(3) Coordination of, and strategic investment in, the timely delivery of infrastructure headworks capacity to serve future development needs

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1 PRE-CONDITIONS The fundamental role to be played by Government in the successful delivery of Greater Edinburgh Parks is in the creation of the pre-conditions necessary to encourage large scale, targeted investment in the region. Those pre-conditions that must be delivered are as follows: (1) Agreement of a clear vision and strategic direction for the development of Greater Edinburgh Parks, which is embraced by all Government, Council and Agency stakeholders in preference to any individual view, attitude or circumstance (2) Establishment of a planning regime over the whole of the region that provides guidance and direction but remains flexible to address ever changing market conditions (3) Coordination of, and strategic investment in, the timely delivery of infrastructure headworks capacity to serve future development needs (4) Creation of the support systems and facilities that underpin workforce and community commitment to, and support for, the region and facilitate the development of that community and workforce in a manner that supports the achievement of Greater Edinburgh Parks strategic directions. These pre-conditions are discussed more fully in the following paragraphs. Strategic Direction Greater Edinburgh Parks provides an unprecedented opportunity to deliver the largest and most comprehensive industrial precinct in South Australia with particular focus upon: Defence related industry / electronics / communications / precision engineering Intermodal operation Logistics / warehousing / distribution / transport services Commercial / service trades Offices / laboratories / research facilities Service centres / activity nodes The commitment to this direction must be embraced by all key stakeholders and endeavours must be focussed upon the delivery of this outcome. They must not be overridden by the varied interests of individual stakeholders. The State Government as a whole, must recognise the strategic importance of Greater Edinburgh Parks in its investment decisions, in its marketing and promotion of the State s opportunities and advantages and in the direction it provides to new industries and investors. Planning Context The inclusion of Greater Edinburgh Parks within the Urban Growth Boundary and its zoning to facilitate industrial development, related employment and enterprise activities and workforce and business support services, are fundamental to the development of the region and the delivery of the stated strategic outcomes sought for Greater Edinburgh Parks. The focus of the planning regime must be to provide direction but not to be prescriptive and thereby retain maximum flexibility to address changing market circumstances and facilitate the location of the widest possible range of industrial and commercial enterprises. In particular, the planning policies must deliver: a precinct which contains a wide variety of commercial, office, industrial and technology based activities which address sustainability targets befitting the clean, attractive environment sought to be created and which do not unreasonably conflict with the continuing operations of the Edinburgh Defence Precinct. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 55

2 PRE-CONDITIONS an attractive environment for defence investment and defence related industries to take advantage of the existing RAAF Base, the relocating Battalion, DSTO and the existing defence research industries, such as BEA Systems. opportunities to take advantage of the precinct s superior road and rail access capability and its ability to accommodate large footprint enterprises such as major logistics and manufacturing plants. opportunities to further develop existing industry clusters, such as electronics, as well as the automotive industry, based upon GMH, and emerging clusters, such as logistics and food and wine storage and transport. a 24/7 operational precinct, remote from residential influences and other sensitive land uses. business, education and technical support services and physical infrastructure to develop, attract and retain a specialised knowledge workforce and the businesses that employ them. conveniently located activity nodes. Furthermore, the planning policies must be regularly reviewed to ensure that they remain atuned to market directions. Infrastructure Investment The availability of infrastructure is crucial to the development of Greater Edinburgh Parks. Infrastructure investment is the key catalyst for industrial investment in the region. The delivery of Nexy and the existence of the northern freight line through Greater Edinburgh Parks provides the region with major inherent advantages that are, and will continue to, attract substantial industrial and related investment. The coordination and timeliness of infrastructure provision and the assurance of adequate headworks capacities are fundamental to the success of Greater Edinburgh Parks. Responsibility for infrastructure delivery rests with a range of public and private sector providers, including: State Government Arterial road network SA Water Water supply Sewerage disposal ETSA Utilities Power distribution Australian Rail and Track Corporation Northern freight line Origin Energy Gas distribution Telstra (and others) Telecommunications system Playford Council and Salisbury Council Non-arterial road network Stormwater infrastructure Private Developers and Land Management Corporation Internal estate infrastructure This number of players and their independence of objectives means that infrastructure coordination will always be difficult and that government cannot command or direct the delivery of all required infrastructure. However, it must seek the cooperation of all players and present the business case for early delivery of headworks capacity and / or approach mains / lines etc. An even stronger initiative would be the underwriting of key infrastructure provision ahead of need by the Government itself. For example, the State could underwrite the provision of the first electricity substation and 66Kv subtransmission line west of Heaslip Road as well as high speed broadband to that area, while Playford and Salisbury Councils could work to deliver the stormwater detention basins and drainage network for the Heaslip Road environs. The State could guarantee the performance of SA Water and could program to deliver major secondary road upgrades ahead of need, notably Heaslip Road, Commercial Road and a range of level crossing and intersection upgrades. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 56

