table of contents light regional council development assessment panel wednesday, 3 may 2017

TABLE OF CONTENTS for the meeting of

LIGHT REGIONAL COUNCIL DEVELOPMENT ASSESSMENT PANEL

WEDNESDAY, 3 MAY 2017

Reports: 7.1 Development Application Number 313/D023/2015 – Glen Mont Pty Ltd ................94

7.2 Light Regional Council Development Assessment Panel 2016 Annual Report ..................................................................................................................117

8.1 Update on Development Assessment Commission Concurrences ......................127

8.2 Update on Appeals against Development Assessment Panel Decisions .............127

.

Notice of Development Assessment Panel Meeting

Lic HTA

..

REGIO NAL

COUNCIL

Notice is hereby given in accordancewith Section 56A of the Development Act I 993,

that the meeting of the

Development Assessment Panelof the

Light Regional Council

will be held in the Council Chamber

93 Main Street, Kapunda

,,

Wednesday, 3 May 2017 at 5.30 pin,

...

, ...

,

,.,^

..

on

...

Principal Office. . 93 Main StreetKapunda 5373

Telephone: 85253200Facsimile: 85663262

18 April20,7

Bra"cl, Office: 12 Hanson Street

Freeling 5372

_____________________________________________________________________________________

Development Assessment Panel Agenda – 3 May 2017 Page 93/2017

LIGHT REGIONAL COUNCIL

DEVELOPMENT ASSESSMENT PANEL

AGENDA

MEMBERSHIP COMPOSITION Mr Bruce Ballantyne (Presiding Member), Mr Robert Veitch, Mr Mike Canny, Mr Joel Taggart, Mrs

Lynette Reichstein, Mr Peter Kennelly and Mr David Shannon. 1. MEETING OPENED 2. PRESENT 3. COMMENCEMENT AND WELCOME 4. APOLOGIES

Mr Joel Taggart 5. CONFIRMATION OF PREVIOUS MINUTES

Recommendation That the minutes of the meeting of the Development Assessment Panel held on Wednesday, 1 March 2017 be confirmed as a true and correct record of that meeting.

6. DECLARATION OF CONFLICT OF INTEREST

A Council Development Assessment Panel Member declaring an interest in a matter before the Panel shall make a disclosure clearly stating the nature of that interest in writing to the Presiding Member, in accordance with Clause 2.4 of the Minister’s Code of Conduct, and then in the meeting when the relevant agenda item is reached, makes a verbal disclosure to the Panel and removes themselves from the meeting in accordance with Section 56A(7)(b) of the Development Act 1993. The following disclosures of interest have been made in relation to:- Item: __________________ Panel Member: _____________________________

7. DEVELOPMENT REPORT 7.1 Development Application Number 313/D023/2015 – Glen Mont Pty Ltd 7.2 Light Regional Council Development Assessment Panel 2016 Annual Report 8. NON-COMPLYING CONCURRENCES/APPEALS

8.1 Update on Development Assessment Commission Concurrences 8.2 Update on Appeals against Development Assessment Panel Decisions

9. OTHER BUSINESS

10. DEVELOPMENT PLAN AMENDMENT (DPA) POLICY REVIEW

11. NEXT MEETING

12. CLOSURE

_____________________________________________________________________________________


7.0 DEVELOPMENT REPORT 7.1 Development Application Number 313/D023/2015 – Glen Mont Pty Ltd

Development Application Number 313/D023/2015

Applicant Glen Mont Pty Ltd

Owner Glen Mont Pty Ltd

Subject Land and Location

C/T Reference Volume/Folio

Lot 91 Mawson Street, Wasleys

Volume 5887 Folio 198

Development Proposal Torrens Titled Land Division - creating 38 residential allotments, 1 drainage reserve and roads from one existing allotment

Zone/Policy Area/Precinct Rural Living

Precinct Area 36 – Rural Living Wasleys

Application Type/Category Category 1

Representations No public notification was required to be undertaken

Referrals Internal

Engineering

Independent Traffic Expert – Frank Siow

Environmental Health

General Manager – Development Services

Operations Manager

External

DPTI – Transport Division

DMITRE - EPIC Energy

SA Water

Electranet

Country Fire Service (CFS)

Development Plan Consolidation Date:- 3 December 2015

Recommendation Approve subject to condition(s)

Assessing Officer Lisa Sapio – Manager – Development Services

Proposed Development The applicant seeks Development Plan Consent and Land Division Consent to divide one (1) existing allotment into 38 allotments for rural/residential purposes with the associated construction of a stormwater basin reserve and road reserves.

_____________________________________________________________________________________


The residential allotment sizes range in area from 4000 m2 to 7,030 m2 with public access roads off Mudla Wirra Road and Henry Turton Circuit. The public access road with access off Henry Turton Circuit is from the residential estate that directly abuts the subject land to the north. The proposed gross allotment density equates to 2.2 dwellings per hectare. The development application also proposes the construction of a stormwater retention basin (1.163 hectares in area), which will be located in the north-western corner of the subject land. The designated drainage reserve will accommodate stormwater that emanates from the proposed development once developed with dwellings and other buildings. Frontage widths of the proposed residential allotments vary from 10 metres to 53.35 metres. The applicant also seeks to provide underground mains electricity to service the allotments. The applicant has provided planning reports, prepared by MasterPlan to accompany the initial plan of division. These reports discuss the merits of the various versions of the plans of division. Other reports have also been provided since the original plan of division, however it should be noted that the proposal has undergone several amendments and presents differently in areas to that discussed within the consultant’s report. The reports provide the reasoning behind the design and have been included within the Appendices. Therefore, Panel members should factor in some inconsistency when considering the current plan of division when reading the MasterPlan Planning Report. Details of the application form Appendix 7A. Subject Land and Locality The subject land is a vacant triangular shaped allotment and is 18.63 hectares (or 186,300 m2) in area and sits between Mudla Wirra Road to the south west, Mawson Street (unsealed road) and Henry Turton Circuit to the north and a rail corridor to the east. Several allotments back onto the subject land and front Henry Turton Circuit to the north and many other allotments abut the rail corridor to the east, fronting Pratt Road. The subject land generally slopes from the rail corridor (the east) towards the north-western portion of Mudla Wirra Road with two small crests located within the northern portion of the land and towards the centre of the subject land. As mentioned above, the subject land is presently vacant and has until recently been used as cropping land. The immediate locality is characterised by open and gently undulating primary production land that surrounds the Wasleys township with residential land to the north and Rural Living zoned land to the east. The Wasleys Oval and Wasleys Primary School is located to the north within proximity of the subject land. A land division that comprises 55 residential allotments has been developed on the adjoining land to the north of the subject land over the last few years. The land division adjacent the subject land is located within the residential zone with minimum allotment sizes of 1,200 m2. Mudla Wirra Road abuts the subject land along its western boundary, which is an arterial road. Mudla Wirra Road has a speed limit of 100km per hour. The southern most portion of the land is located adjacent the Pratt Road, Congdon Road and Mudla Wirra Road intersection. An electricity easement vested to ETSA traverses the land adjacent the north-eastern corner of the subject land adjacent Mawson Street which has a width of 20.12 metres and contains a 33kv overhead transmission line. A more significant easement also traverses the land which is to the Natural Gas Authority of South Australia which contains underground gas pipes which are contained within a 15.24-metre-wide easement. Aerial photography illustrating the subject land and surrounds forms Appendix 7B and zone map forms Appendix 7C.

_____________________________________________________________________________________


Public Notification and Categorisation Land division is specifically listed as a Category 1 form of development via Schedule 9 Part 1 (5) of the Development Regulations 2008 where the proposed division of land, including the construction of a road or thoroughfare is consistent with the objective of the zone and therefore no public notification has been undertaken. The proposed development is neither identified as being complying or non-complying as all the allotments proposed achieve a minimum site area of 4000 m2 and no larger than 2 hectares in area, consistent with the non-complying development provisions of the Rural Living Zone, Precinct 36 Rural Living Wasleys and accordingly, is required to be assessed on its merits having regard to the relevant provisions of the Development Plan. Referrals The Development Regulations 2008 requires that the Development Assessment Commission undertake the appropriate consultation with the various State Government agencies. The following State Government agencies have provided comments on the proposed development; SA Water SA Water provided a report advising that the financial requirements of the agency shall be met for the provision of mains water supply. The applicant/developer is responsible for augmentation, and shall ensure the necessary easements are vested to SA Water. A DN150 PVCO main is required to create a loop between the water mains in Mawson Street and Pratt Road for this development. If a connection/s off an existing main is required, an investigation will be carried out to determine if the connection/s to the development will be costed as standard or non-standard. Conditions will be included on the consent and are required to be satisfied prior to the issue of a section 51 clearance certificate. Transport Services Division (TSD) – Department of Planning Transport and Infrastructure (DPTI)

• The site abuts an arterial road which is under the care, control and management of DPTI. • Mudla Wirra Road has an annual average daily traffic (AADT) count of 1,000 vehicles per

day (9% commercial) with a speed limit of 100km/h and is gazetted for 26 metre B- Doubles.

• The amended plan of division dated 9 February 2017 (NB updated 13 April 2017) will result in a new junction with Mudla Wirra Road. DPTI supports the proposed junction as it appears that safe intersection sight distance (SISD) is achieved in both directions and turning treatments appropriate to the road and development volumes (i.e. basic right turn and basic left turn treatments consistent with Austroads Guide to Road design. All the costs associated with the junction shall be borne by the applicant.

• The amended plan also includes a proposed access point to/from Pratt Road adjacent the rail line. DPTI advises that no final decision has been taken regarding the future of the rail line and the line must be considered as though it may be reactivated in the future.

• Sightlines from/to the proposed access location are restricted by the alignment of Pratt Road and level of difference between the subject land and the road. DPTI does not support the proposed access to/from Pratt Road and requests alternative options for access to Lot 20 be pursued. These may include reducing the allotment yield i.e. merging Allotment 20 and 21, Right of way provision along the western boundary of either Allotment 2223 or 21 or rearrangement of allotment boundaries to create Allotment 2223 as a smaller allotment and Allotment 20 as a larger allotment with frontage to Dorothy Close.

• DPTI does not object in principle to the proposed land division subject to the removal of the access point from Allotment 21 to Pratt Road. (amended plan dated 13 April 2017 resolves this issue)

_____________________________________________________________________________________


• DPTI requested the inclusion of a number of conditions which relate to; o the proposed junction that will connect with Mudla Wirra Road o all works associated with the junction to be undertaken and costs borne by the

Applicant; o agreements shall be entered into with DPTI regarding the new road junction; o individual property access to/from Mudla Wirra Road shall not be permitted; and o No stormwater from the land division shall be directed towards Mudla Wirra Road.

ElectraNet

• ElectraNet does not have any assets which will be affected by the proposed land division accordingly ElectraNet has no objection to the proposal.

DMITRE (EPIC Energy)

• The land division application is in the vicinity of Pipeline Licence (PL) 1, licensed to Epic Energy South Australia for the Moomba to Adelaide Pipeline System (herein referred to as the Pipeline) under the Petroleum and Geothermal Energy Act 2000 (PGE Act).

• The PGE Act requires all transmission pipelines to be designed, constructed, operated and maintained in accordance with Australian Standard (AS) 2885: Pipelines – Gas and Liquid Petroleum. This standard exists to ensure protection of the pipeline, which in turn ensures the safety of the community, protection of the environment and security of (gas) supply to users.

• The proposed development will not result in a change to the existing land classification of T1, however details of the development will need to be provided to the pipeline operator so an assessment can be made as to whether the pipeline design will continue to comply with AS2885 requirements.

• Furthermore, the pipeline operator will need to be provided with information to determine whether there are any threats associated with the construction work (including installation of new services in the vicinity of the pipeline and an appropriate design for protection for the proposed road crossing) and long-term maintenance of the development that could impact the integrity of the pipeline.

• A number of conditions are requested to be applied to any approval:

• Obtaining a written determination from the pipeline operator as to: a. whether the development has the potential to impact compliance of the

pipeline with AS 2885; and b. where there is a potential impact on pipeline compliance, whether a Safety

Management Study conducted in accordance with AS2885 will be required; • Participating in a Safety Management Study workshop if such a workshop is

required; • Reaching agreement with the pipeline operator to address the actions resulting

from the Safety Management Study to ensure the pipeline continues to comply with AS2885; and

• Complying with the conditions of the relevant Easement.

Country Fire Service – CFS Informal consultation was undertaken with the CFS given the land is located within an identified General Bushfire Risk Area. The CFS confirmed that no cul-de-sac or no through road with a length greater than 200 metres should be supported to comply with the Minister Code for undertaking development in bushfire risk areas. Public access created by land division to and from the proposed allotments is required to be via a mainly continuous street pattern that eliminates the use of cul-de-sac or dead end roads. Where this is not practical such roads should not exceed 200 metre in length and the end of the road should have either a turning area with a minimum formed surface radius of 12.5 metres or “T” or “Y” shaped turning area with a minimum formed surface length of 11 metres and minimum internal radii of 9.5 metres.

_____________________________________________________________________________________


Development Assessment Commission (DAC) The DAC report requests the imposition of the SA Water conditions as well as having regard to the comments provided by EPIC Energy, ElectraNet and DPTI. Council’s Development Engineer and Environmental Health Officer (EHO) Council’s Development Engineer and EHO have been consulted throughout the assessment of the proposal. These officers are supportive of the amended proposal (as presented) and have drafted numerous conditions of consent relevant to the required civil works and construction period of the development Assessment The subject land is located within the Rural Living Zone as described in the Light Regional Council Development Plan and more specifically within Precinct Area 36 – Rural Living Wasleys. The main provisions of the Development Plan which relate to the proposed development are as follows: - General Section

Hazards Objective(s) 1, 2, 4, 6, 10.

PDC(s) 1, 3, 7, 24, 25, 26, 31, 32, 39.

Infrastructure Objective(s) 1, 2, 3.

PDC(s) 1, 2, 3, 4, 5, 8, 9, 13, 14, 16, 19.

Interface between land uses Objective(s) 1, 2.

PDC(s) 1, 2, 4, 9, 11.

Land Division Objective(s) 1, 2, 3, 4, 5.

PDC(s) 1, 2, 4, 5, 6, 7, 10, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22.

Natural Resources Objective(s) 2, 3, 5, 6, 7.

PDC(s) 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16.

Open Space and recreation Objective(s) 1, 2, 3, 4.

PDC(s) 1, 2, 3, 8.

Orderly and sustainable development

Objective(s) 1, 2, 3, 4, 6.

PDC(s) 1, 5, 7, 8,

Residential Development Objective(s) 1, 6.

PDC(s) 1, 3.

Transport and Access Objective(s) 1, 2, 3, 4.

PDC(s) 2, 4, 23, 24, 28.

_____________________________________________________________________________________


Waste Objective(s) 11, 12, 14,15, 16

PDC(s) 1, 3.

Zone: Rural Living Precinct: 36 Rural Living Wasleys

Objectives 1, 4.

Principles of Development Control

Precinct:

1, 24, 25, 26.

43, 44.

Land Use and Zoning The subject land is located within the Rural Living Zone as identified on Map Lig/4 in the Light Regional Council’s Development Plan (Consolidated 3 December 2015). Numerous provisions exist within Council’s Development Plan when considering the appropriateness (or otherwise) of land division. The General Section provisions of Council’s Development Plan seek to ensure that land division is undertaken in a compact and efficient manner having regard to the intended use of the proposed allotments and how those uses align with the zone objectives for the area. The following General Section Objectives and Principles of Development Control (PDC) are considered to be relevant in the assessment of the current application: General Section – Land Division Objective 2

“Land division that creates allotments appropriate for the intended use.” General Section – Land Division Objective 5

“Land division restricted in rural areas to ensure the efficient use of rural land for primary production and avoidance of uneconomic infrastructure provision.”

General Section – Land Division PDC 10

“Allotments should have an orientation, size and configuration to encourage development that: (a) minimises the need for earthworks and retaining walls (b) maintains natural drainage systems (c) faces abutting streets and open spaces (d) does not require the removal of native vegetation to facilitate that development (e) will not overshadow, dominate, encroach on or otherwise detrimentally affect the

setting of the surrounding locality.” The Rural Living Zone seeks to achieve large allotments, detached dwellings and small scale rural activities that do not adversely impact upon the amenity of the locality. Zone Principle of Development Control (PDC) 44 of Precinct - 36 Rural Living Wasleys states that land should only be divided when all allotments created conform to a minimum allotment size of 0.4 hectares (4,000 m2).

_____________________________________________________________________________________


The proposed rural/residential allotments can be developed for their intended purpose that being for the construction of detached dwellings and some small scale rural activities such as small scale subsistence market gardening. The Rural Living Zone does anticipate kennels and horse keeping land uses in association with the residential use of the land. The intended animal keeping land uses have been discussed with the Applicant and they were encouraged to include a few larger allotments adjacent the Mudla Wirra and Pratt Road frontage to enable allotments of a size that could support some horse keeping as intended by the Zone. By way of background for Panel members, an area of at least 0.5 hectares or 5,000 m2 is required for the keeping of one (1) horse that is hand fed. Based on the current plan of division it could be possible for two (2) of the allotments to meet the minimum area criteria to keep a single horse on the land subject to achieving suitable setbacks from adjoining allotments. It is, however unlikely any horse keeping activities will occur within this estate as the applicant has intentions of further subdividing Lots 56 and 2223 at some point in the future. Approximately 70% of the allotments proposed are regular in shape which is desirable and will allow for the construction of standard and nonstandard project dwelling designs to be appropriately sited on the individual allotments along with shedding and other residential outbuildings and structures as well as on site waste water treatment systems. On site waste water treatment systems are necessary in this estate as Wasleys does not have a community waste water management treatment facility. Whilst some of the allotment such as Number 8, 11, 21, 27 and 30 contain a hammerhead handle or are irregular in shape they are still of a size and dimension to be able to accommodate dwellings and other structures and individual on site waste water treatment management systems as the regular shaped allotments. The applicant has provided a building envelope plan for some of the allotments that are most affected by the natural gas easement. These plans are contained within Appendix 7D. The proposed 38 allotments all meet the minimum site area stipulated by the Development Plan and are all a size and dimension suited to their intended rural living land use and by virtue of this fact meets the intent of General Section Objective 2, Rural Living Zone Objective 1 and PDC 24 and will be able to be used for their intended purpose. It is also noted that given the subject land is zoned as ‘rural living’ and not ‘primary production’, the efficiency of rural land for primary production purposes is not impeded or constrained in any manner as a result of the proposed land division. As a result, the proposal also adequately accords with General Section Objective 5 listed above. Furthermore, in relation to General Section PDC 10, the proposal is considered to meet all the clauses outlined in this provision. Specifically, it is noted that the land division as proposed results in an allotment configuration that when developed for its intended purposes will not detrimentally impact on the rural setting of the surrounding locality. When considering the proposal at a Zone policy level, it is evident that land division is anticipated in the Rural Living Zone. The Zone policy further reinforces the fact that land division should have due regard to the objectives of the Rural Living Zone and only be supported where it contributes to the desired character of the zone. An excerpt from the Desired Character Statement for the Zone states: “Development within the zone will comprise of low density residential development as well as small scale, part time, farming and horticultural activities and associated development. Residential development will be in the form of single or double storey detached dwellings and associated outbuildings. Development will be designed, sited and landscaped to reflect the open rural character, minimise adverse impacts on the amenity of adjoining occupants and retain and enhance native vegetation.” (underlining my emphasis)

_____________________________________________________________________________________


When considering the proposal against the Desired Character Statement, it is clear that the proposed land division will create allotments that are of a size and dimension now anticipated within the zone and in the locality. Furthermore, the development is now consistent with the land division policy introduced into the Council’s Development Plan in December 2014 that anticipates hammerhead allotments that meet specific criteria. Therefore, when the new allotments are developed with detached dwellings (as intended), it is considered that the locality will reflect the same pattern of low density rural residential development as currently exists along Ashwell Road and as a result meets the underlying intent of Rural Living Zone Objective 4 which states:

“Development that contributes to the desired character of the zone.” Allotment Configuration Details of the proposed allotments are outlined below to provide context to the assessment: Allotment Number

Allotment area Allotment Number

Allotment area

1 4,001 m2 21 4,409 m2 2 4,001 m2 2223* 7,030 m2 3 4,001 m2 24 4,001 m2 4 4,001 m2 25 4,001 m2 56* 6,322 m2 26 4,001 m2 7 4,002 m2 27 4,001 m2 8 4,006 m2 28 4,001 m2 9 4,001 m2 29 4,002 m2 10 4,001 m2 30 4,164 m2 11 4,222 m2 31 4,001 m2 12 4,003 m2 32 4,001 m2 13 4,002 m2 33 4,001 m2 14 4,002 m2 34 4,001 m2 15 4,002 m2 35 4,001 m2 16 4,002 m2 36 4,001 m2 17 4,002 m2 37 4,001 m2 18 4,002 m2 38 4,001 m2 19 4,005 m2 39 4,024 m2 20 4,005 m2 40 4,001 m2 Drainage Reserve Allotment Number 47 = 1.163 hectares or 11,630 m2. *The Applicant has indicated that these two allotments may be further subdivided in the future, hence the inconsistent number order of the Allotments. As indicated above, the dimensions and configuration of the proposed allotments outlined above are considered to create 38 rural living allotments which are on balance consistent with the intent of the policy provisions for the Zone. The following provisions set qualifiers with respect to land division outcomes in the zone: Rural Living Zone PDC 25

“Allotments in the form of a battle-axe configuration should: (a) provide for access onto a public road, with the driveway ‘handle’ being not less than 10

metres in width nor more than 150 metres in length (b) not be created where it would lead to multiple access points onto a road which would

dominate or adversely affect the amenity of the streetscape.”

_____________________________________________________________________________________


Rural Living Zone PDC 26

“The driveway ‘handle’ of a battle-axe allotment should be: (a) fenced in a manner which recognises the open rural character of the locality (b) landscaped along at least one side of the ‘handle’.”

Both of the above provisions are adequately met by the proposed land division. Zone PDC 25 is achieved given the access handle established for allotments 11, 21, 30 take access from a public road and achieve a 10-metre-wide hammerhead handles with lengths significantly less than 150 metres. Zone PDC 26 is achieved as it is proposed by the Applicant that the driveways will be fenced with open rural type fencing (post and wire) and suitably landscaped. Furthermore, the applicant intends to establish fencing for the entire Estate so that a co-ordinated and consistent approach is achieved. Allotments 1-4, 47 (drainage easement), 33, 34, 38 and 39 are affected by the Natural Gas Pipe easement and specific attention has been had as to whether these allotments can be used for their intended purpose. Lot 40 is further constrained by the 33KV electricity infrastructure that exists on the proposed allotment and 10-metre-wide stormwater easement required by Council to manage stormwater as part of the development. Staff asked the Applicant to remove the overhead electricity infrastructure and install it underground within the road reserve in Mawson Street as was done by the Henry Turton Circuit Developer to the north. The Applicant has indicated that this would be cost prohibitive and provided a building envelope plan that indicates that the land can still be developed with a dwelling factoring in mandatory required setbacks from the electricity infrastructure as required by the Office of the Technical Regulator and other easements. However, the remainder of the allotments will be serviced by underground power lines within the public road reserve. These plans are contained within Appendix 7D. Given the above considerations, the size and dimensions of the allotments proposed are deemed to be fit for their intended purpose as rural living allotments in accordance with the relevant zoning provisions. Appearance, Streetscape, Character and Built Form, setbacks In terms of streetscape amenity and character, the proposed land division is unlikely to have any tangible effect as the only built form proposed will comprise rural style fencing. The division will facilitate further rural/residential development on all the allotments with the exception of the drainage reserve. The land division will create an allotment pattern that is consistent with the recently introduced zoning provisions which anticipate hammer head allotments in addition to the regular allotments that exist within the locality. The impact of any future dwellings or other such structures on the allotments will not detrimentally impact upon the amenity of the locality as the density of the proposed land division is low. Appropriate design features and setbacks of dwellings and structures will be considered at such time a land use applications are lodged with Council for assessment. Allotments within the immediate locality vary in shape and dimension and it is acknowledged that battle axe allotments form part of the anticipated character of the locality. The fact that the recently introduced policy supports this form of development lends weight to the merits of the proposal and in particular the hammer head shaped allotments. Public Open Space Section 50 of the Development Act 1993 requires that where more than 20 allotments are proposed, a minimum of 12.5% of public open space shall be provided within the development, or that a financial contribution be paid to the Council in lieu of the provision of open space (where accepted by the relevant authority), or where a shortfall of the required 12.5% open space provision occurs, a combination of open space and financial contribution be applicable.

_____________________________________________________________________________________


The Development Act establishes a calculation for the financial contribution: s50(1)(e) that land be vested in the council or the Crown under paragraph (c) and

that the applicant make a contribution determined in accordance with subsection (7),

(7) the contribution that may be required under subsection (1)(e) will be determined in accordance with the following formula:

where— P = the contribution payable PC = the rate of contribution prescribed by the regulations for each new allotment or strata lot within the relevant part of the State that do not exceed 1 hectare in area OS = the area of land (expressed as a percentage of the relevant area) to be vested in the council or the Crown as open space NA = the number of new allotments or strata lots delineated on the plan that do not exceed one hectare in area.

The proposal includes six (6) reserves that total 10,206 m2 which comprises the drainage reserve and other reserves to prevent vehicle access along Mudla Wirra Road, portion of Norris Road (to preserve the gas infrastructure) and Henry Turton Circuit (Allot 102). The degree to which these reserves provide ‘useable’ public open space is questionable. The minor strip reserves are only nominal and only seek to prevent access to the surrounding road network for safety reasons and not deemed true public open space. Give these reserve strips vary in area from 0.8m2 to 18 m2 they are not deemed to constitute public open space. The Drainage Reserve will have relatively steep banks with a depth of 4 metres and contain water up to a depth of 3.7 metres and contain water for the majority of the year. If these reserve areas in total, were deemed useable it would have equated to 5.47% of the total land area of the required 12.5% of public open space. The public open space contribution amount gazetted at the time the application was lodged has been confirmed to be $6,488 per allotment. In similar situations staff and management have negotiated with Developers in respect to Open Space Fund payment where part of the open space included drainage basins. In this case, the full 12.5 % of open space is not deemed crucial given the size of the allotments and proximity to Wasleys Oval and already developed public open space with limited facilities. This point has been discussed with Council’s General Manager Environment and Infrastructure who agrees that a dedicated open space is not entirely warranted in this locality. However, it is noted that the facilities within the Wasleys oval are very limited and any payment in lieu of the open space from the Developer will be allocated towards improvements to the Wasleys oval in the form of club rooms and recreation facilities. It is not unreasonable, based on similar negotiations in the past to allow some of the reserves to be calculated as public open space and have the developer pay the remainder in lieu of open space. It has been determined that the reserves areas provided will be given a designated value of 3.5% which in turn would require the developer to pay 9% public open space. In accordance with the above calculation, a financial contribution in lieu of public open space of $172,840.00 is required to be paid to Council.

