City of Tea Tree Gully Draft City Master Plan 2011-2040
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
City of Tea Tree Gully
Draft City Master Plan 2011-2040
Analysis of responses to draft document
Government agencies/businesses/NGOs/councils
Sites of High Environmental Value
Department of Environment and Natural Resources (DENR)
Biodiversity
DENR commends Council on the identification of areas of high environmental value. Further
DENR recommends that council seeks greater consistency with the 30 year Plan and DENR by
including areas of High Environmental Significance. DENR is happy to provide this data as GIS
layers for council use.
Native vegetation
DENR notes that the western part of the City of Tea Tree Gully is exempt from the Native
Vegetation Act, there are areas of the remnant native vegetation within this Council area,
particularly along water courses. These areas are important refuges for local biodiversity and
should be maintained and improved. DENR notes that a number of these areas have been
identified on Map 1 as sites of high environmental value.
The eastern side of the City of Tea Tree Gully including the whole of the hills Face zone and
the Mount Lofty Ranges Rural zone is covered by the NV Act. These areas protected by the
Act have important remnant native vegetation and we would not support a plan that results
in these areas been threatened e.g. by high density residential development. Further, DENR
recommends that some of these areas could be included in Map 1 as having high
environmental value, including Anstey Hill Recreation Park.
DENR notes that the eastern tip of the City of Tea Tree in the Mount Lofty Ranges Rural zone
is marked as'' Built-up Urban/Rural Land'' on all the maps legend. This land does not appear
to be ''Built-up Urban'', and is questioned if this has been identified as an area for urban
growth? If not, then the term Built-up Urban could be deleted from the maps.
Sustainable landscapes
DENR encourages Council to visit and/or refer to the ‘Sustainable Landscapes Project’ which
promotes sustainable design of the South Australian urban landscape, for example for public
private parks and gardens. It does this through working closely with many sectors of the
South Australian community and the demonstration of eight guiding principles:
1. Design to suit local environmental conditions
2. Use of low water use plans
3. Use of non-weedy plants
4. Water conservation measures
5 .Habitat creation
6. Minimal chemical use
7. Low energy consumption
8. Use of local and sustainable products
DENR also encourages the use of the ‘Landscapes Alive’ Plant Selector, an initiative of the
‘Sustainable Landscapes Project’. The site currently provides information about plants
suitable for landscaping use within South Australia.
1Sites of High Environmental Value (cont)
Department of Environment and Natural Resources (DENR) (cont)
Heritage
This is the only section of the Master Plan that refers to heritage conservation. DENR
supports the City of Tea Tree Gully in its desire to conserve its State and local heritage
buildings and structures. The Tea Tree Gully Council is quite proactive when it comes to
heritage conservation. DENR recommends that these sections become more robust and
provide information about what Council intends to do between 2011-2040 to identify,
conserve and promote its State and local heritage.
Frances Bedford, State MP for Florey
• Site no. 7 - Pine Park - offers a real opportunity to develop a local heritage and tourism
plan
• Willison Farm not listed
• Between #23 & #24 (River Torrens Linear Park & Aqueduct Land) again offers tourism/
heritage opportunities
• At #31 (Horama Reserve), opportunity for walking trail along gully (through to Grenfell
Rd)
• No mention of Angove Scrub (only native remnant vegetation)
• Further work (required) around Dry Creek walkways and wetlands
Sites of Key Economic Activity
Frances Bedford, State MP for Florey
• Re TTP & Modbury Triangle environs:
- parking issues
- pedestrian activity needs own plan
• TTP is hub of regional centre (and) needs its own plan.
• #8 (TTG Township) has potential - only a hotel and one viable operate currently
• Need to incorporate Aboriginal heritage links (like the Warriparinga in Marion Council)
Property Council of Australia
While the Property Council supports the draft master plan, we would suggest the Council
place a stronger emphasis on the long term potential of leveraging the Modbury Regional
Centre and the Modbury O-Bahn Interchange into a high density walkable community
connected to a large retail and entertainment hub.
The site has great potential to enhance the council area's capacity for population growth.
The Property Council suggests an in-depth study on how the proposed increase in densities
will be achieved; as the plan currently stands there is only a cursory mention of Tea Tree
Gully having the capacity to support growth.
