables for a list of the maps that relate to the following precincts. Precinct 4 Freeway Service Centre 21 Development should primarily accommodate a freeway service centre that includes a petrol filling

station, associated convenience store, take away restaurants / shops, family outdoor rest and play areas, and associated vehicle and truck parking to meet the needs of the travelling public and surrounding community.

22 The combined area for retail associated with the service centre (including convenience stores, restaurants, cafes and other shops) should not be greater than 2500 square metres gross leasable area.

23 Development within the precinct should:

(a) be of a high visual quality reflecting the prominence of the precinct and its contribution to the perception of Monarto South; and

(b) allow for the creation of an attractive landscaped environment within which integrated fuel and retail service facilities are located, while ensuring the visibility and accessibility of the facilities from the South Eastern Freeway.

24 Freestanding advertisements and/or advertising hoardings should:

(a) not exceed 12 metres in height

(b) be of a form and appearance which minimises the impact on the skyline when viewed from a distance; and

(c) be limited to 2 in number so as not to dominate the visual appearance of the Precinct nor distract passing motorists.

Precinct 5 Rural Interface 25 Development should not be undertaken unless it is consistent with the desired character for the

precinct.

26 Development should comprise rural activities such as farming, grazing, horticulture and other non-offensive, low impact rural activities.


14

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) involving any of the following is non-complying:

Form of development Exceptions

Advertisement or advertising hoarding Except where the advertisement or advertising hoarding: (a) does not move, rotate or incorporate flashing light(s) (b) has no part that projects above the walls or fascia

where attached to a building (c) covers less than 10 per cent of the total surface area

of a wall oriented to a public road or reserve (d) does not include bunting, streamers, flags or wind

vanes

Amusement machine centre

Bulky goods outlet

Caravan or residential park

Consulting room Except where located within the area designated as local activity centre within Concept Plan Map MuBr/3 – Monarto South

Dwelling Except for: (a) short term overnight accommodation that is ancillary

to and in association with industry (b) alterations and additions to existing dwellings

Horticulture

Intensive animal keeping

Motel

Nursing home

Office Except where: (a) ancillary to and in association with a development

envisaged in the zone (b) necessary to support the operation of the

development (c) located on the same allotment as the development.

Petrol filling station Except where located within Precinct 4 Freeway Service Centre

Place of worship

Prescribed mining operations

Primary school

Secondary school

Service trade premises

Special industry


Attachments

15

Form of development Exceptions

Stock slaughter works

Stadium

Tourist accommodation Public Notification Categories of public notification are prescribed in Schedule 9 of the Development Regulations 2008. In addition, the following forms of development, or any combination thereof (except where the development is classified as non-complying), are designated:

Category 1 Category 2

Petrol filling station and associated service centre facilities within Precinct 4 Freeway Service Centre All kinds of development except where the site of the proposed development is located within 100 metres of a dwelling or a Primary Production Zone boundary

Development (other than a Petrol Filling Station and associated service centre facilities within Precinct 4 Freeway Service Centre) where the site of the proposed development is located within 100 metres of a dwelling or a Primary Production Zone boundary


Attachment B – Map Reference Tables


Attachments

17

Map Reference Tables

Index Maps

Index Map Type

Council Index Map

Enlargement Index Map (Murray Bridge)

Zone Maps

Zone Name Zone Map Numbers

Bulky Goods Zone MuBr/28, MuBr/33

Commercial Zone MuBr/20, MuBr/27

Community Zone MuBr/8, MuBr/20, MuBr/21, MuBr/28

Country Living Zone MuBr/17, MuBr/18, MuBr/19, MuBr/22, MuBr/23, MuBr/26, MuBr/27, MuBr/29, MuBr/33, MuBr/34

Country Township Zone MuBr/38, MuBr/40, MuBr/41, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/46

Deferred Urban Zone MuBr/8, MuBr/20, MuBr/25, MuBr/26

General Industry Zone MuBr/8, MuBr/9, MuBr/16, MuBr/17, MuBr/20, MuBr/21, MuBr/28, MuBr/32, MuBr/33, MuBr/47

Light Industry Zone MuBr/20, MuBr/21, MuBr/22, MuBr/23, MuBr/26, MuBr/27

Local Centre Zone MuBr/22, MuBr/28, MuBr/29

Monarto Zoological Park Zone MuBr/7, MuBr/8

Neighbourhood Centre Zone MuBr/47

Primary Production Zone MuBr/1, MuBr/2, MuBr/3, MuBr/4, MuBr/5, MuBr/6, MuBr/7, MuBr/8, MuBr/9, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/16, MuBr/17, MuBr/18, MuBr/19, MuBr/20, MuBr/22, MuBr/23, MuBr/24, MuBr/25, MuBr/26, MuBr/27, MuBr/30, MuBr/31, MuBr/32, MuBr/33, MuBr/34, MuBr/35, MuBr/36, MuBr/37, MuBr/38, MuBr/40, MuBr/41, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/47, MuBr/48, MuBr/49

Recreation Zone MuBr/22, MuBr/23, MuBr/47

Regional Town Centre Zone MuBr/21

Residential Zone MuBr/16, MuBr/20, MuBr/21, MuBr/22, MuBr/26, MuBr/27, MuBr/28, MuBr/29, MuBr/33, MuBr/47

River Murray Flood Zone MuBr/1, MuBr/3, MuBr/4, MuBr/5, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/16, MuBr/17, MuBr/18, MuBr/19, MuBr/20, MuBr/21, MuBr/22, MuBr/23, MuBr/29, MuBr/30, MuBr/34, MuBr/35, MuBr/36, MuBr/37, MuBr/38, MuBr/39, MuBr/40, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/46, MuBr/48, MuBr/49


Zone Name Zone Map Numbers

River Murray Fringe Zone MuBr/3, MuBr/4, MuBr/5, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/18, MuBr/19, MuBr/21, MuBr/22, MuBr/29, MuBr/34, MuBr/35, MuBr/36, MuBr/39, MuBr/42, MuBr/45, MuBr/46, MuBr/48, MuBr/49

River Murray Settlement Zone MuBr/10, MuBr/39

Rural Landscape Protection Zone MuBr/6, MuBr/7, MuBr/8, MuBr/25, MuBr/26, MuBr/27, MuBr/28, MuBr/32, MuBr/33, MuBr/47

Rural Living Zone MuBr/5, MuBr/6, MuBr/7, MuBr/17, MuBr/18, MuBr/19, MuBr/21, MuBr/22, MuBr/23, MuBr/25, MuBr/26, MuBr/27, MuBr/28, MuBr/30, MuBr/33, MuBr/34, MuBr/35, MuBr/41, MuBr/44, MuBr/45, MuBr/47

Tourist Development Zone MuBr/33

Urban Employment Zone MuBr/7

Policy Area Maps

Policy Area Name Policy Area Map Numbers

Brinkley Road Policy Area 1 MuBr/9, MuBr/47

Central Policy Area 3 MuBr/1, MuBr/2, MuBr/6, MuBr/7, MuBr/8, MuBr/9, MuBr/10, MuBr/11, MuBr/13, MuBr/14, MuBr/15, MuBr/25, MuBr/26, MuBr/27, MuBr/32, MuBr/34, MuBr/35, MuBr/36, MuBr/41, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/47

East Policy Area 4 MuBr/1, MuBr/4, MuBr/5, MuBr/10, MuBr/19, MuBr/23, MuBr/24, MuBr/31, MuBr/34, MuBr/35, MuBr/37, MuBr/38, MuBr/49

North Central Policy Area 5 MuBr/1, MuBr/2, MuBr/3, MuBr/4, MuBr/5, MuBr/7, MuBr/8, MuBr/16, MuBr/17, MuBr/18, MuBr/20, MuBr/40, MuBr/48

North West Policy Area 6 MuBr/1, MuBr/2

Rural Fringe Policy Area 7 MuBr/9, MuBr/22, MuBr/23, MuBr/24, MuBr/30, MuBr/31, MuBr/32, MuBr/33, MuBr/34, MuBr/35, MuBr/36, MuBr/47

South West Policy Area 8 MuBr/1, MuBr/6, MuBr/7, MuBr/9, MuBr/12, MuBr/13, MuBr/15, MuBr/41

Adelaide Road Policy Area 9 MuBr/21

Adelaide/Swanport Road Retail Policy Area 10 MuBr/21

Bridge Street Policy Area 11 MuBr/21

Business Policy Area 12 MuBr/21

Mannum Road Retail Policy Area 13 MuBr/21

Parklands Policy Area 14 MuBr/21

South Terrace Policy Area 15 MuBr/21

Urban Waterfront Policy Area 16 MuBr/21

Verdun Road Policy Area 17 MuBr/21


Attachments

19

Policy Area Name Policy Area Map Numbers

Narooma Policy Area 18 MuBr/22, MuBr/29

Low Density Policy Area 19 MuBr/17, MuBr/18, MuBr/19, MuBr/22, MuBr/23, MuBr/26, MuBr/27, MuBr/29, MuBr/33, MuBr/34, MuBr/42

Southern Area Policy Area 20 MuBr/47

Equine Rural Living Policy Area 21 MuBr/47

Equine Recreation Policy Area 22 MuBr/47

Precinct Maps

Precinct Name Precinct Map Numbers

Precinct 1 Mobilong Correctional Facilities MuBr/8

Precinct 4 Freeway Service Centre MuBr/7

Precinct 5 Rural Interface MuBr/7

Precinct 6 Quarry and Riverfront MuBr/22, MuBr/29

Precinct 7 Woodlane MuBr/39

Precinct 8 River Glen MuBr/10

Precinct 9 Queen Louisa MuBr/30, MuBr/34, MuBr/35

Precinct 10 Central East MuBr/19

Precinct 11 One Hectare MuBr/6, MuBr/19, MuBr/21, MuBr/22, MuBr/23, MuBr/34, MuBr/35, MuBr/41

Precinct 12 Two Hectare MuBr/7, MuBr/19, MuBr/23, MuBr/25, MuBr/26, MuBr/27, MuBr/28, MuBr/33, MuBr/34

Precinct 13 Ten Hectare Precinct MuBr/44, MuBr/45

Precinct 14 Sunnyside MuBr/5

Precinct 15 Callington (Eastern Portion) MuBr/41

Precinct 16 Mypolonga MuBr/40

Precinct 17 Monteith MuBr/38

Precinct 18 Woods Point MuBr/42

Precinct 19 Jervois MuBr/43

Precinct 20 Wellington MuBr/44, MuBr/45, MuBr/46

Historic Conservation Area

Area Overlay Map - Heritage

Historic Conservation Area 1 MuBr/21

Historic Conservation Area 2 MuBr/21


Overlay Maps

Overlay Map - Type Overlay Map Numbers

Location MuBr/1, MuBr/2, MuBr/3, MuBr/4, MuBr/5, MuBr/6, MuBr/7, MuBr/8, MuBr/9, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/16, MuBr/17, MuBr/18, MuBr/19, MuBr/20, MuBr/21, MuBr/22, MuBr/23, MuBr/24, MuBr/25, MuBr/26, MuBr/27, MuBr/28, MuBr/29, MuBr/30, MuBr/31, MuBr/32, MuBr/32, MuBr/33, MuBr/34, MuBr/35, MuBr/36, MuBr/37, MuBr/38, MuBr/39, MuBr/40, MuBr/41, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/46, MuBr/47

Transport MuBr/1, MuBr/2, MuBr/3, MuBr/4, MuBr/5, MuBr/6, MuBr/7, MuBr/8, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/16, MuBr/19, MuBr/20, MuBr/21, MuBr/22, MuBr/23, MuBr/25, MuBr/26, MuBr/27, MuBr/28, MuBr/29, MuBr/30, MuBr/31, MuBr/32, MuBr/32, MuBr/33, MuBr/34, MuBr/35, MuBr/36, MuBr/41, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/46, MuBr/47

Heritage MuBr/1, MuBr/2, MuBr/4, MuBr/10, MuBr/19, MuBr/21, MuBr/22, MuBr/28, MuBr/34, MuBr/41, MuBr/46

Development Constraints MuBr/1, MuBr/3, MuBr/4, MuBr/5, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/16, MuBr/17, MuBr/18, MuBr/19, MuBr/20, MuBr/21, MuBr/22, MuBr/23, MuBr/29, MuBr/30, MuBr/34, MuBr/35, MuBr/36, MuBr/37, MuBr/38, MuBr/39, MuBr/40, MuBr/42, MuBr/43, MuBr/44, MuBr/45, MuBr/46, MuBr/47

Natural Resources MuBr/1, MuBr/2, MuBr/3, MuBr/5, MuBr/7, MuBr/10, MuBr/11, MuBr/12, MuBr/13, MuBr/14, MuBr/15, MuBr/18, MuBr/19, MuBr/34, MuBr/35, MuRr/45

Bushfire Protection Overlay Maps

Bushfire Map Type BPA Map Numbers

Bushfire Protection - Bushfire Risk MuBr/1, MuBr/2, MuBr/3, MuBr/4, MuBr/5, MuBr/6, MuBr/7, MuBr/8, MuBr/9, MuBr/10, MuBr/11, MuBr/12, MuBr/13

Concept Plan Maps

Concept Plan Title Concept Plan Map Numbers

General Industry Zone MuBr/1

General Industry Zone (Brinkley Road Policy Area 1) MuBr/2

Monarto South MuBr/3

Motor Sport Facility and Organic Composting Buffer Zone (Murray Bridge - Primary Production)

MuBr/4

Recreation Zone (Murray Bridge East) MuBr/5

Swanport Road Development Restriction MuBr/6

Residential (Narooma) MuBr/7

Rural Living (Central East) MuBr/8

East Side MuBr/9

Country Township Zone (Mypolonga) MuBr/10


Attachments

21

Concept Plan Title Concept Plan Map Numbers

River Murray Settlement Zone (Woodlane) MuBr/11

River Murray Settlement Zone (River Glen) MuBr/12

Bulky Goods Zone MuBr/13

Equine Recreation MuBr/14

Southern Area Residential MuBr/15


Attachment C - Zone Map MuBr/7

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! !

