Playford Growth Area Structure Plan

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1 Playford Growth rea tructure Plan ecember 2013

2 Playford Growth rea tructure Plan

3 Playford Growth rea tructure Plan ecember 2013 Playford Growth rea tructure Plan

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5 Table of Contents 1.0 Introduction Purpose of tructure Planning tructure Plan tudy rea egional Context Process Vision esign Principles Land use and design Liveability community and sense of place Movement and access conomy and employment nvironmental assets Infrastructure tructure Plan ngle Vale Playford North xtension Virginia Greater dinburgh Parks Infrastructure Infrastructure coordination Transport tormwater and Flood Management Noise ttenuation Water and Wasewater upply eclaimed Water lectricity Gas Networks Telecommunications Open pace and ecreation Facilities ducation Health Facilities mergency ervices Community ervices Implementation Plan evelopment Plan mendments Infrastructure Updating the tructure Plan Playford Growth rea tructure Plan iii

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7 List of Maps tudy rea and Urban Growth reas... 3 egional tructure Plan ngle Vale tructure Plan Playford North xtension tructure Plan Virginia tructure Plan Greater dinburgh Parks tructure Plan ngle Vale Infrastructure Coordination Playford North xtension Infrastructure Coordination Virginia Infrastructure Coordination Greater dinburgh Parks Infrastructure Proposed Freight Network Proposed Public Transport Proposed Transport Infrastructure ngle Vale Proposed Transport Infrastructure Playford North xtension Proposed Transport Infrastructure Virginia Proposed Transport Infrastructure Greater dinburgh Parks Proposed tormwater and Flooding Infrastructure Proposed tormwater and Flooding Infrastructure ngle Vale Proposed tormwater and Flooding Infrastructure Playford North xtension Proposed tormwater and Flooding Infrastructure Virginia Proposed tormwater and Flooding Infrastructure Greater dinburgh Parks Proposed coustic Barriers Proposed Water Infrastructure lectricty Infrastructure High Pressure Gas Pipelines nvironment Open pace and ecreation Proposed ducation Infrastructure Public Health Facilities Playford Growth rea tructure Plan v

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9 Introduction 1.0 Introduction The 30-Year Plan for Greater delaide (the Plan) outlines how the outh ustralian Government proposes to balance population and economic growth with the need to improve accessibility preserve the environment support community well-being and protect the character of the Greater delaide region. The Plan is used by the tate Government to guide the planning and delivery of the state s services and infrastructure such as transport health schools and community facilities. tructure Plans are central to the implementation of the Plan. The role of these plans is to: spatially represent the objectives for particular areas ensure that the impact of new development on communities and the environment is appropriately managed detail the range and location of strategic land uses including activity centres transit corridors and new growth areas foster the new urban form as outlined in the Plan describe the relevant area s planning and design framework for development and investment. The Plan s vision is to create places where everything people need for their day-to-day lives is easily accessible by walking cycling or using public transport. In doing so the Plan seeks to break away from older models of urban growth and develop a new urban form that promotes sustainability and liveability. The Plan recognises that a growing and diverse economy is vital if we are to attract and retain more people to develop outh ustralia. To achieve this the Plan works on the premise that greater flexibility in land use will attract and enhance industries of strategic importance to the state s future. key role of the Plan is therefore to ensure that there is an adequate supply of employment land which is well located and protected from incompatible land uses. The Plan also seeks opportunities for energy efficient and water-sensitive urban design along with new greenways and open space precincts (including for structured sport) which will result in a city and townships that are more resilient to the effects of climate change. 1.1 Purpose of tructure Planning The structure planning process: assists in achieving the population dwelling and employment targets set out in the Plan identifies and facilitates the resolution of strategic infrastructure issues fosters the design and development of a new sustainable and liveable urban form across Greater delaide facilitates the rezoning of land for residential and employment purposes. Playford Growth rea tructure Plan 1

10 1.2 tructure Plan tudy rea The scope of this tructure Plan is shown on the map on the following page. The term study area is used when referring to this area. The study area encompasses the western portion of the City of Playford extending from the delaide-gawler railway line to the coast. The study area also includes land within the City of alisbury that is part of Greater dinburgh Parks. reas of existing or planned development at Buckland Park and Playford North including the Playford live development are included within the study area to ensure connectivity between new development areas. The tructure Plan considers the whole of the study area but focuses attention on the following growth areas: ngle Vale Urban Growth rea Playford North xtension Virginia Urban Growth rea Greater dinburgh Parks. These growth areas are referred to either by these terms or their common geographic (suburb) names. ngle Vale Urban Growth rea The ngle Vale Urban Growth rea covers approximately 944 hectares (ha) of land in total including the existing ngle Vale township (244 ha) and approximately 700 ha of land in the growth area to the north south and east of the township. Playford North xtension Urban Growth rea The 729 ha of land within Penfield Maconald Park Munno Para West and Munno Para owns known as the Playford North xtension includes: land located between the Northern xpressway and ndrews oad (bounded by Womma oad to the south and ngle Vale oad to the north) land to the north of the existing residential zoned land at Munno Para owns bounded by ndrews alkeith ngle Vale and Coventry roads. Virginia Urban Growth rea The Virginia Urban Growth rea includes approximately 580 ha of land including the existing Virginia township and adjoining land to the north south and west of the township. The growth area is generally bounded by Port Wakefield oad ngle Vale oad and the delaide-arwin railway line. Greater dinburgh Parks Urban Growth rea Greater dinburgh Parks is comprised of over 4150 ha of land (1550 ha of new land) bounded by Port Wakefield oad the Northern xpressway Womma oad the delaide-gawler railway line the delaide-arwin railway line Helps oad and Waterloo Corner oad. In addition to the dinburgh efence Precinct this area includes existing zoned and/or developed areas at irek dinburgh Parks and dinburgh North. Playford Growth rea tructure Plan 2

11 G W L T W O W BLT MIL BCH H Y M N W L L LWITON X P POT GWL P O T G W L L G O TWO WLL Virginia P O T G W L VIGINI I V W O M M P N F I L N G L V L H O T H L I P ngle Vale N O T H C U T I N BUCKLN PK W WTLOO CON K F I L Playford North xtension P C H Y T U P P L K I L H W Y W T P O T I M N T L O O C O N B O L I V Greater dinburgh Parks W T V J O H N P H I L I P H W Y I C V Y O K M T O W N I W Y I V I C T O O W L Y G I W K F I L K I N G L I B U Y H W Y P K T C B I G M I N N O T H T H T H G O V G O L W Y Y N W Playford Growth rea tructure Plan tudy rea and Urban Growth reas tudy rea boundary Urban Growth reas ± Produced by PTI - Planning ivision Government of outh ustralia 2013 km Planned urban lands to 2038 Built-up rea Main road Other road ailway / tramway PLN I: 3975

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13 egional Context 2.0 egional Context The four Urban Growth reas that are the focus of this tructure Plan are wholly located within the Northern delaide region. Bounded by the Gawler iver to the north the escarpment of the Mount Lofty anges to the east the iver Torrens and the City of Prospect to the south and the coastline of Gulf t Vincent to the west the Northern delaide region: covers an area of approximately 610 square kilometres ( ha) ignificant growth has already occurred within the Northern delaide region in the past 10 years. Moreover the region is projected to accommodate a significant proportion of Greater delaide's future growth in terms of new dwellings people and employment. This growth has been supported by significant capital investment in infrastructure including: the Northern and Port iver expressways re-sleepering of the delaide-gawler passenger rail line accommodates approximately persons (as at the 2011 census) upgrading of stations along the delaide- Gawler passenger rail line. encompasses the full spectrum of land uses from highly urbanised living industrial and commercial activities through to agricultural and biodiversity / water catchment activities. The Northern delaide region is particularly important for outh ustralia because it: is the largest in terms of population and employment of all the government regions in the state accounts for the majority of residential and employment land supply. (t June % of total residentially zoned broadhectare land and 43% of developable industry land in Greater delaide was within the Northern delaide region.) offers expanding housing and employment opportunities and wellestablished social educational health recreational and commercial facilities accommodates valuable horticultural land that satisfies a significant proportion of outh ustralia's food requirements and boosts the state's export base. The region will also be further supported through the electrification of the delaide-gawler passenger rail line and the construction of the Northern Connector. Of particular relevance to this tructure Plan are the following targets from the Plan: Plan for strategic new growth areas comprising a net land supply of hectares (gross total of hectares including buffers). 1 These areas include (among others): o ngle Vale o Buckland Park/Buckland Park outh o o Playford North xtension/munno Para owns Virginia/Virginia North. Provide for dwellings and jobs in these areas as well as the existing urban land supply and other fringe growth opportunities. 2 1 The 30-Year Plan for Greater delaide Target P page 84 2 ibid. Target Q page 84 Playford Growth rea tructure Plan 5