3 PRE-CONDITIONS Community Development A suitable labour supply will become increasingly critical to the success of any major new development initiative. Delivery and retention of that labour supply at Greater Edinburgh Parks will be a function of the support systems and facilities that underpin the regional workforce and community at large. Within the development itself, this entails the delivery of business and workforce services and facilities in identified activity nodes, establishment of a quality built and landscaped environment and creation of a sense of comfort, security and satisfaction within Greater Edinburgh Parks as a place to work, visit or conduct business. The guiding parameters will be developed by Government and Councils, while the delivery will be largely via the private sector. At a broader level, the provision of education services and housing options is crucial to the delivery of a suitable workforce. Both State and Commonwealth Governments have a role to play in the delivery of education services and technical training and the creation of a work-ready population. State Government and the Council can deliver the planning framework within which suitable housing opportunities and community development can take place. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 57

4 URBAN FORM Strategies Ensure adequate land is available within the Urban Growth Boundary for predicted industrial, employment and related enterprises ahead of need. Adopt the Greater Edinburgh Park Structure Plan as the basis of urban development in the region. Key Strategic Actions Consider the realignment of the urban growth boundary to accommodate the preferred expansion of the industrial area. Commence the processes required to rezone the land inside the urban growth boundary for urban development purposes, in accordance with the Land Use Strategy. Agree the definition of the Greater Edinburgh Parks core precinct and secondary precinct in accordance with Extent of Greater Edinburgh Parks Plan. Limit development of non-agricultural pursuits in areas within the Greater Edinburgh Parks precinct until required for urban or industrial use. SASP Targets T1.1 Economic growth: exceed the national economic growth rate by T1.2 Competitive business climate: maintain Adelaide s rating as the least costly place to set up and do business in Australia and continue to improve our position internationally. T1.5 Business investment: exceed Australia s ratio of business investment as a percentage of the economy by GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 58

5 URBAN FORM Discussion The spatial extent of the Greater Edinburgh Parks region has never been accurately defined. If the region is to be a focus of specific investment or marketing initiatives or is to support a distinct governance regime or distinct decision-making processes, then it needs to be able to be clearly defined. A number of existing and future characteristics, both physical and administrative, provide elements which help define the region. These include: the boundary of residential areas in the north east, east, south east and south the current Urban Growth Boundary the Nexy / Port Wakefield Road alignment the Nexy Stage 2 alignment other local roads, including Womma Road and Waterloo Corner Road intensive land uses, ownership patterns or infrastructure limits CORE PRECINCT SECONDARY PRECINCT GREATER EDINBURGH PARKS STRATEGIC DEVELOPMENT STUDY PRECINCTS GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 59

6 URBAN CHARACTER AND DESIGN Strategies Ensure high quality public and private environments are created and maintained within Greater Edinburgh Parks for the enjoyment and appreciation of workers and visitors and to enhance the precinct s attractiveness to new businesses and prospective employees. Focus upon the creation of an enterprise precinct rather than a traditional industrial precinct, so as to provide for a wider scope of development opportunity within Greater Edinburgh Parks. Engender the development of a sense of place within Greater Edinburgh Parks which is recognisable to businesses, workers and visitors as a desirable set of characteristics which define Greater Edinburgh Parks as a geographic entity and as a preferred location in which to conduct business and employment activities. Key Strategic Actions Creation of a sense of place through the establishment of activity nodes and service centres that provide for interaction, collaboration and networking, and through the enunciation of building form, landscape elements and gateway precincts that are distinctively recognised as Greater Edinburgh Parks. Prepare a Built Form Master Plan to establish guiding design principles for buildings, fencing, signage, car parks, lighting etc. The Built Form Master Plan should address: - building form - streetscape context - materials, colours and finishes - vehicle access arrangements and loading facilities - car parking location - maintenance regimes - inspection regimes Prepare a Landscape Master Plan to establish guiding design principles for streetscapes, public spaces, stormwater detention areas and private spaces viewed from public vantage points. The Landscape Master Plan should address: - overall themes - species selection - materials selection - standards of provision - timing of provision - maintenance regimes - inspection regimes Seek control of strategic land holdings immediately east of Elizabeth Railway Station to facilitate integration of development and pedestrian linkages east and west of the railway line. Facilitate establishment of a mixed use transit hub around the Elizabeth Railway Station, to the west of Elizabeth Regional Centre, through appropriate zoning, master planning, managing and disposal of the subject land. Retail and commercial development should be encouraged, together with medium to high density residential development to take advantage of public transport capacity and the services and facilities of Elizabeth Regional Centre, while assisting in underpinning the establishment of the main street commercial operations in Greater Edinburgh Parks. Provide pedestrian overpass/underpass to railway line to link Elizabeth Regional Centre and the Elizabeth Railway Station with Greater Edinburgh Parks. Provide road link to Winterslow Road to provide vehicular connection to Elizabeth Regional Centre and the Elizabeth West Education Precinct. Undertake a Master Planning Study of Elizabeth Regional Centre, its potential for Transit Oriented Development, its linkages to the proposed Education Precinct and its integration with the proposed Mixed Use Precinct west of the railway alignment. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 60