!

!

!!

!

!

!

P

P

P

PP

P P

P

P

PP

P

P

P

MZP

RuLP

UE

UE

PrPro

PrPro

RuL

240m

300m

360m

455.80m

492.50m

1003.09m

1029parallel to

railway reserve

parallel to

railway reserve

m

1093m

S199

S198

A101

A50

A23

A2

A2

Q1

A10

S306

S323

A2

A134

S483

A104

A18

A2

A11

A3

S465

A3

A2

A97

A11

A100

S479

A4

S295

A29

A9

A1

S7

S203

A100A26

S262

A2

A32

A4

A24

Q51

A2

A4A51

A1

A1

S311

A10

A51

A50

A10

S478

A94

S41

S197

A19

A16

A1

A5

A4

S246

A82

S226

Q2

A11

A21

A103

S473

S471

S202

A71

A100

A12

A29

A24

A21

A3

A11

S254

S252

S44

S255

Q3

A81

S151

A52

A133

S480

A2

S474

A3

S296

A18

A2

A21

A151

A25

A1

A2

A1

A2

A50

S482

S477

A101

S294

A415

A28

A136

S201

A23

A22

A54

A3

A3

S8

A93

S273

A1

Q50

A22

S256

S245

A146

S248S A2A98

A2 Q53

A15

A20

S476

S475

A3

SOUTH EASTERN FWY

SOUTH EASTERN FWY

SC

HE

NS

CH

ER

RD

M O N A R T O

R D

FE

RR

I ES

MC

DO

NA

LD

RD

ARBON CT

O L D

P R I N C E S H W Y

Monarto

MURRAY BRIDGE COUNCIL

Zone Map MuBr/7

±0 2,000 m

MAP MuBr/1 Adjoins

MAP MuBr/2 AdjoinsM

AP

MuB

r/6 A

djoi

nsM

AP M

uBr/8 A

djoins

Lamberts Conformal Conic Projection, GDA94

Zones

Monarto Zoological ParkMZP

Primary ProductionPrPro

Rural Landscape ProtectionRuLP

Rural LivingRuL

Urban EmploymentUE

Zone Boundary


Attachment D - Policy Area Map MuBr/7

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!P

!P

!P!P

!P !P

!P

300m

240m

1003.09m

360m

S323

A98

Q53

A15

A20

S476

S475

A3

S199

S198

A101

A50

A23

A2

A2

Q1

A2

S306

A1

A2

A134

S483

A104

A18

A2

A11

A3

S465

A3

A2

A97

A11

A100

S479

A4

S295

A29

A9 A10

S7

S203

A100 A26

S262

A2

A32

A4

A24

Q51

A2

A4A51

A1

A1

S311

A10

A51

A50

A10

S478

A94

S41

S197

A19

A16

A1

A5

A4

S246

A82

S226

Q2

A11

A21

A103

S473

S471

S202

A71

A100

A12

A29

A24

A21

A3

A11

S254

S252

S44

S255

Q3

A81

S151

A52

A133

S480

A2

S474

A3

S296

A18

A2

A21

A151

A25

A1

A2

A1

A2

A50

S482

S477

A101

S294

A415

A28

A136

S201

A23

A22

A54

A3

A3

S8

A93

S273

A1

Q50

A22

S256

S245

A146

S248S A2

SOUTH EASTERN FWY

SOUTH EASTERN FWY

FE

RR

I ES

MC

DO

NA

LD

RD

O L D

P R I N C E S H W Y

SC

HE

NS

CH

ER

RD

M O N A R T O

R D

ARBON CT

5

3

3

3

8

Monarto


Policy Area Map MuBr/7

±0 2,000 m


Policy Area Boundary

Policy Area 3 5 8

Central AreaNorth Central AreaSouth West Area

MAP MuBr/1 Adjoins

MAP MuBr/2 AdjoinsM

AP

MuB

r/6 A

djoi

nsM

AP M

uBr/8 A

djoins


Attachment E - Precinct Map MuBr/7

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!

P

P

P

PP

P P

P240m

1003.09m

360m

300m

A2

Q53

A15

A20

S476

S475

A3

S199

S198

A101

A50

A23

A2

A2

Q1

A2

S306

S323

A134

S483

A104

A18

A2

A11

A3

S465

A3

A2

A97

A11

A100

S479

A4

S295

A29

A9 A10

A1

S7

S203

A100 A26

S262

A2

A32

A4

A24

Q51

A2

A4A51

A1

A1

S311

A10

A51

A50

A10

S478

A94

S41

S197

A19

A16

A1

A5

A4

S246

A82

S226

Q2

A11

A21

A103

S473

S471

S202

A71

A100

A12

A29

A24

A21

A3

A11

S254

S252

S44

S255

Q3

A81

S151

A52

A133

S480

A2

S474

A3

S296

A18

A2

A21

A151

A25

A1

A2

A1

A2

A50

S482

S477

A101

S294

A415

A28

A136

S201

A23

A22

A54

A3

A3

S8

A93

S273

A1

Q50

A22

S256

S245

A146

S248S A2A98

SOUTH EASTERN FWY

SOUTH EASTERN FWY

FE

RR

I ES

MC

DO

NA

LD

RD

O L D

P R I N C E S H W Y

SC

HE

NS

CH

ER

RD

M O N A R T O

R D

ARBON CT

12

4

5

Monarto


Precinct Map MuBr/7

±0 2,000 m

MAP MuBr/1 Adjoins

MAP MuBr/2 AdjoinsM

AP

MuB

r/6 A

djoi

nsM

AP M

uBr/8 A

djoins


Precinct Boundary

Precinct12 4 5

Two HectareFreeway Service CentreRural Interface


Attachment F – Concept Plan Map MuBr/3 – Monarto South

SOUTH EASTEERRNN FFWWYY

Ruins

OLD PRINCES HWY

SOUTH EASTERN FWY

Entrance toMonarto Zoo

To Ferries McDonaldConservation Park

FERR

IES-

MCDO

NALD

RD

To MurrayBridge

To Ad e l a i d e

FERR

IES

- MCD

ONAL

D RD

SCHE

NSCH

ER R

D

FRAHNS FARM RD

SOUTH EASTERN FWYSOUTH EASTERN FWY

SOUTH EASTERN FWY

BREMER RANGE RDBREMER RANGE RD

To Monarto

55

44

Zone Boundary

Existing Landscape Buffer

Proposed Landscape Buffer

South Eastern Freeway

Railway Line

Existing Freeway Interchange

Stormwater Management Facility (indicative)

Existing Vegetation to be Retained

Railway Crossing

Site Access

Precincts

Precinct Area Boundary4

Local Activity Area

Intermodal Freight Rail Area ±0 250 500 750 1000 1250 Metres

Scale 1:20,000

Concept Plan Map MuBr/3MURRAY BRIDGE COUNCIL

MONARTO SOUTH

MONARTO SOUTH


Attachment G – Council Index Map

SEE MURRAY BRIDGEINDEX

MuBr/1

Coorong Council

MidMurrayCouncilMount

BarkerCouncil

AlexandrinaCouncil Wellington

Kanmantoo

Harrogate

CallingtonMonarto

Monteith

Mypolonga

Moorlands

LanghorneCreek

Jervois

Bowhill

Cooke Plains

Caloote

Murray Bridge

Mannum

Tailem Bend

MuBr/15

MuBr/13

MuBr/10

MuBr/14

MuBr/3

MuBr/8

MuBr/6

MuBr/9

MuBr/5

MuBr/4

MuBr/7

MuBr/2

MuBr/11

MuBr/12

SOUTH EASTERN FWY

PRINCES HWY

PR

INC

ES

HW

Y

DUKES HW

Y

CA LLIN

GTO

N RD

RANDELL RD

KAROONDA HWY

HUNTER RD

SWAN

PORT R

D

OLD

PRIN

CES

HWY

MALLEE HWY

JERVOIS

RD

RIDLE

Y RD

REE

DY

CR

EEK

RD

JERV

OIS

RD

MANNUM

RD

OLD PRINCES

HWY

BURDET

T R

D

BUR

DETT RD


Council Index Map

0 10 km

Enlargement Index

For the purposes of the Development Plan unless otherwise clearlyindicated, the zone/policy area/precinct boundaries depicted on or intendedto be fixed by Maps MuBr/1 to Map MuBr/49 inclusive shall be read as conformingin all respects (as the case may require) to the land division boundaries,to the centre line of roads or drain reserves or to the title boundaries, or toimaginary straight lines joining the positions defined by survey or by themeasurements shown on the said maps against which the said zone/policyarea/precinct boundaries are shown or otherwise indicated.


Attachment H – Zone Map MuBr/1

Coorong Council

AlexandrinaCouncil

MountBarkerCouncil

MidMurrayCouncil

PrPro

PrPro

PrPro

PrPro

PrPro

RMFl

RMFl

RMFl

MuBr/7

MuBr/9

MuBr/5MuBr/4

MuBr/2

MuBr/11

MuBr/12

MuBr/15

MuBr/13

MuBr/10

MuBr/14

MuBr/3

MuBr/6

MuBr/8

MuBr/47

Wellington

Kanmantoo

Monteith

Caloote

Cooke Plains

Bowhill

JervoisLanghorneCreek

Moorlands

Mypolonga

MonartoCallington

Harrogate

Mannum

Tailem Bend

SOUTH EASTERN FWY

PRINCES HWY

ADELAIDE RD

PR

INC

ES

HW

Y

DUKES HW

Y

CA

LLIN

GTO

N R

D

RANDELL RD

KAROONDA HWY

HUNTER RD

SWAN

PORT

RD

OLD

PRIN

CES

HWY

MALLEE HWY

JERVOIS

RD

RIDLE

Y RD

REED

Y C

RE

EK R

D

JER

VOIS

RD

MANNUM

RD

OLD PRINCES HWY

BURDETT R

D

BUR

DETT RD


Zone Map MuBr/1

0 10km

Zones

Primary ProductionPrPro

River Murray FloodRMFl

Zone Boundary

Development Plan Boundary

See enlargement map for accurate representation.

Rural City of Murray Bridge

Monarto South DPA

Explanatory Statement and Analysis

For Consultation

TitleofDPA Rural City of Murray Bridge Table of Contents

Table of Contents

Have Your Say .............................................................................................. 1

Explanatory Statement................................................................................. 1

Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Need for the amendment.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

S tatement of Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Affected area.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

S ummary of propos ed policy changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

L egal requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

Interim operation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

C ons ultation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

The final s tage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

Analysis ......................................................................................................... 7

1. B ackground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

2. The s trategic context and policy directions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

2.1 Consistency with South Australia’s Strategic Plan ...................................................................................... 7 2.2 Consistency with the Planning Strategy ...................................................................................................... 8

2.2.1 30-Year Plan for Greater Adelaide .................................................................................................... 8 2.3 Consistency with other key strategic policy documents ............................................................................ 11

2.3.1 Strategic Infrastructure Plan for South Australia 2004/05 – 2014/15 ............................................. 11 2.3.2 Housing and Employment Land Supply Program – 2012 Monitoring Report ................................. 11 2.3.3 Council’s Strategic Directions Report ............................................................................................. 12 2.3.4 Current Ministerial and Council DPAs ............................................................................................ 12 2.3.5 Other Sections of the Development Plan ........................................................................................ 12

2.4 The State’s Planning Policy Library ........................................................................................................... 13 2.5 Infrastructure Planning ............................................................................................................................... 14

3. Inves tigations P revious ly Undertaken to Inform this DP A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

3.1 Monarto South Intermodal and Land Use Study (2008) ............................................................................ 14 3.1.1 Background ..................................................................................................................................... 14 3.1.2 Area of Investigation ....................................................................................................................... 14 3.1.3 Existing Zoning ................................................................................................................................ 15 3.1.4 Existing Land Uses ......................................................................................................................... 15 3.1.5 Potential for an Intermodal Facility .................................................................................................. 16

3.2 Rural Communities Study- Rural City of Murray Bridge (March 2012) ..................................................... 17


Table of Contents

4. Inves tigations Undertaken to Inform this DP A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20

4.1 Assessment of Agricultural Value .............................................................................................................. 20 4.2 Existing and Future Land Use ................................................................................................................... 20

4.2.1 Industry / Employment Land ...................................................................................................... 20 4.2.2 Freeway Service Centre ................................................................................................................. 21 4.2.3 Land used for agricultural research ................................................................................................ 22 4.2.4 Community Services ....................................................................................................................... 22

4.3 Physical Infrastructure Assessment .......................................................................................................... 23 4.3.1 Potable Water Supply ..................................................................................................................... 23 4.3.2 Power Supply .................................................................................................................................. 23 4.3.3 Stormwater Management ............................................................................................................... 24 4 3.4 Effluent Treatment .......................................................................................................................... 24 4.3.4 Gas Supply ..................................................................................................................................... 24 4.3.5 Communications ............................................................................................................................. 25

4.4 Transport Assessment............................................................................................................................... 25 4.5 Land Use Interface and Environmental / Character Assessment ............................................................. 27

4.5.1 Land Use Interface Issues .............................................................................................................. 27 4.5.2 Site Contamination ......................................................................................................................... 31 4.5.3 Native Vegetation and Landscape Buffers ..................................................................................... 31 4 5.5 Bushfire Risk ................................................................................................................................... 34

4.6 Rail / Road Intermodal Facility .................................................................................................................. 34 4.7 Mining Exploration Licences ...................................................................................................................... 36 4.8 Concept Plan ............................................................................................................................................. 36

5. R ecommended P olicy C hanges . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38

5.1 Overview .................................................................................................................................................... 38 5.2 Zone, Policy Area and Precinct ................................................................................................................. 38 5.3 General Section ......................................................................................................................................... 39 5.4 Procedural Matters .................................................................................................................................... 39

5.4.1 Complying, Non-Complying and Merit Development ..................................................................... 39 5.4.2 Categories of Notification ................................................................................................................ 39

6. S tatement of s tatutory compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 6.1 Accords with the Planning Strategy ........................................................................................................... 40 6.2 Accords with the Statement of Intent ......................................................................................................... 40 6.3 Accords with other parts of the Development Plan ................................................................................... 40 6.4 Complements the policies in the Development Plans for adjoining areas ................................................ 40 6.5 Accords with relevant infrastructure planning ........................................................................................... 40

References/Bibliography ............................................................................ 41

Schedule 4a Certificate.............................................................................. 42

The Amendment

Have Your Say

This Development Plan Amendment (DPA) will be available for inspection by the public at the Murray Bridge Council’s Local Government Centre (LGC), 2 Seventh Street, Murray Bridge from 27th August 2015 until 22nd October 2015.