14 Provide 40-60% of the total land mass to be developed for non-residential purposes (for example roads open spaces commercial retail utilities and local employment) 3. Provide for additional jobs during the next 30 years. The regional distribution of additional jobs is: o o o in the City of delaide 6500 in astern delaide in Western delaide istribute jobs across Greater delaide as: o in transit-oriented developments and transit corridors o in key regeneration areas and in activity centres that are outside corridors o in growth areas o broadly distributed across the region. 5 o o o in Northern delaide in outhern delaide in the Barossa Plan for net growth of at least two million square metres of extra employment floor space. 6 o in the delaide Hills and Murray Bridge o in the Fleurieu. 4 3 ibid. Target page 84 5 ibid. Target B page ibid. Target page ibid. Target page 104 Playford Growth rea tructure Plan 6

15 Process 3.0 Process In 2010 following the release of the Plan and its call for structure planning of key growth areas the then epartment of Planning and Local Government (now the epartment of Planning Transport and Infrastructure [the epartment]) developed draft tructure Plan Guidelines to guide this work. lso in 2010 the Government Planning and Coordination Committee (GPCC) was established to: bring an awareness to all tate Government agencies of the directions of the Plan for key growth areas provide tate Government agencies with a forum at which opportunities constraints and issues regarding the key growth areas could be raised debated and reconciled formalise tate Government agencies sign-off on structure plans. sub-committee of the GPCC was established for the above purposes to deal with this tructure Plan. imultaneously the City of Playford (the Council) was engaged for the same purposes and has been a key partner in the structure planning process. Landowners in the Urban Growth reas at ngle Vale Virginia and Playford North xtension have also partnered with the epartment by financing investigations to inform this tructure Plan. These landowner-funded investigations were mediated by the epartment GPCC and the Council before informing the preparation of this tructure Plan and two associated evelopment Plan mendments (P) namely: Playford Urban Growth reas (ngle Vale Playford North xtension and Virginia) and General ection mendments P Greater dinburgh Parks mployment Lands P. rafts of this tructure Plan and the two Ps were made available for public comment in May 2013 for a period of 10 weeks. uring June and July 2013 the epartment conducted a series of community engagement events in addition to seeking written submissions. uring the 10 week consultation period some households were letter box dropped a postcard a dedicated website was available and there were six public display points where information could be obtained by members of the public. epresentatives of the epartment met with more than 300 affected landowners received feedback from 180 people at three open house events and spoke with 80 people at six coffee and chat sessions. By the close of the public consultation period the epartment had also received 163 submissions on the draft tructure Plan and Ps. ubmissions were reviewed by the epartment and informed changes to this endorsed final version of the tructure Plan. ubmissions were also reviewed by the evelopment Policy dvisory Committee an independent statutory body that provides advice to the Minister for Planning on Ps. comprehensive report on the community engagement associated with the Playford Growth Project including details of the P public consultation can be found at: In parallel with the public consultation process enewal facilitated negotiations with landowners government agencies utility providers and the City of Playford on infrastructure provision and funding. These negotiations will result in Infrastructure eeds being signed for financial contributions for road stormwater and social infrastructure. These eeds are required before the Ps will be approved by the Minister for Planning and land is be rezoned in accordance with this tructure Plan. Playford Growth rea tructure Plan 7

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17 Vision 4.0 Vision The City of Playford has developed its Playford Community Vision which describes Playford as the City of Opportunity supporting the community s hopes and aspirations to be vibrant thriving and sustainable. It provides an enviable lifestyle that is connected healthy happy ambitious and proud where each individual can take advantage of the many opportunities offered making the City prosperous liveable and happy. This tructure Plan provides an integrated strategic land use and infrastructure framework to support this vision for the study area to provide capacity for approximately: additional dwellings additional people additional jobs 8. These figures include the growth attributed to each of the urban growth areas in addition to other development areas covered by the tructure Plan i.e. Playford live Buckland Park and proposed Future Urban areas. Prosperity 9 The Playford Growth rea will take advantage of the strategic advantages enjoyed by connections to local interstate and international markets supported by major road and rail transport networks. New and existing employment lands provide opportunities for: local jobs diversifying industries and businesses investment in new industries. The Virginia Triangle will be recognised as the food bowl of outh ustralia supplying clean green food and wines not only for the local community but also for a thriving export market. The protection of valuable primary production land with access to water energy and transport links will provide opportunities for increased food security and sustainable employment. ssociated industries such as vegetable packing and farm gate sales will add to the prosperity of the horticultural areas. 7 vailable at 8 Potential based on land area designated for retail commercial and industrial uses and potential education and home-based employment 9 dapted from Playford Community Vision 2043 Playford Growth rea tructure Plan 9

18 Liveability 10 diversity of lifestyle choices will be on offer in the Playford Growth rea based on being connected well-planned and attractive with the appropriate infrastructure and services to support a village type atmosphere for both urban and rural living. The Playford Growth rea will retain its mix of urban and rural areas which provide different lifestyle choices. New buildings will complement the existing character of their area particularly in the existing townships of ngle Vale and Virginia. New walkable neighbourhoods will be connected to local centres and community hubs providing the services and facilities that residents need within easy reach of their homes. Growth areas will be well planned resulting in mixed use vibrant transit-oriented communities with the right housing density for each location. range of dwelling types and allotment sizes will meet the needs of an increasingly diverse population and household types. Open space will be dispersed with housing providing green spaces walking and cycling routes and opportunities to integrate stormwater management through water-sensitive urban design. ustainability 11 The Playford Growth rea will be a sustainable place that is economically environmentally and socially resilient. It will benefit from a strong and healthy community centred economy where people engage in meaningful employment opportunities. Providing accessible and responsive training and education programs will enable the workforce to adjust to future needs. Playford will have a healthy climate and environment through protecting and enhancing local and regional ecosystems and biological diversity. This will involve preservation and sustainable use of natural resources. Natural assets will be protected to enhance the liveability of the area for generations to come. einstatement of native vegetation will be encouraged through the maintenance of biodiversity corridors and the protection of significant trees coastal habitats samphire ecosystems and other areas of high environmental significance. Playford will be at the forefront of new water technologies with reticulation pipes and water sensitive urban design principles rolled out to new housing developments to secure our long term water supplies. 10 dapted from Playford Community Vision dapted from Playford Community Vision 2043 Playford Growth rea tructure Plan 10

19 esign Principles 5.0 esign Principles The Plan seeks to maintain and improve Greater delaide s liveability; increase its competitiveness; and drive its sustainability and resilience to climate change. The Vision for this tructure Plan aligns to these objectives. taking advantage of proximity to services public transport and nearby amenities when siting new residential developments integrating affordable housing with other new dwellings to avoid inappropriate concentrations of social housing The following design principles have been developed to implement the Plan s principles and policies and the Vision for the Playford Growth rea. 5.1 Land use and design The tructure Plan s key design principles regarding land use and the design and form of development are: developing walkable neighbourhoods that cluster to form towns/villages with relatively intense mixed-use town centres capable of fostering a broad range of employment social opportunities and services developing a mix of lot sizes and housing choices with a street layout and subdivision pattern that maximises the solar orientation and cross ventilation of dwellings; accommodates efficient servicing and infrastructure delivery; and reflects a diverse community at all stages of life encouraging forms of urban development that: o minimise non-renewable energy use and car dependence o encourage greater local selfcontainment o o protect natural and cultural assets minimise potential for impacts such as air and noise pollution. increasing residential diversity through higher density housing options to achieve an increase in overall density In addition: encouraging adaptive reuse to promote sustainable development where possible ensuring the provision of an appropriate interface with state and local heritage places/items and areas developing high quality public realm and open space with new district level sporting facilities greenways and neighbourhood parks separating land uses through the use of buffer separations and treatments including: o ensuring a 40 metre (m) buffer from areas of primary production significance o developing a 100 m wide infrastructure corridor for the existing and replacement 275 kilovolt (kv) lectranet transmission lines o providing potential acoustic treatments to road and rail corridors such as separation buffers landscaping mounding fencing dwelling design and construction materials. preserving historic farm buildings if safe and practical. where a new residential development interfaces with a strategic road a primary/secondary freight route roads that carry more than vehicles per day or a railway corridor methods to deal with noise and air quality will be applied through evelopment Plan policy Playford Growth rea tructure Plan 11