Further, the City of Tea Tree Gully is the major retail hub of the North Eastern Suburbs, with
Westfield Tea Tree Plaza having combined floor area of approximately 95,000 square metres
of gross lettable area accommodating a mix of retail, entertainment and hospitality servicing
approximately 11.7 million customer visits per annum. The importance of the retail sector
to the City of Tea Tree Gully cannot be overlooked.
2Sites of Key Economic Activity (cont)
Hindmarsh Property Pty Ltd
Hindmarsh supports the Modbury Regional Growth area as a site of economic activity and
encourage:
• mixed land uses including residential developments such as, townhouses, row dwellings
and apartment-style buildings ranging up to heights of five storeys.
• retail, hospitality and entertainment services.
• health service and education precinct.
• integrated ''park and ride'' precincts to service O-Bahn commuters.
Sfera’s Park Suites & Convention Centre
What do you like? Why do you think this?
Further development of the Regional Centre • I have been advocating for a café strip
to include: and more accommodation and a more
• Enhanced retail and hospitality vibrant atmosphere in the Regional
entertainment services Centre for sometime now. Most
• Attracting more creative digital residents leave the City of TTG for this at
knowledge based businesses via the NBN present
• Our business intends to invest heavily
over the ensuing years in the provision
of advanced, high quality conferencing,
which will involved video conferencing
enhanced by the NBN
What don’t you like? Why do you think this?
• There does not seem to be forward • There is no tourism specific division or
thinking and strategy on the investment roles relating directly to tourism within
into tourism and tourism related services the council. This is a missed opportunity
and the benefits this can provide to the for the City of Tea Tree Gully and its
City of Tea Tree Gully. resident.
• I would like to see more investment in
short term accommodation as there is
nothing specifically targeting the lack of
hotel accommodation in the Tea Tree
Gully Council area.
3Urban Renewal
Lou Fantasia on behalf of Luigi DiFava and Tony Severino
The extent of the St Agnes Economic Activity area ends on the western side of Hancock
Road. It gives no recognition to existing commercial and retail development on the eastern
side of Hancock Road.
The St Agnes Economic Activity area should extend further up North East Road and
encompass the significant existing commercial/retail interests. The expanded Economic
Activity area should also include those properties on the southern side of North East Road
between Hancock Road and Leslie Crescent.
I note that the area of Economic Activity includes other commercial and community services
even though they do not form part of the local shopping centre precinct such as Area 12
goes over the Grove Way (up Golden Grove Road) basically to include for the child care
centre which technically is not part of the Golden Grove Village.
We submit that the St Agnes Economic Activity area should extend east of Hancock Road (as
depicted in red on the aerial photograph below).
Mixed-use development should not be limited to the area surrounding the Regional Centre.
Council should allow mix use development in those locations where major transit corridors
overlap proposed Satellite Urban Renewal Areas. This approach would be consistent with
the State Government's 2030 Plan which promotes mixed use development, higher densities
and a greater mix of housing wherever next to transport corridors and TOD philosophy.
Satellite Urban Renewal Areas such as Area 4 St Agnes which encompasses a major transport
corridor is a considered suitable area for mixed use development. The land bound by North
East Road, Hancock Road, Leslie Crescent and Newman Avenue is a suitable site for mixed
use development involving three storey developments given its unique site characteristics.
This approach will ensure flexibility and assist in achieving viable redevelopment, whilst
giving Council significant safeguards to scrutinise each application on its merits.
MasterPlan SA Pty Ltd on behalf of the White Group
We note with interest that the Draft Master Plan specifically acknowledges that the supply
of undeveloped land for housing is nearly exhausted and that there is an increasing demand
for diversity in housing. We concur with these observations expressed under the heading of
housing in the draft document.
Our client's primary interest relates to the provision of housing and meeting the continuing
high demand for housing in the Council Area. Accordingly our comments are focussed on
Map 3 and the opportunities for Urban Renewal.
Map 3 - Urban Renewal of the draft Master Plan identifies areas indentified for urban
renewal as a means of providing the opportunities to accommodate increased housing
demand through a diversity of housing options.
