30 May 2017

Norwood Payneham and St Peters - Updated design rules for medium rise developments - Rezoning of key sites

The Minister for Planning has released two separate Development Plan Amendments (DPAs) to amend the Norwood Payneham & St Peters (City) Development Plan for public consultation: 1. Inner and Middle Metropolitan Corridor (Design) (released on consultation and

interim operation)

The key changes introduced by this DPA seek to improve the design of developments in the Urban Corridor Zone in relation to the following issues, and have been informed by the Design Guidelines (Draft for Consultation) prepared by the Office of Design and Architecture SA:

• Context: new policy that seeks to recognise important local contextual features and incorporate elements of these into building design (through materials use, floor heights etc)

• Street interface: greater clarity around ground floor designs primarily to screen car parking but also to ensure interesting streetscape from a pedestrian perspective (through active uses, ground floor habitable rooms, common areas such as bike rooms, emphasised common entry ways, screening combined with public art, plus landscaping).

• Zone interface: greater setback (at least 6 metres) where a medium rise building is directly adjacent to a zone boundary so that medium to large trees can be planted as a landscape buffer. (Single or two storey building elements can still locate closer in accordance with current setback and building envelope policies.)

• Balconies / window separation: new policy requirements for 6 metre separations between balconies and habitable room windows where there is a direct line of sight.

• Building appearance: new policy seeking overall better appearance of new buildings through detailing of design.

2. Inner and Middle Metropolitan Corridor (Sites) DPA (released on consultation only)

Six sites are affected by the DPA: four are proposed to be rezoned to ‘Urban Corridor Zone’ and policy revisions to the two other sites are proposed. (See sites list below. [Numbers are based on the map in the Inner and Middle Metropolitan Corridor Development Plan Amendments Community Information Sheet.])

Sites 1, 4, 5 and 12 (Urban Corridor Zone)

The aim of the Urban Corridor Zone is to support the growth of an innovative mix of medium density developments along key roads within Greater Adelaide. The Zone focuses on land within 3 or more blocks of the Corridor.

Development including a range of housing such as flats, row dwellings, shop top housing and affordable housing is envisaged. (Detached dwellings are discouraged.) A range of community services, local and neighbourhood retail outlets and commercial and office uses (shops, offices, consulting rooms and the like) are also supported. There is a desire for a residential component of around 75 per cent in the zone over the longer term, with the remainder being mixed use development.

Interface issues such as overlooking, overshadowing, building mass and relative scale are proposed to be addressed by requiring new development to be sensitively designed and ensuring that building heights transition down to a lower scale and intensity at the boundary with adjacent residential development.

Sites 2 and 3 (Mixed Use Historic (Conservation) Zone)

This zone values the conservation and enhancement of heritage places and items of historic and residential character. It also promotes a range of land uses that can meet this objective such as offices and consulting rooms, as well as medium density housing. The two sites have been proposed as they provide significant development opportunities. Proposed policy changes to these sites address:

• building heights

• building setbacks, particularly for upper levels of buildings

• strengthening policy that addresses the transition of development

• public notification and categorisation of development.

Sites identified for rezoning in Norwood Payneham & St Peters in the Inner and Middle Metropolitan Corridor (Sites) Development Plan Amendment (DPA)

No Location Proposed zoning

Proposed maximum building heights

Location Map

1 95 Hackney Road, Hackney (including Hackney Hotel)

Urban Corridor Zone - Boulevard Policy Area

6 storeys transitioning down in height to the boundary with the adjacent Residential Historic (Conservation) Zone and Residential Character Zone.

2 1-5 Beulah Road, Norwood

To be retained in Mixed Use Historic (Conservation) Zone - The Parade / Fullarton Road Policy Area.

4 storeys.

Changes to policy provide more flexibility regarding height and setbacks as well as sensitive height management on the boundary with the sensitive (heritage / character) developments.

No Location Proposed zoning

Proposed maximum building heights

Location Map

3 78-80 Rundle Street, Kent Town

No change to current zoning – Mixed Use Historic (Conservation) Zone - The Parade / Fullarton Road Policy Area.

3 to 4 storeys.

Changes to policy provide more flexibility regarding height and setbacks as well as sensitive height management on the boundary with the sensitive (heritage / character) developments.

4 76 Magill Road, Norwood (including former Caroma site)

Proposed to be rezoned to Urban Corridor Zone – High Street Policy Area.

6 storeys transitioning down in height to the boundary with the adjacent Residential Character Zone.

Further information: Call: Andrew Mitchell (Design DPA) / Andrea Jorgensen (Sites DPA) Email: andrew.mitchell@sa.gov.au / andrea.jorgensen@sa.gov.au Visit: www.saplanningportal.sa.gov.au/en/consultation

No Location Proposed zoning

Proposed maximum building heights

Location Map

5 52-60 The Parade Norwood.

Proposed to be rezoned to Urban Corridor Zone – Transit Living Policy Area.

5 storeys transitioning down in height to the boundary with the adjacent Residential Historic (Conservation) Zone and Residential Character (Norwood) Zone.

12 Magill Road, Stepney (including Otto’s Timber)

Proposed to be rezoned to Urban Corridor Zone – High Street Policy Area (to Magill Road frontage) and Transit Living Policy Area to rear.

4 to 5 storeys transitioning down in height with interface with the adjacent Residential Historic (Conservation) Zone.