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 Officer The Rural City of Murray Bridge PO Box 421 Murray Bridge SA 5253 Emails can be sent to: [email protected]

Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one requests to be heard, no public meeting will be held. If requested, a meeting will be held on 11th November 2015 at 5:30 pm.

A community drop-in session will also be held on 22nd September 2015 at the Monarto Community Hall (next to the Monarto CFS base) between 3 pm and 7 pm.


Explanatory Statement

1


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. A DPA may include: ▪ An Explanatory Statement (this section) ▪ Analysis, which may include:

- Background information - Investigations - Recommended policy changes - Statement of statutory compliance

▪ References/Bibliography ▪ Certification by Council’s Chief Executive Officer ▪ Appendices ▪ The Amendment.

Need for the amendment

The DPA will seek to increase the amount of industrially zoned land at Monarto, whilst also facilitating the development of an intermodal facility. The economic potential of the Monarto area has been recognised for many years, commencing with investigations undertaken by the Monarto Development Commission in the 1970s. More recently, the Rural City of Murray Bridge (RCMB) and the District Council of Mount Barker (DCMB) have collaborated with the objective of ensuring that the economic potential of Monarto is achieved in a sympathetic and sustainable way. The area is located on the national highway and rail networks and within convenient travel distance of metropolitan Adelaide and the emerging urban growth centres of Mount Barker and Murray Bridge. Both towns require local employment opportunities to underpin residential growth and to reduce the need for residents to commute to Adelaide to work. Monarto South is centrally located between two of the State’s premier wine regions and is well placed in relation to a wide variety of primary production activities. It is also home to the Monarto Zoo – a scientific and institutional asset of international significance. As such, the area’s environmental and tourism assets are of recognised value. Figure 1 illustrates the significant number of existing economic activities in Monarto.

Monarto South DPA Rural City of Murray Bridge Explanatory Statement

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Figure 1 Existing Economic Activities in Monarto

During 2007 and 2008, RCMB and DCMB (along with Alexandrina Council and the respective Regional Development Australia entities) were involved in the Monarto Common Purpose Group. The main aim of the Group was to foster economic development at Monarto, with particular focus on evaluating the potential for an intermodal hub, a regional airport and other employment-generating infrastructure at Monarto. The Group was responsible for two key reports, namely: ▪ Monarto Precinct Strategic Directions Report (2007) ▪ Monarto South Intermodal and Land Use Study (2008) These reports found that the Monarto area had considerable potential to provide a major employment and infrastructure hub for the surrounding region, with scope to accommodate (subject to detailed design, infrastructure network augmentation and market demand) an intermodal terminal, aviation facility and extensive employment lands. In late 2011, RCMB and DCMB jointly convened the Monarto Projects Group, a regional forum aimed at progressing projects that would support economic growth at Monarto. Since then the group has actively scoped the potential for an integrated regional recycled water scheme and discussed a range of other potential joint initiatives.

More recently, the Monarto Projects Group has agreed that a masterplan should be prepared for Monarto South to consolidate the implications of these initiatives and undertake supplementary research and investigations in order to produce a deliverable ‘blueprint’ for future sustainable development of employment lands and safeguarding of other assets.

In recent times, it has become apparent that there is a need to review the zoning in the area prior to the completion of the masterplan. This has arisen due to the proposed expansion of Australian Portable Camps (APC), which is one of the major employers in the region. APC has indicated that it is planning to expand its operations in Monarto South towards the west. More specifically, APC has advised that:



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▪ They are actively seeking to expand operations to the west of their current site; ▪ More than $100 million will be invested to expand their manufacturing operations; ▪ An additional 400-500 full time employees will be required; ▪ Work will commence as soon as the new zoning framework is in place; and ▪ If the land cannot be rezoned in a timely manner, the company may be forced to consider relocating

interstate. Council officers have also been approached by a developer who is keen to establish an intermodal facility at Monarto. While such a facility aligns with both the State Government’s and Council’s strategic directions for Monarto, it is not entirely consistent with the current zoning framework and may require the acquisition of additional land along the railway. Therefore, it is considered appropriate for the DPA to also consider the planning changes required to deliver an intermodal facility at Monarto. Part of the funding to assist Council employ independent town planning consultants to prepare the draft DPA was provided to Council by APC.

Statement of Intent

The Statement of Intent relating to this DPA was agreed to by the Minister on 26th September 2014. The issues and investigations agreed to in the Statement of Intent have been undertaken or addressed.

Affected area

The area affected by the DPA is located approximately 60 kilometres southeast of the Adelaide Central Business District and encompasses land in the region of Monarto South within the jurisdiction of the Rural City of Murray Bridge (refer Figure 2). The land is generally bound by Old Princes Highway to the north, Thomas Crescent to the west and Bremer Range Road to the south, and includes properties on the eastern side of Ferries McDonald Road. The area affected comprises Light Industry, Primary Production and Rural Landscape Protection zoned land. The South Eastern Freeway is included within the southern section of the affected area. Primary production affected area adjoins the land in all directions, as well as the Monarto Zoological Park which adjoins to the north-east. The affected area includes a significant area of land to the west of the existing Light Industry Zone as well as the potential expansion of the area set aside for an intermodal facility along the railway.


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Figure 2 Affected area

Summary of proposed policy changes

The DPA proposes the following changes:

▪ Reducing the area of the Light Industry Zone to exclude a portion of land (located between the rail line, Ferries McDonald Road and Old Princes Highway) used by the State Government for vegetation research, and rezoning that portion to Primary Production Zone.

▪ Realigning the boundary of the Light Industry Zone (and Precinct 4) to the south of the South Eastern Freeway to align with the current development proposal for a Freeway Service Centre and include the southern portion largely comprising native vegetation into the Primary Production Zone.

▪ Changing the existing Light Industry Zone to an Urban Employment Zone, including a new Concept Plan guiding future development, including the opportunity to develop a Freight Rail Intermodal Facility.

▪ Rezoning land to the west of the existing Light Industry Zone from Primary Production to Urban Employment Zone.

▪ Extending the Urban Employment Zone either side of the Adelaide / Melbourne rail line within the existing Rural Landscape Protection Zone to enable the construction of an intermodal facility adjacent to the rail line.



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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 council’s 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

This DPA has been brought in on interim operation pursuant to section 28(1) of the Development Act 1993. Interim operation means that the policies being proposed in this DPA will apply for 12 months. It is used when the Minister considers that the immediate application of the policy changes is necessary in the interests of orderly and proper development. In the case of this DPA, APC is in immediate need for expansion opportunities on adjacent land, and has proposals to create an industrial / employment estate to help support and expand its operations. While it is unlikely that all of the additional industrial / employment land will be required in the short term, it is considered appropriate to rezone all of the envisaged land earmarked for future industrial / employment purposes in a single DPA to provide certainty for APC and for the surrounding community. In addition, there is keen interest in developing a freight intermodal facility, and the rezoning is required in order to facilitate early planning and construction which will help boost expansion and employment opportunities.

Consultation

The following key stakeholders have been consulted during the investigations stage for input into the DPA: ▪ Australian Portable Camps (APC) / NU-TEK ▪ Regional Development Australia Murraylands and Riverland ▪ Department of Planning, Transport and Infrastructure ▪ Department of State Development ▪ Department of Environment, Water and Natural Resources ▪ Zoos SA ▪ SA Water ▪ SA Power Networks ▪ ElectraNet ▪ Australian Rail Track Corporation ▪ Terramin Australia (regarding mining exploration licences) ▪ Monarto South Community and Industry Reference Group This DPA is now released for formal agency and public consultation. The following government agencies and organisations are to be formally consulted: ▪ Mark Goldsworthy, MP, Member for Kavel ▪ Tony Pasin MP, Federal member for Barker ▪ Hon Jamie Briggs MP, Federal Member for Mayo ▪ Department of Planning, Transport and Infrastructure ▪ Department of State Development ▪ Department of Environment, Water and Natural Resources ▪ Department of Primary Industries and Regions SA

Natural Resource Management Board – SA Murray Darling Basin Region


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▪ South Australian Tourism Commission ▪ SA Water ▪ Ngarrindjeri Regional Authority ▪ SA Power Networks ▪ ElectraNet ▪ Australian Rail Track Corporation ▪ Terramin Australia ▪ Department of Infrastructure and Regional Development (Commonwealth) ▪ Renewal SA ▪ Environment Protection Authority ▪ Coorong District Council ▪ District Council of Mount Barker ▪ Mid Murray Council ▪ Alexandrina Council ▪ District Council of Karoonda East Murray ▪ Regional Development Australia Murraylands and Riverland ▪ Regional Development Australia Adelaide Hills, Fleurieu and Kangaroo Island All written and verbal, agency and public 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

When the council has considered the comments received and made 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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Analysis

1. Background

This DPA has been prepared in response to the proposed expansion of Australian Portable Camps (APC), which is one of the major employers in the region. APC has indicated that it is planning to expand its operations in Monarto South. More specifically, APC has advised that: ▪ They are actively seeking to expand operations to the west of their current site; ▪ More than $100 million will be invested to expand their manufacturing operations; ▪ An additional 400-500 full time employees will be required; ▪ Work will commence as soon as the new zoning framework is in place; and ▪ If the land cannot be rezoned in a timely manner, the company may be forced to consider relocating

interstate.

Council officers have also been approached by a developer who is keen to establish an intermodal facility at Monarto. While such a facility aligns with both the State Government’s and Council’s strategic directions for Monarto, it is not entirely consistent with the current zoning framework and may require the acquisition of additional land along the railway. Therefore, it is considered appropriate for the DPA to also consider the planning changes required to deliver an intermodal facility at Monarto. This DPA sets the planning policy context for the development of the affected area at Monarto South in accordance with previous and new investigations undertaken for the site as identified within a number of key strategic planning documents.

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 2011

Strategic Plan Objective/Targets Comment/Response

Our Prosperity

Goal: South Australia has a resilient, innovative economy. Target 35: Economic growth Exceed the national economic growth rate over the period to 2020 (baseline: 2002-03) Target 36: Labour productivity Exceed Australia’s average labour productivity growth rate through to 2020 (baseline: 2002-03) Target 37: Total exports Increase the value of South Australia’s export income to $25 billion by 2020 (baseline: 2002-03)

The DPA supports the South Australian economy through the expansion of industrial activity and employment land within the Adelaide Hills and Murray Bridge region.

Monarto South DPA Rural City of Murray Bridge Analysis

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South Australia’s Strategic Plan 2011

Target 38: Business investment Exceed Australia’s ratio of business investment as a percentage of the economy by 2014 and maintain thereafter (baseline: 2002-03)

Goal: We develop and maintain a sustainable mix of industries across the state. Target 39: Competitive business climate Maintain Adelaide’s rating as the least costly place to set up and do business in Australia and continue to improve our position internationally (baseline: 2004)

The DPA will support additional opportunities for employment growth, including industry and associated uses.

Goal: South Australia has a sustainable population. Target 46: Regional population levels Increase regional populations, outside of Greater Adelaide, by 20 000 to 320 000 or more by 2020

The DPA will support population growth in the Adelaide Hills and Murray Bridge region through the expansion of employment land and the growth of industry. This will provide additional jobs to support an increase in population.

Goal: All South Australians have job opportunities. Target 47: Jobs Increase employment by 2% each year from 2010 to 2016

The expansion of employment land and the growth of industry will provide additional jobs within the Adelaide Hills and Murray Bridge region.

Goal: South Australia’s transport network enables efficient movement by industry and the community.

The DPA will promote the development of industry in a highly accessible location, well serviced by road and rail, and will be further enhanced by the potential future intermodal facility.