_____________________________________________________________________________________


Stormwater Management/Flooding/Watercourses The Applicant has engaged Herriot Consulting to prepare a stormwater management plan (SMP). This SMP forms part of Appendix 7A. A series of road swales, rear of allotment swales and underground pipes are required to convey all stormwater runoff from the estate to a stormwater detention basin which is in the north-western corner of the land. Each allotment, once developed will need to have all the roofed area draining to a minimum 25,000 litre rainwater tank per allotment. Some of the site will require fill to achieve gradient towards the retention basin including the rear of Allotments 31, 32, 40, 18 and 19 which currently have depressions. The retention basin will need to accommodate flows up to the 100-year Average Rain Fall Intensity Event (ARI). Stormwater discharge points within the immediate locality are at or over capacity. The SMP will drain the entire land division to the north-western corner of the land. The point of discharge from the Retention Basin will be to Templers Creek located approximately 1 kilometre to the north of the site via a pumping main. Pumping would only occur when the basin is nearing capacity and overtopping is predicted to occur. Rear of Allotment swales along the Mudla Wirra rear property boundaries, and allotments 31, 32, 40, 39, 1-5 would require 15-metre-wide easement to accommodate a 10-metre-wide stormwater swale with a depth of 500 mm. A 5metre landscaping strip in addition to road side swales contained within the road reserve along with onsite rain water tanks also form part of the stormwater management design for the site. The basin will have a maximum water depth of 3.7 metres. To restrict access to the retention basin a 1.8-metre-high perimeter open chain link or similar fence will be erected around the basin for safety reasons. The current plan of division requires the easement to be carried through Allotments 16-21 and this will be listed as a condition. It has also been noted by Council’s Engineer that an additional easement may be required along the northern property boundary of Allotment 19 to capture stormwater that discharges from the Dorothy Close roadway. Crossovers for each of the new allotments will be installed by the Applicant that conform with Council Standards as a part of this rural land division. Fencing No solid fencing should be installed at any point in between the allotments that abut Henry Turton Circuit or Mudla Wirra Road as these would inhibit flows and cause flooding to individual properties. However open style fencing will allow water to move freely over land and is therefore acceptable. Council’s Development Engineer is satisfied with the proposal regarding road infrastructure and has confirmed requirements for construction through the imposition of numerous specific land division requirements Waste Water Management All of the allotments are of a size and dimension which will allow sufficient provision of land to enable an on-site wastewater system to operate in a manner deemed suitable in accordance with the legislative requirements of the Public Health Act 2012. Based on the soil profiles in Wasleys that are generally highly reactive clay, it is likely that aerobic waste water systems or similar will be required to support dwellings. Waste water applications will be assessed at the time dwelling applications are lodged. There are no watercourses or tributaries traversing the subject land that could be adversely impacted by wastewater application via an on-site wastewater treatment system. Given the above considerations, the proposed land division is considered to adequately accord with the following General Section policy provisions of Council’s Development Plan that relate to specifically with wastewater treatment systems:

_____________________________________________________________________________________


General Section – Waste Treatment Systems PDC 11

“Development that produces any sewage or effluent should be connected to a waste treatment system that complies with (or can comply with) the relevant public and environmental health legislation applying to that type of system.”


“Any on-site wastewater treatment system/ reuse system or effluent drainage field should be located within the allotment of the development that it will service.”


“A dedicated on-site effluent disposal area should not include any areas to be used for, or could be reasonably foreseen to be used for, private outdoor open space, driveways, car parking or outbuildings.”


“The spreading or discharging of treated liquid or solid waste onto the ground should only occur where the disposal area consists of soil and vegetation that has the capacity to store and use the waste without contaminating soil or surface or ground water resources or damaging crops.”

Heritage The subject land is not located within a Historic Conservation Area, nor are there any heritage places of significance located on the subject land. The closest heritage listed place to the subject land is the Local Heritage Listed Charles Mullens Memorial which is located on the western side of Mudla Wirra Road on the road reserve adjacent the proposed drainage basin. Given the distance between the Memorial stone and subject land it has been determined that there are no heritage impacts associated with this application.

Bushfire Protection Area The Applicant has submitted numerous plans of division over the course of the last 12 months since the application was submitted. The main issued that caused a number of re-designs of the plan of division included:

• Stormwater management; • The land being located within a general bushfire risk area; • The road layout; • Proposed road junctions with Mudla Wirra and Pratt Road; and • The natural gas easement.

The subject land is in the General’ Bushfire Risk Area. The Minister’s Code – “Undertaking development in Bushfire Protection Areas” sets out mandatory requirements for land division design for this risk class. It is essential that landowners in Bushfire Protection Areas, as well as fire-fighting and emergency services (personnel and vehicles), can safely enter and exit the allotments proposed to be created by the land division.

These requirements relate specifically to the proposed means of entry to and exit from an allotment (i.e. width of roads and hammerhead handles, length of roadways all weather surface for access). In reviewing the current plan of division proposal against the criteria within the Minister’s Code, staff are satisfied that the minimum mandatory criteria for safe and convenient access to the allotments can be achieved by virtue of the size and configuration of allotments being created.

_____________________________________________________________________________________


Contamination The Applicant engaged JBS&G Australia Pty Ltd to undertake a Preliminary Site Investigation (PSI) for the subject land. The objective of the assessment was to identify potentially contaminating activities associated with the past and present site usage which may significantly impact on future use or development of the site, or pose probable public health and or environmental risks. Based on information collected and site inspection, the PSI identified that the site had been used by the University of Adelaide since it acquired the land in 1992 for commercial agricultural cropping and grazing sheep and cattle for the purpose of food production. Historic information indicated that the site had been owned by a number of private landowners with occupations generally consistent with farming and agricultural activities prior to ownership of the University of Adelaide. Some potential areas and chemicals of interest in relation to potential site contamination were identified at the site which included:

• Historical ongoing agricultural activities and associated chemical use; • Historical application of herbicides, pesticides containing DDT and historical occupation of

the site by animals exposed to DDT; • Possible chemical spillages; • Possible burial of waste on site; and • Adjacent land use (railway corridor).

The report concluded that the PSI did not identify any current or historical site activities or uses, with the potential to result in site contamination which would significantly impact the future use or development of the site or pose public health and or environmental risks. The potential for unacceptable risk as a result of site contamination that would render the site unsuitable for residential development was considered to be low. The investigation did not include sampling of soil, soil vapour or groundwater as part of the assessment. Based on the PSI provided planning staff are satisfied that the subject land can be used for residential purposes. A copy of the executive summary from the JBS&G Australia Pty Ltd report forms Appendix 7E. The proposal is therefore considered to satisfy General Section Hazards – Site Contamination PDC 39 as the land has been determined to be suitable for its intended residential use and any potential site contamination is low based on previous land uses. Transportation/Access, Carparking/Manoeuvring The original plan of division submitted by the Applicant contained a road layout with sharp corners/bends which were considered hazardous and would have contributed to poor vehicle sightline distances. The Applicant has adequately amended the plan of division to remove the original concerns raised by staff. DPTI have provided comments on the proposal and these have been outlined at the beginning of the report. The full comments provided by DPTI form Appendix 7F. The Applicant submitted a report that was prepared by GTA Consultants and this is contained within portion of Appendix 7A.

_____________________________________________________________________________________


Whilst this has been included for the Panels reference, it should be noted that the proposal has since been altered based on a peer review and concerns raised by DPTI and Council with respect to a plan of division that would have created a direct access for Allotment 20 to Pratt Road (superseded plan contained within the GTA report). The peer review was commissioned by Council and undertaken by Mr Frank Siow. The concerns of the Council and Mr Siow centred around the distance between the railway track and Mudla Wirra Road, the proximity to unsealed Congdon Road, the Pratt Road bend and the proposed driveway to the Allotment that would be located within a short section of road where access conditions would be compounded by the various difficult site features. A driver leaving the proposed driveway would have difficulty viewing approaching traffic from Mudla Wirra Road and Pratt Road as a driver viewing the approaching traffic from Pratt Road from this driveway would be ‘looking backwards’ at an angle of greater than 40 degrees from the horizontal line. Austroads design standards recommended maximum sighting angle is 110 degrees for left turns and 120 degrees for right turns for an exit driver to view traffic on the through road. The angles involved for the proposed driveway would have been in excess of the design recommendations. The proposal to have Allotment 20 with access from Pratt Road was therefore not supported. The Applicant amended the proposal and has abandoned the notion of gaining access and egress directly onto Pratt Road.

The amended plan of division dated 13 April 2017 will result in a new junction with Mudla Wirra Road. DPTI and Council support the proposed junction as it appears that safe intersection sight distance (SISD) is achieved in both directions and turning treatments appropriate to the road and development volumes as the basic right turn and basic left turn treatments are consistent with Austroads Guide to Road design. This road junction has enabled the land division to be supported by staff as previous designs included a cul-de-sac end that did not meet the Minister Guide when designing land divisions within a General Bushfire Risk Area. This junction will now provide additional escape routes for the residential estate in the event of a bushfire. To prevent any direct vehicle access to Mudla Wirra Road and offend provisions of the Development Plan that restrict direct access from allotments onto Mudla Wirra Road, the rear property boundaries of all the allotments that abut Mudla Wirra Road will have a 0.05 metre reserve buffer preventing any vehicle access. The proposal therefore satisfies Rural Living Zone PDC 43 that prevent allotments gaining direct access to Mudla Wirra Road. Similar reserve strip buffers have been applied to Lot 1 and 39 that restricts access from Henry Turton Circuit to these allotments as well as from the portion of Norris Road that will traverse the Gas pipeline. The “Y” head proposed at the end of Dorothy Close contains two different road widths. To accommodate 12.5 metre rubbish trucks that collects Council provided rubbish bins, a turnaround area to accommodate such vehicles is required. This detail will be considered by Council’s Engineer as part of the detail design documentation. This anomaly will be listed as a condition of consent and be required to be rectified as part of the detail design documentation submitted to Council. The Norris Road intersection with Mudla Wirra Road will need to accommodate a 19 metre semitrailer and this will also be listed as a condition of consent. A seal of 5 metres will need to be extended onto Mawson Street to accommodate a seal access to proposed Allotment 40.

It is considered that the amended plan of division complies with General Section – Transportation Objective 2 and 4 and PDC 23 and 24 as the roadways will be constructed in accordance with Council and DPTI specifications and established Australian Standards and will facilitate safe and convenient access with the adjoining road networks. Noise/Air Quality Directly to the east of the subject land exists a single-track rail corridor that continues to accommodate rail infrastructure. The subject land abuts the rail corridor via an unmade track at present. DPTI have indicated in their comments that no decision has been made on the future of the rail corridor and that it should be treated as if the rail corridor could be reactivated at a future date. Mudla Wirra Road is also a potential noise source with the traffic that it carries.

_____________________________________________________________________________________


Minister’s Specification SA78B titled “Construction re-equipment’s for the control of external sound” offers alternative guides and standards to protect the occupants of residential dwellings from the impact of existing or future road and rail sound. An assessment has been undertaken by staff against the Minister’s Specification and revealed that a minimum distance of at least 40 metres would be achieved between the rail corridor and location of a dwelling. This distance in addition to a 2.1-metre-high solid fence constructed along the alignment of the rail corridor and Mudla Wirra Road would protect future residents from noise in the unlikely event that rail services are reinstated within the adjacent corridor and road noise along Mudla Wirra Road. The Applicant’s Planning Consultant has indicated “that allotments backing onto Mudla Wirra Road are at least 96 metres deep and it is reasonable to assume that future dwellings on these allotments will be sited relatively close to the road frontage simply to minimise the cost of extending water and power supplies and to minimise driveway construction costs”. The Applicant is of the view that solid fencing along Mudla Wirra Road would be visually unappealing and in consistent with the intent of the Rural Living Zone and desired character statement that seeks development that reflects the open character. The Applicant has agreed to landscape the rear allotment property boundary of the allotments that abut Mudla Wirra road with a depth of 5 metres using a selection of native species indigenous to the area. It is recommended that landscaping also be implemented adjacent the rear property boundary of the allotments that abut the rail corridor with a minimum depth of 5 metres as is proposed adjacent Mudla Wirra Road. The Minister’s Code also suggest that other construction techniques can also be employed to protect residents from rail noise, such as window glazing, solid doors and seals, wall and ceiling insulation and alternative ventilation systems if necessary. The Applicant has indicated that rural open style fencing will be placed along all the property boundaries, including the boundary that abuts the rail corridor and not solid metal fencing. Staff are not of the view that any likelihood exists for the rail corridor to be reactivated and confirm that solid fencing would be able to be erected in the future to safe guard future residents in the event the rail corridor is reactivated, albeit at land owner’s costs. It is therefore considered in this instance that the solid fencing should not be required to be installed by the developer. In the event future land owners have a desire to install solid fencing along their rear property boundaries it does not constitute development and therefore would not require development approval providing it does not exceed a height of 2.1 metres and would not affect stormwater management for the site. It is interesting to note that the exiting rail corridor has not been identified within Council’s Development Plan on the constraints mapping. The Rural Living Zone within Gawler Belt however has specific policy dedicated to the rail corridor as does the Kapunda and Roseworthy Rail corridor but not the Wasleys rail corridor. The most likely reason for this is that the Residential Zones within Kapunda, and Roseworthy along with the Rural Living Zone in Gawler Belt have more recent Development Plan Policy (i.e. less than 6 years old), whereas the Policy for Wasleys has largely not been altered. Trees – Mature, Street Trees and Native Vegetation Prior to the November 2015 Pinery Fire, several trees existed along the Mudla Wirra Road property boundary that abuts the subject land. Unfortunately, the fire affected several of these trees. As previously advised the Applicant will be required to plant a 5-metre wide landscape buffer along the allotments that abut the Mudla Wirra property boundary and the rail corridor. The landscaping strip adjacent Mudla Wirra Road will also assist with capturing any spray drift or dust that may emanate from the Primary Production land to the west of Mudla Wirra Road. In addition to the above, a condition of approval will be applied to the decision notification form if approved by the DAP that requires the Applicant to plant at least 1 street tree per allotment. The Applicant has agreed to this condition.

_____________________________________________________________________________________


Other Considerations The Road names that have been utilised by the Applicant where ratified by the Council in June 2016 as they comprise names that are affiliated with prominent past residents of Wasleys and recognition of the surrounding long standing farming activities within the area. Flag lighting will be required to be provided to create an appropriate level of illumination that contributes to vehicle safety. A condition has been included that lighting will be considered at the detail design stage. Conclusion The Zone objectives seek to ensure that land division is undertaken in a manner which is consistent with, and serves to safeguard the open rural character of the locality and the Rural Living Zone more broadly. In this instance, the land division as proposed creates 38 rural residential living allotments which are of a size and dimension that on balance are consistent with the zone principles and objectives that being a minimum 4,000 m2 in area. In considering the merits of the proposal it has also been determined that by its support the land division will reflect an allotment configuration which is consistent with the recent policy changes in the zone. Furthermore, it is considered the future development of the land for rural residential purposes is also unlikely to alter the open rural character of the locality in any significant or detrimental manner. The internal road layout meets the requirements for undertaking a land division within a Bushfire Risk Area and the proposed road junction that connects with Mudla Wirra Road is also deemed acceptable and will facilitate an additional escape route should the area be affected by bushfire. The stormwater management plan will also ensure that the proposed development and existing surrounding area will be protected from stormwater that will emanate from the estate once established with dwellings. It is therefore considered that, on balance, the proposed development is not considered to be seriously at variance with the relevant provisions of the Development Plan and is worthy of conditional consent. Recommendation 1. Reason for Decision Having considered all the relevant planning matters in relation to the development

application 313/D023/2015, the Panel has read and considered the report prepared by the Manager – Development Services

2. That pursuant to section 35 (2) of the Development Act 1993, the proposal is not

considered to be seriously at variance with the relevant provision of the Light Regional Council Development Plan (consolidated) 3 December 2015.

3. That pursuant to Section 33 of the Development Act 1993, Development Application

number 313/D023/2015 be granted Development Plan Consent subject to the following conditions:

Development Assessment Commission Conditions 1. The financial and augmentation requirements of the SA Water Corporation shall be

met for the provision of water supply. (S A Water 90004/16) . The necessary easements shall be granted to the SA Water Corporation free of cost.

_____________________________________________________________________________________


2. SA Water further advises that a 150DN main is required to link in to the 150DN

main in Station Rd and through the development site to link in to the 200DN main in Mudla Wirra Rd/Pratt Rd for this development. If a connection/s off an existing main is required, an investigation will be carried out to determine if the connection/s to your development will be costed as standard or non-standard.

3. A final plan complying with the requirements for plans as set out in the Manual of

Survey Practice Volume 1 (Plan Presentation and Guidelines) issued by the Registrar General to be lodged with the Development Assessment Commission for Land Division Certificate purposes.

EPIC Energy Conditions 4. The relevant consents shall be obtained from EPIC Energy prior to commencement

of the land division, these include: • Obtaining a written determination from the pipeline operator as to:

a. whether the development has the potential to impact compliance of the pipeline with AS 2885; and

b. where there is a potential impact on pipeline compliance, whether a Safety Management Study conducted in accordance with AS2885 will be required;

5. Participating in a Safety Management Study workshop if such a workshop is

required; and 6. Reaching agreement with the pipeline operator to address the actions resulting

from the Safety Management Study to ensure the pipeline continues to comply with AS2885.

7. Complying with the conditions of the relevant Easement holder. Department Planning Transport and Infrastructure (DPTI) conditions

8. The Mudla Wirra Road/New Road junction shall take the form of a T-junction with

Basic Right Turn and Basic Left Turn treatments consistent with the Austroads Guide to Road Design Part 4A.

The junction and all required road works shall be designed and constructed in accordance with Austroads Guides, Australian standards to the satisfaction of DPTI and or Council. All associated costs (including project management and any necessary road lighting and drainage upgrades shall be borne by the Applicant. Prior to undertaking any detailed design, the applicant shall contact DPTI’s Network Integrity Engineer, Traffic Operations, Mrs Christina Canatselis on (08) 8226 8262 or via email [email protected] to obtain approval and discuss any technical issues regarding the required works.

9. Land requirements for the new junction (if any) shall be finalised and agreements

for construction entered into prior to Section 51 clearance certificates being issued. 10. Individual property access to/from Mudla Wirra Road shall not be permitted. 11. A final plan shall be produced prior to the issue of Section 51 clearance certificates

that does not create any individual access to/from Pratt Road.

mailto:[email protected]

_____________________________________________________________________________________


12. No stormwater from this division shall be permitted to discharge on-surface to the adjacent roads and /or rail corridor. Additionally, any existing drainage of the adjacent roads and/or rail corridor must be accommodated by the development and any alterations to road drainage infrastructure as a result of this development shall be at the expense of the applicant.

Development Plan Conditions

13. The development shall proceed in accordance with the details of Development

Application Number 313/D023/2015 and the approved plans dated 13 April 2017 marked Ref: 3220-PToo1. V7 and, correspondence submitted, excepted when varied by the following conditions of consent.

14. An appropriate Soil Erosion and Drainage Management Plan (as described in the

“Stormwater pollution Control, General Code of Practice for Local, State and Federal Government”) shall be prepared and implemented which includes a range of strategies to collect, treat and store and dispose of stormwater during construction and from the final form of the development (i.e. from roofs, driveways, parking areas, lawns, etc.) while minimising disposal into the environment. The Soil Erosion Drainage Management Plan shall be submitted to Council for approval prior to commencement of any works.

15. An appropriate Construction Management Plan shall be prepared and submitted to

Council for approval which addresses the mitigation or minimisation of impacts (especially from noise and dust) during the construction phase. Dust generated by machinery and vehicular movement during site works, and any open stockpiling of soil or building materials at the site, must be suppressed by regular application of water to ensure dust generation does not become a nuisance off site. Site development machinery should generally not be operated outside of the hours of 7am to 6pm daily.

16. Notification shall be provided to residents immediately adjacent or abutting the

proposed development land, notifying of the intent to commence work, and the approximate timeline for construction, inclusive of expected working times and days (inclusive/exclusive of weekends).

17. The developer shall employ appropriate measures to minimise any creation of dust

emission nuisance from the site during the construction period generated by machinery and vehicular movement at the site or any stockpiling of soil so as to not cause nuisance to adjoining property owners.

Land division requirements

18. “As constructed” drawings shall be provided to the Light Regional Council in

respect of all infrastructure constructed as part of the development approval herein. The drawings shall be provided in hard copy format and electronic “DWG” or “DXF” and “PDF” format, in accordance with Council’s minimum ‘As-Constructed’ drawings Guidelines. All ‘As-Constructed’ drawings shall be provided to Council prior to Practical Completion.

19. Filling on allotments to a depth greater than 200mm shall be properly compacted in

order to support standard residential footings, in accordance with AS 3798:2007 Guidelines on Earthworks for Commercial and Residential Developments. An allotment plan shall be provided to Council showing the extent and the depth of filling on the allotment together with certification from the superintending professional civil engineer indicating that the compacted filling is suitable to support standard footings for residential development.

_____________________________________________________________________________________


20. Unless noted otherwise within these conditions, all design and construction shall be undertaken in accordance with Council’s minimum standard requirements, outlined in Council’s “Infrastructure Guidelines SA: Standards and Requirements for the Design and Construction of Infrastructure Assets in South Australia”, which can be provided on request, or via Council’s website. Please note that the most recent version enforced at the time of Development approval will be used for this purpose.

21. A water supply and fire hydrant system of adequate capacity to be used for fire and

other emergencies within the proposed development area shall be provided. Such systems must be wet pipe system which accords with SA Water standards, with a minimum pipe size of 100 mm for the distribution main.

22. Council has declared the area an underground mains area and all the requirements

of the ETSA Corporation for easements and the installation of underground mains shall be met.

23. The design traffic for the formed surface of roads shall be based on Chapter 12 of

the Austroads Guide to Pavement Technology, Part 2: Pavement Structural Design. 24. The road shall have a sealed surface trafficable by vehicles (carriageway) of a

width of no less than 6.2 metres, with an additional 1.0 metre wide shoulder on each side, and shall be contained within a road reserve of 16.2 metres.

25. The road shall be designed and constructed in a manner, which allows safe and

convenient property access via individual driveways considering horizontal and vertical sight distance and grade. This shall include allowances for driveway grade transitions, cut and fill for a dwelling.

26. Any works required to integrate the existing Station Street or Henry Turton Circuit

carriageway to accommodate the turning movements from the new road shall be undertaken at the applicant’s expense. This shall include the extension of kerbing across the southern end of Station Street to re direct traffic away from the new proposed driveway.

27. Due to the forming of a continuous swale for the full length of the new road, the

applicant will install vehicle crossover to Council standards, in a location approved by Council for each proposed allotment.

28. The carriageway of all roads shall be sealed with a minimum thickness of 50mm

AC10 to urban road standards to the satisfaction of Council.

29. The road shall have a maximum grade of 16 percent and the cul-de-sac end, a maximum grade of 10 percent. The road shall have a minimum longitudinal grade of 0.5 percent to prevent ponding adjacent the road pavement.

30. In accordance with AUSTROADS, the design vehicle for this development shall be

a 12.5m Single Unit Vehicle, with the checking vehicle being a 19m Prime Mover and Semi-trailer;

(a) The entire street network, including all intersections, T-junctions and Cul-De-

Sacs, shall be designed to accommodate the design vehicle without the need for the design vehicle to leave the sealed carriageway, while remaining in the vehicles specified lane;

(b) The entire street network shall accommodate the checking vehicle without the vehicle leaving the pavement or damaging street infrastructure.

_____________________________________________________________________________________


31. Corner cut offs shall be provided such that a fully fenced or vegetated boundary will not obstruct sight lines of road users. A minimum cut off of 7.0 m x 7.0 m shall be provided. A minimum road verge width of 3 metres measured from the edge of pavement to the boundary shall be provided.

32. The design and construction of all roads and drains and any associated

infrastructure shall accord with any relevant Australian Standard and any other professional standards (whether described as Codes of Practice, Guidelines, handbooks, or the like) which are generally recognised as being applicable.

33. Public lighting internal of the development shall be in accordance with Council’s

Public Lighting Policy. Intersection lighting (in accordance with AS/NZS 1158) shall be provided at the intersection of Norris Road and Mudla Wirra Road, and at the intersection of Norris Road and Henry Turton Circuit.

34. In accordance with Council’s Undergrounding Services Policy, all the requirements

of the SAPN for easements and the installation of underground mains shall be met.

35. To prevent any vehicle access from allotments directly onto Mudla Wirra Road and

Pratt Road a reserve with a width of 0.05 m shall be designated on the plan of division that restricts any access from these allotments that abut Mudla Wirra Road and Pratt Road.

36. The design and construction of all road batters shall minimise the risk of soil

erosion. 37. A gravel footpath, 1.5 metres wide, shall be provided on one side of all the roads. 38. All roads shall be constructed with street signs and posts to the Council’s

reasonable satisfaction as per Council’s “Standards and Requirements for the Design, Construction and Development of Infrastructure Assets in the Light Regional Council”.

39. Street trees shall be planted on both sides of all roads within the unsealed portion

of the road reserve at a rate of 1 planting per allotment. The species and location of trees shall be to the satisfaction of Council and shall consider the existing street tree plantings, common service trench location and street light location.

40. If the land division is to be staged, temporary turnaround areas and appropriate

road and allotment drainage shall be provided and managed where roads and stormwater systems are not completed to the satisfaction of Council.

41. In respect of any allotment where a rear of allotment drainage system is provided,

an easement for drainage purposes appropriate to protect and permit maintenance of such system shall be granted to the Light Regional Council free of cost.

42. Permanent and non-permanent water bodies shall be designed to consider public

safety in accordance with the provisions of the Guidelines for the prevention of accidental injury associated with artificial or altered water features in public places as well as the Royal Lifesaving Publication Guidelines for Water Safety – Urban Water Developments. Fencing shall be provided to the perimeter of the retention basin to the satisfaction of Council requires this.

43. All “Reserves” inclusive of Drainage reserve 47 shall be vested to the Council free

of cost.

_____________________________________________________________________________________


44. That a landscaping strip with a minimum width of 5 metres shall be installed by the Applicant along the rear allotment property boundaries of all the allotments that abut Mudla Wirra Road and the Rail corridor with a selection of native species indigenous to the area. This shall be undertaken prior to section 51 Clearance.

45. The “Y” head proposed at the end of Dorothy Close contains two different road

widths. To accommodate 12.5 metre rubbish trucks that collects Council provided rubbish bins, a turnaround area to accommodate such vehicles is required.