7 URBAN CHARACTER AND DESIGN Consider establishing a main street link for part of the distance between Elizabeth Regional Centre (west of railway) and West Avenue which focuses upon: - retailing - café/restaurants - taverns - business services (such as banks, accountants, office supplies, office services, lawyers, tax agents, consultants etc) - child care - short stay accommodation - offices - multi-tenanted start up facilities - recreation facilitates (gym, bowl, recreation centre etc) - vocational training facilities - research establishment. Consider creating a pedestrian friendly environment along that main street link, incorporating: - pedestrian foot paths/feature paving - squares/public spaces - seating and tables - pedestrian shelter (verandahs, stand alone structures, trees) - landscaping, including an avenue of trees Other Actions Create attractive streetscapes by requiring developers to implement public landscaping in accordance with the Landscape Master Plan at the time of land division. Ensure a high standard of building design, landscaping and streetscapes through Development Plan policy and design guidelines. Create and maintain areas of attractive public open space to provide areas for relaxation for workers and to provide links between such areas and to activity nodes throughout Greater Edinburgh Parks. Areas adjacent wetlands or landscaped detention areas should be designated for such purposes. Establish Gateway Precincts to create a sense of arrival and recognition that one is in Greater Edinburgh Parks. Gateway Precincts should be identified by distinctive landscaping, paving, signage and carriageway design. Gateway Precincts should include: - Heaslip Road (south) - Heaslip Road (north) - Womma Road (west) - Edinburgh Road - Winterslow Road - Stebonheath Road (south) - Penfield Road - Commercial Road (west) Encourage adaptable building designs that allow changes in use to meet market requirements over time. Create alternative routes for trucks and commercial vehicles serving near by industrial premises, to avoid unnecessary freight movement along the main street. Investigate provision of key anchor tenancies, namely a multi-tenanted office research/commercial facility. Approach private sector operators to provide childcare, tavern, cafes etc. Encourage development in Edinburgh Parks around the expanded Elizabeth Regional Centre to facilitate immediate expenditure activity. Establish a bus service between Elizabeth Regional Centre, Salisbury Interchange and the Edinburgh Defence Precinct to ensure the efficient movement of workers. Zone activity centres at key road intersections to encourage early provision of services and facilities. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 61

8 URBAN CHARACTER AND DESIGN SASP Targets T2.3 Sport and recreation: exceed the Australian average for participation in sport and physical activity by T3.6 Use of public transport: increase the use of public transport to 10% of metropolitan weekday passenger vehicle kilometres travelled by Discussion The establishment and successful operation of a world class precinct will depend to a significant degree on the way in which Greater Edinburgh Parks creates a sense of place. An area s sense of place is created by a combination of elements such as environmental quality, public spaces, built form, landscaping, access to facilities/services, employment, vibrancy etc which help identify and characterise the area and influence people s perception of that area. Aesthetics, building design and accessibility to services/activity precincts are becoming increasingly important factors to attract investment and improve the amenity of the Greater Edinburgh Parks region. However, the combination of these factors also make an important contribution to the lifestyle of the region s workers and the ability for some industries and employers to attract and retain workers. The development of a number of activity nodes is a key element in reversing the current perception of Greater Edinburgh Parks. The establishment and scale of such facilities and services is also important to ensure that these activity nodes are viable and commensurate to the size of their respective existing and future catchment populations. Other key elements to assist in the creation of a more desirable and attractive sense of place in Greater Edinburgh Parks include the use and appearance of public open spaces (including stormwater detention areas), access to public transport and residential areas and quality of the natural environment. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 62