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: ▪ The 30-Year Plan for Greater Adelaide ▪ Murray and Mallee Region Plan 2.2.1 30-Year Plan for Greater Adelaide

The 30-Year Plan for Greater Adelaide (the Plan) is a volume of the Planning Strategy for South Australia and applies to areas affected by this DPA. The Plan has been prepared by the Government to guide the community, local government, business and industry. The main aim of the Plan is to outline how the South Australian Government proposes to balance population and economic growth with the need to preserve the environment and protect the heritage, history and character of Greater Adelaide. The Plan seeks to create inclusive, vibrant and liveable communities, while protecting the regional hinterlands and primary production lands and sustaining natural resources. The Plan


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is one of the key tools to assist the State Government, local government and the entire community in building resilience to the risks and impacts of climate change. It seeks to provide a set of practical and achievable policies and targets to manage the forecast changes that will confront Greater Adelaide during the next 30 years. Of particular relevance to this DPA, the Plan identifies a ‘potential Monarto South intermodal’. The Plan establishes a number of economic and employment related targets for the Adelaide Hills and Murray Bridge Region, including the following: ▪ 13,000 additional jobs ▪ 29,000 net additional population This DPA responds to the key directions identified within the 30 Year Plan by proposing to rezone additional industrial land, together with an intermodal facility at Monarto South.

30-Year Plan for Greater Adelaide 2010

Target Comment/Response

Provide for 282,000 additional jobs over the next 30 years. The regional distribution of additional jobs is:

- 13,000 in the Adelaide Hills and Murray Bridge

The DPA will assist in the creation of additional jobs in the Adelaide Hills and Murray Bridge region through the expansion of industrial land and an intermodal facility at Monarto South.

Distribute jobs across Greater Adelaide as: - 94,000 in transit-oriented developments

and transit corridors - 15,000 in key regeneration areas and in

activity centre’s that are outside corridors - 44,500 in growth areas - 128,500 broadly distributed across the

region.

The DPA will assist in the creation of additional jobs through the expansion of industrial land and an intermodal facility at Monarto South.

Plan for net growth of at least 2 million square metres of extra employment floor space.

The DPA will facilitate the expansion of industry at Monarto South, thereby increasing employment floor space.

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


Policy Comment/Response

Plan for high jobs growth and set a high jobs target to encourage interstate net migration of working-age people into Greater Adelaide.

The DPA supports the development and expansion of industry in Monarto South, thereby increasing employment opportunities in the region.

Set specific jobs targets at a regional level, which will:

- Reflect where people are going to live and 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

The DPA will assist in the creation of additional jobs in the Adelaide Hills and Murray Bridge region through the expansion of industrial land and an intermodal facility at Monarto South. This land is close to nearby townships and therefore is readily accessible to a local employment base.


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educational institutions - Ensure sufficient land is available for

commercial, industrial, retail, primary production, mining and other activities.

Focus business clusters around key transport infrastructure such as road, air, rail and sea terminals, particularly intermodal facilities to maximise the economic benefits of export infrastructure.

The DPA supports the development of an expanded industry cluster centred on a potential future intermodal facility. The intermodal facility will provide a convenient transport option for current and future industries.

Murray Mallee Region Plan 2011

Principles Comment/Response

Protect and build on the region’s strategic infrastructure

The DPA builds upon the existing road and rail infrastructure at Monarto South

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

The DPA supports the development of an expanded industry cluster centred on a potential future intermodal facility.


Policies Comment/Response

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


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


Site and locate industrial land to facilitate: - management of interfaces with residential

areas and other sensitive uses to ensure adequate protection from noise

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

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

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

practice and guidelines - an efficient, safe and functional arterial road

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

The DPA will assist in the creation of additional jobs in the Adelaide Hills and Murray Bridge region through the expansion of existing industrial land and an intermodal facility at Monarto South.


Analysis

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- access to required energy and water supplies.

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

The DPA supports the continuation of existing industrial operations through the establishment of wide landscaped buffers between the industrial / employment areas and surrounding primary protection land.

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

The DPA supports the expansion of value-adding industrial activity at Monarto South, taking advantage of its location within a large agricultural catchment.

2.3 Consistency with other key strategic policy documents

This DPA accords with other key policy documents in the following manner: 2.3.1 Strategic Infrastructure Plan for South Australia 2004/05 – 2014/15

The primary intent of the Strategic Infrastructure Plan is to manage new infrastructure investment (by government and the private sector) and improve the management and use of the state’s existing infrastructure assets. The following priorities identified within the Strategic Infrastructure Plan are of relevance to this DPA: Industrial Land ▪ Identify, protect and facilitate the development of a 15 to 20-year supply of suitable industrial land to

meet demand. ▪ Ensure infrastructure is provided in an integrated and timely manner to support existing and proposed

industrial land developments (e.g. transport corridors, intermodal site developments, etc.). ▪ Planning of industrial estates should encourage sustainable industrial practices. ▪ Ensure suitable sites are available for industries that are strategic to the state’s economy and have site-

specific requirements. Transport ▪ Improve the State’s competitiveness through efficient freight transport networks and improved

international links ▪ Minimise the impact of freight vehicle movement on the community and environment by appropriately

locating and protecting freight routes ▪ Concentrate resources on maintaining and improving existing assets rather than extending the network. The Monarto South DPA will promote the development of industry and supportive land uses in this important location for the Adelaide Hills and Murray Bridge region and provide additional employment land to satisfy rolling supply targets. The site is strategically located in close proximity to rail and road networks and the potential future intermodal facility. 2.3.2 Housing and Employment Land Supply Program – 2012 Monitoring Report

The Housing and Employment Land Supply Program (HELSP) aims to ensure that industrial and other employment land is delivered in a timely manner and in line with the provision of residential housing and associated infrastructure. It is critical to the implementation of the 30-Year Plan for Greater Adelaide by:


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▪ guiding the process of rezoning land to help accommodate population and economic growth ▪ monitoring land supply ▪ delivering the State’s housing and employment targets, and ▪ setting out a timetable for achieving and maintaining these targets, including the supply of

“development-ready” zoned land for the next 15-years. For the purposes of the HELSP Report, employment land is defined as ‘land used for industrial, commercial or retail purposes.’ The HELSP Report provides an analysis of supply and demand for industrial, retail and commercial zoned land. The 2012 Monitoring Report identifies that to achieve the 30 Year Plan industrial employment targets 3329 hectares of land will be required (about 111 hectares of land per year). This would require a 15 year rolling supply of zoned employment lands of 1665 hectares. Importantly, the Monarto area is the location within the Adelaide Hills and Murray Bridge Region that is critical to ensuring a sufficient supply of zoned employment lands in the short term. The HELSP Report identifies that ‘A service industry presence needs to be maintained in the Adelaide Hills area. The Murray Bridge/Monarto area has potential for the location of industrial activity associated with primary industry resource processing and transport, storage and logistics operations’. Monarto is identified as a key industrial land site within the region, with a total of 26 hectares of land. The Report acknowledges several issues at the site, including: ▪ no natural gas service and reticulated sewer network ▪ constrained electricity network (11 kV feeder lines), which was designed as a rural power supply; ▪ a water supply network that is close to capacity This DPA is entirely consistent with the direction and urgency outlined within the HELSP Report and the 2012 Monitoring Report in that it ensures that important strategic industry and employment land is rezoned so that it can be provided to achieve the necessary supply within the Adelaide Hills and Murray Bridge region. 2.3.3 Council’s Strategic Directions Report

This DPA is consistent with Council’s Strategic Directions Report. The Strategic Directions Report identifies the ‘Monarto Enterprise DPA’ as a high priority DPA. In particular, it nominates the following investigations: ▪ Investigate the expansion of the Monarto Light Industry Zone. ▪ Create additional employment opportunities including the potential for an intermodal hub. ▪ Ensure that the environmental and tourism assets of the area are protected and enhanced. ▪ Include protection of the options for a future aviation facility. 2.3.4 Current Ministerial and Council DPAs

There are no Ministerial and Council DPAs which are currently being processed affecting this DPA. 2.3.5 Other Sections of the Development Plan

The Murray Bridge Council Development Plan was converted to the new format based on relevant components of the South Australian Planning Policy Library in December 2010. The following modules are of relevance to this DPA and have been considered in the preparation of the policy response:


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▪ Bulk Handling and Storage Facilities ▪ Hazards ▪ Industrial Development ▪ Infrastructure ▪ Interface Between Land Uses ▪ Land Division ▪ Landscaping, Fences and Walls ▪ Natural Resources ▪ Orderly and Sustainable Development ▪ Short Term Workers Accommodation ▪ Siting and Visibility ▪ Sloping Land ▪ Transportation and Access ▪ Waste ▪ Transport Overlay The format and policies proposed within the Monarto South DPA are consistent with the format and policies of the current Murray Bridge Council Development Plan. The DPA recognises existing policy and does not seek to repeat or introduce policies that would conflict with those within the above headings in the General and Overlay Sections of the Development Plan. Regard has also been had to the Light Industry Zone to ensure that there are no inconsistencies in policy approaches and procedural matters. The DPA has had regard to the coverage of the policies within the above headings in the preparation of an appropriate policy response for the affected area. 2.4 The State’s Planning Policy Library

The South Australian Planning Policy Library (SAPPL) contains a series of policy modules that are able to be adopted into Council Development Plans across the State. The current version of the SAPPL is Version 6, released in September 2011. The following modules have been considered relevant to the policy issues being considered as part of this DPA: ▪ Bulk Handling and Storage Facilities ▪ Hazards ▪ Industrial Development ▪ Infrastructure ▪ Interface Between Land Uses ▪ Land Division ▪ Landscaping, Fences and Walls ▪ Natural Resources ▪ Orderly and Sustainable Development ▪ Short Term Workers Accommodation ▪ Siting and Visibility ▪ Sloping Land ▪ Transportation and Access ▪ Waste ▪ Transport Overlay ▪ Light Industry Zone The Murray Bridge Council Development Plan was converted to the new format based on the South Australian Planning Policy Library (SAPPL) in December 2010 and therefore largely reflects the policies identified within the headings above (noting that some reflect an earlier version of the module).


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Given the focussed nature of this DPA, and its specific applicability to the Monarto South area, the policy response requires local addition input to ensure the desired character, land uses and key structural elements are appropriately reflected in the policy. Nevertheless, the DPA recognises where existing policy coverage addressing specific issues and refrains from applying duplicate or inconsistent policy. No policies within the General Section provisions of the Murray Bridge Council Development Plan are proposed to be amended as a result of this DPA. The DPA does however seek to apply an opportunity to update relevant modules, or apply relevant overlays to the affected area as appropriate. 2.5 Infrastructure Planning

Detailed infrastructure planning has been undertaken as part of the Monarto South Masterplan (refer Section 4.3). As part of the preparation of the Master Plan, specific investigations were undertaken to identify the required infrastructure to achieve the orderly and staged development of the Affected area for employment generating land uses. The results of these investigations have shown that the land can be economically serviced, but that upgrades to water and power infrastructure will be required to support new development on a staged basis. The development of this infrastructure will be the responsibility of land owners wishing to subdivide or develop land for industrial / commercial purposes.

3. Investigations Previously Undertaken to Inform this DPA

3.1 Monarto South Intermodal and Land Use Study (2008)

3.1.1 Background

The Monarto South Intermodal and Land Use Study was commissioned by the Monarto Common Purpose Group (MCPG), which consisted of representatives of the Murraylands, Adelaide Hills and Fleurieu Regional Development Boards and the Rural City of Murray Bridge, District Council of Mount Barker and Alexandrina Council. The objectives of the Study were to: ▪ Prepare a business case for an intermodal transport hub at Monarto South; ▪ Undertake a demand survey for key infrastructure requirements generated by an intermodal transport

hub and associated industrial activity; and ▪ Prepare a case for the Metropolitan Adelaide Industrial Land Strategy to be extended to include the

Monarto Precinct. 3.1.2 Area of Investigation

The area of Investigations for the Monarto South Intermodal and Land Use Study (2008) was very similar to the Affected area for this DPA.


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Figure 3 Existing Zoning of Affected area

3.1.3 Existing Zoning

The site is covered by the Light Industry, Primary Production and Rural Landscape Protection Zones (refer Figure 3).

3.1.4 Existing Land Uses

A concentration of industrial/commercial activity at Monarto South has occurred primarily in response to the commercial rezoning (now Light Industry Zone) by the Minister in 1998 and the subsequent establishment of the Freeway Interchange. The major existing land uses both within the Light Industry Zone and beyond include: ▪ Monarto Zoological Park ▪ APC (transportable buildings manufacturer) ▪ Big W Distribution Centre ▪ Uniken (flower production) ▪ Sneaths (freight transport) ▪ Inghams (chicken hatchery) ▪ Recut Industries (treated timber production) ▪ Adelaide Mushrooms ▪ Aays Herbs ▪ Viterra ▪ New industrial land division (former Gerard Industries site)


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Further to the north (approximately 3 kilometres from Old Princes Highway) is the Monarto rural living area comprising residential dwellings on smaller (2 Ha) rural living holdings. Smaller 'hobby farm' holdings are also located approximately 5 kilometres to the south of the Freeway near the bend in the Ferries McDonald Road. Dwellings, associated with either rural living / hobby farm / or larger rural land holdings tend to be concentrated along Ferries McDonald Road. Intensive animal keeping operations (poultry sheds, piggery) are scattered throughout the broader region, with the predominant land use being broadacre agriculture. Both the Monarto and Ferries McDonald Conservation Parks are located approximately 4 and 10 kilometres to the south of the Freeway, adjacent to and straddling the Ferries McDonald Road. 3.1.5 Potential for an Intermodal Facility

Introduction The Monarto South precinct provides the opportunity to further enhance the growing commercial and industrial business sector that has already been established in the region utilising existing transport infrastructure links to key markets (domestic, national and international). These road and rail links will provide opportunities for new industry development that is consistent with infrastructure investment strategies. The Monarto precinct is strategically positioned along the AusLink national highway and rail network. AusLink is the federally funded Australian transport network linking the road, rail, air and sea sectors. The network was established by the Federal Government to promote the efficient movement of goods through an integrated transport system that facilitates economic development at a regional and national level. Monarto is approximately 60 kilometres from Adelaide city centre and 80 kilometres from the port. It is in close proximity to the Adelaide Hills (35 kilometres) and the Fleurieu Peninsula (90 kilometres). Utilising the north south road network, it is approximately 130 kilometres from Gawler. Benefits for Monarto South The establishment of a successful intermodal facility requires access to the main rail line, preferably running adjacent to a long straight stretch of land with access to the main arterial road network. The main rail line between Adelaide and Melbourne runs east-west through Monarto South adjacent to the South Eastern Freeway. The section of track runs straight for approximately 7 kilometres - 2 kilometres to the east of Ferries McDonald Road and 5 kilometres to the west. The land surrounding the main line is relatively flat; however the land to the north east of Ferris McDonald Road is undulating in sections. The area is bound to the south by the South Eastern Freeway with access provided by Ferries McDonald Road, which has been recently upgraded, along with the interchange at the South East Freeway, as part of the North South regional transport corridor. The location of an intermodal hub in Monarto South will provide industry with the choice of transport modes for the movement of goods. It can provide an opportunity to avoid rail gradients and track congestion issues through the Adelaide Hills by either moving goods between Melbourne and Monarto via rail and then via road to Adelaide; or by moving goods from Adelaide to Monarto by road and then rail to Melbourne. Goods from surrounding primary producers can be value added in the Monarto precinct prior to being moved by road or rail to an ultimate destination, including the Port of Adelaide. The use of road as an alternative transport option will need to be considered in light of potential impacts on communities within the road corridor. As well as providing an economic advantage through improved efficiencies and economies of scale for businesses which seek to establish in the area, an intermodal terminal can also have a positive effect on the environment through reducing the number of vehicle trips (road over rail) and the number of other trips due to co-location of industry on the site. The establishment of an intermodal terminal and commercial precinct has been proven to improve social outcomes for communities through the creation of employment in the area, reduced traffic in urban areas, sustainable commercial growth in designated areas, and population growth in the area.