We are of the opinion that the City of Tea Tree Gully needs to ensure that the land within
the Council boundaries is used as efficiently as possible and accordingly where there is the
inefficient use of land for residential purposes consideration should be given to up zoning
the land.
Land Zoned Rural Living within the Greater Metropolitan Adelaide Area has little role to play
on the provision of housing choices and accordingly such zoning should be considered for
rezoning to a more appropriate Residential Zone to ensure the most efficient use of the land
located close to services and facilities.
4Urban Renewal (cont)
MasterPlan SA Pty Ltd on behalf of the White Group (cont)
The Rural Living Zone located either side of One Tree Hill Road is one such location that
council should recognise as an area for rezoning to provide for the more efficient use of land
to accommodate housing options with the Tea Tree Gully area.
The identification of such areas could and should be illustrate on the Urban Renewal Map to
identify the areas at the periphery of the council area which are capable of accommodating
a more efficient use of residential land. Areas of Key Economic Activity and Areas of
Environmental Value will need to be considered in the identification of such areas.
MasterPlan SA Pty Ltd on behalf of Westfield Ltd
Westfield are generally supportive of Council’s direction to recognise the Regional Growth
Area as illustrated in Map 2 as the commercial centre of the city and the desire for further
development of the centre to accommodate ''enhanced retail, hospitality and entertainment
services''.
While the TTP Shopping Centre is not the only land use of significance within the Regional
Growth Area, Westfield represents a significant and key stakeholder in the delivery of
services to the community within and beyond the Council boundaries which should be
clearly recognised in terms of the benefit and contributions to the local economy and
employment as identified in the Key Strategic objective of the Draft Strategic Plan
2011/2015.
Accordingly, Map 2 exhibits inconsistencies in the manner by which ''shopping centre'' and
activity centres are recognised and illustrated.
Westfield requests a consistent approach to the illustration and identification of ''sites of key
economic activity''. Map 2 identifies ''shopping centres'' but fails to list Tea Tree Plaza, Tea
Tree Plus, Pelican Plaza or the Modbury Triangle as shopping centres within the Regional
Growth Area, while identifying shopping centres outside of the Regional growth Area
notwithstanding the fact that many of these shopping centres are in their own right located
within lower order activity centres as defined in the typology of activity centres indentified
in the 30 year Plan For Greater Adelaide.
The map and associated explanatory statements should be amended to either:
1. Identify the shopping centres and other key land uses within the Regional Growth
Area that make a significant contribution to the local economy and service
provisions within the Regional Growth Area or;
2. The list of shopping centres should be amended to refer to activity centres with
discussion pertaining to the additional facilities and services offered within these
centres.
For example, we note that the map illustrates the area afforded to the Golden Grove
Shopping Centre (shaded pink) includes the areas accommodated by the education and
recreational land uses on the southern side of the Golden Way without reference to these
uses contributing to nature of that activity centre.
Westfield are also supportive of increased residential density surrounding and adjacent to
the existing shopping centre asset, however careful integration of policy to facilitate the
urban renewal as depicted on Map 3 – Urban Renewal is required to ensure that the
Economic Activity objectives are not compromised.
5Urban Renewal (cont)
MasterPlan SA Pty Ltd on behalf of Westfield Ltd (cont)
Shopping centres the size of Tea Tree Plaza represent a significant built form asset with
established infrastructure and activities that are not necessarily compatible with residential
development in close proximity due to the inherent needs associated for deliveries,
loading/unloading, refrigeration equipment and hours of operation. The current and future
economic contribution derived from the regional shopping centre requires protection from
the encroachment of sensitive land uses so as to not prejudice the future expansion of
shopping facilities and according, the long term growth of the local economy derived from
such an expansion.
Accordingly the City Master Plan needs to recognise the balance required to facilitate an
appropriate form of urban renewal and higher density residential development while
protecting and affording the opportunity for economic growth through the future expansion
of the shopping centre facilities.
Frances Bedford, State MP for Florey
• Agree - Modbury Regional Centre the big ticket item.
• PARKING. Access (for pedestrians as well as cars).
• No mention of Redwood Park Shops (adjacent to school) as future growth hub.