9 URBAN CHARACTER AND DESIGN GATEWAY PRECINCTS ACTIVITY NODES GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 63

10 LAND USE Strategies Ensure that Greater Edinburgh Parks is a world class enterprise destination that underpins the industrial growth of South Australia and provides a focus for Defence and defence related industries in South Australia. Greater Edinburgh Parks should seek to contain a wide variety of commercial, office, industrial and technology based activities that address sustainability targets befitting a clean, attractive environment. Key Strategic Actions Develop a zoning approach that is broadly supportive of a wide range of industrial, commercial and employment development throughout the region, ensuring coordination of policies between the two affected Council areas in consultation with Defence. Encourage accessible services and facilities in activity nodes that support the industrial and defence sectors and workforce of Greater Edinburgh Parks. Provide the opportunity for commercial development to establish at key business locations, particularly along roads with high traffic volumes and at key activity nodes. Incorporate suitable policies within the Development Plan to protect the operation of Edinburgh Defence Precinct from inappropriate development and allow the relevant planning authority to adjudicate on such matters. Reference should be had to the requirements of the Department of Defence. Other Actions Rezone land north of Gawler River for horticultural use concurrent with the rezoning of Greater Edinburgh Parks for industrial use so as to provide an alternative location for broadacre horticulture. Investigate industrial uses that could be successfully located in the Rural (Aircraft Noise) Zone and rezone accordingly. Investigate future land use opportunities for the area west of Port Wakefield Road and the Nexy alignment. SASP Targets T1.10 Jobs: better the Australian average employment growth rate by T1.13 Employment in the defence industry: increase defence industry employment from 16,000 to 28,000 by T1.14 Total exports: treble the value of South Australia s export income to $25 billion by T1.20 Defence industry: double the defence industry contribution to our economy from $1 billion to $2 billion by T4.9 Public expenditure: by 2010, public expenditure on research and development, as a proportion of GSP, to match or exceed average investment compared to other Australian states. T4.10 Australian Government resources: secure Australian Government research and development resources to 10% above South Australia s per capita share by 2010 and increase this share to 25% by 2014, for both public and private spheres. T4.11 Business expenditure: increase business expenditure on research and development to 1.5% of GSP in 2010 and increase to 1.9% by T4.12 Venture capital: South Australia s share of Australian Government administered venture capital program funds to reach 7% by 2010, and be maintained thereafter. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 64

11 LAND USE Discussion The predominant land use with Greater Edinburgh Parks should be industry, reflecting the strong demand for affordable, accessible, unconstrained industrial land, which is difficult to deliver in most other geographic locations of the metropolitan area because of site conditions, proximity to sensitive land uses or transport / servicing constraints. Greater Edinburgh Parks should rapidly assume the mantle as the pre-eminent industrial location in South Australia, having the scale to exceed the development capacity of any other industrial precinct. While the focus should be on industry, a number of distinct land use opportunities exist within Greater Edinburgh Parks. These include: defence defence related industry / electronics / communications / precision engineering intermodal operation logistics / warehousing / distribution / transport services commercial service trade /display / quasi-retail activities offices / laboratories / research facilities service centres / activity nodes The focus of defence activities is, and will remain, the Edinburgh Defence Precinct, which incorporates the RAAF Base, Army Battalion site and DSTO. Only Department of Defence activities can be expected to locate within these areas. The planned expansion of the Edinburgh Defence Precinct will transform the Defence establishment into a megabase attracting private sector companies leveraging off the Defence presence. The focus of the Precinct will include the 7RAR group and Defence capability projects in maritime surveillance and land vehicles. Additional related industry opportunities are expected in aerospace, vehicle maintenance, logistics, electronics, weapons, information / communications technology and general base support. Defence seeks synergy between its research and operational activities and the surrounding manufacturing and services sector. Consistency of industry type is critical rather than a random filling of land without due regard to the synergy and benefit to Defence. Defence related industry, which might establish in the region to support, or take advantage of linkages to, Department of Defence activities, are likely to focus upon the Taranaki Road area, where the operations of BAE Systems have been established and where the developer of the land, the Land Management Corporation, is creating an area of smaller allotment product of potential suitability to defence contractors. Further opportunities might arise to the north of Taranaki Road (Edinburgh 2 Precinct) and to the north west (Elizabeth West 1 Precinct) if additional land is needed for defence related industry. These locations provide the most direct physical relationship with the core of Department of Defence activities. Intermodal operations will necessarily focus upon the northern freight line, with both sides of the railway alignment between Heaslip Road and Taylors Road providing the most unconstrained opportunity for the interfacing of road and rail operations. This section of track is more than 2.5 km between level crossings, providing scope for parallel sidings for the longest train lengths in Australia. Other sections of the railway have the potential for shorter or non-parallel sidings. Logistics, warehousing, distribution and transport services, where linked to rail activities, are likely to focus upon the intermodal precinct, however, road based operations can be expected to seek locations throughout Greater Edinburgh Parks, given the region s superior road connectivity (once Nexy is completed). Areas both sides of Heaslip Road can expect greatest attraction for road based logistics, warehousing, distribution and transport services, given the areas more convenient connectivity to Nexy and Port Wakefield Road. Industrial areas inevitably attract a range of commercial, service trade, display and quasi-retail activities that cannot afford the land values and rentals of centre zones (typically because of the large floorplates or sales yards required). These activities preferably seek high exposure locations on major arterial roads. They can provide an important support function to an industrial area, with operational linkages to those industries and assist in creating an intensity of activity and workforce to support key services in the region. The key opportunity available within Greater Edinburgh Parks for this form of development is along Heaslip Road, south of the Edinburgh Airbase, with minor opportunities along the western end of Waterloo Corner road, the adjacent section of Port Wakefield Road and Womma Road, immediately east of the Nexy / Heaslip interchange. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 65