20 all development will be subject to a soil and groundwater assessment prior to development particularly for land identified as having any potential site contamination. The open space network will be designed to: conserve protect and enhance the natural drainage system remnant landscape and native vegetation incorporate areas of established vegetation into open spaces where suitable establish a hierarchy of green spaces providing a diverse range of uses microclimates and visual prominence create a series of vistas to capture internal and external views emphasise the street pattern and hierarchy by ensuring road reserves are of a width that enables intense street tree plantings along footpaths and the retention of existing vegetation in road reserves (including the avenue of trees along ndrews oad) use existing homesteads and stands of trees to give structure to the city and open spaces cluster public open space schools and sports grounds near medium- to highdensity housing to share amenity and promote activity. 5.2 Liveability community and sense of place evelopment within the study area will be designed to attract residents and businesses and create a sense of place connectedness and safety (for example through fostering crime prevention through environmental design principles [CPT]) by: ensuring neighbourhoods are within a walkable distance of community parks town squares and public spaces creating well-designed multi-functional open spaces developing urban environments that celebrate local culture and encourage participation in their development preserving the established character of neighbourhoods by incorporating sensitive low-scale infill development where appropriate developing greenways as major pedestrian and cycle links and identifying opportunities for additional linkages with open space maintaining and improving existing open spaces; maximising the opportunities to establish adjacent residential and mixeduse development; and improving their connection with other open spaces including facilities for active recreation and structured sport where appropriate developing major community sports hubs to provide important community facilities and promote community development and the multiple benefits of active living. 5.3 Movement and access The tructure Plan promotes the design of transit-focused accessible and well-connected places. egard has therefore been given to the following design principles: mixing land uses to provide easy access visually and physically and prioritising walking cycling and using mass transit to serve the daily needs of the local population providing opportunities for people at different stages of life to be physically active Playford Growth rea tructure Plan 12

21 creating a highly interconnected gridbased street network based around walking and cycling that responds to and capitalises on the existing network to: o clearly distinguish between arterial roads and local streets o create a clear and legible road functional hierarchy o establish good internal and external access for residents o o maximise safety support mass transit. creating sufficient space to accommodate pedestrian/cycle paths including establishing a network of well designed safe and attractive greenways and linear places which will incorporate local indigenous trees protecting current and future major traffic and freight routes freight handling facilities and land for future upgrades consistent with the new urban form through measures such as targeted access points and appropriate setbacks implementing a network of high quality primary and secondary cycling routes which will form part of the delaide Bikedirect network to provide both safe direct routes and attractive alternative routes including off-road as well as onroad routes planning primary bus trunk routes to link major activity centres and link to existing rail stations (where possible) creating a clear and legible public transport network hierarchy providing an affordable high quality primary public transport system connecting most centres and supported by an accessible local bus network (combined with walking to and from local neighbourhoods centres active recreation sites and schools) incorporating narrow streets with car parking to calm traffic and protect pedestrians and cyclists designing roads so they incorporate remnant vegetation within road reserves ensuring off-site highway infrastructure considers landscape character and visual qualities creating a street network for all travel modes and users including a clear spatial definition between modes providing safe and convenient access between key destinations improving key streets to create a comprehensive network of local streets that facilitate safe and enjoyable lower speeds particularly for the benefit of cyclists and pedestrians. 5.4 conomy and employment The tructure Plan will promote a range of local employment and business activities in addition to providing state-significant employment lands. Local employment land in growth areas will: encourage local employment selfsufficiency allow for existing uses that are incompatible with a mixed-use and main street environment to be relocated from centres be connected with the transport network on the edge of townships to reduce the interface with future residential areas. egional employment lands will: provide sufficient land for state-significant employment that has effective access to freight networks infrastructure and employment bases Playford Growth rea tructure Plan 13

22 have a connected road system that meets access requirements for industry-related vehicles (including Performance Based tandards [PB] Level 3 Class B Vehicles such as road trains) and that safely accommodates pedestrians and cyclists provide opportunities for education and vocational training within easy access (including in local activity centres) be protected from encroachment by sensitive or incompatible land uses locate odour- light- and noise-producing industrial activities furthest away from residential areas and local activity centres utilise secondary streets and laneways to accommodate servicing loading and vehicle access encourage shop-top housing to provide surveillance to streets and public spaces develop buildings that do not have long unbroken walls facing the street or public open spaces establish local centres to serve the daily needs of workers (including shops consulting rooms child care and support services for businesses) establish taller landmark buildings at prominent intersections. ensure office and administration buildings are provided close to the street and are clearly visible include vegetated water detention wetlands and drainage swales (subject to requirements of the epartment of efence in respect to bird attraction) to improve the appearance of industrial areas and provide greenway connections to nearby residential areas. istrict neighbourhood and local centres will be strategically located throughout the study area to provide localised employment opportunities and services. The key design principles for these centres are to: 5.5 nvironmental assets The Plan seeks to create a robust urban ecology across Greater delaide. egard has therefore been given to the following design principles in this tructure Plan: minimising the disturbance to and modification of the natural landforms through design that accommodates landforms views prevailing breezes and environmental features establishing functional ecological systems by creating natural biodiversity corridors and greenways to both integrate and define the built and natural environment establish mixed-use centres with active street frontages within easy access to residents co-locate centres with schools community facilities and public open spaces locate centres on planned public transport routes provide higher densities and a greater mix of land use types and sizes in and around centres prioritise pedestrian cyclist and public transport movement maximising neighbourhood- and precinctlevel water and energy efficiency through optimising orientation to suit energyefficient housing and including stormwater solutions and water-sensitive urban design principles and techniques restoring rejuvenating and reinforcing urban waterways to achieve better stormwater management while increasing the community s awareness of and engagement in ways to contribute to a healthy urban biodiversity Playford Growth rea tructure Plan 14

23 introducing wetland sites to contribute to the broader water strategy and public open spaces capitalising on opportunities to achieve integrated water-sensitive urban design initiatives within redevelopment sites to contribute to the sustainability amenity and character of the public realm/streetscapes maximising opportunities to re-establish natural waterways to better manage stormwater quality and extreme weather event flows conserving enhancing and restoring biodiversity and remnant vegetation most large trees (including dead trees and stumps that provide habitat for fauna) incorporating the existing remnant vegetation within road reserves designing urban development near native vegetation so there are adequate fire breaks within the development area. 5.6 Infrastructure The tructure Plan provides for accessible integrated and adaptable community services and infrastructure. The following design principles are considered appropriate: distributing utilities and services in a timely cost-efficient equitable coordinated and effective manner locating social infrastructure so that people can easily gain access to it and providing facilities for all stages of life locating emergency services to minimise response times preserving critical infrastructure corridors (including major transmission lines substations water and gas pipelines and new utility corridors) encouraging a wide range of sports facilities including open space for structured sport as well as indoor recreation/sport facilities and community club rooms incorporating water-sensitive urban design principles and techniques greenways green streets green roofs/walls and other forms of green infrastructure. Playford Growth rea tructure Plan 15