SA Health
SA Health supports the Council's identification of affordable housing as important to healthy
communities, noting that this will need to be achieved through the provision of housing
diversity.
SA Health supports the Council's ongoing commitment to building and sustaining strong
healthy communities through good urban design and the promotion of health lifestyles.
Department of Planning & Local Government
The Department is primarily interested in the role of Tea Tree Gully in assisting the
realisation of targets set for the Northern Region by The 30-Year Plan for Greater Adelaide.
The population increase for the Tea Tree Gully areas as indicated in the Draft City Master
Plan seems modest compared with past indications of residential growth detailed by the
previous Tea Tree Gully Strategic Plan 2007-2011 (T5.1) and targets of The 30-Year Plan for
Greater Adelaide. Specific targets aside, it is considered that proximity of the area to its
north-western neighbours warrants further linkage and exploration than currently indicated
by the Draft City Master Plan.
The draft Plan primarily associates residential infill strategies with the Modbury transit
corridor. Further exploration of residential infill strategies may reveal opportunities to
expand the projected population increase to areas beyond this corridor in other appropriate
locations.
A case in point is the ongoing Highbury Residential and Open Space DPA. In the future, this
area could potentially accommodate significant residential increases.
Although Council is still developing its Open Space Strategy, the maps and strategies of the
Draft City Master Plan could also benefit from including information such as flood mitigation
or water detention areas and improved regional perspectives by strengthening connections
to the neighbouring Northern Region areas of Playford and Salisbury.
In summary, the Tea Tree Gully Draft City Master Plan 2011 to 2040 is a useful depiction of
many current conditions. However there appear to be opportunities for it to better reflect
the regional perspectives and aspirations established in the Planning Strategy.
6Urban Renewal (cont)
Sfera’s Park Suites & Convention Centre
What do you like?
• Medium rise development, however I believe to a maximum of 4 storeys may be a good
compromise between the developers and residents of the City of Tea Tree Gully
What don’t you like?
• Little to no solutions on addressing the North East Road traffic congestion which will
only compound in the next 5 years.
• Foresight into the future of the O-Bahn and bus routes. Improved services and safety is
needed as soon as possible.
• Lobbying is needed for State Government investment into the North East, eg North,
South & West already secured investment for the future (eg South Road upgrade and
Northern Expressway). The North East has been largely ignored and there is nearly ¼ of
Adelaide’s residents living North East of the city.
Areas of Cultural Interest
Frances Bedford, State MP for Florey
• Work on: Pine Park; Linear Park at Highbury; Willison Farm.
• Plan to keep vehicular traffic to a minimum (walking, cycles and use of public transport).
• Once properly investigated, a fundraiser activity (market, dancing/music, local food
festival) could be an annual event, highlighting Aboriginal connections with TTG.
Arts SA
It is pleasing to note that Council recognises that a thriving arts and creative sector is an
effective means of genuinely enriching the lives of residents, increasing constructive
interaction between individuals, and creating a strong sense of connection between
individuals and their local area
Adopting a Council-wide strategic and systemised commitment towards the arts- recognising
not only the overt aesthetic value, but also the intrinsic value of the arts as an effective tool -
will help to ensure that rich and diverse arts experiences are available throughout the
community and supported by thriving local creative enterprises.
Several Local Government initiatives are strong examples of integrating the arts. The City of
Norwood, Payneham and St Peters has developed a public art policy entitled ''thinking
through the arts'' and the Adelaide City Council has a public art policy which stipulates the
allocation of 1.3 percent of its total Capital Renewal and Strategic Enhancement budgets to
fund public art outcomes.
And over a decade ago, the Rural City of Murray bridge developed its impressive strategic
master plan, with arts and lifestyle as an integral part. This plan, together with Council's
establishment of the capital development fund, played a major role in Murray Bridge being
selected as the 2010 SA Regional Centre of Culture, resulting in the development of its
historical town hall into a new performing arts space and the establishment of a new cultural
precinct, for the benefit of the local community.