Analysis

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Summary of Benefits: ▪ Access to the Adelaide Hills and region to the south east of Adelaide; ▪ Good road access to the Port of Adelaide and surrounding industrial areas; ▪ Regional industries – wineries, mining, fresh produce, value added; ▪ Future growth forecasts for Adelaide; ▪ Consumer and industry demand will continue to increase; ▪ Continued growth in the north Asian markets (China and Korea); ▪ Some containerized freight does not have to pass through Adelaide Hills – adds 3 hours to journey time; ▪ Trucks can travel from Monarto to the Port of Adelaide in 1.5 hours; ▪ Trucks can access the Adelaide Hills and south of Adelaide in 0.5 – 1.0 hours; ▪ Trucks can access north Adelaide in 1.5 hours; ▪ Reduce transport cost to industry if they establish in Monarto area; and Long Term Issues to Consider: To develop a successful intermodal operation at the Monarto South site, any future terminal will need to be able to operate as a standalone enterprise. Although it will be expected to generate a number of ancillary industries, the intermodal terminal will need to be independently commercially viable. The Sea Freight Council of NSW in its 2004 report Regional Intermodal Terminals - Indicators for Sustainability identified 6 key attributes necessary to develop a successful intermodal terminal: ▪ Volume; ▪ Distance; ▪ Terminal Capacity (& Initial Investment); ▪ Seasonality; ▪ Competing Channels; and ▪ Economic and Social Impact. An intermodal facility at Monarto will not only need the backing of local government, assisted by the Monarto Common Purpose Group, but also State and Federal Government support and assistance. Local government will lead the way with land use planning and other local incentives; State Government will provide policy for business and economic growth in the area; and the Federal Government may provide funding through the AusLink program. The State Government’s policy is to identify 25 years supply of industrial land throughout the greater metropolitan area. Based on the forecasts identified by the Monarto South Intermodal and Land Use Study (2008), it has been estimated that 140Ha of future industrial land will cater for 25 years supply, assuming a high growth scenario. In order to protect the future opportunity of an intermodal facility at Monarto South, land should also be set aside for this use. It is not expected that an intermodal at Monarto South would require a site anywhere near as large as some existing intermodals such as at Parkes (500Ha). Other intermodal facilities operate on significantly smaller sites. Accordingly a site of up to 50 - 60Ha is likely to be sufficient to secure future intermodal operations at Monarto South. 3.2 Rural Communities Study- Rural City of Murray Bridge (March 2012)

Background The Rural Communities Study provides an overarching planning framework to manage future growth and change within the rural communities of the Rural City of Murray Bridge. The review considered seven rural communities and identified opportunities and constraints for growth, considerate of: ▪ facilitating housing choice and diversity; ▪ increased employment opportunities; ▪ improved community facilities;


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▪ environmental sustainability; ▪ preservation of the heritage, character and unique identity of each township; ▪ infrastructure requirements and provision for funding via State Government, Local Government and

developers; and ▪ facilitating critical population thresholds for viable infrastructure provision. Land Use Key land uses in Monarto are identified as rural residential, primary industry and industry. A large proportion of Monarto’s residents live on small rural properties, commonly raising livestock. Industrial development is growing in Monarto due to its strategic location proximate to key rail and road routes and the involvement of the Monarto Common Purpose Group (MCPG). In 2008, the MCPG was formed to identify, develop and implement strategies for the Monarto precinct to deliver economic, environmental and social benefits to parties forming its membership but also their constituents and the State. The following vision for Monarto was developed: ▪ to make a measurable contribution to the economy of the MCPG wider region as well as the State

generally; ▪ ▪ to be an economic driver for the MCPG’s wider region as well as the State generally;

▪ to host an intermodal transport hub that provides enhanced transport infrastructure such as aggregation

and marshalling facilities for general access. The potential for a regional airport, along with rail and road intersections, is a key feature of the model;

▪ to provide opportunities and incentives for the MCPG’s wider region. To avoid doubt, other centres across the wider region will continue to be promoted for business development with Monarto being promoted in particular, as focus for large scale transport and logistics development.

Monarto is now home to the Big W distribution centre, Inghams, the Adelaide Mushroom farm and Australian Portable Camps. Employment The population of Monarto has a very low workforce participation rate compared with the metropolitan Adelaide and Murray Bridge LGA rates. Less than 40% of Monarto residents aged 15 years and over are employed or looking for work. Unemployment in Monarto is comparable with the metropolitan Adelaide unemployment rate and slightly lower than that of Murray Bridge LGA. Agriculture and manufacturing are the key employment industries operating within the Monarto locality. The Monarto Zoo also generates local employment opportunities. There are few service sector jobs available in the locality. A high proportion of Monarto residents travel external to the locality, in order to access employment opportunities. Monarto has been earmarked as a potential future source of major employment growth for the Murray Bridge region as well as in the District Council of Mount Barker. An intermodal facility has been proposed in an RDA Study at Monarto South and is also identified as a potential land use in the 30 Year Plan for Greater Adelaide. An intermodal facility could potentially generate significant demand from transport, logistics and warehousing businesses for industrial land in this location. Other relevant employment related outcomes of the RDA Intermodal Study included: ▪ that the Monarto South Region be considered in the Greater Adelaide Industrial Land Strategy;

▪ a public realm improvement study of the Commercial (Monarto South) Zone; and

▪ a future regional airport site in Monarto South. Current infrastructure constraints at Monarto will need to be resolved in order to attract major investment by industry.


Analysis

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It will also be necessary to establish land use zoning to support the supply of employment land and to protect the options for an intermodal facility and/or airport. Transport Key roads in Monarto, including the Old Princes Highway, Schenscher Road, Pallamanna Road and Monarto Road are sealed, however much of the remaining road network remains unsealed. Sealing of Ferries MacDonald Road south of the South Eastern Freeway is complete; this will increase north-south traffic movements passing through Monarto, particularly freight. In addition, the Integrated Transport and Traffic Management Plan recommends that further investigation be given to promoting this road as part of a future wider Over Dimension (OD) route network. Access to Murray Bridge is via Monarto Road or the Princes Highway or also via the Monarto Interchange and the South Eastern Freeway. While the likely demand for future development is unknown, the existing road network currently has spare capacity to accommodate additional traffic movements. Character Assessment Currently, Monarto is home to a small number of residents some of whom run small hobby like farms and crops. Growth in industry and continued growth in visitation numbers/ tourists to the zoo is likely to influence both the natural and built form character in the future and also result in accessible services, facilities and accommodation to support such growth. The Monarto community has reservations about further industrial development and identified a range of issues to be addressed. In particular, industrial businesses which generate noise and odour are seen as undesirable by the community. Monarto is identified in the 30 Year Plan for Greater Adelaide as a place of high environmental significance. These areas include areas of habitat as well as lands that have human uses (such as primary production) but support biodiversity because they are of lower environmental impact. Social Infrastructure There is very limited social infrastructure available within the Monarto rural community. Residents need to access services and facilities in Murray Bridge, approximately 12km east. Opportunities and Constraints The identified opportunities for Monarto include: ▪ excellent road and rail access; ▪ Monarto Zoo and high environmental significant areas as a catalyst for further tourism growth and

development (ie conference/tourist accommodation); and ▪ potential development of an intermodal/employment hub and/ or a regional airport The identified constraints for Monarto include: ▪ existing lack of infrastructure – no township as such; and ▪ lack of supportive zoning. Future Directions In summary, future directions for Monarto include: ▪ vision for a Regional Employment Centre in a functioning rural landscape; ▪ balancing the 30 Year Plan for Greater Adelaide and Monarto Common Purpose Group directions of

high environmental significance and intermodal hub opportunities; ▪ retaining and enhancing current employment / economic activities including protection of Monarto

Zoological Park; ▪ review role and function of zoning; and deliver Imagine Small Wins and Big Wins.


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4. Investigations Undertaken to Inform this DPA

4.1 Assessment of Agricultural Value

Information obtained from PIRSA indicates the primary production land in, and surrounding, the affected area is used predominantly for cereal cropping and sheep grazing which generate only modest production value. However the Monarto district is identified as a high priority area for chicken (broiler, hatchery and layers) and pig production and includes major facilities for these forms of primary industry. There are two chicken farming facilities located outside but in close proximity to the affected area and one located within the affected area. A breeder farm owned by Ingham Enterprises is located to the east of the Affected area, and a ten shed broiler chicken farm (contracted to Ingham Enterprises) is located to the north which houses approximately 430 000 birds. There is also a chicken hatchery located within the south eastern part of the affected area to the east of Ferries McDonald Road. SA’s major mushroom producer has relocated to Monarto South from the southern suburbs due to urban development pressures. Advice received from PIRSA has sought to protect these intensive farming activities which generate odours from encroachment by sensitive uses such as new dwellings. The advice refers to separation distances applied by the EPA to chicken farms. Implications for this DPA policy amendment It is important for the policy in this location to discourage sensitive uses which could have an impact on the operation and future expansion of intensive animal keeping farms which are located in close proximity to the affected area. 4.2 Existing and Future Land Use

Key land uses in Monarto are rural residential, primary industry and industry. A large proportion of Monarto’s residents live on small rural properties, commonly raising livestock. Industrial development is growing in Monarto due to its strategic location proximate to key rail and road routes and the involvement of the Monarto Common Purpose Group (MCPG). Monarto is now home to the Big W distribution centre, Inghams (a major chicken farm and egg hatchery), the Adelaide Mushroom farm some distance from the affected area and Australian Portable Camps. 4.2.1 Industry / Employment Land

There is a reasonable area of land within the existing Light Industry Zone that has not yet been developed for industrial uses. This includes an industrial subdivision estate that was developed some years ago, with most allotments still vacant (although many of these allotments have been sold). However, the land to the west of the existing APC premises is strategically placed for Australian Portable Camps / NU-TEK Panels and its associated companies to expand its South Australian manufacturing operation. APC / NU-TEK are expanding their advanced technology manufacturing in a number of ways, from being a leading mining services provider to now a leading manufacturer - to world export standard: ▪ An advanced manufacturer of building systems for affordable homes, large housing estates through to

prestige residential housing. ▪ Large high-rise structural building modules are being manufactured - a first for Australia. An MgO wall

lining manufacturing plant will commence operation shortly, the only one outside of China and Canada, using local South Australian materials and manufacturing technology.

▪ A high value "foam core" wall and roof panel for a range of building applications is being manufactured along with the large scale building of floor panels for a huge range of applications, completed bathroom modules are manufactured in volume, acoustic walls and fencing material are being supplied to Government and industry.


Analysis

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▪ Water purification systems are manufactured. ▪ A research and development testing laboratory operates at Monarto which is utilized to maintain

compliance of all manufactured products to the Building Code of Australia and relevant AS/NZS Standards.