12 LAND USE Office development in industrial areas usually occurs as a component of an industrial operation. However, with the broad trend towards an increasing white collar technology based workforce and the specific opportunities of Greater Edinburgh Parks, such as office, laboratory and research facilities associated with defence, electronics and applied technology, as well as general office and commercial functions potentially aligning with the Elizabeth Regional Centre and other activity nodes, it is appropriate to accommodate office development throughout the area, but with a likely focus upon the area around Taranaki Road and west of Elizabeth Regional Centre. Service centres or activity nodes will be required to serve the expanding workforce of the region. Such centres might provide a selection of the following activities: retailing café/restaurants taverns business services (such as banks, accountants, office supplies, office services, lawyers, tax agents, consultants etc) child care short stay accommodation offices multi-tenanted start up facilities recreation facilitates (gym, bowl, squash, recreation centre etc) vocational training facilities research establishments Preferred locations for larger activity nodes are at the intersection of Heaslip Road and Edinburgh Road and on Womma Road, east of the Nexy / Heaslip Road interchange. The area west of Elizabeth Regional Centre provides an opportunity for a major expansion of the Centre, incorporating a Transit Oriented Development focussed upon Elizabeth Railway Station and Bus Interchange. Smaller activity nodes might be located as follows: West Avenue / Taranaki Road intersection West Avenue / Edinburgh Road intersection within the new residential estate proposed for the Penfield Golf Course site Residential development is not preferred in Greater Edinburgh Parks, but with two notable exceptions, both of which are on the extremities of the precinct and are unlikely to cause serious impact on industrial operations. They are: Penfield Golf Course site, which takes advantage of the vegetation and setting of the golf course and is in the south eastern corner of the site Elizabeth Regional Centre s westward expansion, which should encourage medium high density housing to help underpin the retail and commercial facilities sought to be provided to serve Greater Edinburgh Parks and assist in the establishment of a transit oriented development around the railway station GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 66

13 LAND USE NB: Lots 9C + 9D have been included within the Edinburgh Defence Precinct as it is anticipated Defence will be buying back this land LAND USE STRATEGY GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 67

14 DEFENCE Strategies Facilitate the expansion of Department of Defence investment and consolidation of infrastructure, hardware and personnel at the Edinburgh Defence Precinct. Create conditions conducive to the co-location of related defence industries, research and supporting functions. Key Strategic Actions Ensure suitable land is available for the purposes of creating a Defence industry-defence science and technology industry cluster. Regularly monitor the take-up of land to ensure an appropriate amount of development ready land is available for the purposes of sustaining a Defence industry-defence science and technology industry cluster. Defence to acquire Lots 9C and 9D on Fourth Avenue to accommodate the 1200 personnel of the mechanised battalion group within the Edinburgh Defence Precinct. Resolve the need for an extension of the RAAF Base Edinburgh runway and resolve any design consequences for the alignment and intersections of Heaslip, Womma and Penfield Roads. Other Actions Assess the feasibility of a direct rail link between the Edinburgh Defence Precinct and the SCT terminal for the exclusive use of Defence. Provide assistance, for example through the Defence Teaming Centre, for defence allied and industry related companies to be located at Greater Edinburgh Parks. SASP Targets T1.1 Economic Growth: exceed the national economic growth rate by T1.5 Business investment: exceed Australia s ratio of business investment as a percentage of the economy by T1.13 Employment in the defence industry: increase defence industry employment from 16,000 to 28,000 by T1.20 Defence industry: double the defence industry contribution to our economy from $1 billion to $2 billion by T1.21 Strategic infrastructure: match the national average in terms of investment in key economic and social infrastructure. T4.6 Commercialisation of research: increase gross revenues received by South Australian-based research institutions from licences, options, royalty agreements, assignments, licensed technology and patents by T4.7 Business innovation: the proportion of South Australian businesses innovating to exceed 50% in 2010 and 60% in T4.9 Public expenditure: by 2010, public expenditure on research and development, as a proportion of GSP, to match or exceed average investment compared to other Australian states. T4.10 Australian Government resources: secure Australian Government research and development resources to 10% above South Australia s per capita share by 2010 and increase this share to 25% by 2014, for both public and private spheres. T4.11 Business expenditure: increase business expenditure on research and development to 1.5% of GSP in 2010 and increase to 1.9% by GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 68