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25 tructure Plan 6.0 tructure Plan tructure Plan has been developed to provide the framework for new Urban Growth reas identified by the Plan. It also covers other areas not currently being considered in detail for land use changes (i.e. proposed Future Urban and ural Living areas) to provide linkages to those areas currently being planned for potential rezoning. The tructure Plan also highlights how individual urban growth areas link together under a regional framework in particular the location and size of activity centres. Growth within the study area is divided into three zones. The eastern zone encompasses the existing suburbs and development areas of Playford North and the new urban growth areas of Playford North xtension and ngle Vale which are aligned to the istrict Centre at Munno Para and a series of neighbourhood centres at Munno Para owns Munno Para West Penfield and ngle Vale. The western zone is centred on the future district centre at Buckland Park and includes the new Buckland Park development (otherwise known as iverlea) and the Virginia Urban Growth rea. The Virginia town centre will be an important focal point for the Virginia community and the early stages of the Buckland Park development. The southern zone encompasses the employment precinct of Greater dinburgh Parks which surrounds the oyal ustralian ir Force (F) Base and the existing employment lands at irek dinburgh North and dinburgh Parks. Between the eastern and western zones lies the Virginia Triangle which is an important feature of delaide s food bowl. This area will be retained and protected for horticultural activities albeit with some change to areas east of Heaslip oad at Maconald Park and Penfield which are proposed for rural living. These three zones are connected by a regional transport network focused on the Northern xpressway and Port Wakefield oad which provide connectivity to delaide City and other regions in Greater delaide. ast-west movements will be improved through road upgrades and the redistribution of freight traffic along ngle Vale and Curtis roads. Public transport will be improved within the study area with an expanded bus network that connects to the delaide-gawler passenger railway. Under the proposal high frequency bus services will connect Buckland Park and Virginia to the lizabeth egional Centre and lizabeth tation. New bus services are proposed to link Munno Para owns and ngle Vale to the Munno Para tation via the neighbourhood centre on Curtis oad which is a focal point for the Playford live development or the proposed new neighbourhood centre at Munno Para owns. Open space links will be provided along key waterways in particular the Gawler iver and mith Creek. New drainage corridors within urban growth areas will also provide important open space and biodiversity functions linking larger areas of open space and providing opportunities to protect areas of remnant vegetation and significant trees. Playford Growth rea tructure Plan 17

26 M I N M L L L MIL BCH esignation of land as a long-term development option at Buckland Park and Virginia not currently planned for urban development POT GWL P O T G W L Protection of the Virginia Triangle for horticultural activities which is an important feature of delaide s food bowl new employment precinct at Greater dinburgh Parks which surrounds the oyal ustralian ir Force Base and includes existing industry lands at irek dinburgh North and dinburgh Parks P O T W K BUCKLN PK O L L G O B G L H O L F I L H W Y xpansion of the ngle Vale and Virginia townships for residential development and TWO WLLassociated local employment and retail uses P O T W K WTLOO CON T F I L G W L U P P L K I L VIGINI H Y M N N G L LWITON W O M M P N F I L G W L I V V L I M N T H O T W T L O O C O N B O L I V esignation of new rural living land at Maconald Park and Penfield east of Heaslip oad W BLT T W O C U T I H L I P V W T J O H N P H I L W L L I P H W Y I C V T H N O M I W Y B L N O T H C K N Y O K T O W N T O P X P P O T hierarchy of centres to provide for the needs of future residents I V I C T O O W L Y G I Playford Growth rea tructure Plan egional tructure Plan egional Centre istrict Centre Neighbourhood Centre Local Centre Primary local network rterial road Major traffic and/or freight route High street Centre Commercial/Office xtractive industry Future urban Horticulture/Viticulture Industry/mployment Infrastructure Institutional Open pace/ecreation Primary Production/ural esidential ural Living Urban node Built-up rea Main road W K F I L ailway / tramway K I N G M T I N L I B U Y H W Y Proposed Northern Connector oad Proposed Northern Connector ail Intermodal Policy rea Potential Coordinated Mixed Use Precinct P K T C M C I N T Y B I G T H T G T G T H O V G O L W Y G O H N L I L L Integration of new development areas with existing suburbs or planned development areas W Y N G O V ± Produced by PTI - Planning ivision Government of outh ustralia 2013 km Greenway PLN I: 4002

27 6.1 ngle Vale ngle Vale will be a self-contained urban area bordered by the Gawler iver to the north the Northern xpressway to the east rural living activities to the south-east and productive agricultural activities to the south-west and west. Focused around the existing town centre of ngle Vale will be a diverse range of housing types primarily of low density. Built form will predominantly be housing of one and two storeys transitioning towards more intense built forms of up to three storeys within the town centre. Mixed use development will occur within the town centre. The amenity of the existing town centre will be enhanced through the diversion of regional and heavy vehicles which currently use ngle Vale and Heaslip roads to the Northern xpressway and an upgraded Curtis oad. The existing town centre will be expanded southwards along Heaslip oad but be maintained at a neighbourhood scale serving ngle Vale. New retail development will be oriented to Heaslip oad to provide a main street environment. The expansion of the town centre will incorporate the Virgara Winery and provide for expanded tourism and conference-related activities. n area for light industry and commerce will be provided at the eastern edge of the urban growth area adjacent the ngle Vale oad / Northern xpressway interchange. n area for bulky goods retailing will be provided adjacent to the Curtis oad / Northern xpressway interchange. ngle Vale will enjoy a high degree of connectivity to strategic transport infrastructure including the Northern xpressway Main North oad and the delaide-gawler railway corridor. The Gawler iver corridor will be preserved and developed to offer passive and active recreation opportunities with a large regional reserve to be provided on the north-western edge of the growth area. Noise attenuation will be provided along the Northern xpressway to maximise development potential. This will predominantly consist of vegetated earth mounding with fencing on top. t key gateways (such as major intersections) noise attenuation will be achieved through articulated concrete walling that will also contribute to the region s identity. When fully developed ngle Vale will have the potential to accommodate up to people. (The population at the 2011 Census was 2363 people.) Playford Growth rea tructure Plan 19

28 The proposed expansion area for ngle Vale is approximately 705 ha which is broken down into various land uses: ngle Vale township statistics (existing) Minimum allotment size 1800 m 2 (evelopment Plan) Land Use rea (ha) Percent (%) xisting dwellings 763 du esidential allotments oads / buffers / other infrastructure verage household size 3.1 persons (2011) xisting population (2011) 2363 Public open space (including 50% of stormwater management system) Urban Growth rea statistics Gross land area 705 ha tormwater management (excluding land counted as public open space) Net residential land area 412 ha verage allotment size 700 m 2 Neighbourhood (Town) Centre Bulky Goods etail Centre Gross density Net residential site density welling capacity 8.4 du/ha 14.3 du/ha 5887 du Light industrial / commercial Local centres Total welling yield (25 % disc.) 4414 du verage household size 3.0 persons Projected population Projected total population (ngle Vale) Potential jobs The City of Playford accepts up to a maximum of 50% of stormwater infrastructure as open space. For trunk infrastructure as proposed in the tructure Plan the maximum allocation is considered appropriate. 13 Total land area does not include land within existing township including existing sportsfields on Fradd oad. 14 Potential based on land area designated for retail commercial and industrial uses and potential education and home-based employment. Playford Growth rea tructure Plan 20

29 Proposed Gawler iver linear park 100 m wide open space corridor xpanded sportsfields New residential development on lands surrounding the existing township N X P N T H NO New acoustic MUNNObarrier along Pxpressway the Northern N Light industry and commercial lands for local employment xpanded primary school MUNNO P OWN T O H estricted ccess Vehicle traffic redirected around township via PNFIL Curtis oad and the Northern GN xpressway F k j TI U V L C " k j GL NGL VL k j VL NGL IV BNK HLIP Land east of iverbanks oad to be long term growth option r W r wle Proposed 700 m long flood ive levee to protect new growth and existing housing New regional reserve adjacent the Gawler iver Ga GWL IV IV xpanded neighbourhood centre (8000 m2 of additional retail floor space) with new mainlwiton street environment GWL along Heaslip oad LI N New bulky goods retail centre ( m2 of new retail floor space) JU H MCONL PK Maintain and protect the character of the existing township LI P WT CU TI Playford Growth rea tructure Plan ecreation centres/facilities Built-up rea torm detention basin/wetland Other road " lectricity substation Waterway Flood affected areas (1 in 100 year flood) reas of potential site contamination k j Neighbourhood Centre k j Local Centre Main road ailway / tramway lectricity transmission line Government school Non-government school Noise barrier Levee ngle Vale tructure Plan Primary local network rterial road 0 ± 1 km Produced by PTI - Planning ivision Government of outh ustralia 2013 High street Greenway Major traffic and/or freight route Centre Commercial/Office Future urban Industry/mployment Institutional Open pace/ecreation esidential PLN I: 3929