46. The Norris Road intersection with Mudla Wirra Road shall be designed to

accommodate a 19-metre semitrailer. 47. A road pavement seal of 5 metres shall be extended onto Mawson Street to

accommodate access to proposed Allotment 40. 48. An amended Stormwater Management Plan (SMP) shall be submitted to Council

for approval that illustrates that the 15 metre stormwater easement is carried through the rear of Allotments 16-21, unless otherwise varied by Council. The amended SMP shall also include bunding within the easements that provided stepped ponding to occur.

49. An additional stormwater easement shall be provided along the northern property

boundary of Allotment 19 to capture stormwater that discharges from the Dorothy Close roadway.

50. An amended plan of division shall be provided that illustrates the easements

referred to in the conditions above. 51. All road intersection points both internally and those that connect to the existing

road network shall be designed and constructed to accommodate the swept path of an Austroads 12.5 metre design vehicle with an allowance for an Austroads 19 metres Design Vehicle to traverse the Full Road network without damaging roadside infrastructure.

52. Landscaping shall be planted and established along one side of all the battle-axe

driveway handles of the allotments herein approved to the reasonable satisfaction of Council. The trees at the time of planting shall have minimum height of 1 metre and planted at 6 metre intervals along the battle axe driveway handles of the allotments. The establishment of the landscaping on the subject land must be undertaken prior Council issuing Section 51 clearance for the application and the tree species approved by Council.

53. Landscaping established in the driveway battle axe handle of the allotments shall be

maintained in good health and condition at all times with any diseased or dying plants being replaced, to the reasonable satisfaction of the Council.

54. The Applicant shall pay the Light Regional Council a sum of $172,840.00 in lieu of

the full provision of public open space. Payment shall be made prior to section 51 clearance being issued.

55. Management of Stormwater shall be in accordance with Herriot Consulting Letter

dated 4th August 2016 ID C1510-047 “RE: Stormwater Management Plan – D.N.313/23/2015 Allotment 91 FP175337 Mudla Wirra Road, Wasleys” unless changed through condition below:

(a) Calculations to be updated to incorporate rainfall data from 1885 to 2016

inclusive;

_____________________________________________________________________________________


(b) Consideration needs to be given for • safety and mosquitos for onsite management (i.e. ponding water for

extended periods) • ongoing maintenance and how this will be controlled (i.e. Council

managed or homeowner), including if swales/basins are in easements or drainage reserves;

(c) All allotments shall be protected from flooding due to stormwater generated by a 100 year average recurrence interval storm;

(d) Where surcharge due to blockage of the primary drainage system could flood existing or future buildings on an allotment, a secondary protection drainage flow path shall be provided (in addition to any rear of allotment drainage system);

(e) The swale design on either side of the new road shall be designed to manage flows created from the road resulting in a 100 year average recurrence interval storm and shall be designed so that bed erosion and scour is prevented. Unlined drains and watercourses shall be a maximum grade of 0.5 percent and be topsoiled and grassed;

(f) Minimum pipe grade shall be 0.5% unless otherwise approved; (g) All roads shall have a two-way cross fall for stormwater drainage; (h) The flow path for major storm flows (100 year ARI) must be contained within

reserves or the road reserve and not enter into private property unless within a designated easement. Where low points (sags) occur in roadways or cul-de-sacs drainage is to be provided to the end of an overland flow path to cater for the 100 year ARI event must be provided on public land or confined to a drainage easement to accommodate the flow;

(i) Flows conveyed through the road network during the critical 100 year ARI storm must be kept below a flow*velocity limit of 0.4m2/second and maximum allowed ponding of 0.15m;

(j) Minimum box culvert size of 450mm x 300mm; (k) Minimum clear cover over pipes or culverts shall be 600mm in general or in

accordance with the manufacturers specification otherwise approved by Council;

(l) The minimum vertical and horizontal clearances between a stormwater pipe and any other pipe or service conduit shall be 150mm;

(m) Pipe outlets into open channels shall incorporate works designed to provide protection from flows within the receiving waters, from overland flows into the receiving waters, and from local scouring and undermining of the outlet structure, and include measures to dissipate the outflow velocity;

(n) The road swales shall be designed of sufficient depth, and appropriate weirs/hold points so that stormwater flows generated by a 100 year Average Recurrence Interval storm will not exit the road reserve into private property.

56. Embankment slopes shall typically not be greater than 1 in 5 to enable Council

maintenance mowing and slashing to occur without difficulty.

Notes to Applicant 1. Details of any advertising signage or hoardings promoting the development and any entry

statements to be established will need to be provided to Council for approval prior to their erection or work commencing.

2. The applicant is reminded of its general environmental duty, as required by Section 25 of

the Environment Protection Act, to take all reasonable and practical measures to ensure that the activities on the whole site, including during construction, do not pollute the environment in a way which causes or may cause environmental harm.

3. Noise levels must comply with the Environment Protection (Noise) Policy 2007.

_____________________________________________________________________________________


4. The developer shall be responsible for liaison with SA Networks in respect to both public lighting and for the provision of an underground electricity service to all new allotments in the development.

5. The appropriate Council Officer(s) shall be notified prior to commencing the various stages

of infrastructure installation in order to inspect installation and traffic management. 6. Prior to Council advising the Development Assessment Commission that its requirements

have been met, one of the following is required to have been undertaken:

(a) Council’s Certificate of Practical Completion to the Developer has been issued and a bank guarantee, or similar, to the value nominated by Council has been provided to Council for the specified maintenance period; or

(b) The applicant has entered into an agreement with Council to secure the construction works pursuant to provisions of the Development Act 1993.

7. Council will require a 12-month maintenance period on all works undertaken as part of this

development commencing upon Council approval of satisfactory completion of the works. 8. Works shall be held, and the appropriate Council Officer(s) notified at least 24 hours prior

for the purpose of inspection, at the following stages during the course of road and drainage construction:

i) Road

(1) After preparation of the sub-grade prior to laying of sub-base; (a) Copy of compaction test certificates to be provided to Council. (b) Proof roll (3 passes) to be supervised under load.

(2) After preparation of sub-base prior to laying of base course; (a) Copy of compaction test certificates to be provided to Council. (b) Copy of sub-base material supply/test certificates to be provided to

Council. (c) Proof roll (3 passes) to be supervised under load. (d) Copy of survey confirming constructed layer depth to be provided to

Council. (3) After preparation of basecourse prior to laying of bituminous surface

treatment; (a) Copy of compaction test certificates to be provided to Council. (b) Copy of basecourse material supply/test certificates to be provided to

Council. (c) Proof roll (3 passes) to be supervised under load. (d) Copy of survey confirming constructed layer depth to be provided to

Council. (e) Copy of test certificates for the mix design.

ii) Stormwater (1) Following excavation of trenches and laying of bedding sand prior to laying of

underground drainage pipes where pipe slope is less than 1.0%. (2) Installation of pipes and joints prior to backfilling where pipe slope is less than

1.0%; (a) Copy of material supply certificates to be provided to Council for all

pipes, joints and bedding sand. (3) Compaction test results shall be supplied to the Superintendent for approval to

proceed at each of the above hold points. Following excavation of trenches and laying of bedding sand prior to laying of underground drainage pipes.

9. Council reserves the right to charge the developer for any additional inspection if the works

do not comply with Council’s standard at the time of the inspection.

_____________________________________________________________________________________


7.2 Light Regional Council Development Assessment Panel 2016 Annual Report Reporting Officer: Lisa Sapio

Manager – Development Services Pursuant to Section 56A of the Development Act 1993 the Development Assessment Panel is required to provide an annual report to Council outlining its activities, observations and trends throughout the preceding calendar year. Should members resolve the annual report is considered appropriate for adoption then a further report will be presented to the May 2017 meeting of Council for their review and subsequent consideration. Recommendation That the report entitled “Light Regional Council Development Assessment Panel 2016 Annual Report” be presented to the May 2017 Council meeting as official comments on suggested trends and policy review as required by Section 56 (a) (2) (b) of the Development Act.

Light Regional Council

Development Assessment Panel 2016 Annual Report In September 2016 Council reinstated the existing Development Assessment Panel (DAP) membership (DAP) composition for an additional one (1) year term expiring on 12 December 2017 and comprises: -

• Bruce Ballantyne • Mike Canny • Joel Taggart • Robert Veitch • Lynette Reichstein • Peter Kennelly • David Shannon

The Panel as established in 2015 was reappointed as the Planning, Development and Infrastructure Act 2016 (PDI Act) indicated a range of potential changes in the area of ‘relevant authorities’ and indications suggested that the membership composition of Council DAPs where to be altered, being potentially replaced by regional DAPs or otherwise affected by other proposed changes to only allow the involvement of one (1) Elected Member from such bodies. Therefore, given the impending transitional changes that are to occur over the next 5 years, Council considered it prudent to reinstate the current DAP Membership for an additional one (1) year term. Council’s Chief Executive Officer is appointed as Public Officer for the Panel. Section 56A subsection (2) (b) of the Development Act 1993 outlines the role and responsibility of the Development Assessment Panel with respect to providing advice and reports to the Council on trends, issues and other matters relating to planning or development that have become apparent or arisen through its assessment of applications under this Act, as it thinks fit. The following report provides information to the Council on: -

1. The activities of the Panel including information on the number of applications brought to the Panel for determination and other relevant statistical information; and

2. Planning or development issues which the Panel wishes to bring to the attention of Council.

_____________________________________________________________________________________


Statistical Data on Panel Activities and Development Applications A total of 10 Development Assessment Panel Meetings were held during the 2016 calendar year. Panel Member Attendance record: - Bruce Ballantyne Attended 10 meetings Mike Canny Attended 9 meetings Joel Taggart Attended 10 meetings Robert Veitch Attended 10 meetings Lynette Reichstein Attended 10 meetings Peter Kennelly Attended 10 meetings David Shannon Attended 7 meetings During the period, no complaint was lodged with Council’s Public Officer against a member of the Panel. No Code of Conduct matters where filed with the Minister. 1. Number of development applications assessed or considered by the Panel A total number of 655 development applications were received by the Council in 2016, with 33 comprising land divisions. A total of 31 matters were considered by the DAP with two (2) matters withdrawn after the agendas were prepared and therefore not considered. Development Applications comprised 28 of these matters with the reminder comprising the DAP Annual Report review, review of the DAP Operating and Meeting Procedures and comments provided to the Development Assessment Commission (DAC) on the Kapunda Supermarket as the DAC was the designated relevant authority. This equates to a total of 4.2% of the total applications lodged with the Council for the 2016 calendar year and represents the extent of delegations provided for by Council to staff. The previous reporting period saw the panel considered 25 applications which equated to 4.4% of the total applications lodged. A total of ten (10) non-complying development applications were considered by the Panel, which were all supported by the Panel and Development Assessment Commission. Provided below is a breakdown of decisions adopted by the Panel: -

DAP Decision Number of Applications Approved 23 Refused 5 Comments to DAC (DAC authority) 1 Review matters (Annual report and operating procedures)

2

Total Number 31

2. Types of Development • Commercial/Industrial - 8 Development Applications These comprised of:- 313/414/2015 Demolition of existing buildings and structures and construction of

a retail fuel outlet with associated shop and diner, car parking, landscaping and advertising (non-complying)

313/465/2015 Winery expansion comprising an increase in the crush capacity of the existing winery from 450 tonnes per annum to 1000 tonnes per annum

_____________________________________________________________________________________


313/499/2015 Grain research facility comprising administration and laboratory building, machinery shed, controlled environment buildings, glass house, four (4) hectare bird proof enclosure, dedicated agronomy area, plant nursery, rainwater tanks, stormwater detention basin and evaporation pond with associated landscaping, driveway and car parking areas

313/474/2015 Storage building for the purpose of storing hot air balloons and associated equipment ancillary to the existing dwelling

313/L006/2016 Demolition of a contributory heritage item and construction of a supermarket with associated parking, loading area, fencing, retaining walls, water storage tanks, wall mounted signage, landscaping and road works

313/321/2016 Service trade premises (Bridgestone tyre outlet) and associated landscaping and car parking - non-complying

313/427/2016 Change of land use to a portion of the existing dwelling to cellar door sales and two (2) freestanding signs (one retrospective) associated with horticultural use of land (non-complying)

313/261/2016 Cheese manufacturing facility in association with existing dwelling (non complying)

• Horticultural/Farming: 5 Development Applications These comprised of:- 313/441/2015 Installation of one (1) frost fan in association with existing vineyard

(horticulture) – Retrospective 313/471/2015 Construction of a 22-mega litre turkey nest dam and associated

pump shed ancillary to the horticultural use of the land (non-complying)

313/26/2016 Construction of a 35ML turkey-nest dam ancillary to the horticultural use of the land (Non-complying)

313/32/2016 Expansion of existing vineyard (6.0 ha to 25.7 ha) and two (2) vineyard identification signs

313/309/2016 Expansion of existing intensive animal keeping use comprising the construction of four (4) additional broiler sheds which will result in an increased capacity to a maximum of 250,000 birds and associated stormwater retention basin

• Residential: 7 Development Applications These comprised of:- 313/416/2015 A retrospective change in land use to Horse Keeping for the

keeping of two horses, one pony (with limitations) and the temporary keeping of an additional horse for Veterinary care, in association with, and ancillary to, the residential land use

313/533/2015 Fence in association with Contributory dwelling 313/418/2015 A retrospective change in land use for the keeping of two (2) cows

in association with the residential use of the land 313/62/2016 Single storey detached dwelling with verandah and garage under

main roof with associated earthworks and retaining walls to both side and rear boundaries (maximum height 1.4 metres)

313/288/2016 Construction of retaining walls and boundary fence, relocation and extension of external privacy screen and alterations to landscaping

313/434/2016 Single storey detached dwelling and ancillary carport (Non-complying)

313/503/2016 Variation to condition 4 of DA 313/300/2013 (outbuilding ancillary to existing dwelling)

_____________________________________________________________________________________


• Land Division: 7 Development Applications These comprised of:- 313/D018/2015 Land Division comprising the creation of two (2) Torrens title

allotments from one (1) existing allotment (Non-complying) 313/D002/2016 Boundary Realignment 313/D022/2015 Land Division comprising the creation of two (2) Torrens title

allotments from one (1) existing allotment (Non-Complying) 313/D002/2016 Boundary Realignment – Appeal Compromise Proposal 313/D019/2016 Torrens Title land division 1 allotment into 7 allotments 313/D004/2016 Boundary re-alignment – Withdrawn from consideration 313/D017/2015 Boundary re-alignment – Withdrawn from consideration • Other: – 5 Development Applications These comprised of:- 313/490/2015 Variation to existing Development Application 313/61/2011 to

change the antenna configuration of the telecommunications facility from turret mounted panel antennas to hexagonal headframe mounted panel antennas

313/159/2015 Wastewater treatment system comprising the construction of a wastewater treatment lagoon and pump shed in association with an existing winery, vineyard and tourist accommodation (Retrospective)

313/315/2015 The filling of land in the Gawler River Flood Plain (Non-Complying & Retrospective)

313/346/2016 Variation to Development Application 313/591/2006 to remove condition 6 in order to enable the use of gas guns in association with the existing vineyard

313/348/2016 Variation to condition of consent of Development Application 313/414/2015 seeking to temporarily change the access to the facility from Murray Street to Old Sturt Highway for a maximum period of 3 months

Appeals to the Environment Resources and Development Court (ERD) There were five (5) appeals lodged with the ERD Court during 2016. A total of four (4) of the Appeals where instigated by the Applicant whilst one (1) matter was a third-party appeal. Two (2) matters where withdrawn from appeal after the scheduled conferences and a third was resolved at the conference stage without the need to progress to an appeal. The remaining two (2) appeals matters are still ongoing. Planning and Development Issues and Relevant Matters During the year, the Panel considered several development applications of varied nature and complexity and there were matters which arose in the opinion of the Panel, which should be brought to the attention of the Council. These matters raised will be reported to the Council within this component of the report: - Land Divisions in Primary Production Areas and Interface Issues Over the last 5 years the Panel has seen a reoccurring theme of land division applications being lodged within the Primary Production Zone. Applicants have either sought to undertake boundary re-alignments with the intent of creating rural living type, under sized allotments where farmhouses are excised away from the farming land or propose land divisions that seek to create additional allotments that are akin to more rural living zone standards.

_____________________________________________________________________________________


The pattern continues to emerge whereby applications are being considered by the Panel that involve the division or boundary re-alignment of farming land with the express purpose of creating a smaller rural living sized allotment. The applicants seek to create a form of rural living / lifestyle allotments outside of the Rural Living Zones or other designated residential areas. The applicants are seeking to excise the original farm dwelling and have it form part of the smaller allotment with the balance of the farming land no longer being held in association to the farm dwelling. The Panel has in the past reinforced the provisions of the Development Plan and consider that such land divisions are a clear misalignment from the policy intent as allowing small allotments comprising an ancillary dwelling with no viable opportunity for the land to be used for cropping, grazing and other primary production activities in the Primary Production Zone is counterproductive. In all the instances considered by the Panel, whilst the larger of the allotments proposed seek to be retained for primary production purposes, the smaller allotments that contain the original farm dwelling would enable permanent residential occupation on an allotment that would no longer be in association with the farming use of the land. The provisions of the Primary Production zoned land within the Development Plan policy supports ancillary accommodation when in association with primary production activities. The excising of the farm house from the farming land are likely to lead to future applications for a farm dwelling to be constructed on the large farming allotment, which would further result in the loss of productive farming land. Smaller rural life style sized allotments within Primary Production Zones also leads to the creation of interface issues between farming and residential land uses due to spray/chemical drift, dust, noise from farming practices and frost fans etc. which in turn threatens a farms viability. It is suggested that the Council consider as part of its Development Plan Policy review to introduce non-complying provisions that require minimum allotment sizes within the Primary Industry Zone. The Policy could prohibit a land division or boundary re alignments that creates an allotment less than the stipulated existing areas (i.e. 33 or 60 hectares as exists within the Development Plan) so as to restrict the ability to further erode the functionality and viability of farming land and ensure that incompatible land uses are not introduced to an area designated for farming purposes. This would also align with the Minister’s Character Preservation District legislation introduced in 2011, which seeks to prohibit land division and residential land uses outside of designated residential and township zones. Dams The Panel considered a few turkey nest dams ancillary to the viticultural use of the land within the Primary Production, Policy Area 2 – Barossa Valley Region during the reporting period. These applications are deemed non-complying forms of development within Policy Area 2 of the Primary Production Zone and are required to undergo the non-complying category 3 assessment path. It is unclear why dams in Policy Area 2 are assigned quite specifically as non-complying forms of development, given dams are considered a merit form of development within the reminder of the Primary Production Zone. There is potential that this could be due to the recognition of undulating nature of the land and many watercourses within the Policy Area which may restrict the development of dams. These considerations form part of an assessment of every dam application and requiring a non-complying assessment for this purpose is not deemed necessarily appropriate on these grounds. The Panel suggest that, the non-complying designation of dams within the Primary Production Zone should be considered by Council as part of its Development Plan Policy Review.

_____________________________________________________________________________________


Land bound by Sturt Highway, Old Sturt Highway and Murray Street Nuriootpa and suggested change to zoning The Panel considered three (3) development applications within the reporting period that where located along the Old Sturt Highway Nuriootpa. The parcels of land abutted the boundary of the Barossa Council. The applications comprised a Caltex petrol filling station associated shop and diner, Bridgestone Truck tyre outlet (service trade premises) and construction of speculative service trade premises over a number of allotments. The allotments and location are quite unique as the locality is characterised by a range of land uses due to their siting at the junction of a number of zone boundaries and a primary (Sturt Highway) and secondary arterial road (Murray Street). The Sturt highway forms a significant barrier in the form of infrastructure which divides primary production to the north from the more commercial activities to the south on the approach to Nuriootpa. The south eastern boundary of the subject land forms the zone boundary between the Primary Production Zone of the Light Regional Council and the Commercial and Residential Zones of the Barossa Council. Whilst the area/allotments identified in the image below are located within the Primary Production Zone, the allotments do not reflect the zoning as they are relatively small allotments and a significant departure from the 33-hectare minimum allotment size and farming land uses envisaged by the zoning. The assessment of all three (3) development applications revealed that the land would be more appropriately zoned for commercial purposes due to its proximity to the adjacent Commercial Zone (Barossa Council) and the fact that the Sturt Highway, forms a significant physical barrier which divides the Primary Production Zone from commercial land uses located to the south of the Sturt Highway. The development applications were all supported by the Panel and concurrence from the Development Assessment Commission was also granted, notwithstanding their non complying designation. The Panel are of the view that the land should be rezoned to reflect what has been approved and constructed on the land so as to resolve the anomaly within the Development Plan, which illustrates a Primary Production zone.

_____________________________________________________________________________________


_____________________________________________________________________________________


Land adjacent Templers Road and Horrocks Highway, Templers and suggested change to zoning The Panel also suggests a change to the zoning of several allotments within Templers. Like the matter raised directly above, the area highlighted in the green polygon in the image below illustrates a locality that reflects a Settlement Zone rather than a Primary Production Zone. More than 20 properties are located within the area highlighted which are largely rural living lifestyle allotments that contain dwellings and other rural pursuits such as horse keeping. The current zoning of the land is that of Primary Production with land holdings in the identified area ranging from 3,000 m2 to 2.7 hectares in area. The Primary Production Zone seeks minimum allotment sizes of 33 hectares with farming land uses. The 20 odd allotments contained within Templers do not reflect a Primary Production Zone and the Panel recommends that the Council consider re-zoning this locality to a Settlement Zone or similar to reflect what exists “on ground”.

_____________________________________________________________________________________


Frost fans The Panel considered applications for frost fans during the previous and current reporting period, whilst planning staff assessed several development applications under delegated authority for the erection of frost fans in association with the viticultural use of the land. Applications considered by the Panel over the last 2 years involved the placement of frost fan(s) for periodic seasonal use. Applicants sought to construct frost fans to limit the significant crop yield losses suffered in previous years due to localised frost in the locality. Applicants have reported that vineyard operations had experienced crop losses attributed to frost incidents in recent years of between 40- 90% over the last few years. Applications were identified and processed as a merit form of development by virtue of the fact that frost fans are not listed as either complying or non-complying development in the procedural matters listing of the Primary Production Zone. The applications were determined to be Category 3 forms of development given that they could not be adequately categorised by the zone provisions of Council’s Development Plan nor Schedule 9 of the Development Regulations 2008. Because of this, the applications defaulted to Category 3 forms of development accordingly. Considering this categorisation, the relevant public notification process was undertaken. The public notification resulted in the lodgement of representations from adjoining land owners who resided on a rural life style allotment within the Primary Production Zone. Frost fans are a vital part of vineyard management and one which will result in the continued economic viability and sustainability of viticulture (primary production) in the region. The intent of the zone objectives places a great deal of emphasis on sustainability and long term viability of primary production. Existing viticultural uses of the land is supported by the zone policy. The zone objectives indicate a direct intent to ensure the long-term future of these envisaged land uses are not jeopardised. Frost fan are an ancillary component to existing vineyards and are considered to be a tool that have the potential to secure and safeguard the primary land use against climatic impacts. Frost fan structures are a common feature within the horticultural precinct of the Primary Production Zone and parts of the rural viticulture landscape within the Barossa Valley region. Given the primary intent of the zone is to accommodate horticultural land uses in the form of vineyards and the scattered rural lifestyle allotments are largely the anomaly, the Panel suggest to the Council that frost fan applications associated with the viticultural use of the land and should be listed as category 1 forms of development and not category 3 as currently exists within the Development Plan. Cellar door land uses associated with vineyards The Panel considered an application to introduce a new land use in the form of a cellar door to a property on Seppeltsfield Road, Nuriootpa. The land already contained a dwelling and 12 hectares of vineyard, small plantation of olive trees and associated farm buildings. The cellar door would sell wines that utilises grape product from the land. The current development plan policy identifies a cellar door as a non-complying land use, except when it achieves all the following: (a) it is within or is an addition to a building existing as at 18 September 1990 (b) the gross leasable area for wine tasting and retail sales is less than 250 square

metres (c) it is located on the same allotment as, and ancillary to, a winery.

Despite the proposal meeting the provisions of (a) and (b), the application was required to be classified as non-complying, given that the cellar door would not be located on the same allotment as a winery.

_____________________________________________________________________________________


Cellar door activities are envisaged in the zone as Policy Area: 2 – Barossa Valley Region PDC 2, as outlined below:

“Cellar door sales outlet and/or restaurant should only occur where it will achieve all of the following: (a) it is located on the same allotment as, and ancillary to a winery (b) it is sited within or as an addition to a building that existed as at 18 September

1990 (c) it is primarily for the sale and tasting of wine that is produced within the Barossa

Valley Region (d) it will not result in a gross leasable area greater than 25 square metres for the

display and sale of any non-beverage or non-food items on the allotment (a) it will not result in a gross leasable area greater than 250 square metres for wine

tasting and retail sales (and this includes any retail sale of non-beverage or non-food items)

(b) it will not exceed a seating capacity for 75 persons.”

The proposed development adhered to all those provisions except for (a) however, Council staff acknowledged that the proposed development would be in association with the existing viticultural use of the land and therefore meets the fundamental intent of this provision of limiting additional buildings that do not have a direct link to the primary production use of the land. The Panel are of the view that the non-complying listing is somewhat short sighted and should allow small scale cellar door land uses if it is in association with a vineyard on the land. This would ensure a direct link between the viticultural land use and allow for value adding development to occur on the land. It is therefore suggested that the policy should be amended so that the cellar door should be in association with a winery or at least 6 hectares of vineyard. Providing the grape product that is grown on site will be used to produce the wine that is to be offered for sale in the cellar door, the absence of a winery is not deemed fatal or necessary as the properties should at least contain a vineyard and part of what is intended to support the establishment of a cellar door. Conclusion The Panel has endeavoured at all times to assist applicants, persons making representations, and the general public in understanding the decision-making process and how the final outcomes were arrived at. The Panel expresses its appreciation to Council Members, Council’s management team and planning staff for their support and assistance. This report is submitted to Council for noting purposes by the Presiding Member on behalf of the Members of the Light Regional Council Development Assessment Panel. .................................................................................. Bruce Ballantyne, Presiding Member

_____________________________________________________________________________________


8.0 NON-COMPLYING CONCURRENCES/APPEALS

Update Reports by Kayla Gaskin

8.1 Update on Development Assessment Commission Concurrences The Development Assessment Panel (DAP) has recommended consent (subject to the concurrence of the Development Assessment Commission (DAC)) for one (1) non-complying development application this year (excluding the applications considered at this Meeting). Further to the update provided at the March meeting, this application has now received concurrence with no changes to the recommended conditions. Details of this application are provided below.