15 DEFENCE Discussion The next two decades represent a unique opportunity for defence related investment in South Australia, particularly within the Edinburgh Defence Precinct. The mega base at Edinburgh facilitates operational activities (including training of personnel, missions, services support, logistics, etc.) as well as high level strategic research. Defence strongly supports designating adjacent land for the co-location of private sector defence contractors and defence business incubator facilities, with the potential for leveraging off the nearby DSTO presence. Defence plans to acquire lots 9C and 9D on Fourth Avenue, to the south of the Edinburgh Defence Precinct, to provide the additional land required to accommodate the 1200 personnel of the mechanised battalion group within the Edinburgh Defence Precinct. At present, the RAAF is not actively pursuing the extension of the runway at RAAF Base Edinburgh. However, should it be necessary to extend the runway some time in the future to accommodate larger aircraft, it will be necessary to acquire some land adjacent to the north west section of the Edinburgh Defence Precinct. The acquisition of such land will present implications for the traffic network and in particular the intersection of Heaslip Road and Penfield Road. With these exceptions Defence has sufficient land within the Edinburgh Defence Precinct to meet future requirements. However, there are a number of potential future Defence plans which may involve the relocation of Defence personnel and require additional civilian support staff, the requirements of which are not known at this stage. These potential future plans include the relocation of other South Australian Defence Units (Keswick and Hampstead Barracks and Elizabeth Training Centre) from around 2012 to 2015; interstate training functions (Army Signals from Borneo Barracks in Queensland) from around 2012 to 2015; and, the operation of Joint Strike Fighter aircraft around 2015 and AIR 7000 Phase 2 (replacement of maritime patrol aircraft) around 2016 to the Edinburgh Defence Precinct. These projects/relocations are subject to Government approval and are only anticipated time frames. The proposed intermodal facility to the west of the mega-base is a potentially desirable feature for Defence. This facility could be used by Defence to transport heavy vehicles by rail to Pt Augusta and Darwin for various defence exercises. The skill focus at the mega base at Edinburgh will be electronics and systems integration. The electronics industry and the aerospace industries are desirous of clustering in the Technology Park and Edinburgh Parks areas. The critical mass of the skills base is important as an attraction to skilled engineers, scientists and other technical staff. Some inducement may be needed to assist allied companies to re-locate to Greater Edinburgh Parks. Development in the Greater Edinburgh Parks area will need to take into account the following constraints/limitations of Defence: Aircraft Noise Public Safety Areas Explosive Safeguarding Protection of airspace and aircraft safety (including restrictions on building heights, extraneous lighting, emissions/air turbulence, glare and reflective surfaces), Protection of navigational aids Protection of air traffic control/base communications Radio Frequency/Electrical/Electromagnetic Interference Security Vibration Storage of flammable/hazardous materials Traffic and Access These present a number of siting, construction and operational constraints for non-defence related activities/developments in the vicinity of the Edinburgh Defence Precinct. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 69

16 INFRASTRUCTURE: Delivery And Staging Strategies Ensure headworks infrastructure capacity is available to serve predicted industrial, employment and related enterprises ahead of need. Adopt the Infrastructure Strategy and Staging Plan as a basis for sequencing infrastructure provision. Key Strategic Actions Commence detailed investigation of infrastructure required to serve Precincts designated as Stages 1 and 2 having regard to the future demands of Precincts designated as Stage 3. Seek infrastructure agency and organisation commitment to the coordinated and timely roll out of the key headworks infrastructure required to serve Greater Edinburgh Parks. Other Actions Consider the need to make provision for infrastructure links across / under the Nexy alignment and ahead of construction. Regularly monitor development activity and review staging requirements and infrastructure delivery accordingly. SASP Targets T1.21 Strategic infrastructure: match the national average in terms of investment in key economic and social infrastructure. T3.9 Sustainable water supply: South Australia s water resources are managed within sustainable limits by T4.8 Broadband usage: broadband usage in South Australia to exceed the Australian national average by 2010, and be maintained thereafter. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 70

17 INFRASTRUCTURE: Delivery And Staging Discussion Staging of development at Greater Edinburgh Parks is a function of a range of factors, most significantly, pertaining to the location and capacity of existing services and their ability to be extended without unreasonable financial penalty, but also including market parameters, current ownership, the size of landholdings, strategic priorities and the development readiness of particular parcels. The Precinct Areas and Staging Plan highlights proposed major and minor staging sequences. Generally, Stage 1 Precincts are land that is zoned for industrial development, is able to be connected to existing infrastructure services and is development ready, having land owners willing to develop the land for industrial purposes. The distinction between 1A and 1B staging is that Stage 1A precincts are imminent or current development sites, while Stage 1B precincts are either in the planning phase, are currently being withheld from the market or are of fragmented ownership (Burton Precinct) and therefore only likely to be developed in a piecemeal fashion. Stage 2 Precincts are those that have been highlighted for future development but are not yet zoned for industrial development. Typically, these areas also require extension and / or augmentation of infrastructure services. The general distinction between 2A and 2B precincts again relates in part to a single ownership which has signalled its intention to proceed with development as soon as circumstances permit (2A) as opposed to a fragmented ownership situation (2B). Elizabeth Precinct is being withheld from the market at this stage. Stage 3 Precincts represent longer term opportunities which are largely reliant upon infrastructure construction occurring in earlier stages as well as rezoning of the precincts. This is not to say that out of sequence development cannot occur if an owner / developer / investor is willing to bear the financial penalties of larger headworks charges. The minor staging (3A, 3B) represents a logical sequence of development based upon the extension of infrastructure services. PRECINCT AREAS AND STAGING GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 71