30 6.2 Playford North xtension The Playford North xtension will be an orderly and complementary extension of the existing urban areas of ndrews Farm Penfield Munno Para owns and Munno Para West. The prevailing form of development will be low to medium density residential development of up to three storeys transitioning towards more intense built forms (of up to six storeys) within and adjacent to two evenly distributed neighbourhood scale activity centres. This will offer a diversity of housing (in terms of form size and affordability). Larger allotments (minimum allotment size of 1200 m 2 ) will be provided along the north eastern edge of the urban growth area between the lectranet electricity transmission line corridor and alkeith oad. These will provide an orderly transition into land zoned for rural activities within the Town of Gawler. 100 m wide corridor will be preserved for future upgrade and replacement of the lectranet transmission line. esidential allotments will be prevented from encroaching on the corridor to protect this significant infrastructure. Opportunities will exist for the corridor to be developed as open space providing walking and cycling paths connecting to other areas of open space. There may also be the potential for the corridor to be utilised for stormwater management purposes. The two new neighbourhood scale activity centres will include street level uses that are primarily retail service and office and principally residential upper floor land uses. These activity centres will provide a main street environment and be connected to the Munno Para railway station by a local bus network. Land in the south-western corner of the growth area adjacent Womma oad will be developed for employment uses integrated with the Greater dinburgh Parks precinct. Commercial or industrial land uses established within this location will provide a buffer to residential activities to the east of ndrews oad. Walking and cycling trails will be provided alongside stormwater management infrastructure such as open drainage channels which will connect to larger district level sporting fields and open spaces. Noise attenuation will be provided along the Northern xpressway to maximise development potential. When fully developed Playford North xtension has the potential to accommodate up to people. (The population at the 2011 Census was 676 people.) Playford Growth rea tructure Plan 22

31 The Playford North xtension encompasses approximately 693 ha of land which is divided into various land uses: Playford North xtension statistics (existing) Minimum allotment size N/ ural Land Use rea (ha) Percentage (%) esidential allotments ural Interface Policy rea allotments oads / buffers / other infrastructure (excluding lectranet corridor) Public open space (including 50% lectranet corridor and 50% of stormwater management system) tormwater management (excluding land counted as public open space) lectranet corridor (not counted as open space) Neighbourhood centres Local centres Industry/mployment chools Total xisting dwellings 275 du verage household size 2.5 persons (2011) xisting population (2011) 676 Urban Growth rea statistics Gross land area 693 ha Net residential land area 372 ha verage allotment size 470 m 2 Gross density 11.9 du/ha Net residential site density 22.2 du/ha Net ural Interface Policy 63 ha rea verage allotment size 2000 m 2 welling capacity 8230 du welling yield (25 % disc.) 6173 du verage household size 2.7 persons Projected population Projected total population (incl. existing population) Potential jobs Potential based on land area designated for retail commercial and industrial uses and potential education and home-based employment. Playford Growth rea tructure Plan 23

32 New acoustic barrier along the Northern xpressway New neighbourhood centre (6500 m 2 of new retail floor space) with main street environment along new link road C U T I N O T H N G N T H L I P New sportsfields MCONL PK J U L I N X P mith Creek N W " 100 m wide infrastructure corridor for electricity transmission lines NGL VL PNFIL W O M M F N G L V L NW FM P T H T O N New employment lands T B O N H T H N W MUNNO P WT P C H Y C U T I C V O N VON PK I T T N N mith Creek MITHFIL PLIN C O V N T Y MITHFIL L K I T H New B-12 public and new -12 private schools New neighbourhood centre (5000 m 2 of new retail floor space) with main street environment along realigned ndrews oad MUNNO P N O N W L K New sportsfields Large allotments adjacent alkeith oad KUL M I N N O T H U L Y " MUNNO P OWN K I BLKVIW T Playford Growth rea tructure Plan Playford North xtension tructure Plan Built-up rea Main road Other road ailway / tramway Waterway Flood affected areas (1 in 100 year flood) Neighbourhood Centre Local Centre lectricity transmission line " ecreation centres/facilities torm detention basin/wetland lectricity substation Government school Non-government school Noise barrier Primary local network High street Major traffic and/or freight route Greenway Industry/mployment Open pace/ecreation esidential ural Interface Policy rea rea of potential site contamination ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929

33 6.3 Virginia Virginia is to be a self contained township centred on the existing township heart and bordered by ngle Vale oad to the north productive agricultural activities to the east south and south west and Port Wakefield oad to the west. Whilst being self contained the Virginia Urban Growth rea will perform an important support role for the development of Buckland Park (opposite Port Wakefield oad). This role will wane as Buckland Park matures and satisfies the needs of its community. Built form within the Virginia Urban Growth rea will predominantly be housing of one and two storeys transitioning towards more intense built forms of up to three storeys within the town centre and other activity centres. Mixed use development will occur within the town centre. The amenity of the existing Virginia town centre will be enhanced through the diversion of heavy vehicle movements to ngle Vale oad. number of local scale activity centres will be interspersed throughout the Urban Growth rea to provide residents with walkable access to services and facilities. n area for light industry and commerce will be provided in the south-eastern corner of the growth area allowing for the relocation of service industry and commercial development from the redeveloped town centre. Virginia will enjoy a high degree of connectivity to strategic transport infrastructure including the Northern xpressway Port Wakefield oad and the future Northern Connector. Noise attenuation will be provided along residential interfaces to the delaide-arwin railway line and Port Wakefield oad to maximise development potential. When fully developed Virginia has the potential to accommodate a community of approximately people (population at 2011 Census was 713 people). Playford Growth rea tructure Plan 25

34 The Virginia Urban Growth rea encompasses 580 ha of land of which 325 ha in Virginia outh can be developed in the short term. The remaining land is affected by flooding from the Gawler iver and is being considered for longer term growth. Virginia township statistics (existing) Minimum allotment size 1200 m 2 (evelopment Plan) xisting dwellings 255 du Land Use rea (ha) Percent (%) verage household size (2011) 2.8 persons xisting residential land (allotments <4000 m 2 ) Proposed residential allotments oads / buffers / other infrastructure Public open space (including 50% of stormwater management system) xisting population (2011) 713 Urban Growth rea statistics (Virginia outh statistics in brackets) Gross land area Net residential land area 580 ha (325 ha) 335 ha (196 ha) verage allotment size 600 m 2 Gross density 9.6 du/ha (8.7 du/ha) tormwater management (excluding land counted as public open space) Net residential site density welling capacity 16.7 du/ha (14.5 du/ha) 5575 du (2833 du) Town centre Local centres welling yield (25 % disc.) verage household size 4181 du (2125 du) 2.7 persons Industry Projected population (5738) chools Projected total population (Virginia) (6451) Total Potential jobs Potential based on land area designated for retail commercial and industrial uses and potential education and home-based employment. Playford Growth rea tructure Plan 26

35 L G O Land at Virginia North to be designated as deferred urban until a feasible solution is found to protect from flooding from the Gawler iver xpanded primary school BUCKLN PK New acoustic barrier along Port Wakefield oad " P O T W K F I L H W Y G W L VIGINI N G L V L estricted ccess Vehicle traffic redirected around township via ngle Vale oad New acoustic barrier along railway line W O M M xpanded sportsfields xpanded neighbourhood centre (8000 m 2 of new retail floor space) with new main street environment along Old Port Wakefield oad P N F I L M C V O Y New residential development to the west and south of the existing township WTLOO CON U P P L mith Creek O L P O T W K F I L Light industry and commercial lands for local employment mith Creek N O T H N X P Playford Growth rea tructure Plan Virginia tructure Plan Built-up rea Main road Other road ailway / tramway Waterway Flood affected areas (1 in 100 year flood) Neighbourhood Centre Local Centre eferred Urban " torm detention basin/wetland lectricity substation Government school Noise barrier Primary local network rterial road High street Major traffic and/or freight route Greenway Centre Future urban Horticulture/Viticulture Industry/mployment Infrastructure Institutional Open pace/ecreation esidential ural Living ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929