To enable the manufacture of these products APC / NU-TEK requires more appropriately zoned land and has taken the opportunity to secure the subject land adjoining and is now seeking to have the land rezoned and developed to enable "like minded" industries to cluster in the new high value manufacturing and Industrial park. Hundreds of jobs are anticipated to be created within the new precinct, creating jobs and training opportunities for workers in the region. An Intermodal facility is planned to enable safe and efficient movement of manufactured goods and products to markets Australia wide and direct to ports for the export of Australian made products to the world markets. APC / NU-TEK require the adjoining land re-zoned to achieve the full potential of its manufacturing opportunities in South Australia. The creation of new employment land is anticipated to generate new investment and employment in the region. The expansion of APC’s manufacturing operations at Monarto South may result in more than $100 million investment along with the creation of an additional 400 – 500 full time jobs. Additionally the intermodal facility will improve supply chain linkages for local businesses and create regional employment opportunities. This is consistent with the HESLP report’s identification of Monarto as a key industrial land site. Implications for the DPA policy amendment In order to facilitate the expansion of industrial / employment lands to the west of the existing APC site, land that is currently zoned Primary Production will need to be rezoned for industrial / employment activities. The logical extension of this land is contained within land bounded by Old Princes Highway, Thomas Crescent and the Adelaide / Melbourne rail line. 4.2.2 Freeway Service Centre

The current Light Industry Zone, Precinct 4 Freeway provides for a petrol filling station and associated convenience store, take away restaurant/shop and accommodation to meet the needs of the travelling public and surrounding community. There is a maximum floor area for a shop of 450 square metres gross leasable area. A service centre has been suggested on this site for some time but more recently the proponents have prepared a more detailed concept plan which identifies approximately 2000 square metres of building floor area of which at least half is likely to be retail in nature. The proposed facility also expands the site to the east thereby increasing the site frontage to the Freeway. This expanded footprint will extend beyond the exiting zone boundary and will accommodate the expected future traffic and parking demand of the facility. A study undertaken by MFY traffic engineers has considered the concept plan including the proposal to remove the limitation in relation to retail floor area (including restaurant land uses) in the Precinct; and amend the zone, policy and precinct boundary to align with the concept access arrangements for the land. In regard to the zone boundary amendment, this relates to a desire to improve the existing South Eastern Freeway off-ramps to present day standards. The ramps, as currently constructed, do not comply with minimum design criteria. Lengthening of the acceleration and deceleration facilities at the ramps will resolve this non-compliance issue, but will necessitate expansion of the land to facilitate the extended lanes and access for the site. A concept plan for the extended ramps has been prepared but does not impact the Ferries McDonald Road/South Eastern Freeway off-ramp intersection. Based on the potential uses on the subject site, MFY advises that the development could generate in the order of 450 additional vehicles per hour (vph). Of this volume, at least 90% would be anticipated to be passing trade to/from the South Eastern Freeway, with 10% potentially being generated to/from Ferries McDonald Road or the surrounding Monarto township.


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The MFY study considers the traffic volumes and existing capacity of the South Eastern Freeway and Ferries McDonald Road. The study found the existing traffic volumes on both roads are well below the Austroads capacity requirements for each road. It also found that even if the development potential on the subject land is realised, the volumes on Ferries McDonald Road and the South Eastern Freeway would still fall within the capacity requirements. The study also considered the intersection of the two roads and concluded that it is not anticipated that the capacity of the intersection will be compromised as a result of development potential which could be realised as a result of the subject DPA. The MFY study concludes that the change to the Development Plan in relation to the proposed service centre site will not detrimentally impact either road. Implications for this DPA policy amendment It is important that the policy for this location allows for the expanded footprint for the service centre identified in the concept plan. In addition, the zone boundary should be amended to extend the available site eastwards and to remove the southern half of the site from the Light Industry Zone as this half is not required for the service centre. An increase in the amount of retail floor space should also be allowed for. 4.2.3 Land used for agricultural research

A parcel of land owned by the state government located between Ferries McDonald Road, Old Princes Highway and the Adelaide – Melbourne Rail Line (located to the east of Ferries McDonald Road), is operated by the South Australian Research and Development Institute (SARDI) as a plant research station. SARDI wishes to have this land rezoned from light industry to primary production, as the research being undertaken is long term in nature and this activity would best fit within the primary production zone. Such a change in land use zoning would also be compatible with the preferred interface land use activities adjacent to the Monarto Zoo. Representatives of Monarto Zoo have indicated their concern at the potential for having industrial development occurring in close proximity to the Zoological Park. The rezoning of this land to Primary Production will therefore also satisfy their concerns.

Implications for this DPA policy amendment The triangle of land owned by SARDI currently zoned Light Industry should be rezoned to Primary Production. 4.2.4 Community Services

There is very limited social infrastructure available within the Monarto rural community. Residents need to access services and facilities in Murray Bridge, approximately 12km east, or at Mount Barker to the west. At Monarto South there is a cluster of houses on Ferries McDonald Road with a community hall, CFS station, Telstra public phone booth and a public tennis court. The creation of 500+ new jobs at Monarto South will generate employment activity and population growth. This may lead to the location of new services and retail activity to support the workforce. Implications for this DPA policy amendment The policy for this location should include the development of small scale shops and services along Ferries McDonald Road to reinforce the historic settlement pattern of Monarto South.


Analysis

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4.3 Physical Infrastructure Assessment

Detailed infrastructure planning for Monarto South has been undertaken as part of the Monarto South Master Plan undertaken during 2014/15. 4.3.1 Potable Water Supply

Water supply from SA Water Corporation is available to the proposed development subject to the following: ▪ Construction of the section of a 250mm diameter main along Old Princess Highway between the railway

crossing and the intersection of Ferries McDonald Road and Old Princess Highway; ▪ Construction of approximately 1,165 m of DN 150 main along Ferries McDonald Road to service the

new Freeway Service Centre; ▪ Construction of approximately 955 m of DN 150 main along Old Princess Highway to service possible

Light Industrial development; ▪ Extension of DN 150 main in Arbon Court to service 17 Lot Industrial development and possibly

“Intermodal” site; ▪ Predicted water use information for both the expansion of the industrial development and the intermodal

facility is unknown. However, it is anticipated that an upgrade of the White Hill Pump Station and its 250mm transfer main will be required in order to enable larger scale development to proceed.

4.3.2 Power Supply

The site is currently served by the Monarto South substation which is approximately 6 km to the east of the development site. There is adequate capacity in the system to serve current properties (Including APC and Woolworths Distribution Centre). The feeder that serves Monarto South also serves additional properties to the north of Old Princes Highway. The creation of the freeway service station and the Intermodal facility can probably occur without significant Headworks, however, depending upon electrical loads, the proposed industrial blocks would require a significant system upgrade. Capacity is adequate at the moment but there is no redundancy in the system (n-1). Further development will require an additional transformer within the substation. A review of the loads for 2015/16 indicates there is currently in the order of 400 – 500kVA available before a capacity upgrade at Monarto South Substation is required. This is assuming there is no other customer activity in the area. It should be noted that that any customer connection of load within or beyond this amount could be delayed to allow for the additional capacity to become available. At present any customer will be charged a standard augmentation charge of $154/kVA for any requested load up to 630kVA, which is the threshold for an individual calculation of augmentation charges at Monarto South Substation. The 6 km distance from the substation to the site is an issue due to voltage drop: As the site develops, more feeders may be required. Alternatively a 33KV feeder could be run to the site and an additional substation be established on a suitable site at Monarto South. Either way, SA Power Networks have indicated that the cost of this exercise would be in the order of $7M or $8M. In the current situation, the feeder from the substation to Monarto then continues to service additional properties upstream to the north of Monarto. Another alternative would be to construct a new feeder going directly from the existing substation to the properties to the north, then construct a dedicated feeder to serve Monarto South. In summary it is possible to provide power to any further development but the extent and type of industrial development will determine what upgrades are required and when. There could be a need for voltage regulation to support the connection of the service station as it would be at the end of the existing tee-off upstream of the existing midline regulator (depending of course on the size of load needed).


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4.3.3 Stormwater Management

Approximately 10% of the area set aside for industrial development would be required for stormwater disposal by means of evaporation and soakage. Basin sizes could be reduced considerably if there was a reliable, constant demand for recycled water elsewhere in Monarto South. Stormwater management options for the development of the approximately 155 hectares of the subject land, to the west of the APC site, has been considered by Tonkin Consulting. This land is to be developed for employment generating land uses and an intermodal freight facility. It is currently used for cropping and grazing purposes and has a gradient of 1:8 falling from west to east. The industrialisation of the land will result in a significant increase in the amount of runoff generated by the site which will need to be appropriately managed. The Tonkin report discussed / proposed the following: ▪ Installation of an underground drainage system within the internal road network. Runoff beyond the 10 –

20 year ARI standard will then be conveyed by the road network. ▪ Underground drains and the road network will need to be graded to enable discharge into drainage

basins proposed for the site; ▪ Allotments fronting the road network should be raised 300mm above the adjacent top of kerb levels to

enable the roads to cater for the 100 year ARI flood flows without stormwater spreading into private property;

▪ Establishment of a storage basin(s) to maintain runoff from the site at existing levels to not increase potential flood risk downstream. The size of this basin(s) will depend on usage of the water collected;

▪ Monarto Zoo has expressed an interest in acquiring year round non-potable water from the site. This means that the site would only need to provide a basin(s) to temporarily store runoff generated during large rainfall events which would subsequently be pumped to the Monarto Zoo;

▪ DRAINS modelling indicated a peak basin storage volume of approximately 75,000m3 to contain the 100 year ARI event, contingent on a pumped discharge rate of 80L/s to the Zoo;

▪ At an average storage depth of 1.5 metres, 5 hectares of land will be required if centralised in a single basin. Given the fall of the land from west to east the basin will need to be located on the eastern boundary of the site;

▪ A pump station and rising main will be required to convey the water to the Zoo. The rising main will need to be approximately 300mm diameter and have a length of 3.8 km, assuming it can discharge into a natural gully that drains towards the central water feature within the Zoo;

▪ If the Zoo was not to take any water from the site, and onsite usage was not undertaken, then a basin catering for approximately 250,000m3 will be required with a surface area of 16 -17 hectares;

▪ Location options identified for the 5 hectare basin include: o Within the site on the eastern boundary; o Decentralisation within the site with multiple basins. While reducing the size of internal drainage

infrastructure required, a terminal basin where the pump station will be located will still be required. This is likely to require more than 5 hectares overall.

Options exist for dealing with stormwater generated by the proposed industrial development. The preferred option is to convey excess water to the nearby Monarto Zoo, enabling its reuse in accordance with Water Sensitive Urban Design principles. 4 3.4 Effluent Treatment

Monarto is serviced by an individual allotment septic soakage system. However, APC incorporates its own Department of Health approved waste water treatment plant. It is likely that future industrial development sites will each provide for their own effluent treatment. 4.3.4 Gas Supply

There is no mains gas supply in the township and industry is at a disadvantage from not having a mains gas supply. Whilst it is possible to extend reticulated gas from the SEA Gas line at Murray Bridge, it is acknowledged that this is a very costly exercise and there would probably need to be a significant


Analysis

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consortium of developers/potential gas users to fund such an exercise. It is therefore likely that businesses wishing to use gas will install their own small storage facilities. 4.3.5 Communications

Any development within this area will be serviced by either Telstra or NBN and therefore there should be no concern with communications infrastructure with the exception of fixed line ADSL. The exchange has limited ADSL capacity and there is no guarantee that further capacity will be built should this capacity run out. Furthermore, there is a distance limitation for ADSL and therefore there will be no ADSL via fixed line copper to the outer extremities of the proposed area. This can however be provided wirelessly via a NextG (mobiles) network. Implications for this DPA policy amendment Stormwater management and effluent treatment can readily be accommodated onsite, with the added potential for surplus stormwater to be piped to the Monarto Zoo for use internally within the zoo property. Other key services, including potable water supply, power supply and communications, are likely to need to be upgraded in order to provide for future development. The relevant infrastructure authorities have identified the range of infrastructure works that might potentially be required, however the actual extent of infrastructure upgrades and headworks required is difficult to determine until more is understood about the exact nature of future land uses. For example, if new land use activities require large quantities of potable water then major potable water supply infrastructure will need to be provided. The range of infrastructure upgrades required to service the future development of the site will form part of an Infrastructure Agreement with the land owner (necessary to ensure development does not occur without appropriate infrastructure planning, costing and timing in place). There is sufficient policy support within the Development Plan to ensure the affected area is adequately and appropriately able to be serviced by the required infrastructure before it is developed. Developers of industrial estates and / or individual industrial activities will need to fund such infrastructure works in order for their projects to proceed. 4.4 Transport Assessment

Traffic reports have been prepared for the proposed industrial expansion area to the west of the APC operations. APC Site The proposed development on the APC land is to comprise workshops of some 69000m2, offices of some 1200m2, 227 car parks and 7 display homes. The traffic report (2013) prepared by InfraPlan (Aust) Pty Ltd for this component of the affected area indicates that: ▪ There is sufficient car parking proposed; ▪ The traffic generation to/from the site does not warrant an upgrade of the access point, but given the

significant percentage of heavy vehicles entering the site, the left turn into the site (from Old Princes Highway) will be upgraded to allow provision for through vehicles to pass while trucks are decelerating and entering the site;

▪ The detailed designs for the upgrade of Old Princes Highway at the APC access point have been reviewed and found to comply with the Austroads Guide to Road Design, Part 4a;

▪ The largest vehicle to access the site will be a semi-trailer. Other Employment Lands InfraPlan (2015) has also provided advice on access requirements from Old Princes Highway to the bulk of the affected area to the west of the APC site. This advice is based on a potential development scenario of 25 allotments for manufacturing and approximately 25 allotments for warehousing (covering approximately 130 hectares) and 25 allotments for warehousing/storage associated with the intermodal facility (covering approximately 25 hectares). Two new vehicular access points are proposed on Old Princes Highway, as shown on Figure 4.