DAP Meeting

Non-Complying Development Applications Granted Consent by the Development Assessment Panel

1 February 2017

Development Application

No. Nature of Development

Date Concurrence

Granted

313/510/2016 Construction of three (3) service trade premise buildings with associated landscaping, stormwater detention basin and car parking areas (non-complying)

8 March 2017

Recommendation That the report on update on Development Assessment Commission concurrences be received.

8.2 Update on Appeals against Development Assessment Panel Decisions Further to the update provided last month, two appeals lodged against decisions of the Development Assessment Panel (DAP) are ongoing and one additional appeal has been lodged. Details of these appeals are provided below: − DA 313/D019/2016: Land Division – One allotment into seven allotments

DAP refused the above application at the December 2016 DAP Meeting. The Applicant lodged an appeal against this decision with the Environment, Resources and Development (ERD) Court on 21 December 2016. A compromise proposal was considered at the March DAP Meeting which too was considered sufficiently at variance with Council’s Development Plan. At the second conciliation conference held 7 March 2017, the matter was adjourned until 12 September 2017. In the interim, a new land division application for the site has been lodged and a second application anticipated. Council staff will assess whether a decision can be made under delegation or whether an assessment by the Panel will be required for one or both of the applications.

_____________________________________________________________________________________


− DA 313/503/2016: Variation to condition 4 of DA 313/300/2013 (outbuilding ancillary to existing dwelling)

DAP refused the above application at the December 2016 DAP Meeting. The Applicant lodged an appeal against this decision with the ERD Court on 2 February 2017. A mutual agreement has been reached to paint the northern, eastern and southern sides of the outbuilding to the satisfaction of Council or its delegate. This is considered to comply with condition 4 of the initial development application 313/300/2013 and therefore no compromise proposal or new development application was considered warranted. Council staff anticipate a Court Order to this affect will be issued and to ensure the outbuilding is painted.

− 313/D031/2016 – JM Lowe & TJ Lowe

DAP refused the above application at the February 2017 DAP Meeting. The Applicant lodged an appeal against the decision with the ERD Court on 5 April 2017 and a preliminary conference has been scheduled for 8 May 2017. Further updates will be provided to the Panel accordingly.

Recommendation That the report on appeals against Development Assessment Panel decisions be received.

LAND DIVISION PROPOSAL

WASL E YS

Ih Ihe oreo nomed

CT Volume 5887 Folio 198 - Allotment 91 in FIT5337, HD Mudlo Wirro

BUILDING ENVELOPEAREAS SCHEDULE

ALLOTMENT AREA953me

2 1003m,1053m,31073maLjILj07ma391188m'LID

. Proposed turning oreos

. Indicotive Building Envelope

Building envelopes ore of fset;Ism f rom rood ond Sin fromside bounodries in Allotments1.5 ond Ô Grid 20m from ToodGrid Sin f rom side boundoriesin Allotment 39.

d

*- , '11,1, ,, I'-'111,111,111;;::^^^

' 47 ooh

Lit

PLAN

Ul

co

@,

^

,

HENRY

' 2625 ,, *2.18 a, a16.59 , 'J18-32 , -

_-Z12__-~ 46 70 ,, ^

RAINAGERESERVE

1,163hu

IURTON CC1

A

RESERVE10.05 .IDEi

4th,

8:8

IURTON

\\

\\\ \\\

\\

\\

,., ,, 615'006%,^ \\

^; o. 3 "45n"e; SL. 5 ' "b'b e\

-$" 35 C' ' "cooh, , a, . ', " '