18 INFRASTRUCTURE: Transport Network Key Strategic Actions Construct NExy Stage 1 as a matter of priority. Construct NExy Stage 2 prior to exhaustion of capacity on Port Wakefield Road. Undertake secondary road network modelling that will facilitate the staging and uptake of industrial land and other key investments such as the rail-road Intermodal. Develop and implement an investment plan for key road and intersection upgrades. Upgrade roads, intersections and level crossings in Greater Edinburgh Parks to ensure they are not impediments to the growth / development potential of the area, generally in accordance with the attached Land Use / Infrastructure Strategy Summary. Ensure adequate and suitable land adjacent the rail freight line is made available for the operation of intermodal terminals. Ensure rail advantages of Greater Edinburgh Parks are maintained, including rail length, ability to double stack services to Perth and absence of obstructing bridges. Other Actions Explore the possibility of providing a direct road connection between the Edinburgh Defence Precinct and the proposed intermodal location. Review the need for improved connectivity to the proposed intermodal at Pellew Road, once details of the SCT operation are confirmed. Develop a strategy for delivering improved public transport services within and to Greater Edinburgh Parks. Discussion The accessibility of Greater Edinburgh Parks is underpinned by the existing road and rail network, most notably Port Wakefield Road, Heaslip Road, Edinburgh Road and West Avenue and by the northern freight railway. Its future growth is closely aligned with the improved accessibility created by NExy and the Port Wakefield Road upgrade and will be further enhanced by NExy Stage 2. Further connectivity capacity will be required within Greater Edinburgh Parks to support the anticipated scale of operations over the next 20 years. The following investigations should be undertaken: upgrade of: - West Avenue - Bellchambers Road - Heaslip Road - Pellew Road - Womma Road - Taylors Road - Edinburgh Road - Commercial Road extension of Edinburgh Road from Heaslip Road through to Taylors Road new link from Taranaki Road to Winterslow Road intersection upgrading at: - Edinburgh Road / Heaslip Road - Heaslip Road / Pellew Road - Taylors Road / Port Wakefield Road - Bellchamber Road / Winterslow Road - Peachey Road / Womma Road - Stebonheath Road / Womma Road - Commercial Road / Kettering Road GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 72

19 INFRASTRUCTURE: Transport Network level crossing upgrading at: - Heaslip Road - Womma Road - Commercial Road - Taylors Road level crossing overpass at Edinburgh Road Other desired transport network infrastructure includes the following: grade separated pedestrian link at Elizabeth Railway Station commuter bus network linking Elizabeth Railway Station, West Avenue and Salisbury Railway Station The recently released Northern Expressway Alignment (9 October 2007) truncates Pellew Road and Nash Road at Taylor Road. This has implications for the operation of the proposed intermodal precinct at Pellew Road and could be assisted by a design which enabled Pellew Road to turn into Taylor Road, north of the railway alignment. Grade separation has been provided on the Gawler line at Edinburgh for the car part precinct and to Winterslow Road at Elizabeth West. The Northern Expressway will be grade separated for the Crystal Brook line at Penfield. Remaining level crossings on the Crystal Brook line in the vicinity of Greater Edinburgh Parks should be considered as a matter of priority. An optional layout is shown on the Proposed Transport Network and Staging, Option to Grade Separate Crystal Brook Rail Line. The implications of a runway extension on the Womma Road / Heaslip Road intersection should also be considered and signed accordingly. PROPOSED TRANSPORT NETWORK AND STAGING GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 73

20 INFRASTRUCTURE: Transport Network TRANSPORT NETWORK AND STAGING OPTION TO GRADE SEPARATE CRYSTAL BROOK RAIL LINE GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 74

21 INFRASTRUCTURE: Communications and IT Key Strategic Actions A business case be provided to Telstra to ensure an appropriate telecommunications network is provided in a timely fashion in Greater Edinburgh Parks. Ensure the provision of high speed broadband services throughout Greater Edinburgh Parks. Commence detail investigation of communications infrastructure required to serve Stages 1 and 2, having regard for the future demands of Stage 3. Co-opt Telstra involvement in the coordination of infrastructure planning and delivery. Investigate the need to provide lead infrastructure to superlots to facilitate development. Other Actions Investigate the opportunity to provide broadband services in the area west of Heaslip Road via the Northern Expressway route. Discussion There is an observable shift in industrial development towards more knowledge and capital intensive activity. Access to high speed broadband is now an important locational determinant for industry generally and knowledge based industry in particular. Access to broadband communications will be a non-negotiable requirement of many potential occupants of Greater Edinburgh Parks. Given the previous poor performance of carriers in other technology precincts, Government intervention may be necessary to ensure delivery of an acceptable service. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 75