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Figure 4 Proposed access points to the affected area

Based on likely trip generation characteristics, two access points are proposed for this portion of the land from Old Princes Highway. As indicated on Figure 4, the western access point should be located some 250 – 300 metres east of Thomas Crescent with the eastern access point some 250 to 500 metres east of the western access point. With this portion of the subject land having a gentle easterly gradient of approximately 1:8 and enjoying a frontage of some 1,300 metres to Old Princes Highway, there is sufficient flexibility available to accommodate these access arrangements. Regard has also been given to the road treatment required at the access points to safely accommodate vehicles turning into this portion of the subject land from the Old Princes Highway. While the warrant graph from Austroads Part 4a illustrates that BAR (Basic Right) and BAL (Basic Left) treatments are not required for these access points, InfraPlan has recommended that road treatments be undertaken in any case, given the significant percentage of heavy vehicles likely to enter the subject land. It is therefore proposed that BAR treatments be provided on the northern side of Old Princes Highway, opposite the access roads, and Auxiliary Lane treatments (AUL) be provided on the southern side of Old Princes Highway for left turn entering vehicles. This latter treatment allows provision for through vehicles to pass while trucks are decelerating and entering the site. Vehicles leaving the subject land are required to give way to traffic on the Old Princes Highway and only enter the road when it is clear. The recommended road treatment works for the intersection of Old Princes Highway and Ferries McDonald Road, as indicated on Figure 5, have already been constructed.


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Figure 5 Road treatment works already completed at the intersection of Old Princes Highway and Ferries McDonald Road

Implications for this DPA policy amendment As part of new industrial subdivisions within the land to be developed, intersection upgrades will be required along Old Princes Highway and Ferries McDonald Road. These works will be required as part of future land division applications, and will need to be funded by the developer. 4.5 Land Use Interface and Environmental / Character Assessment

4.5.1 Land Use Interface Issues

In any development proposed for the affected area there will be a need to carefully consider “interface” matters. This issue is not peculiar to this area alone, and generally occurs as an area develops from its current land uses into its desired future uses. Interface matters are usually more prevalent when establishing sensitive land uses in an area already developed with less sensitive uses, or where less sensitive uses are proposed near existing sensitive uses (e.g. residential development in proximity to an industrial area or vice versa). However, interface issues can also be generated between various industrial or commercial activities, depending on the nature of each development. The Environment Protection Authority’s Guidelines for Separation Distances (December 2007) document provides useful guidance on indicative separation distances between various industrial uses and sensitive land uses, in relation to noise, odour, polluting air emissions and/or water polluting activities. These sensitive land uses include activities such as caravan parks, community centres, consulting rooms, educational establishments, childcare centres, hospitals, hotels, motels, nursing homes, offices, residential, parklands/reserves and tourist accommodation. Of the activities proposed on the subject land, only those that could be classed as “Railway Operations” or “Bulk Shipping Facilities” are listed in the EPA Guidelines as requiring a separation distance from sensitive land uses. The Guidelines recommend that Railway Operations be subject to individual assessment for noise separation distances, while a 300 metre air separation distance is recommended for storage facilities associated with Bulk Shipping Facilities.


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Figure 6 Land Use Interface

Source: Valuer General Land Use Base 2014

In addition to these listed activities, there is some potential for impacts on existing residents, the Monarto Zoo and the wider area from the envisaged uses on the subject land. These could include issues such as visual impacts, increased traffic movements (cars and trucks), noise, hours of operation, stormwater management and impacts on native vegetation. However, it is also noted that a portion of the subject land is already zoned Light Industry (as is the land to the east of Ferries McDonald Road) and there are a number of existing activities within the area that are of an industrial or commercial nature, including poultry farms and hatcheries, APC construction activities, distribution centres, mushroom farming/composting (some distance away) and the grain silos adjacent the railway. Given the land uses being proposed for the subject land (i.e. expansion of the APC mining and construction camp services activities, building supplies manufacture, employment generating activities and creation of an intermodal facility), it is considered unlikely they will be affected by existing land uses which are of a similar nature or are rural based activities. Figure 6 Land Use Interface identifies the key land uses in proximity to the subject land. Review of EPA Separation Distances The Environment Protection Authority’s (EPA) Guidelines for Separation Distances set out recommended separation distances to be applied in the assessment of development to ensure that incompatible land uses are located so as to minimise impacts from noise, odour, air emissions and water polluting activities. They can also ensure that industrial land uses are protected from inappropriately sited sensitive land uses that may affect industrial viability.


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The Guidelines apply to new industries and redevelopment of existing industries. Separation distances are measured from the activity boundary (enclosing all activities, plant, buildings and structures). The area within the prescribed separation distance is referred to as the buffer area. An assessment of the relevant buffer distances applicable to the affected area has been undertaken below to determine whether there are any policy implications. Adjacent Sensitive Uses The EPA has produced Guidelines for Separation Distances between industrial and sensitive land uses and these are intended to address loss of amenity caused by close proximity of incompatible land uses. The following list shows activities that are envisaged in the Urban Employment Zone and the separation distances recommended by the EPA between these activities and sensitive uses. Sensitive land uses are defined as residential, supported accommodation, child care centres and schools, hospitals, tourist accommodation of various forms, community centres and consulting rooms. Of the activities proposed within the affected area, only those that could be classed as “Railway Operations” or “Bulk Shipping Facilities” are listed in the EPA guidelines. However, it is foreseeable that the activities within the zone may change over time and those activities that cannot be accommodated through appropriate buffering may need to be excluded from the zone. Urban Employment Zone envisaged activity

Source of air emissions (air quality and noise)

EPA separation distance (metres) Air

EPA separation distance (metres) Noise

fuel depot;

Petroleum production, storage or processing works or facilities

1,500

industry (other than special industry);

Pulp or paper works >100 tonnes per year < 100 tonnes per year

Metallurgical Works

Mineral Works

Incineration

(destruction of chemical wastes)

Rendering or Fat

Extraction Works

Extractive Industries >100,000 tonnes /

year with blasting

<100,000 tonnes / year

o No blasting

o Coke works

2000 1000 2000 1000 1000 1000 500 500 300 2000

3000 3000

intermodal rail freight facility;

Railway Operations

Not Applicable

Individual Assessment


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Urban Employment Zone envisaged activity

Source of air emissions (air quality and noise)

EPA separation distance (metres) Air

EPA separation distance (metres) Noise

Bulk Shipping Facilities Coal handling and storage handling capacity > 1 tonne/day and storage > 50 tonnes handling capacity < 1 tonnes / day or storage capacity < 50 tonnes

300 1000m 500m

warehouse;

Chemical storage and warehousing facilities Creosote log storage Age of logs less than 6 weeks

500 200

The nearest sensitive uses are two dwellings located within the affected area and five dwellings located outside the affected area, but in close proximity. The two dwellings within the affected area are in the existing settlement of Monarto South situated on Ferries McDonald Road. These dwellings are located within the Light Industry Zone and are within 150m to 200m of the site of the proposed intermodal terminal. Two other dwellings are farm houses on Bremer Range Road, to the south of the Princes Highway in the Primary Production Zone and located 1.4km and 1.8km from the site of the proposed intermodal terminal. Monarto Zoological Park Monarto Zoo is located to the northwest of the affected area. The Monarto Zoological Park Zone is in close proximity to the affected area but is buffered by a revegetated area owned by PIRSA. The separation distance is approximately 260m at its smallest distance. PIRSA has requested that their land holdings in this location be incorporated within the primary production zone, as the agency wishes to continue with its vegetation research on this site for the indefinite future. Such a rezoning would be beneficial in terms of retaining an open, rural character in proximity to the Monarto Zoo. If the land remained as light industrial land, and was sold for such purpose, this gate way area close to the Zoo could be developed with large industrial buildings which would detract from the rural landscape close to the Zoo. Nearby Dwellings The two dwellings located inside of the affected area are within the Primary Production Zone, and accessed via Thomas Crescent. The closest dwelling is setback from Thomas Crescent by approximately 25 metres behind a vegetated area. In order to further buffer these dwellings from future development to the east of Thomas Crescent, a wide vegetated buffer of 60 metres width is proposed.


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Implications for this DPA policy amendment Due to the recommended EPA separation distance, it is recommended that a ‘fuel depot’ not be listed as an envisaged use within the Urban Employment Zone. Individual assessments will need to be made of appropriate separation distances (if applicable) as part of development applications within the Urban Employment Zone. Rezoning the vegetation research site owned by PIRSA from Light Industry to Primary Production will assist in maintaining an attractive, rural character adjacent to Monarto Zoological Park. A proposed 60 metre wide landscaped buffer adjacent to Thomas Crescent within the proposed Urban Employment Zone will help to protect the amenity of existing dwellings located on Thomas Crescent. Similarly, a 60 metre wide landscaped buffer along Old Princes Highway will help screen future development within the Urban Employment Zone from surrounding land and from passing motorists. 4.5.2 Site Contamination

The Environment Protection Authority Public Register Directory has been reviewed for the Monarto South area. The Directory indicates that in relation to site contamination - no contaminated sites are listed within the affected area. 4.5.3 Native Vegetation and Landscape Buffers

Native Vegetation The affected area contains small areas of native vegetation to the east of Ferries McDonald Road which are within the existing Light Industry Zone. The proposed zone changes will not affect the existing mechanisms to protect native vegetation. In particular policies located within the Natural Resources General Section of the Development Plan, under the heading Biodiversity and Native Vegetation have a focus on retaining and protecting existing areas of native vegetation. Where clearance is proposed, the implications of removing the native vegetation on linkages and wildlife corridors and the amenity of the locality needs to be considered. The proposed development in the affected area to the west of Ferries McDonald Road will not have an impact on areas of native vegetation, other than if the proposed Intermodal Facility proceeds as envisaged, in which case it may involve the clearance of native vegetation. This would require an application to the Native Vegetation Council which must have regard to the provisions of Native Vegetation Act, 1991 and associated regulations. Approvals to clear native vegetation will generally require offset revegetation work or a payment to the Native Vegetation Fund. Heritage Agreements The areas of native vegetation east of Ferries McDonald Road are covered by Heritage Agreement contracts (see Figure 7) which are intended to protect plants and animals within the declared Heritage Agreement Area. A Vegetation Heritage Agreement is a permanent, legally binding contract between a landholder and the Minister that is placed on a property’s title for the protection and management of an area of native vegetation.


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Landscape Buffers Landscape buffers are landform, structure and vegetative screens that are designed to reduce the impact of incompatible land uses, provide for visual amenity or minimise the adverse effects of noise/ air pollution. Buffers are a recognised planning tool and can be required at a regional or local level, or be site specific. The Development Plan includes a Concept Plan for the affected area to guide its future development (refer Figure 8). This Concept Plan depicts 5 precinct areas. The eastern precinct (Precinct 5) is depicted as Rural Interface which serves as a buffer between the Light Industry Zone and Primary Production Zone. The specific provisions for this Precinct seek to limit industrial development and promote primary production activities such as farming, grazing, horticulture and other non-offensive rural activities, and provides for existing vegetation to be retained. Precinct 3 of the Concept Plan (refer Figure 8) applies to a portion of the subject land and indicates a “Proposed 10 metre Wide Landscape Buffer” along Ferries McDonald Road and for a small section of the Old Princes Highway. There are a number of other policies in the Development Plan which are not specifically ‘buffer’ policies but are applicable to development within the affected area with the same effect. For example, under Siting and Visibility General Section policies, there are policies that require built development within 500 metres of the South Eastern Freeway to not obscure or dominate views and, where possible, to be screened by existing vegetation or additional landscaping.

Old Princes Highway

Ferr

ies

McD

onal

d R

oad

Areas covered by Vegetation Heritage Agreements

Figure 7 Vegetation Heritage Agreements


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Figure 8 Development Plan Concept Map Light Industry Zone and Precinct Areas

Another policy requires that development should be screened through the establishment of landscaping using locally indigenous plant species, including along allotment boundaries to provide permanent screening of buildings and structures when viewed from adjoining properties and public roads.


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Native Vegetation – Rural Landscape Protection Zone The Concept Plan also indicates a significant “Existing Landscape Buffer” which is some 400 metres in width, located between the South Eastern Freeway and the existing and proposed industrial area. This buffer (which is located in the Rural Landscape Protection Zone) was planted in the 1970s in preparation for the proposed satellite city at Monarto (refer Figure 3). The development of the proposed intermodal facility on the subject land will require a south – westerly extension of the proposed associated railway intermodal facilities into a portion of this vegetated area (refer Section 4.6). This will necessitate some clearing of the planted vegetation in closer proximity to the South Eastern Freeway. A widening of the “rail corridor” to accommodate this infrastructure will also be required. While this area is a significant area for birds and some threatened species, the plant species within the vegetated corridor are largely non-endemic to the area. In addition, the existing rail corridor already dissects the existing planted area. It is also noted that this particular planted area is not identified as being of “environmental significance” on Adelaide Hills and Murray Bridge directions Map E7 in The 30-Year Plan for Greater Adelaide. As the buffer is located on Crown Lands, discussions with the State Government over purchase of the required land within the buffer are continuing. It is noted that exemptions from clearance control under the Native Vegetation Act 1991 may apply in the circumstances of the subject land. Regulation 5 of the Native Vegetation Regulation 2003 sets out a number of exemptions, including in relation to the provision of infrastructure (roads and railways) or where clearance is incidental to an approved land use under the Development Act 1993. If an exemption applies to clear a portion of the land to accommodate the expanded area required for the intermodal facility, there will need to be a significant environmental offset provided elsewhere or a sufficient payment made to the Native Vegetation Board. As part of this environmental offset it is proposed that new development will be screened from view from the Old Princes Highway and from Thomas Crescent by the provision of a 60 metre wide landscaped buffer along these road alignments. These buffer areas will accommodate both earth mounding and landscaping to provide new habitat and vegetated corridors and pleasant vegetated amenity and appearance to the surrounding area. They will also constitute a greater area of land than the area potentially lost as part of any development of the intermodal facility. Implications for this DPA policy amendment Incorporate the existing Rural Interface provisions contained within Precinct 5 of the Concept Plan Map MuBr/3 Light Industry Zone and Precinct Areas within the new zone. Additionally, incorporate the Landscape Buffers along Ferries Mc Donald Road, Old Princes Highway and Thomas Crescent in the new zone. The policy for the intermodal area should encourage the area to be developed in a way that minimises potential amenity impacts on sensitive land uses through the use of appropriate setbacks from key road frontages. Buildings and structures should be screened from adjoining areas by landscaping using locally indigenous plant species. 4 5.5 Bushfire Risk