21-79':'*,?I. *~ ^ a

, , a?, 49 Je. -^; ^' 29 ,

J 43.!$ $,,, , 64 "~' * ,, ,

~~~,~~~, "C * 14 t's ,* ^:. \\'~ ~* \ 4002m' ' ' '^ C, . \ ,sh fr O, "

lain ~*~, ~~~ "'? c' " !" "' " ~' at' " '

,,, ,, , 4002m' '6. I .,,

"' ",,"., ^ 4002m' C#'^,, "

4'0 ^'? *~*,~~ , b, . <3' .t .^40, S ,, 7030n' I^. \\4 ~,, *~, 19 ,. , ,

4' 4, ~~*\~~ 'b ^ $2. , , ,

'~~,~\* s$ 20 .q0 ' \, ,, **, 4005m, , . ,Nototions: ~*,, , ,^ *,\,, d \

. Contour dotum AHD, interv010.25m \.. **,* Q9. ,, ::, 21 , ,

' Codostrol on detoil survey by Pyper Leoker 10.05 onEi. *'~\:^Q' "' ' '

. PIOn is to precede lurid division OPPlicotions DA 313100336 *** ** \, $J. ,/ ', \ a& DA 31310005/17 *** \:\\, \ \

O M ATER DRAINDRAIN - proposed EOSement C is for droinoge purposes in fovour of *\\.*\the Council tsubject to finol engineering design) .,**** ,

. Refer to Certificote of Title for existing EOSement A & B deloil **** **.

. Rurol Living Zone - Rurol Living '10sleys Precinct '** *.* \ , , ,METRES . Toful ore0^ 18'63h0 ** *<;;;6' :a'METRES . Toful ore0^ 18'63ho *** * xi300 I. 37 new Allotments "'

I

40.00

43

-----

,o

,

\

%\

CIRCUIT

^

co

=Uo>Q

47

42 CHAFF

*,-

Dovld, onA

PROPERTYDE VE LO P M E N TC ON S ULTAN TS

PO Bon 65401. n. Id. SA 5065

T 08 8390 0099F 08 8390 0066

odinin. gridr. *dovld, on. co in. au" "wondr. ,do vld, one' in. .u

,C" 007 004 SOC

DATE. 13 April 2017

OUR REF= 3220-PTOOi. v7

* ~ *,

$

o. 05.----

, 2.63

I2.67

ê,A

z

^^

----

\~\

\

e

BB45

LFORESERVE A,10.03 WIDEi

0.8m'

o

B B

44RESERVE10.05 WIDEl

Sin'0.05,

"e ,,_-

96

"~

\

o

----

^^

0.05

B

^^

\

41.7 A

,, Z

;^17i

^^^

B B

45RESERV

on

~

^^

^

@

u.

a

L7.

a

.

5

0.05

--- -U

k,

^.

a

82.762.8

^^

ONTO R LI E

LYER

DGE OF ROAD RMATION

IRE P G/ VA VE

GA PIPELN MAR R

INV RT PIPE

POLE

OVER EAD POWER IN

^^63

o

e

SCALE

384001m,

10

ENLARGEMENT A

35.20

82.80

.

20

;s ^

B 65^/C~"' " '

I\ ^^,\ \a\

\\

----

U

.

30

a

,IP

~

~

40

a .0,

SCALEo

METRES

50

\

30

RAI HAY I

OB E

TRET I

HALE DRAl

ELO IT

NDERGROUN

WAT R MET R

F174279A57,

Z.

60

DA 31310025/15

Light Regionol Council

AMENDED PLAN13/04/2017

^^ ' I , ' ;;1201i I

120

,

^

<7,4, q,'0 4!?/

,J

a,,

*

43 DOROTHYCLOSE

âNOT To SCALE

h>

bA

Sri'

16

A' E , DED

APPENDIX 7A PAGE 1

AGENDA ITEM 7.1

19 October 2016

Ms. Lisa SapioManager - Development ServicesLight Regional CouncilP. 0, Box 72

1<APUNDA SA 5373

Dear Lisa

We act for Glen Mont Pty Ltd. Our client has contracted to purchase Allotment 91 Mudla Witra Road,Wasleys from the University of Adelaide. A plan of division has been prepared by Andrew Davidson PtyLtd to create rural living allotments and public roads

^>,.. MASTERPLAN'. '* TOWN + COUNTRY PLANNERS

Our client has asked us to respond to your request for further information letter dated 22 February 2016.We apologise for the time it has taken to final ise the response, but the issues raised have required carefulconsideration by other consultants, as will become evident from the contents of this response.

Re: DA 3/3/23120,5 - Land Division

Mawson Street Was!eys

CONTEXT

We note that Allotment 91 is situated entirely within the Rural Living Zone, and more particularly in RuralLiving Wasleys Precinct 36 of that zone. The more established settlement of Wasleys is locatedimmediately to the north of the site.

Mudla Wirra Road is designated as a Secondary Arterial Road on Transport Overlay Map Lig/4 of theDevelopment Plan. Precinct 36 Principle 43 advises that new allotments should not have direct access to

Mudla Wirra Road. Principle 44 requires allotments to be no smaller than 0.4 hectares and no larger than2.0 hectares.

A railway line generally defines the subject land's eastern boundary. It is noted that the railway line is indisrepair and is no longer operational,

We respond in the same order as the items listed in your letter.

SOUTH AUSTRALIA

33 Caning ton StreetAdelaide, 5000P (08) 81935600

master plan. comau

NORTHERN TERRITORY

Unit 33,16 Charlton CourtWoolner, 0820P (08) 89,22600

ISO 9001:2008 Certified

QUEENSLAND

1041/39 Commercial RoadTeneriffe, 4005

P (07) 38522670

plan@master plan. comau

ABN 30 00775527714990LETOl. docx

,

,

;

APPENDIX 7A PAGE 2

AGENDA ITEM 7.1

TRAFFIC/TRANSPORT MANAGEMENT PLAN

DPTl - Traffic Operations has provided two responses, as follows:

A letter to Glen Mont Pty Ltd dated 28 January 2016; and

. A letter to the Development Assessment Commission dated 13 July 2016.

For completeness, we enclose both letters.

DPTl's letter of 13 July 2016 raises no objection in principle to the amended plan of division, being theAmended Plan dated 26 July 2016 which shows Dorothy Close terminating at Mudla Wirra Road.

While DPTl is no longer opposed to the plan of division, we note Council's concern regarding the lengthof Dorothy Close in relation to the Minister's Bushfire Code, and Council's engineers' request for aTransport Management Plan. Accordingly, GTA Consultants were engaged to respond to the mattersraised in your letter. We enclose a copy of GTA Consultant's letter dated 11 October 2016.

GTA has recommended that Dorothy Close be extended onto Mudla Wirra Road to provide a left turn exitonly onto that road. Our client accepts this recommendation and the plan of division will be amendedaccordingly.

The provision of a left turn access onto Mudla Wirra Road does not conflict with Precinct Principle 43,which states:

.

\

,

'^3.

Rood. "

A 0.10 metre wide will continue along the length of Mudla Wirra Road to ensure that no new allotmentsin the plan of division will have direct access to this road, but noting the break therein to allow for the leftturn movement onto Mudla Wirra Road. Principle 43 will therefore not be compromised

New allotments WIThin the precinct should not hove direct occess to Mud!o Wito

GTA Consultants have concluded that:

"The design of the proposed interno! street network is considered OPPropriote.

Sight distonce at the proposed occess points is considered OPPropriote.

The provistbn of o left turn exit only occess to Mudlo Wirro Rood is considered OPPropriote hovingregard to the requirements of the Mint:ster's Code for deve!opment in Bushfire Protection AreOS.

The design of the Mud!o Wirro Rood occess will occommodote a Council refuse vehicle ond emergencyservice vehicles ifrequired Gridis considered OPPropriote,

14990LETOl. docx. doc 2

APPENDIX 7A PAGE 3

AGENDA ITEM 7.1

The troii7c likely to be generoted by the proposed development could not be expected to hove on odverseimpoct on the sol^ty/ or onerotion of the oofocent Food network. "

We concur with GTA's findings. We are furthermore satisfied that the contents of GTA's letter adequatelyaddress the 'Transport Management Plan' matters listed by Council's engineers.

The suggestion of a "centre medium [siC] strip which would o55ist in seporoting trolltc movements ond afootpoth o10ng at Ieost one side of the street" has been considered. However, with Dorothy Close nowconnecting onto Mudla Wirra Road to provide left turn only egress, traffic volumes using StationStreet/Mawson Street will be effective Iy halved. Indeed, GTA estimates that the proposal will generate"only o sino!I number of entry ond exit movements ... from the north v!'o Heriry Tufton Ct7cuit (7 entry ond 5exit movements estimated) during the morning peok, while during the onernoon peok there will be 27entries ond I exit movement vio Herio/ Turton Circuit. " These volumes are very low. They certainly do riotwarrant improvements to the external road system to the extent detailed, such as a central median stripand footpath near the Station Street/Mawson Street entrance.

Our client agrees that all internal roads will be constructed to a minimum sealed width of 6.2 metres with

ID metre compacted shoulders on both sides of the road. Our client also agrees to the provision of:

.

.

one street tree per allotment with tree species negotiated with Council; and

^.\*

all sealed roads, crushed rubble shoulders and street lighting will be in accordance with Council'sengineering specifications.

Rubble shoulders will connect to Heriry Turton Circuit/Station Street, We note that this external road has aconcrete footpath on the northern side of this road. Given the site is zoned for rural living purposes, andthe allotments have been designed for rural living rather than urban residential purposes, rubbleshoulders on both sides of the road will be adequate.

STORMWATER MANAGEMENT

We enclose a Stormwater Management Plan prepared by Herriot Consulting Engineers, in the form of aletter to Council dated 4 August 2016 and a series of sketches and cross sections. The 'Typical RoadReserve Cross Section' assumes a road reserve width of 16.2 metres, consistent with the road reserve

width on the amended plan of division. Council's requirement for a 6.2 metre wide sealed surface will beaccommodated within this reserve width.

GENERAL BUSHFIRE PROTECTION AREA DETAILS

The development site is located in a General Bushfire Risk area as shown on BPA Map Lig/10 of theDevelopment Plan. Therefore the plan of division must be designed to satisfy the mandatory

14990LETOl. doer. doc ~

a

APPENDIX 7A PAGE 4

AGENDA ITEM 7.1

requirements of the Minister's Bushfire Code, including requirements for cul-de-sacs to not exceed 200metres in length. The plan of division, as rioted above, has been redesigned to eliminate the cul-de-sac atthe end of Dorothy Close in favour of a left turn only exit onto Mudla Wirra Road.

The detail of this egress is shown in GTA's letter and on the amended plan of division prepared byAndrew Oaridson.

GTA have also considered the relevant requirements of the Minister's Bushfire Code. In particular GTAnotes that the following relevant requirements of the Code are now incorporated into the proposal's roaddesign:

.

.

roads will be constructed with a formed, all-weather surface;

.

roads will have a minimum formed width of 6 metres;

.

roads will have a gradient of no more than 16 degrees;

roads have generally been designed to allow fire-fighting services to travel in a continuousforward movement through the subdivision; and

no-through-roads have been designed so as not to exceed 200 metres in length and to providesuitable turning areas at the end of each dead end road.

.

WASTEWATER MANAGEMENT

%*

,

The application is for land division purposes only. As each allotment will exceed 4,000 square metres, it isexpected that subsequent dwelling applications will be accompanied by a wastewater application for theon-site treatment and disposal of wastewater.

, In this regard, the Development Plan in the General Section (Waste) lists Objectives and Principles ofDevelopment Control on the topics of wastewater and waste treatment systems. We expect subsequentwastewater treatment systems will be required to satisfy these provisions to the extent that they arerelevant. In addition, General Section (Land Division) Principle I (c) requires provision to be made for thedisposal of wastewater, sewage and other effluent from each allotment without risk to health. As the site

is not connected to a sewerage treatment system, separate and subsequent applications will be madewhen dwellings are constructed on each allotment which conform to the relevant public andenvironmental health legislation requirements.

1,990LETOl. docx. doc A

APPENDIX 7A PAGE 5

AGENDA ITEM 7.1

PUBLIC OPEN SPACE

The amended plan of division now includes a reserve of almost 1.0 hectare at the north western end ofthe site. The reserve, as well as the reserve strips adjacent to certain roads, amounts to 5.1% of the site.This reserve is intended primarily for stormwater drainage purposes.

Our client acknowledges that payment in lieu of the provision of 12.5% of open space will be required, Itis also acknowledged that the site is just over 150 metres from Wasleys Oval adjacent to Station Street,and the playground at the northern end of Ridiey Court on the Wasleys Oval reserve.

The site's proxim^y to these recreational facilities reduces the need for on-site open space, Our clientlooks forward to discussing the open space payment method with Councilin lieu of the provision of anadditional open space on the subject land.

HAMMERHEAD ALLOTMENTS

All allotments in the amended plan of division now conform to the standards contained in the

Development Plan for hammerhead allotments. In this regard, only two allotments are now in the sha eof hammerhead allotments, namely Allotments 11 and 30. These allotments have a 10 metre widefrontage to their respective public road, and the handle is less than 22 metres long for Allotment 20 andless than 19 metres for Allotment 30. Allotment 20 is not in the shape of a hammerhead allotment, but ittoo has a 10 metre frontage to a public road, and a 'handle' length of 15 metres.

We do not agree with the comment that green-fields land divisions of the kind proposed "should be ob!eto be designed to remove the need to include hornmerheod o110tments. " The Development Plan ex Iicitlprovides for the creation of hammerhead allotments in the Rural Living Zone, by reference to ZonePrinciples 25 and 26.

Rural Living Zone Principle 26 (a) requires the driveway handle of a battle-axe allotment to be landscapedalong at least one side of the 'handle'. Our client will as part of its obligations fence each rural Iivinallotment with agricultural style mesh fencing, and will include landscaping along at least one side (butprobably both sides) of the hammerhead handles of Allotments 11 and 30, and Allotment 20.

%,

I, NOISE ATTENUATION

I

.

It has been suggested that noise attenuation may be required for allotments with rear yards ad'acent toMudla Wita Road and the railway line.

.

14990LETO, .docx. doc 5

APPENDIX 7A PAGE 6

AGENDA ITEM 7.1

Mudla Wirra Road

With two exceptions, allotments backing onto this road are at least 96 metres deep. It is reasonable toassume that future dwellings on these allotments will be sited relatively close to the road frontage sim Ito minimise the cost of extending water and power supplies, and to minimise driveway construction costs.

Allotments 19 and 20 are less than 96 metres from Mudla Wirra Road, but both of these allotments arestill deep enough and suitably configured to allow a dwelling to be setback a generous distance fromMudla Wirra Road,

The suggestion of a solid metal fence to 2.4 metres high along this frontage would be visuallyuriappealing. A solid metal fence would also be inconsistent with the attractive rural character of thelocality particularly viewed from those allotments and the road, and inconsistent with the intent of theRural Living Zone and the Desired Character statement which calls for:

" ... Development [to] be desi9ned, sited ond 10ndscoped to reflect the open ruml chorocter.,. Grid letoin ond enhonce notive vegetotion. "

This intention is reinforced by Zone Principle 10

We believe your concern could be adequately addressed by nominating a minimum setback distance fordwellings on those allotments adjacent to Mudla Wirra Road, We suggest the setback distance should bein the order of 60 metres for Allotments 6,7,8 and I I to 18, in the order of 35 metres for Allotment 19and 20 metres for Allotments 20 and 21.

%*

The amended plan of division enclosed herewith identifies these set back distances, and includes anadvisory note in the left hand margin of the plan.

Our client, as part of its obligations, will also landscape these allotments (other than Allotment 21 whichdoes riot back onto Mudla Wirra Road) to a depth of 5.0 metres adjacent to Mudla Wirra Road, using aselection of native species indigenous to the area and selected by Council.

Finally, 'we note that the Mudla Wirra Road in the vicinity of the subject land carries in the order of 1,100vehicles per day according to the latest DPTi estimates. These volumes are very low, compared to otherroads in the district such as Thiele Highway (2,500 vehicles per day) and Gomersal Road (3,200 vehiclesper day). These volumes are also low compared to many urban residential streets, where previous studies'have identified that the number of vehicles that can be carried in a residential street without

See for example AMCORD Practice Notes for the Commonwealth of Au

14990LETO, .docx. doc F

,

APPENDIX 7A PAGE 7

AGENDA ITEM 7.1

compromising accepted noise levels at the facade of the dwelling can be as high as 2,000 vehicles perday, and where the average setback distance from the noise source is only 12 to 15 metres.

11^

The railway line is no longer used. We understand that Council is exploring the possibility of convertinthe railway corridor into a linear park for cyclists and pedestrians. Our client supports this initiative.However it is obvious that the railway corridor is no longer a noise source which needs to be consideredas part of our client's plan of division

GAS EASEMENT

EPIC Energy's easement 'B' is marked on the plan of division. The plan of division has been amended toensure allotments close to or straddling the easement have sufficient or suitable area for the constructionof a dwelling and associated buildings. Indicative building envelopes for the affected allotments (I to 5,39 and 40) are shown on the amended plan of division. A schedule of Building Envelope Areas is alsoincluded on the amended plan of division providing building areas ranging from 798 square metres(Allotment 5) to 1,407 metres (Allotment 39).

Our client is aware of EPIC Energy's requirements and obligations under the Petroleum grid Geothermo!Energy Act 2000. Our client furthermore has no objection to the imposition of the 2 conditions su estedin the Department of State Development's letter to the DAC dated 21 January 2016,

^;*,

ELECTRICITY EASEMENT

The 33kv overhead transmission line is shown on the amended plan of division. It will be rotected b theeasement marked 'A'. Allotments 39 and 40 near this line will continue to have sufficient room to

accommodate a detached dwelling and associated outbuildings in nominated building envelopes shownon the amended plan of division. An indicative plan showing how a dwelling of generous ro ortionscould be designed and sited on Allotment 40 is enclosed.

Our client confirms that it will underground all other power lines in the proposed public road reserves inaccorda rice with the requirements of SA Power Networks.

EASEMENTS AND SERVICES DETAILS

An existing 20.12 metres wide easement and labelled 'A' on the amended plan of division rotects theabove ground 33kv transmission power line, as outlined above.

1,990LETOl. docx doc 7

APPENDIX 7A PAGE 8

AGENDA ITEM 7.1

SITE CONTAMINATION

We enclose a Preliminary Site Investigation (Site History) report prepared by JBS&G for the University ofAdelaide and dated 3 September 2015. The Site History Executive Summary finds no current or historicalsite activities or uses have been identified with the potential to result in site contamination which would

significantly impact the site's future use or development, or which would pose public health and/orenvironmental risks. The report acknowledges tat Section 2.2) that future site activities would be likely toinclude detached dwellings.

The Site History concludes that:

"... the potentio! for unocceptob!e risk OS o result of site contominotion thot would renderthe site unsuitob!e for residentiol development is considered to be low. "

ALLOTMENT CONFIGURATION

The allotment configuration shown on the amended p!an of division achieves allotments which are moreregular in shape and with wider road frontages, The obvious exceptions of course are allotments at theends of the cul-de-sac, and the hammer head allotments, We agree that every allotment should besuitable for its intended purpose, as required by Rural Living Zone Principle 24, General Section (LandDivision) Objective 2 and Principle 2 (a) and Principle 51n our opinion, every allotment is suitable for itsintended purpose, including those allotments constrained by easements, and those adjacent to MudlaWirra Road where building set back restrictions are now proposed.

^.$\

The Development Plan is silent with respect to the frontage width of rural living allotments, other thanhammerhead allotments which are required to have a 10 metre frontage in accordance with ZonePrinciple 25 (a). As rioted above, each hammerhead allotment has been designed with a minimum 10.0metre road frontage. Furthermore, each allotment at the end of a cul-de-sac will have road frontageswhich exceed 10.0 metres. All other allotmentsin the amended plan of division have generous roadfrontages, with the exception of Allotment 8 with a 15.0 metre wide frontage. As this allotment is flankedby and located opposite allotments which have very wide frontages, its impact on streetscape will beimperceptible, especially since this allotment progressive Iy widens further away from the Chaff Courtfrontage

OTHER

Our client confirms that it will submit a Soil Erosion and Drainage Management Plan and a ConstructionManagement Plan to Council prior to the commencement of construction. The SEDP and CMP will

address all relevant impacts, including dust and noise, likely to be generated during construction. TheSEDP and CMP will be prepared either by or for the applicant and will be certified by an appropriate Iy

14990LETOl. docx. doc 8

APPENDIX 7A PAGE 9

AGENDA ITEM 7.1

qualified person who satisfies the relevant requirements of the Environment Protection Act 7993, as well as

any other relevant Australian Standards or Codes of Practice.

STAGING DETAILS

Our client is proposing to develop the site as a single works project, with all roads and services and thestormwater detention basin constructed at the same time. The subsequent release and sale of allotmentsmay however occur in two stages as follows:

^; Allotments I-15 and 29-40; and

"^; Allotments 16-28.

,

.

.

MEETING

We look forward to meeting you at the Free!ing Branch Office next Wednesday 26'' October 2016 at10:00am to discuss this matter.

Yours sincerely

ît*,

I

I

Graham Burns

Master Plan SA Pty Ltd

I

I

enc: DFT! Letter

GTA Consultants' Letter

Amended Plan of Division

Site History ReportStormwater Management Plan

,

CC Andrew Davidson

Glen Mont Pty Ltd c/- Oakford GroupHerriot Consulting Engineers (Attention Kyle Andrews and Brenton Mahoney)

14990LEtOl docx. doc 9

APPENDIX 7A PAGE 10

AGENDA ITEM 7.1

Reference: #S I 09160

I I October 2016

Mosterplon33 Cowing ton StreetADELAIDE SA 5000

t

Attention: Mr. Grohom Burns

Deor Grohom

RE: WASLEYS RESIDENTIAL LAND DIVISION - A. CGESS REVIEW

Bockground Grid Proposol

Bosed on the informoiion Grid pions provided 10 CTA Consulton{s IGTAl, if is understood fhof oresidentiol subdivision is proposed for 10nd IOCofed o1 the southern end of the lownship of WosleYs.

The proposed development is to comprise the following:

o 40 residenti01 o110fmenfs

o 9.51 OSq. in of reserve topprox. )o infernol street network with connections to Henry Turfon Circuit Grid Mudio Wirro Rood.

GTA hos been requested 10 underjoke o review of the proposed 10nd division pion to confirm thesuitobilify of the proposed infernol food network Grid in porticuior the proposed connection toMudlo WinG RODd.

Subject Site

The subject site is localed of the southern end of the township of Wosleys. The site is localed withinthe Rurol Living Zone IPrecinct 36; Rurol Living Wosleys) of the Light Regionol Council DevelopmentPIOn Iconsolidofed I2 Moy 2016j. It is GISo noted Ihof the subject site is localed with o GenerolBushfire Risk oreo.

G TA c o n s ul t o nIs

FF,

The site hos frontoges to Mudo Wirro Rood, Henry Turton Circuit, Mowson Street Grid Prol; Rood. Aro;I corridor bounds the site to the eosf. Residentiol uses ore IOCoted to the north Grid eonf of the

site with o9riculfur01 10nd localed to the south Grid west

The IOCofion of the subject site is shown in Figure I.

air*, * . ,.,~.*,',, ~IA *t- * '&'^*$'J*"***^~***V**~^'?./

me Ibourne

sydneybtisbone

conberroodeloide

gold coasttownsvil!e

perlh

Suite 4, Level I,136 The PCrode

NORWOOD SA 5067

PO Box 3421NORWOOD SA 5067

111 +618833436co

'"Nw, g+0, Coin. OU

f"**^'4?,* A^:$ I A II

APPENDIX 7A PAGE 11

AGENDA ITEM 7.1

Figure I: Subjecf Sife

~

I' *$3*

GTAconsultonts

,

Existing Rood NetworkMudio Wirro Rodd

Mudlo Wirro Rocd is identified OS O Secondory Arteriol Rood in the Light Regionol CouncilDevelopment PIOn Grid is under the core. control ond monogemenf of DFTl.

Mudlo Wirro RODd consists of o single corriogewoy wilh one lone in eoch direction. The rood hoso secled width of OPProximofely 6.5m with OPProximofeiy I in wide secled shoulders.

Mudlo Wirro Rood comes OPProximofeiy 1,100 vehicles per doy neor fhe site: Grid hos o postedspeed limit of I I Okm/h,

Mudlo Wirro Rood odjocenf the subject site is shown in Figure 2.

' DPII Rood Assel Monogemenl Seclion I4 September 2015

I'

161 01 Irep-SI 09160-Access Review. docx Poge 2 of a

,~

*I

APPENDIX 7A PAGE 12

AGENDA ITEM 7.1

Figure 2: Mudlo Wirro Rocd (looking south odjocenf subject site)

^\,

*.

., IV

,~.,*,\

it*"\'~ ,;,~ ','****,**

,,. *;' **. . . t -., . ** \., t-.., f. .,. ** . , 11::.'*, * .-*,

.,-,*:\'..,-. . .,.,,\/,- '..-,.*,, '

*,**~*. .,, . .~,..,

*

*,-*,* ~\L ..

Heriry Turlon Circuit

Henry Turfon Circuit is o IOCol rood under the core Grid control of Light Regionol Council. If is o two-woy single coinogewoy rood with o width of OPProximofely 7.2m. On the OPProoch to SlotionStreet Ihe rood widens to OPProximofely 10.5m Grid confoins on OPProximofely 2m wide roisedcentrol medion.

A footpofh exists o10ng the northern side of Henry Turfon Circuit Grid porking is unrestricted Giongboth sides of the rood.

Henry Turfon Circuit provides DCcess to some 54 residenti01 o110tmenfs. Bosed on Iypicol fromcgenerofion roles for reverentiol development if is esfimofed fhof fromc volumes would be in the

order of 450-500 vehicles per doy. The rood is subject 10 the defoulf built up urbon oreo speed limitof 50km/h.

Henry Turfon Circuit is shown in Figure 3.

I\ \v*

G TA c o n s u 110 n Is

L

\

a

16/01 Ifep-5109/60-Access Review. docx Page 3 of a

**,

, ,*..

APPENDIX 7A PAGE 13

AGENDA ITEM 7.1

Figure 3: Henry Tufton Circuit (looking eosf towords Station Street)

. I :,..;,:*;^^,***;, f;^**:***

q,k.-;*

It

** **,

,:,.

A

11, .**,.*,,*. , ,,.,*;t, ~,*- ' ,*j^^;,'"',**' '*.**,. . ~"**t****~*

\,>,;' ,*>*I'\.;..,.**" " I, ,.'.*J ,.,**. :

' -*;* , *?,. t*. ,**, tr. * , . \!..,.if*

,. .**v ,-'**,*;t*^.'* 41

} ,.,. t,*

,

*~*

\

*,&,

'*

Proposed Rood Network

The street nefwork for the proposed development hos been designed 10 limit Ihe objli{y for rotrunning through the oreo. monoging the speed environment Grid providing convenient occess forresidents. for Council's refuse coileclion vehicle Grid emergency service vehicles if required.

Vehicle Speed Monogemenf

AUSfroods Guide to Rood Design "Port a Geometr^^ Design" (2009) stales . tvpicol occelerofionof Ikm/h for every 5 metres is possible for pnto to vehicles from o slotionory position. Therefore, ovehicle con be expected 10 reoch 50km/h Ithe expected posted speed limitj from o stoppedposition offer 250 metres.

In considerchion of the obove, roods that ore less Ihon 250 metres in length ore considered tooshort for excessive vehicle speeds to occur Grid oct OS rioturol speed control devices. All of theroods in the proposed development will be less fhon 250 metres in length or hove siroighf sectionsof Food limited to less Ihon 250 metres by the use of horizonfol curves. These roods will generollyCSSisf in creoting o speed environment of less Ihon 50km/h.

In oddilion to the obove, the proposed coinogewoy widths ond properly occess Grid porking willo150 CSSisf in monoging speeds on the infernol roods Grid if is CTA's opinion Ihof vehicle speedswithin the development site will be generolly rioturoily monoged Grid DCcepfoble.

Requirements of the Minister's Code

The design of the street network o150 hos regord to the requirements of the Minisler's Code -Underfokjhg development in Bushfire projection Are OS 10s omended October 20121 to ensure jhofDCcess for emergency service vehicles is OPPropriofe