36 6.4 Greater dinburgh Parks Greater dinburgh Parks encompasses 1550 ha of designated new employment lands as well as existing zoned industry land at irek dinburgh North and dinburgh Parks F Base dinburgh and the efence cience and Technology Organisation (TO). Greater dinburgh Parks will be a high quality enterprise and employment destination attracting a specialised workforce and providing a focus for manufacturing research and technology logistics and transport services intermodal operations and expansion of defence industries. Bounded by the Northern xpressway to the north and west; the existing urban areas of avoren Park and lizabeth to the east; and the existing urban area of alisbury to the south; dinburgh Parks enjoys superior road and rail infrastructure which connects it to ports and harbours specialised defence precincts at Osborne and Mawson Lakes and the lizabeth and alisbury activity centres. Greater dinburgh Parks will present opportunities for 24 hour seven day a week activity via careful interface with sensitive land uses. In particular: advanced manufacturing will be clustered north of Bellchambers oad at dinburgh North road-based logistics warehousing distribution and transport services will be clustered in an intermodal precinct around the interstate railway line at Penfield building upon the investments of CT activity centres accommodating local shops (including cafes and restaurants) consulting rooms service trade premises child care facilities recreation facilities and training and educational facilities will be interspersed throughout the precinct to support the workforce and businesses generally a bulky goods node will be established at the intersection of Port Wakefield and Waterloo Corner roads to capitalise on exposure and accessibility offered by these two arterial roads. Opportunities exist for the development of a coordinated mixed-use precinct at Penfield / Waterloo Corner (in the area west of Heaslip oad and south of the intermodal precinct). coordinated mixed-use precinct is an area primarily accommodating employment activities in which residential development is also featured. ny such precinct must demonstrate innovation in the integration of compatible living and workplace environments. Niche employment activities including green-tech and high-tech industries and research and training facilities will be encouraged within these precincts. n area of land located adjacent to the lizabeth tation will be investigated for more intensive forms of mixed-use development linked to the lizabeth egional Centre which may not be available for industrial development. etailed investigations are to be undertaken by enewal ; however this is a long-term prospect and the land will be land banked until an appropriate time. The existing lizabeth Village esidential Park will be protected by locating low impact light industrial and commercial developments adjacent to its boundaries. ome intensification of the residential park within its current zone boundaries is appropriate with the provision of buffers to potential employment uses adjacent. Water sensitive urban design systems will take advantage of the extent of impervious surfaces and offer recreation opportunities for workers. Landscaping will form a key component of Greater dinburgh Parks to provide entrance statements line arterial roads and soften the appearance of development. Playford Growth rea tructure Plan 28

37 Potential realignment of Heaslip oad to accommodate runway extension P O T O B I N O N W K F I L H W Y VIGINI T Y L O U M M BOLIV " H U X T B L M I L L WTLOO CON P O T W K F I L P N F I L xpanded intermodal precinct rea for potential coordinated mixed use precinct Provide PB Level 3 access for new and existing industry P L L W BUTON W O M M PNFIL GN B O L I V " PNFIL I N B U G H PLOWI " I M N T W T L O O C O N New bulky goods retail centre ( m 2 of new retail floor space) mith Creek LIBUY NOTH H L I P G N T Provide for runway extension and protect efence airbase operations INBUGH W O O M N O B L L C H M T H W T V V P U L I N G V Y H W N " X P B LIZBTH OUTH K T T I N G New activity centres to service new employees J O H N NW FM N W P T H T O N T B O N H T H " T H O G T H V O N W O M M P H I L I P H W Y N H Y O W I C V C H Y P W O O F O mith Protect existing residents at lizabeth Village residential park Future development precinct adjacent lizabeth station Protect TO operations M I N N O T H Creek K I N G W I N Z O T U L I B Y P K T C Playford Growth rea tructure Plan Greater dinburgh Parks tructure Plan " T Built-up rea Main road Other road ailway / tramway Waterway reas of potential site contamination Intermodal Policy rea Potential Coordinated Mixed Use Precinct esidential Park lectricity substation torm detention basin/wetland Transport interchange Freight rail Local Centre rterial road Major traffic and/or freight route Primary local network Greenway Commercial/Office esidential Institutional Industry/mployment Open pace/ecreation ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929

38 xisting employment lands Within existing zoned lands at Greater dinburgh Parks there is currently some 480 ha of land (excluding 100 ha land adjacent to the lizabeth tation) of which 256 ha (net) of land is available for industrial development after discounts are applied. Land supply and demand The net supply of vacant employment land from new and existing sources at Greater dinburgh Parks has been deemed to be 958 ha. Based on different demand scenarios this equals an employment land supply which will meet between 24 and 38 years of demand. However the medium demand scenario is considered to be the most appropriate scenario. Gross land supply (ha) 50% discount for private land (ha) 15% discount for all land (ha) vailable (net) land supply (ha) Proposed employment lands Within proposed employment lands there is currently some 1550 ha of land of which 702 ha (net) of land is available for industrial development after discounts are applied. emand scenario (GP) Low 25.0 ha/yr Medium 33.3 ha/yr High 40.0 ha/yr Net land supply (ha) Years upply 30-Year upply (ha) Gross land supply (ha) 50% discount for private land (ha) 15% discount for all land (ha) vailable (net) land supply (ha) mployment Based on average employment rates for industrial and commercial operations Greater dinburgh Parks has potential capacity for some additional jobs Potential based on land area designated for retail commercial and industrial uses. Playford Growth rea tructure Plan 30

39 Infrastructure 7.0 Infrastructure range of infrastructure has been identified as required to support the vision for urban development described in this tructure Plan. The various items of infrastructure are proposed only and do not represent a commitment to their funding or provision. tate and local governments will monitor the need for infrastructure and service provision as development occurs. egional and state government infrastructure will be subject to future detailed planning and budget bids as required. Infrastructure provided within urban growth areas will largely be funded by developers. 7.1 Infrastructure coordination Implementation of the tructure Plan relies on landowners coordinating and committing to providing the necessary infrastructure which may influence the way in which rezoning proceeds and when. In particular the Playford Urban Growth reas (ngle Vale Playford North xtension and Virginia) and General ection mendments P and the Greater dinburgh Parks mployment Lands P could be divided to allow a portion or portions of the urban growth areas to be rezoned at different times based on the resolution of related infrastructure matters. The potential to divide the Ps recognises the current fragmented land ownership pattern across the urban growth areas and the likelihood that infrastructure coordination and commitments will be met over time either by individual landowners or groups of landowners with a common goal provided the overall tructure Plan vision can be met. Indicative groupings of land for infrastructure coordination have been developed for ngle Vale Playford North xtension Virginia and Greater dinburgh Parks. Playford Growth rea tructure Plan 31

40 LWITON G W L I V GWL IV H L I P N G L V L NGL VL ª B I V B N K ª + N O T H N X P MUNNO P OWN H O T + PNFIL GN H L I P + + J U L I N MCONL PK C U T I + F C F + N W MUNNO P WT Playford Growth rea tructure Plan Land Use and Infrastructure ngle Vale Infrastructure Coordination* ± 0 1 km Infrastructure Precincts B C F Concept Plan boundary Built-up rea Main road Other road ailway / tramway + ª ingle lane roundabout Other intersection torm detention basin/wetland Local road - 2 lanes Noise barrier Levee tormwater flows Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 4226 * ubject to detailed investigations and infrastructure negotiations

41 C U T I H L I P NGL VL F N G L V L C N W N O T H N + X P MUNNO P WT + B + MUNNO P OWN + + L K I T H + + KUL MCONL PK J U L I N U% " ª MUNNO P K I T C U T I NW FM G N T F W O M M + N W " + PNFIL P T H T O N T B O N H T H C V O N P C H Y I T T N N VON PK MITHFIL PLIN C O V N T Y N O N W L K MITHFIL M I N N O T H U L Y BLKVIW Playford Growth rea tructure Plan Land Use and Infrastructure Playford North xtension Infrastructure Coordination* Infrastructure Precincts B C F Concept Plan boundary Built-up rea Main road Other road ailway / tramway U% " Traffic signal + + ª " ual lane roundabout ingle lane roundabout Other intersection torm detention basin/wetland lectricity substation Local road - 2 lanes Noise barrier Levee tormwater flows lectricity transmission line ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 4226 * ubject to detailed investigations and infrastructure negotiations