The subject land is identified as being within a “Medium Bushfire Risk” area on Bushfire Protection Area BPA Map MUBr/4 Bushfire Risk in the Development Plan. This designation means that development will be subject to assessment against relevant Bushfire policies contained in the Hazards General Section of the Plan and, where relevant, against the provisions of the Minister’s Code: Undertaking development in Bushfire Protection Areas. 4.6 Rail / Road Intermodal Facility

Intermodal facilities cater for the transportation of freight in an intermodal container or vehicle, using multiple modes of transportation (in this case rail and truck), without any significant handling of freight itself when


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Figure 9 Intermodal terminal concept typical cross section

changing modes. The method reduces cargo handling, and so improves security, reduces damage and loss, and allows freight to be transported faster. The proposed intermodal facility site is located on the northern boundary of the subject land. An associated area is proposed on either side of the railway line to accommodate the main line, passing loop, siding, truck loading and maneuvering areas, etc., required for the operation of the intermodal facility. This will require a south-westerly extension into the adjacent Crown Lands (the Rural Landscape Protection Zone) to accommodate the likely required facilities. Although preliminary advice has been prepared by Jacobs, refer to figure 9; the proposed location of the new rail tracks and design of the intermodal facility has not yet been finalised. The landowners are in negotiations with a selected number of intermodal operators. Once a final operator has been selected, a detailed design prepared in collaboration with the successful operator will be prepared. A portion of crown land located within the ‘Rural Landscape Protection Zone’ is proposed to be utilised for the extended 2 km rail loop. Approximately 14 ha of land (50 metres either side of the existing rail line) is anticipated to be required, some of this land may remain under native vegetation but not as crown land (refer to figure 10). The land area is required on either side of the existing rail line for the following purposes: ▪ three track (1 passing loop, 1 ARTC main lane and 1 sliding track) and an access path – 15 metres

wide; ▪ rail corridor for a future track allowance – 10 metres wide; ▪ access path for bushfire fighting purposes (refer to Ministerial Bushfire Specification) – 6 metres wide; ▪ turning circle for bushfire fighting purposes – 25 metre


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Figure 10 Intermodal facility extension into Rural Landscape Protection Zone

4.7 Mining Exploration Licences

Two mining exploration licenses apply over land within the affected area (EL 4936 and 4466). These leases are held by Terramin Australia Limited and cover large geographic areas beyond the affected area. An exploration licence authorises the licensee, subject to the Mining Act, Regulations and conditions of the licence, to explore for all minerals and/or opal other than extractive minerals (i.e. building construction materials). Access to the land is subject to the Mining Act 1971, Regulations and conditions of the licence, and must be negotiated with the landowner. Access to land is subject to compensation – the landowner is entitled to receive compensation for any economic loss, hardship and inconvenience suffered as a consequence of exploration and/or mining. The Department for State Development advises that should a viable mineral deposit be discovered, the licence holder is able to apply for government approvals to establish and commence mining operations, again subject to the Mining Act, Regulations and conditions of the licence, including negotiation and compensation processes. If mining operations are commenced within the affected area, the general provisions of the Development Plan in the section titled ‘Mineral Extraction’ provide guidance with regard to minimizing the impacts on the environment, and adjacent land uses. 4.8 Concept Plan

The recommended policy changes applying to development at Monarto South outlined above require a new Concept Plan to guide future development in the area. Existing Concept Plan Map MuBr/3 needs to be amended by extending its application to the proposed new Urban Employment Zone (refer Figure 11). While many aspects of the existing Concept Plan can be retained, the new Concept Plan will need to be amended as follows: ▪ Adjustments in the area covered due to changes in zone boundaries, including two enlargements in the

aerial extent and two reductions in the aerial extent. ▪ Indicating the proposed new landscaped buffers along Thomas Crescent and Old Princes Highway. ▪ Indicating the general area intended for use as a rail/road intermodal facility.


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▪ Indicating the general area intended for potential new ‘activity areas’ providing for local retail / community facilities.

▪ Indicating new vehicle access points on Ferries McDonald Road and Old Princes Highway. ▪ Retaining Precincts for the Freeway Service Centre and the Rural Interface. ▪ Indicating locations for additional stormwater management facilities, including an existing stormwater

detention basin as well as proposed future basins.

Figure 11 Proposed new Concept Plan


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5. Recommended Policy Changes

5.1 Overview

The DPA proposes the following changes: ▪ Rezoning land owned by the State Government between the rail line, Ferries McDonald Road and Old

Princes Highway from Light Industry to Primary Production. ▪ Amending the area of the Light Industry Zone (and Precinct 4) to the south of the South Eastern

Freeway to align with the current development proposal for a Freeway Service Centre. ▪ Changing the existing Light Industry Zone to an Urban Employment Zone, including a new Concept

Plan guiding future development, including the opportunity to develop a Freight Rail Intermodal Facility. ▪ Rezoning land to the west of the existing Light Industry Zone from Primary Production to Urban

Employment Zone. ▪ Extending the Urban Employment Zone either side of the Adelaide / Melbourne rail line within the

existing Rural Landscape Protection Zone to enable the construction of an intermodal facility adjacent to the rail line.

▪ Amending the area within the new Urban Employment Zone envisaged for a Freeway Service Centre adjacent the South Eastern Freeway, and identifying the Freeway Service Centre as a Precinct within the Urban Employment Zone.

5.2 Zone, Policy Area and Precinct

As identified in section 5.1 above, it is recommended that the existing Light Industry Zone, and a portion of the Primary Production Zone, is rezoned to Urban Employment Zone, which will be inserted into the Development Plan to specifically address issues of relevance to the affected area. The Zone includes two proposed precincts - Precinct 4 Freeway Service Centre, and Precinct 5 Rural Interface, which are based on the policies within the existing Freeway and Rural Interface precincts in the existing Light Industry Zone. The Urban Employment Zone, through its Desired Character and policy guidance, provides clarity regarding the desire to provide a diverse range of high quality manufacturing and employment activities that capitalise on the location of the area strategically positioned between the townships of Mount Barker and Murray Bridge, its proximity to the South Eastern Freeway and the Adelaide to Melbourne rail line, and to the significant transport corridors along Ferries McDonald Road and Old Princes Highway. In order to achieve the objectives and vision for the Monarto South area, the following additional forms of development have been included as envisaged uses within the Urban Employment Zone: ▪ bulk handling and storage facility ▪ integrated fuel and retail service facility where located within Precinct 4 Freeway Service Centre ▪ railway rolling stock servicing facilities ▪ temporary/overnight workers accommodation (ancillary to intermodal freight terminal facilities)

Additionally, a number of additional Principles of Development Control are recommended within the Zone to provide policy guidance specifically targeted to the Monarto South area. These include reference to (but not limited to): ▪ the siting, design and operation of facilities for the handling, storage and dispatch of commodities to

minimise risks of contamination to the environment and adverse impacts on/from nearby land uses ▪ prevention of direct vehicle access to new allotments from Thomas Crescent, Old Princes Highway or

Ferries McDonald Road The Freeway Service Centre and Rural Interface precincts provide further guidance for these designated areas, and include policies from the existing Freeway and Rural Interface precincts of the Monarto South Policy Areas. High quality of design and landscaping has been emphasised within the Freeway Service Centre precinct. Within the existing Light Industry Zone, Monarto South Policy Area 2 (including precincts) is to be deleted. The new Urban Employment Zone will provide policy coverage for this area.


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5.3 General Section

The DPA does not propose any insertion or deletion of policies within the General Section of the Development Plan. Amendments are limited to numbering and Concept Plan referencing (within Orderly and Sustainable Development). 5.4 Procedural Matters

5.4.1 Complying, Non-Complying and Merit Development

Proposed developments are assessed by the relevant authority through three assessment processes. These include complying development, merit development and non-complying development. The South Australian Planning Policy Library’s ‘Urban Employment Zone’ identifies light industry, service industry, service trade premises and warehouse as complying forms of development within the zone, in addition to those prescribed in Schedule 4 of the Development Regulations 2008. For the purposes of this DPA it is not considered appropriate to include these additional forms of development as complying, due to the vision for Monarto South and the need to consider design and interface issues. This will mean that the majority of development will be assessed on a ‘merit’ basis. In relation to non-complying development, the South Australian Planning Policy Library’s ‘Urban Employment Zone’ identifies a range of development types and land uses. This DPA proposes to exclude the following existing non-complying development from the Urban Employment Zone module to allow for uses envisaged: ▪ Indoor recreation centre ▪ Motor repair station ▪ Service industry It is noted that these land uses are not identified as non-complying within the current Light Industry Zone. Additionally, a petrol filling station within Precinct 4 Freeway Service Centre, and consulting room where located within the area designated as local activity centre within Concept Plan Map MuBr/3 – Monarto South are listed as exceptions within the non-complying list. 5.4.2 Categories of Notification

The Development Regulations 2008 prescribe public notification categories to development, including category 1, 2, and 2A. Development Plans may also prescribe certain developments as either Category 1 or 2. Developments not assigned as either Category 1 or 2 are automatically assigned as Category 3. Categorisation of development affects the process taken during the assessment by the relevant authority. Within the existing Light Industry Zone ‘alterations and additions to a Local Heritage Place’ is listed as a Category 1 development, whilst ‘Demolition within Historic Conservation Area 2 of the Historic Conservation Area’ is listed as Category 2 development. South Australian Planning Policy Library’s ‘Urban Employment Zone’ identifies ‘All kinds of development except where the site of the proposed development is located within 60 metres of a Residential Zone or a Mixed Use Zone boundary’ as Category 1 and ‘Development where the site of the proposed development is located within 60 metres of a Residential Zone or a Mixed Use Zone boundary’ as Category 2. This excludes development listed as non-complying. The intent of this amendment is to facilitate the envisaged development of Monarto South, in line with Concept Plan Map MuBr/3 – Monarto South. Therefore, this approach to Category 1 and 2 development is considered appropriate. Development within 100 metres of a dwelling or Primary Production Zone, other than development in Precinct 4 Freeway Service Centre, is assigned as Category 2.


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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 council’s 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. 6.1 Accords with the Planning Strategy

Relevant strategies from the Planning Strategy are summarised in the Appendices 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 24 September 2014. In particular, the proposed investigations outlined in the Statement of Intent have been have been addressed in section 4 of this document. 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 Murray Bridge Development Plan. 6.4 Complements the policies in the Development Plans for adjoining areas

Accordingly, the policies proposed in this DPA will not affect and will complement the policies of Development Plans for adjoining areas. 6.5 Accords with relevant infrastructure planning

This DPA complements current infrastructure planning for the Council area, as discussed in section 4.3 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.


References/Bibliography

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References/Bibliography

▪ Department of Planning and Local Government, Housing and Employment Land Supply Program Report, 2010

▪ Department of Planning and Local Government, Murray and Mallee Region Plan: A volume of the Planning Strategy, 2011

▪ Department of Planning Transport and Infrastructrure, Murray Bridge Council Development Plan, 2014 ▪ Government of South Australia, Integrated Transport and Land Use Plan, 2013 ▪ Infraplan, APC Manufacturing & Logistics Pty Ltd Proposed Development Traffic Report, 2010 ▪ JLL, Monarto South Enterprise Precinct Master Plan, Working Paper: Employment Lands (draft),

January 2015 ▪ MFY, Monarto South DPA – Proposed Service Centre Component (correspondence), 2014 ▪ Monarto Common Purpose Group, Monarto Precinct - Strategic Directions Report, September 2007 ▪ Monarto Common Purpose Group, Intermodal and Land Use Study, 2008 ▪ Monarto Residents Association, Monarto Community Plan, 2000 ▪ Regional Development Australia, Murraylands and Riverland Inc, Freight Study and Rail Operations

Investigation, 2014 ▪ Regional Development Australia, Murraylands and Riverland Inc, Murraylands Jobs, Growth &

Investment Snapshot, 2014-2016 ▪ Rural City of Murray Bridge, Community Values Report: A part of the Regional Place Making Strategy,

2012 ▪ Rural City of Murray Bridge, Murray Bridge – Lay of the Land: A part of the Regional Place Making

Strategy, 2012 ▪ Rural City of Murray Bridge, Connor Holmes, Murray Bridge Structure Plan, 2012 ▪ Rural City of Murray Bridge, Rural Communities Study, March 2012 ▪ Rural City of Murray Bridge, Community Plan 2012-20, 2012 ▪ Rural City of Murray Bridge, Regional Placemaking Report, 2012 ▪ Rural City of Murray Bridge, Murray Bridge Integrated Transport and Traffic Management Plan, 2012 ▪ Rural City of Murray Bridge, Black Sport Program (Intersection of Old Princes Highway, Ferries

McDonald Road and Schenscher Road, Monarto) Community Update, 2014 ▪ Rural City of Murray Bridge, Monarto South Enterprise Precinct Master Plan – Working Paper, Native

Vegetation and Wildlife Corridors, Council Working Paper #1 ▪ Rural City of Murray Bridge, Monarto South Enterprise Precinct Master Plan – Working Paper, Monarto

Zoological Park, Council Working Paper #2, 2015 ▪ Tonkin Consulting, Monarto South Enterprise Precinct Masterplan: Working Paper – Core Infrastructure,

February 2015 ▪ URPS, Monarto South Structure Plan: Prepared for Australian Portable Camps, May 2015

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