I\ **\/ ,**,

.JI

G TA c o n s u If o nls

,

A*"

I, ,'^

,\

16/01 Irep-5109/60-Access Review. docx

*

~,,

Page 4 of a

,~, 4r*, ~APPENDIX 7A

PAGE 14 AGENDA ITEM 7.1

The following key requirements of the Minister's Code Ihof hove been incorporofed into the rooddesign include:

o roods ore to be constructed with o formed. o11 we other surfoce

o roods ore to hove o minimum formed width of 6m

o roods ore to hove o grod:enf of not more fhon I6 degreeso rocds hove generolly been designed to o110w fire-fighting services to trove I in

continuous tonyord movements through the subdivisiono NO Through Roods hove been designed so OS to riot exceed 200m in length Grid

provide suitoble fuming oreos of the end of eoch rood.

Site Access

Moin occess to the site will be vio o new IOCol rood connection 10 Henry funori Circuit. This DCcesswill DCcommodofe o11 turning movements.

In oddifion, in order to comply with the requirements of the Minister's Code Grid creole o incinlycontinuous street pottern through the subdivision. o left torn exit only occess to Mudlo Wirro Roodis GISo proposed. This oddiiionol occess 10 Mudlo Wirro RDOd will eliminofe the need for long CUI-de-SOC Grid deod end roods Grid will provide on o1ternole exit from I he subdivision in the event ofon emergency.

Sight Disfonce

In order to provide fundomentol sufefy of the proposed occess points, odequofe sight disloncesmust be provided. The relevonl cotegories of sight disfonces ore:

o Approoch Sight Disfonce IASDj - sighf disfonce of vehicle on the minor rood OPProochto the intersection to observe the presence of the intersection

o Sofe Intersection Sight Disfonce ISISD) - sight distonce of vehicle on OPProoch to theintersection 10 observe obstruction in the rood lie. 51.11ed con, decide on course ofoction ond react.

o Minimum GOP Sight Disfonce IMGSD) - sight dinonce of vehicles exiting I he site toobserve oncoming vehicles on the inclor rood.

The sight dinonces obove ore influenced by the speed of vehicles o10ng Henry Turfon Circuit GridMudlo Wirro Rood. Given the configur. ticn of Henry Turfon Circuit on the OPProoch 10 theproposed occess, vehicles would Iypicolly be trove 11ing o1 less Ihon 40km/h Grid therefore theovoil. ble sight disfonce is considered OPPropriofe.

The proposed Mudlo WinG Rood occess will be designed for left turn exit movements from thesubdivision only. On this bosis, GTA hos CSSessed the SISD ond MGSD to Grid from the norfh o10ngMudlo Wirro Rood from the proposed occess Grid found theI the ovoiloble sight distonce wouldexceed the requirements of AUStroods for 0 120km/h design speed.

On the obove bosis Ihe DVDiloble sighf disfonce of the proposed occess points is consideredOPProprioie.

Access Design

The proposed Mudl. Wirro Rood occess hos been designed for left turn exit movements from thesubdivision only by vehicles up to 0 12.5m HRV in size. This will ensure Ihof Council's refuse vehicleGrid emergency service vehicles con exit the site if required

*:GT A c o n s u 110 n Is

*,

' 't\ "=**"./, ^

16/01 I rep-5109/60-Access Review. docx

,II

Puge 5 of 8

,..

,*

^J

APPENDIX 7A PAGE 15

AGENDA ITEM 7.1

The design includes o kerb buildoul, signoge Grid line in orking to prevent left Grid right turn entrymovements from Mudlo WinG Rood Grid odditionol povement to occommodofe the left turn sweptpoth of 0 I 25m HRV. A concept pion of the proposed occess is shown in Figure 4 Grid Figure 5shows the swept poth of 0 12.5m HRV through the occess.

Figure 4: Proposed Mudlo WinG Rodd Access

;.*j-I, -?4 - \.. x-.; *. I . I*,, ;.,- ,*;' 1.4: , - 11-. - -; I$~,. ,.* * *- . ,*j, , ,$ ,,- .--*-*,.; * -A' kit, ;it ? ; , * . I*.: --,,\;-;\;, I ./ I';\\- 11:14; *:*'*" ~"' "' ''4;""" 't . ':- -~^ - ,* ~ *--.\* , ,,- * ?." \ 4 ~ *** -. -, It, ',* ,* "**, *--*,*.':* ,.' ..*. ., *..**,...,. 'j-..:#j-.._.,**' ,,,.,.- ** ?.,':4-.*'. I't\<*j, ,'*'.*' - ~* ,~ - , - **,",~.,*',..'. f: .'*,.,'. '~,, * .?,*,. .'$\*;, ,*.:*,';,;**f

' '~,. g, .!t. * -.. *.. ':It ,' ",*t*,,, ~, *,: ':\ ,,, **. *I. ' IP t;;,'.*\.*'* ' -, f' ~ '$4. .*};.,;.:44;*;,,. . -'\*.:*-*.,^^::*; * , --,,. '/", I' :**':.*,:..':-,.* *"&, I. !.. t*,*':;' ;.* .L, , * *,. x, .';:,*4, .'::'I- : '."i ,-y- - ~.* ,^'#:j*';*';;';-it;,,-,-r};, ." -".;,^^;'\.*-* ; I-I*,,^;:;< ,;*;. ', in^'--,- --*,* if. ,-;. *, '/ *. ;

',,*- E, a. ,.#" ' */"j\***'*",!I~ ",/;}. 4. ','/I*, j, .'. 1'1, ,.'*-**,/*~. **, " ~, ,*-**., . f, * $ .,',,*,,*tit~:,: ;**,\,.:.:\,\ ..

':' .:** I*.. ^ , --r .., : \,". \*;;,-'!:,-,* 41^;r ';'**';;".,. .;,:.' .:' '*- * I* I:,'* -' I!I';, tit:~';."'*"*'. ;;\\,*~:"?'~,:*'.**i

, , .':,* . - * ? :'-'f**;,**", ' ' ',-As ,. , ' I^&!t\'I * *'.^;, .. :*':,, I .., .. ,** - t, -. ,. {. A . ,,- - ,_ ,,/,,.* \,^ ', ,*.

, j \.* .*.' ' I, *,"11 t, mm:"fit:$!*!*?**,--*A \,, ,.. , *,., - - I' ' *, -, ., - .,' It. *. *,. \ \*, j. I-., , ,..." 'f1'*"t~'. *~:,...:*, **.*},,','.,*?*

""' "' ' ';.;,.' *.*'. J;i-':. '-:,* '**'.; . - -I, -; luxERUTDSll, 'iLCE. ,* ,- ,., *'-'!*,:*;:. f" '"'- .,..\.'.

*"_I, . * , \ * ', '^.* ',- A, , *. FD *-',. * ., '.,*,* *, -,*.., ~ \. , . : *, .. J ,,,. .,.* * * ..

;**; * ':, ExTBiT * ..,, ., . ,_. - \;_; $,,,\*,:, t*. ',,~;<<**j*,,, .,._,\,- *" I' ~:,*., \l, tr'. '* . * r;*;,;$*\\?**;;;t$*:.,. ., . ; , ,* * ;::'-:--:'!^":;" *$*t**^*:14;?; " \ * " " I '*f\ -:: . * , 4**/-,.*-, ,,:$;,*;*,***;;?-, \ "-%,. , , *4\:*. * , . - , . , ;*j* 44\\***.*'*'* ****<t*' _ ' . \ , . **J,,I;'* ,,.;;Î,.\*Jf, "*\^;.;;*;: : .**!'*;#*';*. : .- ' - ' "*; "-*,$;*;:--*;î'sj\{\:,*\;$;;*;: * I*.-**;::#*';*. : ., ' . :*; ",*. .

\

OS-*G TA c o n s u I t o nIs

\

In rERU To SIR, iLCE

\\

\

*;*-' * , ExTBIT * ''**** ; , *t-vE!,:LE .*J '*;;? -;If\\?**.*;^-,. - - - . ;? . 44;>*j;;;:**^;'*?~;^;, ,;\ . , *;:*I, . **it**:*,***, *.**;.**, . '**) * Fir:\\****^*,*' **tft, .-;^"* ,-';^.\*Jf, "*\^;;^: : I;*!'^;*- : ';

I,

*/'*,

1610/1rep-5109/60-Access Review. docx

~,,

Foge 6 of a

A

.,

APPENDIX 7A PAGE 16

AGENDA ITEM 7.1

Figure 5: 12.5m HRV Exiling 10 Mudlo Wirro Rodd

$4*;-**.^**- * '. - -,,, -,-\,.- -**#*,*:.*$*;*#\?t-' ,'^---- *',: *,* I',I_FF*'*:_*t'I, *4 ;tit;:: . *,, %;, .. }* * ~,. ,.!:, iff' *j;*** .f * ' * ~. *..,,;, .* *,, * , * .:;, ~, , ;., n \r *,:,, 14 - :;',-:*;:./' <:1}*;, ' <'1:44*. It;. - 'E:, ; *, - , FF ,., " *,..,.:;;*, ', . , * ,; *., ,,. _ .it\-'>*:!\*.\~'t, .,. -"t-: 4;\\;,* I. ,;:: ' '* : .- ~". * ' ":; ;.,, ' \-- , -. ..*t, *;*_., . ** ts * ^?:. * -. *\ , t .:;I \ ":,;.:: ," :-* *t, ,"' "\* ; ,.. - ,* 11\;:\\;,; ' '*"?**, - f*I\..:.!, . ..,.\ '~-{*,:,, -.'t. .,,, ..,.$$,'-\!,**

* -, , - ., ,*~**,-;,*j\,**. **,. ,;-41- '*, .-?:-14-4*:;*,\#*-;*j, , ~, , * { !,\*, *,\ * ,; -. ' '*.'\\.. '., *," ?** . , ,'~~' 4. <*"*,, 4$ **.*;' ,,, I. *, ",.'. ,' '**-.,. " , ,*, A, $:,*,,,,, .*,*,\*.,,,,, .,. *,. .-,, .j 'it?:; ., :",*, I, '\{{;if4, ' - -... ; , .,,$*: $4J ' . .-, *.,* \ ,*:, ' -\ ' t ' I. ; *, ' - I .., t ,, . I- ",,\- - I'* ',,, . * . .,\":',***. * '-*.;;?,*; * *,:,!;$-? ':f\ '**,- '- fir' *-",--'-}**f 'K, ;$;,;,*;',",*.*,* * , '* 14. ,J * * , * .!^:E- .'.., -. ,,,~,. *

. , .,;*" . " ,. I f. t It'.. * ~ ,.'*"/\:.. , ' '' I, ' . ,', I ,JIG, , ,"." at. '.. J 1.4. '}:

'* \ ' '*,~ '**, I .'. "',,'J*. .,~ .*\,:~ ,**;' '.,.

~ ' " ' ' ' ' \--J, ., r ...-.*\,...*.,"" '" ' '*,,_t>*;tv, ,.. .*, , ... J \\;.,~\;.,,,...!,, .*,;,,,,,.,,..,,.,\,,',,,'*, *,,\k '. , . \ .. * ~ , .,, ,,.,., ,, . -.*, -J - \:,. .' *

'Jt**~'**~*'***;**,',;* . ' - ' '*I' t I ' .~ .*:',' ' *'.: , ' - * ', . '~ ;^; 11*; '\'**#*,**;*;****,*I**r* '* .. .*'\ \ '. -!.;*' ;.; ',:' "* .,-:', *' '**\***. $4<;**;*;*;,,' \, *\-\,_ \ -.. ;~:!\-.'.,-'*~'-:t. *.,";,**.,*'*;;*****,*$**\;*;*;;,;\;*q: ' A, - \ '*,.. ;% *. '~;.., ...;1.1, ~,$:*\,*.*;*--;*;;:*,*I.*****;*, 4;\\ *\ -, . - -\..- -.., - <:1* $*,****,***,***,,**\;:*- ' '.:-. \ ~~ **.. ; *, *., .- **.,-.,,.~-*.,.,,,"-t-\, ' ' ,. I'."'. .'- " ."*,\ ~ -" t- '. 'v

.*GT A c o n s uil o nIs

Troffic Impocf Assessment

Troffic generotion esfimofes for the proposed development hove been sourced from RTA NSW's'Guide to Trothc Generofing Developments' 12002, henceforth referred 10 OS the RTA Guide). Thefroffic generolion totes OPP!icoble to the proposed development ore listed:

Dwelling houses jDoily vehicle inPSI 9.0 per dwelling

Dwelling houses jWeekdoy peok hour vehicle tripsj 0.85 per dwelling

Bosed on the obove froffic generofion rotes, if is esfimofed Ihol the proposed 40 o110tmenis wouldgenerote 360 doily trips Grid 34 peck hour flips.

It is criticipoted fhof the in o10rity of trips will be to Grid from the south where the neoresf in o10remployment Grid service centres ore localed. During the AM peok, most froffic will therefore exitthe subdivision to the south vio Mudlo Wirro Rood 122 movements eslimoled) with only o sinollnumber of entry Grid exit movements on ticip. fed from the north vio Henry Turfon Circuit 17 enfryGrid 5 exit movements esfimofed).

During the PM peok when residents ore returning home from work, the inojorify of movements willbe vio Henry Turfon Circuit 127 entry Grid I exit movement esfimoted) with only 6 exif movementsto Mudlo Wirro RODd esfimofed.

" I

16/01 Irep-5109/60-Access Review. docx

At* ^ *

Poge 7 of 8

*

J~ I **~At *~" ',

","*.~**

APPENDIX 7A PAGE 17

AGENDA ITEM 7.1

The fromc likely to be generaled by fhe proposed development could not be expected to hoveon odverse impoct on the sofefy or operotion of Mudlo Wirro Rood or Henry Turfon Circuit

Conclusion

Bosed on the obove discussion Grid on o1ysis the following conclusions ore mode:

o The design of the proposed infernol street network is considered OPPropriofe.o Sight disfonce of the proposed occess points is considered OPPropriofe,o The provision of o left turn exit only occess to Mudlo Wirro Rood is considered

OPPropriofe hoving regord 10 the requirements of the Minister's Code for developmentin Bushfire Protection Are OS.

o The design of f he Mudl. WinG RODd occess will occommodofe o Council refuse vehicleGrid emergency service vehicles if required Grid is considered OPPropriofe

o The froffic ;ikely to be genero*ed by the proposed development could riot beexpected to hove on odverse impocf on the sofely or operolion of the odjocenl roodnetwork

Noturolly, should You hove ony questions or require ony further information PIeose do not healote10 contocf me on to 8183343600.

Yours sincerely

GTA CONSULTANTS

.*

G TA c o n s u It o n Is

Sqm Adorns

Senior Consultant

,

.

*&^:^*^

1610 I Itep-SI 09160-Access Review. docx

, 4.1' .*' ,

*

Poge a o18

I

~**,,

I

J

*,

*,* , **,J.

APPENDIX 7A PAGE 18

AGENDA ITEM 7.1

4th August 2016CIS1.0047

Light Regional CouncilPO Box 72

KAPUNDA SA 5373

ATTENTION: MR. SIMON KEITH

RE: Stormwater Management Plan -D. N. 3/3/2312015 Allotment 91 FP175337 Mudla Wirra Road, Wasleys

,Uj Herriotconsulting11. ' civil & structural engineers

Dear SImon,

The aim of the stormwater management system for the site is to utilise a single drainage reserve to provideretention for stormwater runoff from the proposed development which includes 40 new residentialallotments and associated access roads. A series of roadside swales, rear-of"allotment swales andunderground pipes where required are used to convey all runoff to this single location in the North-westerncorner where a stormwater Retention Basin is to be positioned. Each of the allotments is to have all roof areadraining to a minimum 25,000L tank. Due to the relatively flat and undulating nature of the site which iscurrently of agricultural, several areas are required to be locally filled to achieve a gradient towards theretention basin including the rear of allotments 31,32,40,18 & 19 which have depressions. A general layoutof this system is shown on the attached plans and a preliminary DRAINS Model has been prepared todemonstrate this is able to safely convey all flows up to the 100yr ARI event to the Retention Basin.

It is understood from discussions and meetings with Council that all stormwater discharge points immediate Isurrounding the site are at or over capacity, and that stormwater discharge from the site prior todevelopment is thought to have been both minimal and not concentrated at any one location. The contoursurvey confirms this. The proposed development will drain the entire site to the Northwest corner and resultin greater volumes of runoff at increased frequency, therefore Council has requested measures to addressthis in the form of an on-site Retention Basin with no increase in flows from the site in up to the 25-30yraverage recurrence interval.

,

We are advised that the preferred point of discharge is to Templers Creek crossing of Mudla WITra Roadapproximately Ikm to the North of the site via a pumping main. It has been shown that the Retention Basindescribed on the following page would result in post-development flows (pumped) occurring in 13 Years outof the 131 Years considered. Of these 13 Years, only in 5 Years does the Yearly pumped volume exceed thepredevelopment flow volume. This represents an increase in runo{f volume from the site having an averageonce in 26 Year average recurrence interval. The estimated reduction in average Yearly runoff volume fromthe site to Mudla Wirra Road compared to predevelopment is 64.76%. Furthermore, any reuse of water fromthe Retention Basin has the potential to significantly decrease pumping to Templers Creek and may beinvestigated within the Water Balance Spreadsheet provided

1/154 Fullaiton Road Rose Park SA 5067 P: 08843t 4555 E; admin@Ile, riot. coin au VJ. her riot. coin. au

Page I of 2

APPENDIX 7A PAGE 19

AGENDA ITEM 7.1

HERRIOT CONSULTING

The pump-out volume would only be equivalent to the runoff in excess of the basin's capacity and the basinwould not simply be 'emptied' into Templers Creek. Pumping is only to occur when the basin is nearingcapacity and overtopping is predicted due to occur. For comparison, the quantities and frequency at whichrunoff will have been produced previously is modelled using the pre-existing catchment area of the North-West portion of the site which is approximately 6.8he. The volume of water which may 'pond' in that areadue to natural ground ievets has been taken into account and is approximately 50m'. This is intended to be arepresentation of the 'predevelopment flows'

Following this, the proposed development including roof and road areas, rainweter tanks, rear of allotmentswales and roadside swales were simulated within the computer modelling software known as MUSIC toprovide stormwater runoff data at a daily time-step. The MUSIC model was first callbrated to produce theoverall runoff volumes equivalent to a runoff coefficient of between C=0.25-0.3 based upon the requesteddesign value of 25% impervious area on the proposed allotments in addition to the roadways as requested byCouncil. In the majority of storm events, runoff from the remainder undeveloped portions of the site isexpected to be minimal due to the undulations in level end gentle gradients. This calibration was performedby lowering the Soil Storage Capacity and Infiltration Coefficients to reflect the local soils in accordance withdiscussions with Council.

Rainfall data used for the Water Balance Model was sourced from the Bureau of Meteorology for HamleyBridge, Roseworthy & Meliala for the Yearly period 1885 to 2015 inclusive. These three sources werecombined to produce estimated long term Wasleys rainfall data via regression analysis based on therespective proximity to the Wasleys site as requested by Council

The MUSIC model is relatively insensitive to small changes in the 5011/1nfiltration parameters, withevapotranspiration being the major source of losses. The fraction of impervious catchment is the keyparameter in producing the runoff levels observed, and therefore if the 25% impervious catchment directlyconnected to the drainage system is not eventually realised then greatly reduced runoff volumes can beexpected.

The MUSIC results were imported to Microsoft Excel to run a Water Balance Model of the Retention Basinassessing inflows, evaporation, infiltration and reuse if desired against retention volumes in the basin on adaily time-step over the full 130 Years of rainfall data. Excel is unable to perform calculations with dates priorto 1900, therefore these dates have been substituted for the Years 2017-2031 inclusive.

Based on the Land Division Plan and Contour Survey, a Retention Basin has been modaled within Reserve 47The required Retention Basin has a rim at R. L. 82.40m with 3:4 tv:H) side slopes Ie. a 4m drop over 16mlength. The base is gently graded towards the intended future location of the pumping station in the North~West corner. The maximum water depth will be 3.7m between R. L. 78.4m & 82.10m. A 3m wide maintenancetrack around the rim is provided in addition to provision of space for a pumping station. It is still intended toprovide a weir outlet to the retention basin with 150mm freeboard to the rim so that in the case of an

overflow in extreme rainfall or pump failure the outflows are controlled and directed to the adjacent MudlaWire Road. The pump is to engage if the water level reaches a point 150mm below the weir level at R. L.82.10m with 15,517m' storage. A slight increase of the previously discussed pumping rate to 40L/s issufficient to manage at least up to 100Yr ARI rainfall within the ISOmm depth above R. L. 821.0m and up tothe weir prior to overflow at R. L. 82.25m. This represents an approx. 1,050m' working volume with approx.4,500m' inflows from the 24hr duration LOGYr ARI storm calculated in DRAINS.

A series of weir structures are to be used in the rear-of-allotment swales where the natural gradient allowsthe water to build up to approximately 450mm deep in sections to provide additional retention volume. Theweirs will be designed so that when overtopped, additional flows will still be safely conveyed to the RetentionBasin.

1/154 Fullarton Road Rose Park SA 5067 P! 0884314555 ::: admin@her riot. coin au \V. heriiot. coin. au

Page 2 of 2

APPENDIX 7A PAGE 20

AGENDA ITEM 7.1

HERRIOT CONSULTING

The Retention Basin characteristics have been assessed against the document provided by Council Solety -Art!fluol Woter Feotures' (2010) and it is anticipated that the required satisfactory level of safety can beachieved based on the assessment criteria above. This will result in the requirement for the 3m widemaintenance track to be built for all weather access, a 1.8m high perimeter fencing with signage (open chainlink or similar for visibility and passive surveillance), along with ensuring that no features are provided thatwould become attractions for children or adults

Please do not hesitate to call me if You have any queries on the above or the attached plans.

Regards,

Kyle AndrewsCivil EngineerMEng tovill, BEng (Civil)(Hons), BMgtHERRIOT CONSULTING

,

1/154 Fuller ton Road Rose Park SA 5067 P: 0884314555 12: admin@her riot coin au tv: Iterriot. CCITT au

Page 3 of 2

APPENDIX 7A PAGE 21

AGENDA ITEM 7.1

JQ+S

I L, \11, t, !11^"d

I.I~,

+1:1

I, ,to+u, , Ino1uo, "woS

Z: '

"V!Ido

11^

LU

,, okL coo~C. , I

7

7

II

,, il, ,!:"':;u^;:,\;-'^:^"'

'w a

--'v

ia ^

'

7

I

,

,

5f. -e8

>

,*MO

S 88

trod l. +gadojs 17 : I

O.

o h. t's,**, bl+ib

^

30

rri

co

<rri

co

41''

'h'^

9

,o1+ <. 3'-', V 'Spin\ *"^:;

. I~;'

./ q-'68

I'

o11 \:8

^

^^/^,:/11^

,,*u08- 88 I

Î;\IÎ,A

I. r,

^

\

;,!^:'^;;Î, ^^

(! @ to ^,' "'am

as-î3 $

^!. IJb{*L, ! GIO

NS61\ui G

ION

$.

^"ok^ b ^) I

11

co \v-r> 0\110}, taroj'390j'}nS 101.1, :'U

LLD

A

~~I1'

I^".,

1:43',. 1,566 iu'uoj

APPENDIX 7A PAGE 22

AGENDA ITEM 7.1

L. .

I

I

I

U'-'^_,,

I, -,

I)A

\,

e,;!

- "I^, ,>

,.

It I

f

,FF,

I+,.

<1. ,

,~

'/ PId

10, ,,

, v. !l

ag, 2

.05er

i*. on

' ^,, d

ale;)

^0 5t

, ^99

p

lift, ,,

,,-^

> a:

< a Z = o

41n.

7r,

\

;, 91

Ism

\. J

!. 19

- <3Q

. sor

rierif

SNO

le.

.I, 4

^^,",

, k^h

*"Î,

^:^

<^ ,^^,

^^. ,

,~

^!,.

""^

"" I~

'."^'

~~".

'"~~I

""'

I~~"

"'^*^

^~

^.-

1.00 .

CLE

AR

AN

CE

f . ^00

1 12^^

â Re

. 59,

~ê.

Cros

s^,.+1

0. ) 0

6-2**\

q)I.

,I.

I. ^.

,

09

1:10

C

Moo

n am

en+

I'Ion

It 1

000

(A^)

\!,

\^,.

' ~ ""

; .,^

^;;

. ^..

^:. 0

.30

1.0

0 ^

> 02

< . Z = o

I:co

3 A

'r's

in "

derl.

hm, in

+ 60^

,,âj:

) on,

! oreq

^ H

ea

dw

olj

,, F=

I 91.

1 :b

ull!I

^ S

torm

Nd\

or p

ipe,

,~

~'~'

Roc

^ si

de S

L*I^

19on

ON in

31.0+

@s f

alcoi.

litec

+100

' > >

SN

Ole

, In

I^;q

se"le

nt

B dh

'of ,

s I o

r, 26

(Afro

N, H

ours

ioP^:;

)

^Rin,

-> P

ump

;n. a

in Q

inE

'OS

@,

me

rit

I E'. c

^-- E

', N I^

,

APPENDIX 7A PAGE 23

AGENDA ITEM 7.1

'^;,, *7

'

* ,, *

,->'' "

' ,,.,"

" I, ,-

.-L- '

I 16'

,, \

,*, d

in;"

,,,. 0

'1"

I 1

1

' _

_ ,

_,,

.,_

, 1

1 ,

"""

-- ._^ I -- \ \ ,,_

J ~

~ ~

~~

- >

'--- "

~- >

--- ~

:,,

- ^

~""~

I

- -^. - >

.^ - - -^

I I

-^,

s,

-0 .

?

'A^!O

7

^.,)d'

'71

I

I

I

<^,

,I

,

II

h,

^

7

I\,

,9

~,

00

00

Z:-

un

,\,

^,

hJ

*.

<0;,,?

,, "(2'

7

-c I*

I 0 ^;

:. I.

. $3

S19

u,

<9 A

>;:^

J <:

7 I^

^"'

A,

^

A,

O.

.

71{;^

" *

APPENDIX 7A PAGE 24

AGENDA ITEM 7.1

\

^~ ;\

I .4"

I^--,"

""' -^

I'll ^

,,' I

\:z. . ' ^\~

,,',, ,",

losss I

' ^^-\-'

\:\* ' \

, I

t. ~

I I

I I

\

.>\\\~

A\

,\,

Co

.~

;:^'I:

^^;:^

'\i. ~~~

\\ ^:^^

\.>

\\\\

~^\

..\

LAJ

U.

1.1

g*

J'=;?^

;.,? '

L. U^

LAJ

^

_o1^

^3. I

I

\

"" I ^,.,.

--^~

~

^

-^^

\<

LL

, co

->

^

>

I"

I*I

*~

>~

.

~ ,S

9si

>~\\

\~

~\\

>

11

LL,

LU

LA

lI\,

,wob^;

;81

>

LL

l^

:^^,

'I',(\ ^

^.I'^

,,Î^

*C

,*us^

!1'

>>

\'I

^?^ Y <,

I'Î"

^

^>

^

^51^

APPENDIX 7A PAGE 25

AGENDA ITEM 7.1

40000.0

MU

DLA

WIR

RA

RO

AD

, WA

SLE

YS

Yearly R

ainf 11 Runoff V

olume, cu. in (1885"2015)

E=Uq,

E=

^ 30000.0oCa>co">

20

00

0. o

0.0

a^^^S

^^885;^

^S

I^^818;S

I^^^^!;;^

^^^;S

IRS

iS;S

;^^^8;8

:8:8

;88â'

Developed C

atchment w

ith retentionbasin rear of lot sw

ale storage &R

WT

s with

on-site

reuse

Developed C

atchment ZE

RO

Rete

ntio

n o

r reuse

Agricultural Land use, N

orthwest

Catchm

ent Only - 6.8ha

Year

APPENDIX 7A PAGE 26

AGENDA ITEM 7.1

,__

^!^^_

<

VfL

__

Î

Î

I',* ""I ''"'in" *, . . ,. ' ~\,";'* ' ' ' ',, ^ '1 "' . . ,, .:;*: , "-.. 155 in"'\, *I'^^*, *.,, I I^; ..,*.,* , ,, . .

, *^ '*

' . - ..---* "

' ' 1565, *

" '- -- 1

4^ ' ';'

,, 11 """* ' " ' "' , in ~

",,, I

",' ^ I. ' ~

'... ,* I

' *,, ",-'.',,,.. ^' ,I*,,*,,,,,,',,,,., IA, ,' I^2.40r+ypj. 91 ^;Q

, !'*:,. ,., .;. I, *!*, "' * ' . ''<

:<" ,.** , , "'"""', I" ' ' "*.- 7

<,.../. I *' ,!\

.,,.,. ,,.. _ ,,,,,.,, * ,:- <:<:\-': , -,--- ' -;~..,, ....... i, .... 1:1:1 11f^;;'9 ,,,*, .,,,,. . . O

I '^:', ""' " - *

' ;^^"

^~.

<

183qO

m'

<<

,\I

FF

j

rr.

fit

<

-$1-

*rn

<

^

Co

<~

In in

\'I~ "'

*'

- .*!

t,

I~

fit

,.,,*. .

^"I

";;.;!'*,'

*'

..

*

Go

t\I

APPENDIX 7A PAGE 27

AGENDA ITEM 7.1

14 December 2016

Ms Lisa SapioManager - Development ServicesLight Regional CouncilPO Box 72

KAPUNDA SA 5373

Dear Lisa

We refer to our meeting held at the Freeling Branch Office on Wednesday 26 October 2016. AndrewDavidson, led Cox and Simon Keith also attended.

It has taken some time to gather the additional information requested, so please accept our apologies forthe delay

Re: DA 3/3/231205 - Rural Living Plan of Division at Wasleys

MASTERPLAN

Stormwater

TOWN + COUNTRY PLANNERS

Herriot Consulting Engineers have revised the water balancing model for predicted stormwater from theproposed development, based on the revised retention basin on Drainage Reserve 47 shown on theamended plan of division attached,

.

It will be seen from Hemot's spreadsheet attached that the retention basin is now deeper than requiredbut will meet Council's requested criteria. In particular, the basin will have an invert of RL 78.30 and a rim

of RL 82.40 to achieve approximately 19,600 cubic metres of stormwater storage and 150mm offreeboard. Simon Keith has advised Herriot Engineers that the basin's storage capacity of 19,600 cubicmetres is fair and reasonable.

Our client will also install perlmeter fencing around the Drainage Reserve to restrict general access and forsafety reasons particularly when the basin holds water. Provision will also be made for a truck up to 12.5metres in length to access the drainage reserve and stormwater pump station for maintenance andservicing purposes. A route and truck turning path is shown on the Basin Plan for this purpose - seeattached. It will be noted that the truck access path and turning path does riot encroach into EpicEnergy's high pressure gas pipeline.

SOUTH AUSTRALIA

33 Carving. on StreetAdelalde, 5000P (08) 8,935600

masterplan. comau

NORTHERN TERRITORY

Unit 33.16 Charltoi\ CourtWoolnen 0820P (08) 8942 2600

ISO 9001:2008 Certified

QUEENSLAND

1041/39 Coinn. ercial Road

Teneriffe, 4005P (07) 38522670

plan@master plan. comau

ABN 30 007755277

14990LET02

APPENDIX 7A PAGE 28

AGENDA ITEM 7.1

Epic Energy has advised that pipe soil cover should be increased from 750mm to 900mm. This

requirement will be met by using soil excavated to form the drainage basin.

Traffic

GTA Consultants were requested to update their earlier report to take account of additional traffic

volumes from the relatively new residential area to the north. GTA Consultants were also asked to review

the egress-only road onto Wasleys Road.

We attach GTA's updated report (letter dated 31 October 2016). The report includes additional analysis oftraffic impacts associated with the approved and substantially developed land division to the north inHenry Turton Circuit of some 54 allotments. Even with this additional traffic taken into account, traffic

volumes on Rix Crescent and Dorothy Close would still be less than 1,000 vehicles per day according to

GTA. These volumes are within accepted thresholds for a local street. On this basis, GTA are of the opinion

that no change to the land division design is necessary.

GTA also reviewed the egress-only road onto Mudla Wirra Road and are satisfied that the proposed

egress has been designed in accordance with the relevant design standards, and that no further changes

are required.

Railway Line

As previously noted, the railway line is no longer used. At our meeting, its status was described as"dormont. "We are also aware from previous discussions that Councilisinvestigating the possibility ofconverting the rail corridor into a pedestrian I cycle path. Our client supports Council's initiative in this

regard.

The allotments backing onto the railway corridor vary in depth, with none being less than 80 metresAssuming a detached dwelling is setback say 10 metres from the road, the rear face of the dwelling

closest to the railway corridor would be in the order of 50 metres from the rail corridor. This distance is

substantial, especially in the context of the railway line's dormant status.

The Development Plan contains a number of provisions which are relevant to the topic of railway line

noise - see for example:

General Section: Residential Development Principle 40 (Noise);

General Section: Interface Between Land Uses Principles 9 and 10 (Noise); and

Noise and Air Emissions Overlay: Objective I and Principle I and Overlay Maps Lig/8 and Lig/9.

14990LEr02. doc

Q

APPENDIX 7A PAGE 29

AGENDA ITEM 7.1

Overlay Maps Lig/8 and Lig/9 identify two designated areas only - namely the railway line passingthrough the Rural Living Zone on the north-western outskirts of Gawler (Map Lig/9) and throughRoseworthy (Map Lig/9). It is relevant that there is no equivalent noise Overlay Map Lig/4 for Wasleys.

In addition, General Section: Residential Development Principle 40 (Noise) is in reference to "high noisesources" but this Principle relates to the design and siting of residential development, not proposedallotments created from the land division application process. We suggest that the Wasleys rail corridor -even if it was operational, which it is not - is not a high noise source as that term is used in theDevelopment Plan.