42 N G L V L L G O G W L W O M M VIGINI P O T W K F I L H W Y BUCKLN PK P N F I L B B1 + + M C V O Y C O L P O T W K F I L C1 + U P P L WTLOO CON N O T H N X P Playford Growth rea tructure Plan Land Use and Infrastructure Virginia Infrastructure Coordination* ± 0 1 km Infrastructure Precincts B C ub Precinct Concept Plan boundary Built-up rea Main road Other road ailway / tramway + ingle lane roundabout torm detention basin/wetland Local road - 2 lanes Noise barrier tormwater flows eferred Urban Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 4226 * ubject to detailed investigations and infrastructure negotiations

43 W O M M P N F I L VIGINI PNFIL GN N O T H N X P + NW FM V O N P T H T O N P O T W K F I L H W Y T Y L O WTLOO CON " H U X T B L B M I L L C P L L W " H L I P PNFIL G N T ª + N W W O M M B L L C H M B T B O N H T H P C H Y W O O F O P O T W K F I L + I N B U G H INBUGH W T V P H I L I P H W Y O B I N O N I M N T M I N N O T H P U L I N G V BUTON W T L O O C O N U M M BOLIV B O L I V PLOWI LIBUY NOTH W O O M V LIZBTH OUTH K T T I N G J O H N H O G T H N H Y O W I C V Y H W K I N G W I N Z O T U L I B Y P K T C Playford Growth rea tructure Plan Land Use and Infrastructure Greater dinburgh Parks Infrastructure Coordination* ± 0 1 km Infrastructure Precincts B C Concept Plan boundary Built-up rea Main road Other road ailway / tramway + + ª " ual lane roundabout ingle lane roundabout Other intersection torm detention basin/wetland lectricity substation tormwater flows eferred Urban Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 4226 * ubject to detailed investigations and infrastructure negotiations

44 7.2 Transport The proposed transport networks within this tructure Plan are consistent with the draft Integrated Transport and Land Use Plan Major Traffic and Freight Major traffic routes and freight routes to accommodate the planned development within the study area have been identified. key aspect of the proposed freight network is the removal of routes through the ngle Vale and Virginia townships. n east-west freight route using ngle Vale and Curtis roads will connect Port Wakefield oad and the Northern xpressway. General freight traffic will still need to access businesses in the area and will still be able to use all the arterial roads and some local roads including within ngle Vale and Virginia. This may include estricted ccess Vehicles (V) such as B-oubles on some roads. 18 Playford Growth rea tructure Plan 36

45 N MIL BCH O L L M L L TWO WLL G W L H Y M N T W O W L L W BLT P O T P O T W K LWITON G W L I V POT GWL P O T G W L W K F I L H W Y L G O F I L N G L VIGINI V L H O T H L I P X P C U T I B G L H O L BUCKLN PK WTLOO CON P N F I L W N O T H O M M T U P P L K I L I N B U W T L O O C O N G H B O L I V I M N T W T V J O H N P H I L I P H W Y I C V Y O K M B T O W N I W L C K Y T O P P O T P K T C I O W V I C T O L Y G I Playford Growth rea tructure Plan Proposed Freight Network W K F I L K I N G M T I N L I B U Y H W Y M C I N T Y M I N N O T H B I G T H T H G O G O V L N W Y G O L W Y N G O ± V km Major traffic route Infrastructure Produced by PTI - Planning ivision Government of outh ustralia 2013 Proposed Northern Connector oad Institutional Proposed Northern Connector ail Open pace/ecreation Freight route Primary Production/ural Centre esidential Commercial/Office ural Living xtractive industry Urban node Future urban Built-up rea Horticulture/Viticulture Main road Industry/mployment ailway / tramway PLN I: 3999

46 7.2.2 Public Transport Public transport within Northern Metropolitan delaide will focus on and reinforce the role of the delaide-gawler train line. This will be supported by a network of feeder buses including higher frequency routes that connect with key stations. ix train stations are located within the study area namely Munno Para mithfield Broadmeadows Womma lizabeth and lizabeth outh. Bus services will typically run only along arterial or major collector roads and will connect to major nodes of activity such as centres and transport interchanges. Higher frequency routes are proposed to connect areas of high activity as well as providing a connection from Buckland Park and Virginia to lizabeth Pedestrian and Cycle Network The tuart O Grady bikeway adjacent to the Northern xpressway is proposed to be the backbone of the local cycling network. Cycling opportunities will also be provided both internal and external to the urban growth areas via integrated open space and swale networks. Walking opportunities will be integral to the design of all roadways and within the shared network of open spaces. In addition to active transport routes there is a well-developed trail along mith Creek. This trail is the City of Playford s most complete and significant recreation trail and currently runs in an east-west direction for about eight kilometres. This trail is close to the Playford North xtension and the creek traverses this urban growth area providing an opportunity to continue this link and provide for additional pedestrian and cycle connectivity to surrounding areas. The Gawler iver provides an opportunity for a linear park with shared use paths for recreation linking with local open space networks at ngle Vale Virginia and Buckland Park. Playford Growth rea tructure Plan 38

47 W T G T T M L L L TWO WLL G W L T W O W BLT MIL BCH P O T O L H Y M N W L L P O T W K F I K LWITON F I L H W Y G W L I V POT GWL P O T G W L BUCKLN PK L G O B G L H O L P WTLOO CON T L U P P L K I L N G L VIGINI P N F I L V L H O T I M N T B O L I V H L I P W T L O O C O N W W T C U T I N O M M V P O T H N P H I L J O H N P X P I P H W Y T I C V P M P I W B L P Y C K Y O K P T O W N T O P P O T W K F I L I V I C T O O W L Y G I K I N G M T I N L I B U Y H W Y P K T C M C I N T Y M I N N O T H B I G T H G O T H V W Y G O H G L I L L O L Y N W N G O V Playford Growth rea tructure Plan Proposed Public Transport ± km Primary Transit Link econdary Transit Link Centre Commercial Infill esidential ural Living Produced by PTI - Planning ivision Government of outh ustralia 2013 Local service egional Centre P istrict Centre Neighbourhood Centre Local Centre Park and ride Commercial/Office xtractive industry Future urban Horticulture/Viticulture Industry/mployment Infrastructure Institutional Open pace/ecreation Urban node Built-up rea Main road ailway / tramway T Transport interchange Primary Production/ural PLN I: 4000

48 7.2.4 Network Improvements The transport network improvements identified on the following pages are subject to detailed investigations and infrastructure negotiations. The interventions described to roads and intersections may change as a consequence of this process. ngle Vale The proposed road layout and intersection treatments for ngle Vale are shown on the next page. xisting roads are expected to carry the majority of traffic within to and from the growth area. Key improvements proposed include: a new local 'ring road' which will provide access to the new areas utilising existing roads and segments of new roads between: o hort and Frisby roads (south of the existing town centre) o ngle Vale and Heaslip roads (north of the existing town centre) new signals at the intersections of: o o ngle Vale and Heaslip roads Heaslip and Fradd roads installation of a number of new roundabouts modification of Heaslip oad to provide a main street environment through the expanded neighbourhood scale activity centre while still retaining its arterial road function upgrading Curtis oad to a suitable standard to accommodate freight traffic including Vs. Playford Growth rea tructure Plan 40

49 LWITON G W L I V Gawler iver GWL IV N G L V L + + ª H L I P U% " U% " NGL VL F ª + ª I V B N K + + N O T H N X P N G L V L MUNNO P OWN H O T PNFIL GN H L I P + J U L I N MCONL PK C U T I + + N W MUNNO P WT Playford Growth rea tructure Plan Proposed Transport Infrastructure - ngle Vale* ± 0 1 km Built-up rea Main road Other road ailway / tramway Waterway ª + Other intersection ual lane roundabout + ingle lane roundabout U% " Traffic signal rterial road - 2 lanes Local road - 2 lanes Centre Commercial/Office Future urban Industry/mployment Institutional Open pace/ecreation esidential Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