7Areas of Cultural Interest (cont)
Arts SA (cont)
In relation to the River Torrens Linear Park, mentioned on page 13 of the draft document, I
have been advised that Walkerville Council is planning to convene a ''think tank'' in the near
future with all eight councils along the river: the cities of Adelaide Hills; Tea Tree Gully ;
Campbelltown; Norwood; Payneham; and St Peters; Walkerville; Adelaide; West Torrens and
Charles Sturt. This move has the potential to inform a collaborative approach to the
provision of public art, signage and public amenities, not only to increase the local
communities use and enjoyment of this asset, but also to create a stunning attraction for
tourists that will ultimately provide benefits for each of the communities along the river.
Sfera’s Park Suites & Convention Centre
What do you like?
• To increase event potential and community gatherings by developing Civic Park into a
highly active and integrated community hub
• Civic Park as a focal point for outdoor events and community gatherings
What don’t you like?
• Again, tourism foresight is minimal. Little to recognise the various community groups,
cultural identities or people of historical significance eg there are no plans for art or
monuments to create tourist attractions in the Tea Tree Gully Council area
Key Council Community Hubs
Frances Bedford, State MP for Florey
• Opportunity for use of school/U3A site for sporting/ recreational activity.
• Akora Cabin not listed (in Modbury Heights).
SA Health
SA Health supports the Council's identification of Community Centres, Sporting Hubs and
Recreation Centres as important components of creating healthy communities.
Sfera’s Park Suites & Convention Centre
Would like to see further investment in infrastructure in Modbury Sporting Complex
(Modbury Soccer Club) and Harper’s Field in particular.
Key multi-use community/recreation centres
Frances Bedford, State MP for Florey
• No mention of Akora Cabin - if you look at map #6, not a lot there (it’s almost as big as
Radar Reserve - or could be!!) - potential satellite community centre
Sfera’s Park Suites & Convention Centre
• Could have some recreational facilities or activities that occur on Civic Park as this would
generate better exposure for the given sports.
• I would like to see improved recreation activities, security and lighting in the Regional
Centre and investment into beautifying parklands.
8Local and regional connections
Frances Bedford, State MP for Florey
• No mention of collaboration with the Heights school in promotion of the Observatory
(big opportunity!)
• Direct access from Modbury Hospital to LMHS (Lyell McEwin Health Service) (planning
for & promotion of).
Department for Transport, Energy and Infrastructure (DTEI)
The 30 Year Plan for Greater Adelaide has identified the potential development of a mass
transit corridor between Modbury and Salibury/Elizabeth. I note that Map 7 of the draft
Master Plan that you have identified an O-Bahn extension to the northern suburbs.
Investigations are now being initiated to assess the potential mass transit corridors
highlighted in the 30 Year Plan for Greater Adelaide, and any additional potential initiatives
identified through the consultation for the update of the Strategic Infrastructure Plan for
South Australia.
Given the need to assess a broad range of options for the public transport services, the O-
Bahn extension should be replaced with a line showing a potential mass transit corridor as
identified in the 30 Year Plan for Greater Adelaide.
The Department for Transport, Energy and Infrastructure looks forward to working with the
City of Tea Tree Gully and other key stakeholders as it progresses the development of the
Master Plan
Key open space areas
Frances Bedford, State MP for Florey
• Need for walking trails/paths on both sides of McIntyre Road.
• Promotion of area/ovals near Burragah
• More dog parks
SA Health
SA Health supports the Council's identification of the importance of open space for healthy
communities but notes that the Open Space Strategy is in development and so areas
identified as open space are not included in the maps provided in the Draft City Master Plan.
Other comments
Frances Bedford, State MP for Florey
• Not a conclusive and all encompassing comment list.
• Have only commented on Florey links, areas of interest over the years.
Adelaide Hills Council
While the two councils have not current policy issues along their common boundary, the
policy areas noted below present opportunities for the two councils to collaborate.
Water Quality Management: There is a potential for the two council's to work together, with
the Environmental Protection Authority and the Dept. of Water, on policy and project
matters relating to rural activities and water quality issues in the common watershed
oriented zones of the Little Para River at Golden Grove and Torrens River at Highbury.
Environmental Management: There is potential for both councils to work together on
common environmental management issues along the boundary. Ecosystems that cross the
boundary, but are managed differently on each side, are a possible joint issue. T he potential
for the continuation of biological corridors started on one side is another issue.
9You can also read