22 INFRASTRUCTURE: Stormwater Infrastructure Key Strategic Actions Develop a detail stormwater management plan incorporating the progressive staging of Greater Edinburgh Parks and the opportunities associated with land west of Port Wakefield Road. Ensure plans provide suitable flood management and protection for Greater Edinburgh Parks. Other Actions The Cities of Salisbury and Playford to collaboratively investigate possible stormwater and reuse schemes in Greater Edinburgh Parks to offset the potable water demand. Investigate suitable management regimes for stormwater. Ensure adequate reserve widths are provided for catchment drains and areas for large stormwater detention basins (with the potential for stormwater retention for water harvesting and reuse) are provided to restrict peak flows. Provide a major floodway to intercept surface runoff from the catchment area west of Heaslip Road and direct to the Helps Road drain south of the Kaurna Wetlands to avoid overloading the existing St Kilda Road drain. Ensure reserve widths of 20 to 25 metres and provided for catchment drains and large stormwater detention basins (with the potential for stormwater retention for water harvesting and reuse) are provided to restrict peak flows to the existing Helps Road drain. Require stormwater capture on individual sites and permeable surfaces in car parks and / or landscaping areas. Ensure stormwater detention basins or wetlands in close proximity to the northern and southern end of the runway of the Edinburgh Defence Precinct are satisfactorily managed so as to not increase the risk of bird strike on aircrafts. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 76

23 INFRASTRUCTURE: Stormwater Infrastructure Discussion Stormwater infrastructure has long been recognised as a key requirement for the development of the region and substantial infrastructure has already been developed or committed to facilitate development of the area. Key established infrastructure includes Smith Creek drain, Helps Road drain and Kaurna Wetlands and the Edinburgh Defence Precinct drain and wetlands. A major new wetland is committed for the south eastern corner of the RAAF base and new basins and drains serving Edinburgh Parks. Additional basins and drainage systems capable of capturing water for reuse are likely to be required to serve new development areas in Greater Edinburgh Parks and include the following: detention basins to serve Elizabeth West expansion, linking to Edinburgh Defence Precinct system detention basins and drain to serve Heaslip Road environs, linking to Helps Road system detention basins and drain to serve Short Road environs, south of the railway, linking to Helps Road system detention basin to serve Taylors Road environs, south of the railway, linking to Symes Road drain detention basis to serve Womma Road environs, west of Heaslip Road, linking to Smith Creek drain Note that there is flexibility in the positioning of detention basins and in the alignment of drains. For example, drains need not run along road alignments, cutting off allotment access or within the vicinity of the Edinburgh runway, but could be located at the rear of allotments. (The potential for increased risk from bird strike is an issue that also needs to be satisfactorily managed.) Detention basins will be larger or smaller, depending upon the frequency of their provision. More frequent detention should generally result in lesser drain dimensions. PROPOSED STORMWATER INFRASTRUCTURE AND STAGING GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 77

24 INFRASTRUCTURE: Water Infrastructure Key Strategic Actions Seek SA Water s investigation of the extension and augmentation of the existing network to provide a secure water reticulation network for development within Greater Edinburgh Parks. Commence detail investigation of water infrastructure required to serve Stages 1 and 2, having regard for the future demands of Stage 3. Co-opt SA Water involvement in the coordination of infrastructure planning and delivery. Investigate the need to provide lead infrastructure to superlots to facilitate development. Other Actions Request that the Virginia Pipeline Company investigate the opportunity to offset the potable water demand through waste water treatment. The Cities of Salisbury and Playford to collaboratively investigate possible stormwater and reuse schemes in Greater Edinburgh Parks to offset the potable water demand. Require individual site reuse of captured stormwater. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 78

25 INFRASTRUCTURE: Water Infrastructure Discussion A comprehensive network of water mains exist within the region and serve the eastern portion of Greater Edinburgh Parks, as well as the northern and southern perimeters of the site. However, the area west of Heaslip Road is not serviced with any reticulated water supply. Accordingly, new mains will be required along, or in the vicinity of the following roads: Heaslip Road Greyhound Road Mill Road Short Road Pellew Road Taylors Road Womma Road Stebonheath Road Helps Road Furthermore, enlarged mains are likely to be required along Port Wakefield Road and Heaslip Road. PROPOSED WATER INFRASTRUCTURE AND STAGING GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 79

26 INFRASTRUCTURE: Sewer Infrastructure Key Strategic Actions Seek SA Water s investigation of the extension of large trunk sewer main(s) from the Bolivar wastewater treatment plant, requirements for pump stations/mains and the capacity of the existing waste water plant to service Greater Edinburgh Parks. Commence detail investigation of sewer infrastructure required to serve Stages 1 and 2, having regard for the future demands of Stage 3. Co-opt SA Water involvement in the coordination of infrastructure planning and delivery. Investigate the need to provide lead infrastructure to superlots to facilitate development. GREATER EDINBURGH PARKS STRATEGY DEVELOPMENT STUDY STRATEGIC PLAN PAGE 80