Even if the corridor was operational, future dwellings on the allotments closest to the railway corridorcould be setback at least 50 metres from what might be a potential noise source

General Section: Interface between Land Uses Principle 9 does riot apply because it relates to the siting,design and construction of buildings, rather than allotments proposed through land division. It istherefore not relevant.

Under the same heading, Principle 10 requires development to be consistent with the Environment

Protection (Noise) Policy 2007. This Policy has been framed in relation to seven (7) land use categories,namely rural living, residential, rural industry, light industry commercial, general industry and specialindustry. "'Lond diviÎbn" is not included in this list. Principle 10 is therefore not relevant.

Rural living allotments are presently located on the eastern side of the railway corridor opposite thesubject land. These allotments have frontage to Pratt Road. The plan of division which created theseallotments was deposited in 1994 (DA 31310010/94), and at that time the land waslocated in a Rural

Living Zone according to Map Lig (OM)/21 of the Light (DC) Development Plan of 2 December 1993. Weassume the railway line was operational at that time

The point we make is that the railway line is now dormant and we have reason to believe, based on earliercomments, that discussions are well advanced between the rail corridor's owner and relevant Government

agencies, including the Council, to redevelop the corridor as a linear path for pedestrians and cyclists.

Under all the circumstances thereis nojustification for imposing setback or noise attenuation controls onany of the proposed rural living allotments which are adjacent to the dormant rail corridor.

14990LEr02. doc

APPENDIX 7A PAGE 30

AGENDA ITEM 7.1

Conclusion

We trust that the application, as amended, can now be granted Development Plan Consent, Land DivisionConsent and Development Approval.

Yours sincerely

Graham Burns


Amended Plan of Division.Basin Plan.

Spreadsheet - Hemot Engineers.GTA Consultants - Updated Report.

Andrew Dayidson

Glen Mont Pty Ltd

enc:

CC:

o

14990LET02. doc

APPENDIX 7A PAGE 31

AGENDA ITEM 7.1

r> =

10 Q

<.,

N-06.=

~> 5,

Z

~> 01 ^ ~

I'> 02 LEI OS=o

:j êQ. O

NQ\LLI N

<-o^

O,

.

<

@

, I, , <1 '^.' ' FFP ,,, I' '"SU " " '~""""" ",,-;:^,-S .. It, ' , . ,,/',. '

, ' ,,"'** '! ' ' I",

. I':;^"' ' ' I N! '* c*. OS ,,F':" ; A , ,,, ,

' ., ' s;;^; ,,^ ,**$, ,,* a! ,'/;:""" " ; ;,,, , ;;, , ,, .;; e^ , ,-'/ e e '

36 e ^^ , . ".\ * $- It' S ^-9 S 'G" u", ~ ,3' ' * ,/, .^ ,'= I; E

' 5:0 ' a "', *'* ebb '^ ~- o I " a^ = 'e^' a a

' "' "" ' e-\ ~ ,,., \ :; =^; ^ ;' ' ^^ ' ,* "'- ^ r. ! ,e! * \'0 -PI-' -* ~- e ,~ "" '"' '$' * *. " I V ''3U, ==09"

~ ' d RIX '"' "'20"' *, a^ ,,, ' '522'2 ' ' 'Mr. , re e ' I',,, c^33. ^g'~"a

* ,b^ _g ,~. ^ $ ^ ,',-'& ^83^^^^^ê^,, o co * '7 I "^

,,, ,,, ,! ' "' ,''l^,

, a , , , , ,*,.! ,' {/;"' * - -! ';^,..,.\^ ^,,, j '^'S' ' I' . u I"'

2' '*- '': "; '

~

~

*;$;*> DOROt

at-*

6.05t

O. ,,

.N

*.

,P*

,' c^' "o. <' *~ "

, *z, z

,

e,

W>

^^

S, ^,.=,. I

U>

"I"

Z

<.D.

.<(1)oD. .oDC

'OLO ^:

"

co

P

a

a

4. 'J/

\*, -t/"~= '; I'*"*'1

a, ,/

' 9.3^:,"'

.

>

Zo

(1)

>

Q

.,=Z

,=

C, ,

>.

Q

,

a

".,-

LL

^

U.

< g*.-

.g, = ~o3.- -"

< . u , " .- u " A c

_ , , v, a. L ~ " " - a

=

^ c, >08z^^<^

^.s

a

@=,

.\ .= ea

OS '

=

a

<

..

e

",

^

"o.

045581

a

E

us

~cocoin

=a

=U

.~.~~~

.,,, A "

L" L, ~

z"Z ae

=<.

Q

Q

,,

.

,*

" ~""

.- - us -

rev>" ' e =

q.

aa.

g

,.,

U

01

19

,

a

g

o-

^

Q Q

I "*ID

', I 810, 6 .,* 4

<

IP

,

I" >:' 4, Rin CRESCENT I i's* co, ~

o

:.

,

, PIu, *"' I':.

, I* !14*'Î"~

<^^__-.- . I

.,

;0>" : :

Z :'inz .Q' :"e. '."-LL q a

2.0 " " , 9.1VVULO-"O

@

"

.

,

c>"" , ,. ,,

,, u^ a 8^ BS, S ::^ ,o^=" =^ 521. L

^. o086 -".. 4^ ^

a.

a

".,U"o

.

;e

".

g*as. o

APPENDIX 7A PAGE 32

AGENDA ITEM 7.1

P ReJ f

," .^ -^ -,- ,.*

, "r i"" ' .^- U

s --~

t's -^ ,

,

I

I*<

, a, .

*

**

*.

,,*\

4.4

,.

,q

n*

,*

----

- --------

, :,

J

#

*'

<,=

^ ^.- -^.

EQ

*"

a^---

-:+~

^;:_

_!/

**

47 R

ES

ER

VE

^ ^ -^

*,*

60s

EO

Sem

f

{F

--~

~

~

\

^^^

,SI

--- U

s '

CF

B/E

4

^ ^ .^

**

**

^ "s ^.-

I.

.e

,,,

At'

4

**\

*

*."

..,

*\*

\J"\

A'

",,.

,SL

JP.

,,:,

,

APPENDIX 7A PAGE 33

AGENDA ITEM 7.1

60

00

0.0

5000

0. o

40

00

0.0

MU

DLA

WIR

RA

RO

AD

, WA

SLE

YS

Yea

rly R

ainf

11

Run

off V

olum

e, c

u. in

(^88

5-20

15)

E = U 0.1 E = o , 30000.0

o = = . > L_

co 41 >

20

00

0.0

10

00

0.0

0.0

h O

in

co a O

co @

a N

in

co F

1 <

' I~

0 co @

in

N

in

60 - * r\ Q

in

ID

o1 N

co co F

1 ^ h o at un a

H N

N N

N O

O Q

Q F

1 F

1 F

1 N

N N

in in in fit *

^ *

I'D

in in @

O ID

@ r

~ h

r~

o0 c

o ' '' un ' ' u

n c

o~

*o

0 c

o c

o 0

1 o

1 0

1 a

O O

O F

1 F

1Q

0 0

. 0

01

a a

a 0

1 0

'1 0

1 C

D 0

1 0

1 0

1 0

1 0

1 O

n 0

1 0

1 6

1 0

1 0

, 0

\ 0

1 0

, 0

1 in

01

a,

01

01

01

in

0 0

1 0

10

,0

00

0

o

N N

N

N

N

H

H

~

H

elei H

H

~

- - - - H

H

H

H

, F

1 H

~

- ~

F

1F

1 H

- H

eI - ~

F

it. IF

, N

CU

~

N

N

De

velo

pe

d C

atc

hm

en

t w

ith r

ete

ntio

n

basi

n re

ar o

f lot

sw

ale

stor

age

&R

un

s w

ith

on

-site

re

use

Dev

elop

ed C

atch

men

t ZE

RO

Rete

ntion o

r re

use

Agr

icul

tura

l Lan

d U

se, N

orth

wes

tC

atch

men

t Onl

y - 6

.8ha

Year

APPENDIX 7A PAGE 34

AGENDA ITEM 7.1

,. d ~-,*.

^"". , ^

""..*"^

, .,"to. ,

RUNOFF VOLUME STATISTICS

ID. ^"..*.

*....^" . .,^"* ^

*.~* VC^"*v. ,

"*^."..

L""b

.I^.

.

*b.in

*

^

L .... .*.

*

-~ - ~.. - -.--"~~

rin, ,

*.,..~,.

,""

".^.

In,

.- ~~ -. ".~- ~- .~..~.

~~.-. - - -,~ ~ ~. ~ -"- -. ~.. ~

". ^.

to, n

,",.*

".--*~"^-.",,.

",.

I. b*

"",

^,.. I""....^",^."I

,""

".

",.,

."

.,".

,,.

.,"

^

PI,I

,,"

.*"

I"

,"I.

"

101 1885 - 31 L22015 RAINFALL RUNOFF VOLUMES

"

"

.., ",..

,,

I

U

~.

~.~.

.~." ~."~," ~.~.

~,^

,",

^

a",

^

usI

^.~""^

".... ". "..

,. I,

an

. .^

""

^

"*

"^, ".. ~"..

,

. -.. ~~ .~,,.

.."", 6.1".,",.,, ","....." n~",,,".,., "

APPENDIX 7A PAGE 35

AGENDA ITEM 7.1

.~

.

a"

,=

* 2

""

""

,.

=,

g gE

aa

ER..

* .

"

* SS

*

.

= ,

a *

a . ,

rin

,

a t a , =

.,

.

,

"

*

.U

".

UP

a.

..,

APPENDIX 7A PAGE 36

AGENDA ITEM 7.1

Reference: #SI09160

31 October 2016

Mosterplon33 Cowing 10n SiredADELAIDE SA 5000

Attention: Mr. Grohom Burns

Decr Grohom

RE: WASLEYS RESIDENTIAL LAND DIVISION - ACCESS REVIEW

Bockground Grid Proposol

Bosed on the informolion Grid pions provided to GTA Consultonls IGTA), it is understood Ihof oresidentiol subdivision is proposed for 10nd localed of the southern end of the township of Wosleys

The proposed development is to comprise fhe following:

o 40 residenti01 o1/01ments

o 9,510sq. in of reserve lopprox. Io internal street network with connections to Henry Turfon Circuit Grid Mudlo Wirro Rood.

GTA hos been requested 10 undertoke o review of the proposed 10nd division pion 10 confirm thesuitobilify of the proposed infernol rocd network Grid in pontculor the proposed connection 10Mudlo Wirro Rood.

O\

Subject Site

The subject site is localed of the southern end of the township of Wosleys. The site is IOCoied withinthe Rurol Living Zone iprecincf 36: Rurol Living Wonleysj of the Light Regionol Council DevelopmentPion Iconsolidofed 12 Moy 2016). 11 is GISo rioted Ihof the subject site is located with o GenerolBushfire Risk oreo.

GTAc nsultonfs

The site hos frontoges to Mudlo Wirro Rood, Henry Turfon Circuit. Mowson Street Grid Protf Rood. Aroil corridor bounds the site to the eosf. Residentiol uses ore located 10 Ihe north Grid eosf of the

site with o9riculfurol land located 10 the south Grid west.

The location of the subject site is shown in Figure I.

o

meIbourne

sydneybrisbone

conberroodelolde

gold coosltownsville

Perlh

Suite 4, Level I,136 The Polode

NORWOOD SA 5067

PO Box 3421

NORWOOD SA 5067

111 +6188334360o

APPENDIX 7A PAGE 37

AGENDA ITEM 7.1

Figure I : Subject Site

sly

'f, '>~ , ,,o11;\!hire 3/1/61^

11un I P$L G

.I ,

I us 11,113 Post '. '.^nslgys 11Ki

; a^ \ Lie^ ' rins ' 435!: 442'^ 44. ,,. . , ,.,\, C.

... a ,,.^

', a'

.,

^,

R

,

,,.CQ=.

<

.

,

.,:,a

L

11 Q

.^

10\^

I. ',. . I

, .* Ie ,.

*

GTAc nsullonfs

XIa

I.

,

~ ^.~,

,

Existing Rood NetworkMudlo Wlrro Rodd

Mudlo WinG Rood is identified OS O Secondory Arteriol Rodd in the Light Regionol CouncilDevelopment Pion grid is under the core, control Grid monogement of DPTl.

Mudla Wirro Rocd consists of o single coinogewoy with one lone in eoch direction, The rodd hoso seoled width of OPProximofely 6.5m with OPProximofely I in wide secled shoulders.

Mudlo WinG Rood curries OPProximofely 1,100 vehicles per doy neor the sitel Grid hos o postedspeed limit of 110km/h.

Mudlo Wirra Rocd odjocenf the subject site is shown in Figure 2.

*.

.

- ,

,

.

.

Subject Sile

,.'*

,

4

,\

^\,

a.

.

..

,.

.

.

"

' 50a

,

I DFTI Rodd Arsel Monogemenl Seclion 14 Seplember 2015

16/031iep-$109160-Access Review-Issue B. docx Foge 2 of 8

APPENDIX 7A PAGE 38

AGENDA ITEM 7.1

Figure 2: Mudlo Witra Rood 000king soulh odjocenl subjecl she)

Heriry Tufton Clrcuil

Henry Turlon Circuit is o IOCol rood under the core Grid control of Ught Regionol Council. If is o two-woy single coinogewoy rodd with o width of OPProximofely 7.2m. On the OPProoch to SfofionStreet the rood widens to OPProximofely 10.5m Grid confoins on OPProximofely 2m wide roisedcentrol medion.

A foolpofh exists o10ng the northern side of Henry Turfon Circuit Grid porking is unrestricted o10ngboth sides of Ihe rodd.

Henry Turton Circuit provides occess to some 54 residenti01 o1/01menls. Bosed on tvpicol frofficgenerofion roles for reverentiol development if is estimoted in of froffic volumes would be in theorder of 450-500 vehicles per doy. The rood is subject to the deloulf built up urbon oreo speed limitof 50km/h

Henry Turfon Circuit is shown in Figure 3.

.^

10,GTAc nsulionfs

.

16/031rep-5109/60-Access Reviewlssue B. docx

o

Foge 3 of 8

APPENDIX 7A PAGE 39

AGENDA ITEM 7.1

F1gure 3: Heriry Turlon Circuit (looking east lowords Station Sireel)

I.

,,.

.

.

.

,

Proposed Road Network

The sireef nefwork for fhe proposed development hos been designed to limit the obility for rotrunning through the oreo, monoging fhe speed environment Grid providing convenient occess forresidents, for Council's refuse collection vehicle Grid emergency service vehicles if required.

Vehicle Speed Monogemenl

AUSfroods Guide to Rocd Design "Port 3: Geomefric Design" 12009) stores o Iypicol occelerofionof I km/h for every 5 metres is possible for private vehicles from o station ory position. Therefore, ovehicle con be expected to reoch 50km/h Ithe expected posted speed Iimif) from o stoppedposition offer 250 me Ires.

In considerchion of the above, rodds Ihof ore less Ihon 250 metres in length ore considered 100short for excessive vehicle speeds to occur Grid oct OS rioturol speed control devices. All of theroods in the proposed development will be less Ihon 250 metres in length or hove siroighf sectionsof rodd limited to less Ihon 250 metres by the use of horizontol curves. These rocds will generallyo55isf in creofing o speed environment of less fhon 50km/h.

In oddifion to the obove, the proposed cornogewoy widths grid properly occess Grid porking willo150 o55isf in monoging speeds on the infernol roods Grid if is GTA's opinion Ihof vehicle speedswithin the development site will be generolly rioturo!Iy monoged Grid occepfoble.

Requirements of the Minister's Code

The design of the street network o150 hos regord to the requirements of the Minister's Code -Underjoking developmenf in Bushfire Projection Are OS tos omended October 2012j to ensure Ihotoccess for emergency service vehicles is OPPropriofe.

.

..

o^GTAc nsultonts

^ ' ''C^^

.^

16/031, ep"5109/60-Access Review-Issue B. docx Page 4 or 8

APPENDIX 7A PAGE 40

AGENDA ITEM 7.1

The following key requirements of the Minister's Code Ihof hove been incorporated into the rodddesign include:

o rodds ore to be constructed with o formed, o11 we other surfoce

o roods ore to hove o minimum formed width of 6m

o rodds ore to hove a grodienl of not more mori 16 degreeso roods hove generally been designed to o110w fire-fighting services to troveI in

continuous foiword movements through the subdivisiono NO Through Roods hove been designed so OS to riot exceed 200m in length ond

provide suitoble turning oreos of the end of eoch rood.

Site Access

Moin occess to the site will be vio a new IOCol rodd connection to Heriry Turlon Circuit. This occesswill occommodote o11 turning movements.

In oddifion, in order to comply with the requirements of the Minister's Code Grid creole o in Ginlycontinuous street pottern through the subdivision, o left turn exit only occess to Mudlo Wino Rocdis o1so proposed. This oddifionol occess to Mudlo Wirro Rocd will eliminole the need for long CUI-de-SOC Grid deod end roods ond will provide on o1ternote exit from the subdivision in the event ofon emergency.

Sight Dislonce

In order to provide fundomenlol solely o1 the proposed occess poinls, odequofe sight disloncesmust be provided. The relevonf cotegories of sight disfonces ore:

o Approoch Sight Distonce IASD) - sight distonce of vehicle on the minor rood OPProochto the intersection to observe the presence of the intersection.

o Sofe Intersection Sight Disfonce ISISD) - sight dislonce of vehicle on OPProoch to theintersection to observe obstruction in the rodd lie. sidled con, decide on course ofoction ond reocf.

o Minimum GOP Sight Disfonce IMGSDj - sighl disfonce of vehicles exiting the site toobserve oncoming vehicles on the major rodd

The sight dislonces obove ore influenced by the speed of vehicles o10ng Henry Tur!on Circuit GridMudlo Wirro Rocd. Given the configurofion of Henry Turfon Circuit on the OPProoch to theproposed occess. vehicles would Iypicolly be trove11ing of less Ihon 40km/h Grid therefore theovoiloble sight dislonce is considered OPPropriofe.

The proposed Mudlo Wirro Rood occess will be designed for left turn exit movements from thesubdivision only, On this busis, GTA hos o55essed the SISD Grid MGSD to Grid from the north GiongMudlo Wirro Rood from the proposed occess Grid found Ihot the ovoiloble sight disfonce wouldexceed the requirements of AUSlroods for 0 120km/h design speed.

On the obove bosis the ovoiloble sight disfonce of the proposed occess points is consideredOPPropriofe.

Access Design

The proposed Mudlo Wirro Rood occess hos been designed for left turn exit movements from thesubdivision only by vehicles up to 0 12.5m HRV in size. This will ensure Ihol Council's refuse vehicleGrid emergency service vehicles con exit the site if required.

O"GIA c o n s ullo n t s

o

16/031rep-5109/60. Access Review-Issue B. docx

o

Poge 5 of 8

APPENDIX 7A PAGE 41

AGENDA ITEM 7.1

The design includes o kerb buildouf, signoge Grid line in orking to prevent left Grid right torn entrymovements from Mudlo Wirro Rood Grid oddifionol povemenf to occommodofe the left furn sweptpoth of 0 12.5m HRV. A concept PIOn of the proposed occess is shown in Figure 4 Grid Figure 5shows the swept poth of a 12.5m HRV through the access.

Figure 4: Proposed Mudlo Wing Rood Accesst

\\

. at^^, LEFT I

\

q<.F'

,*

^

O\

\

I.

GTAc nsultonls

SE, L Ss " a,

^TauiV E

,*,,}

I,

,

>

. . ,\,,.

*

I^> ^^. .

,'. 4 . *

' ^Î" ', -. I

4 " 4"

$1

",, o rig!As pm ",,

,,, O a vr.

,

. .

.

C

,

\

.

,

^?:

. \q

16/031rep-5109/60-Access Review-Issue B. docx

\

.

,

I

Poge 6 o18

APPENDIX 7A PAGE 42

AGENDA ITEM 7.1

Figure 5: 12.5m HRV Exitlng 10 Mudlo Wirro Road

\,

\

*

\\

o,

09

\

GTAc nsulfonts

\

,

Troffic Impoct Assessment

Trotfic generalion esfimoles for the proposed development hove been sourced from RTA NSW's'Guide to Trollic GenerotiiTg Developments' 12002, henceforth referred to OS the RTA Guidej. Thefroffic generation roles OPPlicoble to the proposed development ore listed:

Dwelling houses loony vehicle Inps! 9.0 per dwelling

Dwelling houses (Weekdoy peok hour vehicle tripsl 0.85 per dwelling

Bosed on the obove froffic generalion rules, if is esfimoted Ihof the proposed 40 o1/01menfs wouldgenerote 360 doily hips Grid 34 peok hour trips.

If is Ginicipofed Ihol the inojorify of trips will be to Grid from the south where the neorest inojoremployment Grid service centres ore IOCofed 180%I. During the AM peok, most froffic will thereforeexit the subdivision to the south vio Mudlo Wirro Rodd 122 movemenfs esfimofed) with only o sinollnumber of entry Grid exit movements Grincipoted from Ihe north vio Henry Turfon Circuit 17 entryGrid 5 exit movements estimofedj2.

a.

1.2^,^^ tinii ..,.

an" to ",.,I. ., ,*. ,"

.,,.~, ". "."

',, 41-I .^.I .^. ',

^

I. ,

,

,"^*' a,,,^*' lib.

.,"

^. =.,~ ... ",.. ^ .",~k ~ .^

re.

a Assuming 0 20:00 inbound 10 outbound 10/10 dunng Ihe AM peck.

o

16/031rep. 5109/60-Access Review-Issue B. docx

o

Page 7 of 8

APPENDIX 7A PAGE 43

AGENDA ITEM 7.1

During the PM peck when residents ore refurning home from work, the ingjorify of movements willbe vio Henry Turfon Circuit due to the one-woy nofure of the proposed Mudlo Wirro Rood occess127 entry grid I exit movement estimofed) with only 6 exit movemenfs to Mudlo Wirro Roodesfimofed3.

In oddifion, the proposed occess to Mudlo WinG Rodd could o150 be expectsd 10 ohiocf sometrips from the OPProved 10nd division jinmediofely to the north of the subject site. Based on o reviewof the 10nd division informofion provided to GTA, if is esfimofed Ihof o further 68 o1/01menfs ingchoose to exit to Mud!o WinG Rocd vio Rix Crescent/Dorofhy Close Grid the proposed new access

Assuming the 10nd division 10 the north will hove the some distribution of fromc to the proposeddevelopment, during the AM peck, the OPProved subdivision to the north could be expected togenerofe o further 37 movements through the subject site i. e. o idol of 71 AM pegk hourmovements ore estimated on Rix Crescent/Dorofhy Close.

Even with the oddifionol froffic from the OPProved 10nd division to the norfh, fromc volumes on RixCrescent/Dorofhy Close would still be less Ihon 1,000 vehicles per day grid within tvpicolloccepfed Iimifs for o IOCoi street Grid on this bosis the proposed development could not beexpected to hove on odverse impocf on the sorely or operofion of Mudlo Wirro Rood or HenryTurlon Circuit.

Conclusion


o The design of the proposed infernol SIreet network is considered OPPropriofe.O Sight distonce o1 the proposed occess points is considered OPPropriofe.o The provision of o left turn exit only occess to Mudlo Wirro Rood is considered

OPPropriofe hoving regord to the requirements of the Minister's Code for developmentin Bushfire Protection Are OS

o The design of the Mudlo Wing Rocd occess will occommodofe o Council refuse vehicleGrid emergency service vehicles if required and is considered OPPropriofe.

o The fromc likely 10 be generofed by fhe proposed development could not beexpected to hove on odverse impocf on the sofety or operofion of the odjocenf roodnetwork.

.\O\G TA c o n s ulf o n f s

Noturol!y, should you hove ony questions or require ony further informofion PIeose do nol he silofeto contocl me on 1081 83343600

Yours sincerely

GTA CONSULTANTS

,^^Sqm Addms

Senior Consultoni

.

, Assuming on inbound 10 0ulbound rollon o180;20 during the PM peck

16/031 rep-$109160-Access Reviewlssue B. docx Foge B of 8

APPENDIX 7A PAGE 44

AGENDA ITEM 7.1

17 February 2017

Ms Lisa SapioManager - Development ServicesUght Regional CouncilPO Box 72

KAPUNDA SA 5373

o

Dear Lisa

Re: DA 3/3/2312015 - Wasleys

We refer to your email of 5'' January 2017 and apologise for the delay in responding.

Be assured however that the project team has devoted a considerable amount of time to the task of

reviewing the plan of division in accordance with Council's suggestions. This has necessitated furtherconsultation with DPTl with respect to the proposed point of access onto Mudla Wirra Road.

MASTERPLAN

We now enclose for consideration:

TOWN + COUNTRY PLANNERS

an amended plan of division which has recently been uploaded to EDALA; and

an Access Review dated 17th February 2017 prepared by GTA Consultants.

You will be aware that a separate plan of division has been lodged to divide proposed Allotments 56 and2223 - see DA 31310033/16, amended Plan dated 9 February 2017. We request that the assessment ofthat plan follows only after this application has been assessed and final ised.

.

.We trust that DPTl, as the relevant referral agency, will offer its conditional support for the amended planof division.

The most important amendment to the plan of division involves Norris Road connecting onto MudlaWirra Road between proposed Allotments 15 and 16. The newjunction has furthermore been designed tofacilitate two-way movement to and from Mudla Wirra Road in accordance with DPTl's earliersuggestions.

33 Cawing ton ShadAddaide, 5000P (08) 8,935600

masterplan. comau

Offices in SA I NT I QLDISO 9001:2015 Certified

ABN 30 007755277

plan@masterplan. comau YEARS 14990LET03

APPENDIX 7A PAGE 45

AGENDA ITEM 7.1

To achieve an efficient road design which accords with the Minister's Bushfire Code, it is also proposedthat Allotment 20 will have direct access onto Pratt Road approximately midway between the disusedrailway line and Mudla Wirra Road. This amendment arises from the need to minimise the length of whatwill now be a cul-de-sac identified on the plan of division as Dorothy Close.

In an earlier meeting which Sam Adams from GTA Consultants and I attended with George Monas andMatthew Henderson from DPTl on 12 January 2017, the creation of Allotment 20 with direct access to

Prett Road was supported in principle by that agency. GTA's letter addresses various design requirementsassociated with the location of the access driveway between this allotment and Pratt Road.

Dorothy Close has a total length of 208.46 metres'. The

o ^!!^b^^ (amended edition October 2012) calls for "o mom(y continuous street pottemserving new o110tments thot eliininotes the use of CUI-de-SOC or deod end foods. Where this ^s not procticoblesuch foods should not exceed 200m in length. "

Dorothy Close exceeds the Code"s 200 metre length by 8.46 metres. In the event of a bushfire emergency,residents living in Dorothy Close will have the option of escaping by turning either left into Norris Roadand then onto Mudla Wirra Road, or turning right into Noms Road and then travelling in the oppositedirection along Norris Road to Station Street and Wasleys township. In other words, two escape routeswill exist, depending on the direction and speed of the fire front, for residents living in Dorothy Close.

Similarly, firefighting appliances will be able to conveniently access Dorothy Close from either MudlaWirra Road or Station Street, and then along Noms Road.

GTA Consultants have reviewed these particular access arrangements, including the length of DorothyClose and the dimensions of its cul-de-sac head to accommodate a fire fighting appliance, and aresatisfied that "the omended food network would continue to comply with the requirements of the Minister'sCode".

.

,

n V n

' Measured from the inside dimensions of this road on the amended plan of division prepared by Andrew Davidson.

14990LET03. doc

APPENDIX 7A PAGE 46

AGENDA ITEM 7.1

We trust that with the additional information provided in this letter and the accompanying letter by GTAConsultants, our client's plan of division will be granted Development Plan Consent and Land DivisionConsent.

Yours sincerely

oGraham Burns


e nc.

CC

Amended Plan of Division (9 February 2017)Access Review - GTA Consultants (17 February 2017)Glen Mont Pty Ltd

.

14990LET03. doc

APPENDIX 7A PAGE 47

AGENDA ITEM 7.1

899

^, ^

SW

EP

T P

AT

H K

EY

VE

HIC

LE C

EN

TR

E L

INE

VE

HIC

LE

TY

RE

PA

TH

VE

HIC

LE

BO

DY

PA

TH

AS

SU

ME

D S

PE

ED

Ski

n/h

,--.

\.

*

5.20

B99

Wid

lhT

ruck

Lo

ck 1

0 L

ock T

ime

Sfe

erin

g A

ngle

0.95

o

3.05

..., .

I'D I -,. .., -

,..

e @

..-

.. @

@ I

I0.0

0

I. 7

05

.20

I O

m R

EF

US

EW

idth

Tro

ck

Lo

ck t

o L

ock T

ime

Ste

ering A

ngle

^.

me

ters

: 2

.50

2.4

7:

6.0

58.5

APPENDIX 7A PAGE 48

AGENDA ITEM 7.1

.

APPENDIX 7A PAGE 49

AGENDA ITEM 7.1

in125

râ. Z

=I

,' r. ,,. ,- ,*

., , I. f". I. ' , , ,

' ' IC:s, ., Ai': ', ' '^^:^vj ' ,. ',-,, '1 .ON ',

' I^:'I :' ;. ~ !r. 'I '* ' j ',;, . ,, .,,

"', ,," .*~ ,1<^. '*' . I " 'I , ., FF "' '

1.1 ,, . . . -... ,r *.

of. ."

I , ,, t'<. ..*g . b. . . ' , -

I I *. ,,... _ ,.., ., . . a-. t* ;: .:r^j; .J. , . . ^ , *I *.^' . ,<3'"' "

* .," Î ^;^12"' ~ , a ' ' ..: I ~ .17, .12' ,,, , a, '

I I ~',,'* * ;".' , ' . 214 . ,,.;:. ', ' I,I '=.,! ' ~ ~ E' ''t;;,~, , , ,,,, ,

'14,242. ;3, : 43 '- - * \ . - ., 4

I ^ .. * ^^ In^'-",""' ' " , '!' ~~ . 'U_' " " ~ ' ",.311 ,~ '4j ' a~' ' '

41 , -,, ,

I ' ,* .;^;:^^^- :^^^'~I, * ... ", " 129 . * , ,. ... .,.. I. , ;:^.

I I. ~,~,. ,' I . ~ .' r .,,,, ^ . Î I ., ,. ,. ,,, , ., '; ^ '*.: ,q, ' a . '

.~~.,... . .. ,

'. r; "' ' ' I .."~ .. ..

11"" -.. " I'

<, or. ,

\ '. ..,. ' ,:* ^\ .,, ..* , I- t, *''I . 1<. ., I. . '~,. y. h , ' J^. ,^;:!'

_ ,* ,.. ,.

.~. *

,. , ^;?;^;,. -r'/* 13, ,,.

,. a. . .. .

, , E^-:..,,,*,., .,.

"' " """ ' ;;!,,.*"' ..

, ,., ,,..,, ,

, , .. I' * ,, ,^. ."~' ", '. '. , ' A'

' ' ' ' ;' ,*' ..,^-.; ., ' '- - ^*^-, - .

.' 31; ";. ,. . I . " ,, ,. I

" I ' .*+*.,, * , -; "' .,-. .,, r. . *

94^*,, I ' ' ' '

.r. *. 5 " '"' ' ' "fJ -is t ' F^.,,,

. , , Î^;= '~

.., 4j . ,. ..., -^. e*;'?,; . .;^:,*. ...-f-. it

*,'* ',

,.~ ,

,, ,e,,,.~ .

; "'^** ,. . .. , , .. . .*,,

,

",

.,

.

*

",

~

,

,

,

,.^

.

.

,

,

.

.-

.,/

,

:,,,

J

,

.

.

,,

#

,

, .

,.

,.

,.

,

.

.,

,

.

,

I

,

.

,

,,

~;.. *:!'

,

.

,

I ^

I!'

a

"

*

*

,.

.,,,

I ^

,,.

, ., . .",

g, *,~,., ,

, . ,4 ,

r, .5 FF

r,,

FF. .

,

.

"

.

.

F^

^

,

,,;;,,, ,

,

,

.

.

.

,

..

.

.

.

.

.

,;

,

*

,

.

.d

^

I

r

,

.

..

,

.*,$V.

.

.

,q

*

.,

.

~

,

,

,

, ,

,

,

APPENDIX 7A PAGE 50

AGENDA ITEM 7.1

LA

ND

DIV

ISIO

N P

RO

PO

SA

L P

WA

SL E

YS

in I

he

ore

o n

om

ed

CT

Vol

ume

5887

Fol

io 1

98 A

ltoln

en; 9

1 In

FIT

S33

7. H

D M

udla

Vir,

o

BU

ILD

ING

EN

VE

LOP

EAR

EAS

SCH

EDU

LEA

LLO

TME

NT

AR

EA

953m

,a

1003

m,

1053

m,

310

73m

'b 39

''107m

'0

011

88m

,

' Pro

po

sed

tu

rnin

g q

reo

s

. Ind

icat

ive

Bui

ldin

g E

nvel

ope

Bui

ldin

g en

. Elo

pes

ore

offs

etIs

m Iro

n ,o0d o

nd S

in Iro

nsi

de b

ounodiie

. in

Allo

tments

I S g

rid u

n an

d 20

n 1.

0m r

@od

Grid

Sin

Iron

sid

e bo

undu

ries

in A

lbum

en! 3

9

7. H

D M

ud

la

V

ir, 0

' 0

S

5

I , ,

,. *,, ..'

'.: *:.' .,

I --I. ,,

I-~ I+;

,*"'~""';"

:*' ';^,::

"-"'- , S

ur ^**,,

. I, I -.

I'"\- vi

n -- 1-1

^ \*,,,,,

. .,,,:,

. . s^ ^

^'*.

^, ;

'. ;;

4' ,,

,, ni

l::''"

'C, i

ll ,_

^','

,,',, ILL 42 C

HA

FF

.b. " C

OU

RT

*. ,,,, ,

' "'~

' *:e ^S

' "" ' \' a, .I C

o "" "' ' ' 37 '

,, , , a

1

0 q

,.' , *'* a

, , ,,,, , ,,,,

.* - 56 ."., . 4^, . ,

...:*, f' "' ' ' 36 , , ,

\ ' *b

\ :; ,rib

' E

. "~

' * * "* 3

0 '

,,*\:,;;..* *. , ,,, , , ,, ,, ,,,,,

, , \. '.. C

<

,,~

Q

, ,, ^ ,~

.

o '.. ~

~, J .,.. ^ ,"". a

.",

\~

., C

,* 3

4

0 '""' '

CIR

CU

IT

".,:~

~.. C

I C

, . ..,, \^ ;. '

'B

S~

. *.\ * . , 2

5 *

~~

~~

R

ES

ER

VE

. , C

, 15 ^ ^ *.* '

____ *-p ~

... ifQ

*q c \ , ' ' *

~....\ , *,, ^*%

RV

E '...:'*. 3

"=

Q~

e

'* *

, ..,\.. *\ ^. * , 3

,,

:,,,;:,:

:^;^,,

^, 0 ;

^lid"

4 *,

'.,.,,,.

..,,,,.,

*, ,' ,

. , .,,

,, ,

, .... . R

AILH

AY

11 '.~

'\ .** 9.5' * ', I

5T

OB

IE

" " '~

' ~

' ' '

. , U L,

6 ~

,

P ER

^>I.

...

""' ^ .?

s,-., I ', .

Q ,, s, -

,

^

\ \., I

o

E400 '

,.,

IUR

TON

Z Q a a co " o > .

00

.16

. o

n

PR

OP

ER

TY

be

VE

LO

P "

E "

IC

ON

S U

LT

A"

T s

PC

a. . B

S,

61. ".

Id. S

ri 5

0's

T 0

. .3

.0 @

0n.

F 0

, ,, 9

0 0

06,

.*, 1.0

"*.. a

, ,I. ,.".

,. in a

"... ."

r. .d. ,I, .... e

"n q

u

". ", ". ^

DA

TE

, 09 ,. b, ,,, 201,

Din

err

i 5

22

0.

PIC

Oi. ,

G

a

e B 45

RE

SE

RV

Edo. . ."

I ~

a.

..

44

RE

S, R

VE

10

. .

mr.

~,.

@

.

CO

NT

OU

R L

INE

. ...

_

CU

LVER

T. .

ED

GE

OF

RO

AD

FO

RH

ATI

ON

FIR

E P

LUG

/STO

P V

ALV

E

GA

S P

IPE

LIN

E M

AR

KE

R

INV

ER

T P

IPE

. ....

.....

LIG

HT

PO

LE

OV

ER

HE

AD

PO

HE

R L

INE

E"^L,

,o aO

30

4

0 5

0

@

"

,

SC

ALE

oS

o G

o

RA

ILH

AY

U

5T

OB

IE

SIR

E

SHAL

E

TE

LC

O P

IT

UN

DE

RG

RO

uros

loR

HU

AIE

R D

RA

IN

UA

IER

ME

TE

R. .

.....

DA

5/3

/0023/1

5

Ligh

t Reg

iono

l Cou

ncil

AM

EN

DE

D P

LAN

\

,, o

O^;,.j^"

02/2017

*'

1.0

2.0

No

tatio

ns

Con

tour

do

Ium

AH

D, i

nner

, o1

0.25

m

' Co

da

s. r

nl u

nd

de

l. il

surv

ey

by

Pyp

, r

Lo

oke

rS

urv

eyi

ng

Se

rvic

es

. R

ef.

PL

73

06

. PIO

n is

to p

rece

de lu

rid d

ivis

ion

OP

Plic

. lio

n O

A 3

1,10

0,31

16. P

ropo

sed

ED

Sem

enl C

is fo

r dro

inoq

e pu

rpos

es in

10v

our o

1Ih

e C

ounc

il ts

ubje

cl to

fina

l eng

inee

ring

desi

gni

. R

ele

, to

Cert

ifica

te o

1 T

itle for

.. is

, in

g E

n, .m

erit A

& B

de

lcils

. Rur

ol L

ivin

g Zo

ne .

Rul

el L

i, in

g U

usl.

is P

reci

nct

' 101

.1 o

. 00;

18.

63h.

. 3

7 m

e.

Allo

tme

nts

^,,,.^^,.

S?^:,

,.^^,.

\)?^:,,

.

.E,

.CS

300

^;:,.O

*J "

f04

a"$

J, ^

29

,,,

,

.,

*

e

RE

SE

RV

**

A

EN

LAR

GE

NE

"T a

101 1

0 ,C

, L,

45 D

OROT

"YCL

OSE

u, '

, " , ^

16

APPENDIX 7A PAGE 51

AGENDA ITEM 7.1

Reference: #SI09160

17 Februory 2017

Masterpion33 Cowing ton StreetADELAIDE SA 5000

o

Allenlion: Mr. Gruhom Burns

Deor Grohom

RE: WASLEYS RESIDENTIAL LAND DIVISION - ACCESS REVIEW

I refer 10 the emoil from Light Regionol Council ICOuncilj doted 5 Jonuory 2017 regording Iheproposed residenti01 10nd division of Wosleys Grid comments received from DFTl on the proposedrood connection to Mudlo Wirro Rodd

This letter provides o response to the DRTl comments Grid o150 provides oddilionol on o1ysis on theproposed omended occess to Lot 20.

Mudlo Wirro Rood Access

Comments received from DFTl include:

O DPTl does noisupporf the proposed exit-only conneclion 10 Mudlo WinG Rood OS itdoes nof provide elfeclive physicol control over potentiol Grill-direclionolmovements.

Addition o11y, the concerns rotsed obove with regord to drivers disobeying Ihe one'woyconnection 10 Mudlo Wirro Rood ore exocerboled by the Proff Rood foule info thedevelopment being rolherlengfhy by coinportson 10 direcloccess.

This moiler hos been rioted Grid on omended design for the proposed connection 10 Mudlo WirroRoad hos been prepored Ihot provides for o11 turning movements 101from the development site.

Nonetheless. DPII OPPrecbte the need for the devebpment to be designed in o moriner Ihol isconsistenl with Ihe Minister's Code for Bushfire Are OS, pontculorly in jighi of the impoci Ihof IhePinery fire hod on lite Counciloreo. Consequently, consistenl wifh Moilhew Sinoll's emoil doted 21July 2016, the deporiment is prepored 10 consider o food junction wifh Mudo Wirro Rood Ihotprovides o11 movements 10/1rom Ihe development. provided Ihot:

o Ills IOCoted of o point where SISD, ASO Grid MGSD per AUStroods Guide to Rood DesignPort 4A ore ochieved for the design speed of 120 kin/h:

o Turning tiedmenl/s ore proposed Ihoi ore consistent wilh AUSfroods Guide 10 RoodDesign Port 4A.

o Assessmeniof the PM peok periodis undertoken to occounf for righl furn movemenfrom Mudo Wino RDOd refurning to the developmenl

As discussed obove. on omended design for the proposed connection to Mudlo Wirro Rocd hosbeen prepored fhof provides for o11 turning movements 101from the development site. The designhos been prepored in occordonce with the requirements of AUSfroods OS set out below.

.

O>^GTAc nsultonts

meIbou, ne

sydneybrisbone

conberroOde10

gold coosllownsville

Perlh

Suife 4. Level I .136 The Forode

NORWOOD SA 5067

PO Box 3421

NORWOOD SA 5067

f// +6188334360o

WWW g f O Om. U

APPENDIX 7A PAGE 52

AGENDA ITEM 7.1

Sighl Disfonce

" is noted in DRTl's comments that a design speed of 120km/h is to be OPPlied. However, o siteinspection hos confirmed Ihof the speed limit olong this section of Mudo Wirro Rodd is lookm/hond fherefore o design speed of I 10km/h is considered OPPropriole i. e. 10km/h obove the speedIimif. A design speed of I 10km/h hos fherefore been OPPlied for Mudlo Wino Rood.

Safe Intersection Si hf Disfonce SISD

o

Bosed on 0 I 10km/h design speed Grid o legcfion time of 2.5 seconds, AUStroods requires ominimum SISD of 300m.

A rooch Si hl Disfonce A D

Bosed on 0 50km/h design speed on the OPProoch to Mudlo Wirro Rood. AUSlroods requires ominimum ASO of 55m. A 50km/h design speed is considered OPPropriofe given Ihof vehicles willbe required to in oke o low speed 90 turn within the development site before the OPProoch toMudlo Wirro Rood.

Minimum Go Si hf Disfonce MGSD

Right turns into development site - Bosed on 0 110km/h des'gn speed grid o criticol gopoccepfonce time of 4 seconds, AUSfroods requires a minimum MGSD of 122m

Left ond right turns out of development site - Bosed on a I 10km/h design speed Grid o criticolgopoccepfonce time of 5 seconds, AUSfroods requires o minimum MGSD of 153m.

GTA hos completed o site inspection of the ovoiloble sight dinonce of the localion of the proposedconnection to Mudlo Wirro Rood Grid the to lowing hos been found:

There would be o minimum 300m of SISD ovoiloble on the southern OPProoch to theproposed road connection with SISD in excess of 300m ovoiloble from the north.

AsD in excess of 55m would be ovoiloble on the on the OPProoch to Mudlo Wirro Roodfrom the proposed infernol rood.

MGSD of 320m would be ovoiloble from Ihe proposed rodd connection to the southgrid 400m would be ovoiloble to the north.

Bosed on the obove, the ovoiloble SISD, AsD Grid MGSD will meet or exceed the requirements ofAUSfroods. A summory of the sight disfonce OSsessmenf is presented in Toble I

Toble I : Summory o1 Sighl Dislonce Assessment

(0)^GTAc nsullonls

Sighl Dialonce Type

SISDNorthbound

Southbound

Right turns info siie

Leil Grid right turnsout of site

MGSD

Deslgn Speed

I 10km/h

110km/h

I 10km/h

Sight DiglonceRequirement

1702/7rep-$109160-Response 10 DPTI Comments IFINALj .docx

110km/h

300m

300m

122m

Avoiloble Sight01310nce

153m

300m

400m

400m

Meels Mlnimum

AUSlroads

Requlremenfs (YIN)

Y

At Ieosf 320rn

Y

Y

Y

Poge 2 of 6

APPENDIX 7A PAGE 53

AGENDA ITEM 7.1

On the obove bosis, the ovoiloble sight disfonce of the proposed rood connection to Mudlo WirroRood would meet the minimum requirements of AUStroods,

Turning Treatments

As discussed in the previous froffic impocf assessment, there would be very few left turn movementsinfo the proposed development OS most trips will be to Grid from the south 180%I where the neorestinojor employment Grid service centres ore localed.

GTA estimates that up 10 108 o110fmenfs from the proposed and existing 10nd divisions incy choose10 enter or exit the site vio the proposed rood connectbn to Mudlo Wirro Rodd. If tvpicol frofficgenerofion roles for dwelling houses ore OPPlied Grid on inbound to outbound rotio of 80:20 is

CSSumed for the calicol PM pegk period Iwhen most people will be returning home from work),Figure 2 summonses the anticipoled turning movements of the proposed intersection.

Figure I: Anticipated PM Peck Period Turning Movemenlso

(0)^GTAc nsultonts

o

o06^,.o0,Go9109

53

14

Recommended worronfs for torn Ireof merits of unsignolised intersections ore shown in Figure 4.9 ofthe AUSfroods Guide to Rood Design Port 4A: Unsignolised ond Signolised intersections

The worronf for turn Ireofmenfs is impocfed by the design speed of the inojor rood, the in o10r roddfromc volume Grid turning volume.

Mudlo Wirro Rood corries OPProximofely I .I 00 vehicles per doy neor the developmenf site.Assuming o pegk to doily rotio of 10% 0 peck hourvolume of 110veh/h could be expected.

^.C.9. .o

^,

,,

o-

o

1702/7rep-5109/60-Responselo DPTI Comments IHNAL) .docx Poge 3 o16

APPENDIX 7A PAGE 54

AGENDA ITEM 7.1

Bosed on the turning movements shown in Figure 2 grid the Griticipoted peok hour volumes onMudlo Wirro Rood, Figure 3 Grid Figure 4 hove been prepared 10 show the recommended rightGrid left turn treatments bosed on the AUStroods worronf.

Figure 2: AUSlroods Worronllor Right Turn Treolmenls

o

^

80

^

^q,

..~

- 60

^, ...... ^ ..

I^l

.

o

I^' 40 '.....

.

.

CD

E=

o>

E=I-

.

^

.

.

20

... ............ ....... ........ ....... ...

10"^!

BAR, BAL

o

.

.

GTAc nsultonts

o

CHR(SII

.

.

.

.

.

.

o

Figure 3: AUSfroods Worronl for Left Turn Treolmenls

CHRl(A L orcHLj

400. 200 800600 1000

Major Road Traflic Volume 'Q"' (Veh/h)

.

.

^

80

^

ô

.~.

.

.

:ID

- 60.

.

.

.

.

.

.

.

o.

IÎ

.

o

^ 40

.

.

.

.

.

.

.

a,

E=

o>

E=I-

^

.

.

.

.

.

.

.

20

o

.

.

CHRISjl

O.

.

.

... ..... ....

1200

.

.

C"rutA L orcHL)

400200 600 800 1000

Major Road Traffic Volume 'Q"' (Veh/h)

1702/7rep-5109/60-Response 10 DPIl Comments IFINALj .docx

.......... ....... ........ ..

1200

Foge 4 of 6

APPENDIX 7A PAGE 55

AGENDA ITEM 7.1

Figure 3 Grid Figure 4 demonslrofes Iho+ o BAR/BAL Ireofmenf would be on OPPropriote design forthe proposed infersecfion.

Bosed on the obove, on omended concept Icyouf hos been prepored for Ihe proposed roodconnection 10 Mudlo Wirro Rodd Ihof provides for o11 turning movements ond ochieves the sightdisfonce Grid turn Ireofment requirements of AUSfroods.

The omended design hos been included OS on allochment to this letter.

Infernol Rood Network

The omended design results in o need 10 reconfigure the infernol food network IDorofhy Close).however. the infernol rood network would continue to comply with the requirements of theMinister' s Code, in pontculor, o11 NO Through Roods would hove o length of OPProximotely 200metres or less Grid would include suitoble turning oreos to endble firefighting grid emergencyservice vehicles to turn if required.

To confirm Ihol o fire-fighting Grid emergency service vehicle con coinplefe the turn o1 the end ofDorofhy Close Iconsidered to be the tightest turnj, GTA hos completed o swept path o55essmenfusing AutoTURN softwore. The OSsessmenf odopfs 0 12.5m HRV which is expected to be the 10rgeslvehicle Ihot would be required to enter the 10nd division.

The results of the swept poth o55essmenl ore shown in Figure I .

Figure 4: 00.01hy Close Swept Pofh Assessmen1-12.5m HRV

o

0,

' 32,. r ,*

IQ\^GTAc nsuiionis

^ Î;^,9'11'30" 6^, 'c;;;, *;>00 C9*

~ ~ I ~ ~ ~ ^~ ,, ,;,.,^,.//. ,, I> *.. .,.... .. . *,, I f^j;, o,

;:^., "' '~ "'$" I ~ 2.6 I^..-,,,~*, ~ *,:^\ I. ^: 2:7 *6, ,*, I^..-,,,,. *, ,, . ,:^\ I-^:#:?,*" ~* : ~ *,,^, I. ^, I,96 "' "~~'~ ~ ' a-. *

< \(::^,>>. ~ ~ ^\ .~

Iv

Access 10 Lot 20

The omended site ICYouj PIOn proposes access to Lot 20 from Proff Rood, jinmediqfely west of theroilwoy lines. If is noted Ihof on existing informol occess 10 the site o1reody exists in this localion.

GTA undersfonds Ihof the railwoy lines ore no longer used Grid I here ore no PIOns to reinsfofe froinservices o10ng this line. If is furfher understood Ihol Council is considering on upgrode of the roilcorridor 10 creofe o wolking grid cycling froil grid recreofionol spoce.

In order to locale on occess in this IOCofion, sufficient sight distance should be demonslroled. GTAhas completed on OSsessmenf of sight disfonce of the proposed occess grid found Ihof

o\,

1702/7rep. Slop160-Response 10 DFTICommenls IFINALl .docx

\\

'V ,^, ,^,f. ,- A,\ A,

. QJ

*

PCge 5 of 6

APPENDIX 7A PAGE 56

AGENDA ITEM 7.1

OPProximofely loom of sight disfonce is ovoiloble o10ng Proff Road to the eosf Grid OPProximofelyloom of sight disfonce is ovoiloble to vehicles OPProoching Prolt Road o10ng Mudlo Wirro Rood.

Vehicles speeds o10ng Proff Rocd on the OPProoch to the occess ore likely 10 be conslroined to40km/h or below due 10 the proximity of the Mudlo Wirro Rood intersection Grid the bend in ProffRood. For 0 40km/h design speed. AUSfroods requires on MCSD of 55m which would be ochieved

of the proposed occess. 11 is GISo rioted Ihof the ovoiloble sight disionce of loom would beOPPropriofe for o design speed of 70km/h. This reinforces Ihof sufficient sight disfonce would beovoiloble of the proposed occess.

The proposed occess would be IOCoted OPProximofely 30m eosl of Mudlo Wirro Rood which is

considered on OPPropriofe seporolion grid in occordonce with AUStroods guidelines for offsetjunctions. NOMithsfonding Ihot the railwoy line is no longer used, the occess would o150 in Ginioino cor length of seporofion from fhe roilwoy line which would o110w o vehicle to store cleor of thefrocks while woning to torn right info the site if required.

Preliminory comment hos been sought from DPTl on the proposed occess 10 Lof 20 grid DPTl hosindicofed in principle support for on access in this IOCofion subject to confirming the slotus of theroilwoy line Grid confirmotion Ihof sufficient sight disfonce will be ovoiloble.

On the above bosis, the proposed occess 10 Lot 20 from Poll Rodd is considered OPPropriofesubject to DPTl confirmotion of the slotus of the roilwoy line.

Conclusion


The design of the proposed connection to Mudlo Wirro Rood hos been omended toprovide for o11 turning movements.

The omended design of Ihe connection to Mudlo Wind Rood will provide sight disfonceond turn Ireofmenfs in occordonce with AUStroods requirements.The design of the infernol rocd neMork would continue 10 comply with therequirements of the Minister's Code for bushfire risk oreos,

The provision of on occess to Lot 20 from Protf Rood is considered OPPropriofe Gridwould ochieve sufficient cleoronce from Mudlo Wirro Rood Grid the existing roilwoy line.Sight disfonce of the proposed occess to Lot 20 would exceed the minimumrequiremenls of the relevonf design guidelines,

Noturolly, should you hove ony questions or require ony further information PIeose do riot he stinte10 con+oct me on 1081 83343600.

Yours sincerely

10\^GTAc nsulionis

o

GTA CONSULTANTS

-, ^^Sqm Adorns

Senlor Consullonl

Allochmenfs:

Swept Poths- DIP3,02P3, SKOIP3

.

1702/7rep-5109/60-Response 10 DPTI Coinmenls In NALj .docx Poge 6 o16

APPENDIX 7A PAGE 57

AGENDA ITEM 7.1

LOCATION PLAN313/D023/2015

GLEN MONT PTY LTD

The location of features displayedby the Geographical Information System arefor information only and should not be reliedupon for absolute position or measurementpurposes

Printed: 24/04/2017

Light Regional CouncilPO Box 72, Kapunda, SA 5373Telephone (08) 8525 3200Facsimile (08) 8566 3262

Data Acknowledgements:

Note that:

Cadastralinformation from Department for Environment,Water & Natural Resources

APPENDIX 7B PAGE 1

AGENDA ITEM 7.1

MAP Ligl, Adjoins

M13

co=

o85'<,.

'a,.

a.<=

MIS

. .

MIG

. 11,111L .

^-î:' I'^^""'^,^^\S^.,,,,,, I. ^ ^^!' ^, Î^., Q^, ." ^, .. ,,,"^!i's, .,.^ ^ . ^,\, -^.^!^, '11/9^,,^^j-^^,\ ,^ .,^^" "". * ,Î^,,I"... * ,,,* ^, Q"' '= ......, ^,,^, ,^^ ^^. iîi^ =. ' 1,111, ,^^, ^'^ .I. .. ;^', =.^, ^,"...,.,,. ,. - . ,

^^.

,.

^,^.,I, ,^.

,. t's, "'.,.

'~' Railways

^ Local Reserves

=>,F

@

^

>a.

o=co

~~

MAP Ligl, Adjoins

^.

Location Map Lig/4

o

N

A

WASLEYS

LIGHT REGIONAL COUNCIL

Consolidated - 3 December 2015

500m

APPENDIX 7C PAGE 1

AGENDA ITEM 7.1

3220

scr

een

dum

p ca

lcul

atio

ns s

how

ing

build

ing

enve

lope

s in

crit

ical

allo

tmen

ts. .

, 24-

02-1

6

LISC

AD -

Inni

ng -

'322

0 de

sign

CO

Mp,

13-

1015

' - IP

I. n

Mew

l

IÎ T

ask F

ile E

dit W

inter

anc

e Re

port

Conf

igure

Tab

les B

lock D

isplay

Wind

ow H

epL>

^Î. 1

.1 'bIn

4^, ^(^

:C

AB

UT

LOT_

PEC

. a~ Q, .

a, .

^ ^,

a . @ o a^

^^

78,092 _ _ _ _ , ,

*~

Gas E

ase e

nt I 5.2

4m

W"' _" ,-- -

~~

^Î^

, ~

:<"'

"~ ~

^~~^

^^=T

T~;

^,^^ ,

,,, "^

'~:^

I j~ ^

^ un'^

,"* ,*

* ^*^

I^!^^

$;^

^ ^

, \\:, , ,^14/2

. B

in'^

' \*

^, B

ldE

r, ,6 ^

I^ ;31 I^;,, P

' I^

13634rn

, ^' -~

~ \C

FA

'^.

0 ^

Bid

E,

I, 7

' ,

.\ \

^. ,

'a

I^.

13

66

.51

.1,

;:I

19

' B

idE

m4

sj I^

13

63

4rn

' ', _

,- t

o,

.

\__

,_r-,

o2

, -

-- ,

* ~

,,~

I ,

-2

61

' 5

29

5' 0

57

5~

~ 4

8343 , ' 2

287e '~

*'~

~ 6

Wid

'

* -

"",^

?'b

y, , its. ' 37 ,

o 21.81a ie, 7- , ,

"' 39.3, 0, ,, 400.3, n' $3 4

?

B

4013/1

ri,

40,0

00

"$;'o

1:2, ,^.

10

40

03

4,

It'

e^,

12,6

70

40

09

6r,

,,

\I I

,I

40036rn

'

O*

\

8257

0- 1

,347

, I ,

17,5

74)

PO

We '

e , I _

__ 2

^^, 2

~ L

, 9.1

. g: 62^,~

3.1

, , , I

to' ~

. I

- Î' ~

~~

~

~

\

36

40024m

.

^.

. 76.

"^'

^??

JP/.

"0 'C

^, â

o

,,,* @

12

37

4001

31n

,

co .* d o

, ,:.

, o

<3 {:, 71^,

^,

" ' "

'S 7

<b

'^. '

^',s

'b-r

^

o

P.*

7456

i

';gle

am9a

Agi

Fi7

1862

857,

rF

4,0

13

rn' a

'RF

"

98 t's 40

40036m

,

38

40

00

0.1

F

6,452

.

39

40033rr

F

37

5,86

4

34

4000

.1.1

^

to ~,

N

,$,!I-

' ,OG^

Q$

" o

''

^;

33

4,6

06

m'

^

.P

~

^ ^

32

44

62

3rr

F

\* -

^@

>

28

7,2

74

2^

6,8

27

". 5

76

Ma

cs d

, re

BÎ

, O

r

APPENDIX 7D PAGE 1

AGENDA ITEM 7.1

<:1

A^

'$' I

<<

* O

<<

* 4'

E","

a I

- -.,

--, " ", I

I o

f"

- -~

\

STO

RE \

+-

,

MA

WS

ON

~.

co*'

co co

.- .----.

.* - I _

_

S T

R E

ET

90.9

2mtr

*^.

\\

I^î

, -.

.- .

- -

".."

," . C

am

, p,

",", rin

, ,

.",," a, "

V"... .,.,

,",". ,,,"

-,

,

,

**,\

41~

/,

~./

~,

I\

OA

KFO

RD

HO

ME

S -

Con

cept

Lot4

0 D

A 3

13100Z

3/1

5W

asle

ys S

. A

,- =

AssM

EN

.

OVER

HD

POW

E .

94

5.2

U,

B C

S F

ITS

.a

Sin ..

I'.'; I.

I I

GR

EY

I'S

,

200 "

" r"

, a. ,

"="=

pal, "

- IE

C

HE

VA

nc C

ON

ST

RU

CT

ION

S P

I V L

TD

Trig

i, F

. ,O

AK

ronn

110

\!Ls

A D

N "

067

?*9

in 3

Urin

e=. I

t. ",

,, N

, CB

R, O

NJ U

nX

29

,31

.4R

nF

N S

A ,

"OT

, I"

han, R

j, =

,, In r

=t 31.2

4S

2,

. ,,,"

,=. " *

,.".., L*.,

I00

.48

mtr

--~

-^

^~

A '6, LIS I

.-."

,.

t~,.,*

. I;fit;ip

1/1

1"!

:, a

rt ,

. *

I, ; "

* .,:,,.,,,,

I!

APPENDIX 7D PAGE 2

AGENDA ITEM 7.1

Executive Summary

IBS&G Australia Pty Ltd IJBS&G) was engaged by the University of Adelaide to undertake aPreliminary Site Investigation (PSI) of Buckby Ten - Lot 91 Mudla Wirra Road, Was!eys, SouthAustralia (the site).

The objective of the PSI (site history) was to identify, with the available information, potential sitecontamination issues associated with the past and present site usage, which may significantlyimpacton future use or development of the site, or pose probable public health and/or environmental risks.

Based on information collected and site inspection, the PSI has identified that site has been used bthe University of Adelaide since it acquired the land in 1992 for commercial agricultural cropping andgrazing of sheep and cattle for the purpose of food production.

Historical information suggests that the site has been owned by a number of private landowners,with occupations generally consistent with farming and agricultural activities prior to acquisition byUniversity of Adelaide.

The risk of site activities causing site contamination is a function of the likelihood of thecontamination occurring and the consequences ifit were to occur. A number of potential areas andchemicals of interest in relation to potential site contamination were identified at the site assummarised in Section 4 of this report, which included:

. Historical I ongoing agricultural activities and associated chemical use;

. Historical application of herbicides, pesticides containing DDT and historical occupation ofthe site by animals exposed to DDT;

. Possible chemical spillages;

. Possible burial of waste on-site; and

. Adjacent land use (Railway Corridor).

Subject to the limitations presented in Section 6, the Preliminary Site Investigation (Site History) hasnot identified current or historical site activities or uses, with the potential to result in sitecontamination which would significantlyimpact future use or development of the site or poseprobable public health and/or environmental risks.

Further, the PSI has concluded that the potential for unacceptable risks as a result of sitecontamination that would render the site unsuitable for residential development is considered to below. It is rioted that whilst no significant contamination issues were identified, no investi ation ofsoil, soilvapour or groundwater was undertaken as part of this assessment.

<>-., BSs, G

o1BS&G Australia Pty Ltd I 51,060_Revl_FINAL VAPPENDIX 7E

PAGE 1 AGENDA ITEM 7.1

I. .

IBS&G Australia Pty Ltd 11BS&G) was engaged by the University of Adelaide (University) to undertakea Preliminary Site Investigation (PSI) of Buckby Ten ~ Lot 91 Mudla Wirra Road, Wasleys, SouthAustralia (the site).

A site location map is presented as Figure I.

This report presents the scope of work, rationale, methodology and findings of the PSI. Refer toSections 3.1 for an overview of the content of this document.

Introduction

Objective

The objective of the PSI (site history) was to identify, with the available information, potential sitecontamination issues associated with the past and present site usage, which may significantly impacton future use or development of the site, or pose probable public health and/or environmental risks.

1.1

'Î^^JBss. G.

f

,

,

I

L

,

,,.

,

o1BS&G Australia Pty Ltd I 51,060_Revl_FINAL

,

\

,

.

I

,

.

,

L ;

I :

,

,,

'-- ,' I

I I; .

-:

;L

"

L

,.

,...

, ..-

L.

,

I

,

,

L. _

,

I

,

I

APPENDIX 7E PAGE 2

AGENDA ITEM 7.1

In reply please quote 2016/00263/01, Process ID: 437629Enquiries to Malthew HendersonTelephone 0419747010Facs/in^ê (08) 82268330E-mail dpti. Iuc@sagov. au

15/03/20 17

The Presiding MemberDevelopment Assessment CommissionGPO Box 1815ADELAIDE SA 5001

Dear Presiding Member,

Development NoApplicantLocation

I, j, $,,\,'*

*7R\

Proposal

I refer to the above development application forwarded to the Safety and ServiceDivision of the Department of Planning, Transport and Infrastructure (DPTl) inaccordance with Section 37 of the Development Act 1993. The proposeddevelopment involves development adjacent a main road as described above,

The following response is provided in accordance with Section 37(4)(b) of theDevelopment Act 1993 and Schedule 8 of the Development Regulations 2008

SCHEDULE 8 . REFERRAL RESPONSE

Government of South Australia

Depat'lineni of Planning,Transport and Infrastructure

31310023/15Glen Mont Pt Ltd

Mudla Wirra Road, WasleLand Division I into 37

THE PROPOSAL

The application proposes to divide the subject land, located on the outskirts ofWasleys, for a rural living development. A total of 3710ts is proposed

CONSIDERATION

SAFETY AND SERVICE -Traffic Operations

GPO Box I 533Adelaide SA 5001

The site abuts Mudla Wirra Road, an arterial road under the care, control andmanagement of DPTl, in addition to Pratt Road, Henry Turton Circuit and StationStreet, local roads under the care, control and management of Council. Mudla WirraRoad has an AADT of 1000 vehicles per day (9% commercial vehicles), a speed limitof I 00 kin/h and is gazetted for 26m B-Doubles.

The plan of division as amended (dated 9 February 2017) will result in the creation ofa new junction with Mudla Wirra Road. The location and design of the proposedjunction are contained in a report by GTA Consultants dated 17 February 2017. DPTlsupports in-principle the location of the junction as it appears SISD is achieved in bothdirections and turning treatments appropriate to the road and development volumes(i. e. a Basic Right Turn and Basic Left Turn treatment consistent with AUStroadsGuide to Road Design Part 4A) are proposed to be installed. All associated costs willbe borne by the applicant.

Telephone: 6,882268222Facsimile: 61 882268330

S

ABN 92366288135

I1323433

APPENDIX 7F PAGE 1

AGENDA ITEM 7.1

DPTl notes that the amended plan includes a proposed access point to/from PrettRoad adjacent the rail line. DRTl advises that no final decision has been takenregarding the future of the rail line and, as such, the line must be considered asthough it may be reachvated in the future. Additionally, sightlines from/to the proposedaccess location are restricted by the alignment of Pratt Road and the level differencebetween the subject land and the road. In view of the above, DFTl does not supportthe proposed access to/from Pratt Road and requests that alternative options foraccess to/from Allotment 20 be pursued. Options available to Ihe applicant include

. reducing the allotment yield (i. e. merging Allotments 20 and 21);

, the provision of a Right-of-Way along the western boundary of either Allotment2223 or 21, or;

. rearrangement of the allotment boundaries to create Allotment 2223 as asmaller allotment and Allotment 20 as a larger allotment with frontage toDorothy Close

It is recommended that a final plan be produced that implements a design solutionallowing the removal of the access to/from Pratt Road

2

,

ADVICE

DPTl does not object in-principle to the overall intent behind the plan of division, andis generally supportive of the new junction. However, minor amendments to the planof division are required to provide access to Allotment 20 without reliance on the useof Pratt Road. Accordingly, DPTl recommends that Council require a final plan thataddresses this issue

In the event that an approval is granted prior to resolution of the access to/from PrattRoad, the planning authority is directed to attach the following conditions to anyapproval

I, The Mudla Wirra Road I New Roadjunction shall take the form of a T-junction withBasic Right Turn and Basic Left Turn treatments consistent with AUStroads Guideto Road Design Part 4A

2, The junction and all required road works shall be designed and constructed inaccordance with AUStroads Guides, Australian Standards to the satisfaction ofDPTl and/or Council. All associated costs (including project management and anynecessary road lighting and drainage upgrades) shall be borne by the applicantPrior to undertaking any detailed design, the applicant shall contact DPTl'sNetwork Integrity Engineer, Traffic Operations, Mrs ChristIna Can atselis ontelephone (08) 82268262 or via email christin a. can at sets sa. ovau to obtain

,

approval and discuss any technical issues regarding the required works

3. Land requirements for the new junction (if any) shall be finalised and agreementsfor construction entered into prior to Section 51 clearance certificates beingissued.

Additionally, the planning authority is advised to attach the following conditions to anyapproval:

4, Individual property access to/from Mudla Wirra Road shall not be permitted

5. A final plan shall be produced prior to the issue of Section 51 clearancecertificates that does not create any individual property access loftom Prett Road.

11323433

APPENDIX 7F PAGE 2

AGENDA ITEM 7.1

6. No stormwater from this division shall be permitted to discharge on~surface to theadjacent roads and/or rail corridor. Additionally, any existing drainage of theadjacent roads and/or rail corridor must be accommodated by the developmentand any alterations to road drainage infrastructure as a result of this developmentshall be at the expense of the applicant

""""" "' ' If AA. ,._ MANAGER, TRAFFj OPERATIONSFor COMMISSIONER OF HIGHWAYS

Yours sincerely,

3

11323433

APPENDIX 7F PAGE 3

AGENDA ITEM 7.1

Documents

table of contents light regional council development assessment panel wednesday, 3 may 2017