50 Playford North xtension The proposed road layout and intersection treatments for Playford North xtension are shown on the next page including modifications to the layout to improve connectivity with existing and planned development areas. For the most part new road infrastructure required to service the Playford North xtension consists of local roads. equired improvements to existing roads are comparatively minor in scale and include: realignment of part of ndrews oad to provide a main street environment for the envisaged neighbourhood scale activity centre provision of new signals at the intersection of ndrews oad and Curtis oad provision of or upgrades to roundabouts at: o the ngle Vale oad / Northern xpressway interchange o the intersection of ndrews oad and ngle Vale oad o the Curtis oad / Northern xpressway interchange o the intersection of ndrews oad and Womma oad. Playford Growth rea tructure Plan 42

51 N G L V L X P + + ª NGL VL N O T H N + + KUL L K I T H F + + MUNNO P OWN + C U T I H L I P + MUNNO P WT N W MCONL PK J U L I N + U% " ª MUNNO P K I T C U T I mith Creek W O M M G N T mith Creek + N W + PNFIL NW FM P T H T O N T B O N H T H VON PK P C H Y C V O N I T T N N MITHFIL PLIN C O V N T Y N O N W L K BLKVIW MITHFIL M I N N O T H U L Y Playford Growth rea tructure Plan Proposed Transport Infrastructure - Playford North xtension* Built-up rea U% " Traffic signal Main road Other road ailway / tramway Waterway + ual lane roundabout + ingle lane roundabout ª Other intersection Local road - 4 lanes Local road - 2 lanes Industry/mployment Open pace/ecreation esidential ural Interface Policy rea ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

52 Virginia The revised road configuration for the Virginia Urban Growth rea is shown on the following page. s is the case with the Playford North xtension new road infrastructure required to service growth at Virginia consists for the most part of local roads. equired improvements to existing roads include: provision of new signals at the intersection of ngle Vale oad and Port Wakefield oad modification of the intersection of ngle Vale oad and Old Port Wakefield oad improvements to level crossings at Penfield and Gawler roads provision of new signals at the intersection of Penfield oad and Old Port Wakefield oad modification of the intersection of Port Wakefield oad and Old Port Wakefield oad to improve safety. Provision also needs to be made for a potential grade separation at the intersection of Port Wakefield oad and Old Port Wakefield oad to ensure free-flowing traffic movements along the National Highway network in the longer term. grade separation is also being considered for the intersection of ngle Vale oad and Port Wakefield oad in the longer term as part of planning for the Buckland Park (iverlea) development. Playford Growth rea tructure Plan 44

53 L G O U U% " ª + ª N G L V L + G W L W O M M P O T W K F I L H W Y U% " VIGINI GF BUCKLN PK P N F I L + + M C V O Y O L P O T W K F I L + U P P L mith Creek WTLOO CON mith Creek U ª N O T H N X P Playford Growth rea tructure Plan Proposed Transport Infrastructure - Virginia* Built-up rea Main road Other road ailway / tramway Waterway ª GFLevel crossing U Other intersection Potential grade separation + ingle lane roundabout U% " Traffic signal rterial road - 2 lanes Local road - 2 lanes Centre Industry/mployment Infrastructure Institutional Open pace/ecreation esidential eferred Urban ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

54 Greater dinburgh Parks The proposed road layout and intersection treatments for Greater dinburgh Parks are shown on the following page. The existing road network provides the basis for a convenient upgrade to support envisaged development key features of which are: upgrades to Heaslip and Womma roads and West venue to facilitate access for Performance Based tandards (PB) Level 3 vehicles (e.g. double road trains) new or upgraded roundabouts at Heaslip / dinburgh roads dinburgh / Helps roads Womma / tebonheath roads and Womma / ndrews roads upgrades to the Northern xpressway interchange at Heaslip / Womma roads. dditional upgrades to the road network are envisioned as development progresses west of Heaslip oad including realignment of: Huxtable oad to provide greater separation between its intersection with Heaslip oad and the level crossing to the north Mill oad to form a four-way intersection with dinburgh oad. Heaslip oad will also need to be realigned between Penfield and Womma oads in the event that the main runway of F Base dinburgh is extended to the north. In the longer term consideration may be given to the grade separation of Heaslip oad and the interstate railway line at Penfield. Playford Growth rea tructure Plan 46

55 VIGINI P N F I L PNFIL GN N O T H N mith Creek X P + NW FM N W mith V O N Creek P P O T W K F I L H W Y T Y L O WTLOO CON M I L L H U X T B L P L L W U PNFIL G N T ª W O M M ª B L L C H + M B P T H T O N + T B O N H T H ª ª + U% " + C H Y P U P GF P W O O F O + INBUGH T O B I N O N P O T W K F I L U M M BOLIV H L I P BUTON I N B U G H B O L I V + PLOWI I M N T W T L O O C O N LIBUY NOTH + + W T V W O O M P U L I N G P V H W Y ª V P LIZBTH OUTH K T T I N G J O H N P H I L I P H W Y H O G T H H Y O W N I C V M I N N O T H K I N G W I N Z O T B L I U Y P K T C Playford Growth rea tructure Plan Proposed Transport Infrastructure - Greater dinburgh Parks* Built-up rea Main road Other road ailway / tramway Waterway U% " Traffic signal + ual lane roundabout + ingle lane roundabout ª U Other intersection crossing GFLevel Potential grade separation P T Park and ride Transport interchange Freight rail rterial road - 2 lanes Local road - 4 lanes Local road - 2 lanes oad - unclassified Commercial/Office esidential Institutional Industry/mployment Open pace/ecreation Intermodal Policy rea Potential Coordinated Mixed Use Precinct esidential Park ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

56 7.3 tormwater and Flood Management The study area is generally flat with a slight fall from east to west. ccordingly managing stormwater is a significant issue for the region requiring extensive infrastructure to manage storm events and minimise local flooding. The Gawler iver and mith Creek are the primary waterways that convey stormwater through the study area to the coast. Gawler iver is expected to receive minimal run-off from new development; however mith Creek is expected to accommodate new flows from the development of ngle Vale Playford North xtension and Virginia. The City of Playford recognises that mith Creek may not have sufficient capacity to manage stormwater run-off from the study area and other areas upstream (e.g. Blakeview) and is embarking upon a regional study to determine future capital works that may be required. In the interim new development will need to ensure that downstream flows of stormwater do not exceed pre-development flows. The Gawler iver is known to flood in 1:100 verage eturn Interval (I) flood events as shown on the map on the following page. Both ngle Vale and Virginia are impacted by flooding from the Gawler iver. t ngle Vale existing and proposed residential development can be protected through the construction of a 700 m long flood levy (0.5 m in height) which will not exacerbate flooding downstream. However a cost-effective and appropriate flood mitigation solution has not been found to protect land at Virginia North. Therefore development at Virginia North is proposed for the longer term subject to an appropriate flood mitigation solution being determined. New stormwater infrastructure is to be provided at Buckland Park which will also assist in flood mitigation from Gawler iver. Flood mapping has not been updated to reflect the final proposed stormwater and flood mitigation system for Buckland Park which is being prepared by the proponents for the iverlea development. new drain along Mcvoy oad is proposed to minimise the amount of run-off from Virginia discharging into mith Creek. Playford Growth rea tructure Plan 48

57 L L L M GWL O W TWO WLL L HYM N LL MIL BCH W BLT TWO P O F X P N TH O N LI P H T I k O N K Y TO V T P O B IC HN JO O L IV W M T C N L I IM C K P B O T O IP L HW G H Y T P H IL U YO T B V W IN TO W N W ee PPL U Cr KIL T O H ith m M M L WTLOO CON O O W U H C L L I G F N B P Y W Creek H VIGINI mith L I VL K BUCKLN PK iver N GL GO L G awler W L I F K T PO POT GWL T W WL G IV GW L PO T LWITON K C TH T H H W Y T Primary Production/ural xtractive industry Future urban Horticulture/Viticulture Industry/mployment V G O G N H 1 O L G B T I G Open pace/ecreation Commercial/Office IN Institutional Flood affected areas (1 in 100 year flood) Commercial Infill L Y Y M O T N 2 ± km Infrastructure Levee Centre B I L IN 0 torm detention basin/wetland W W C Proposed tormwater and Flooding Infrastructure* tormwater flows O V U M M Playford Growth rea tructure Plan Y O Y N G IN I L Y G O W I T TO G IC WKFIL V IN P K Produced by PTI - Planning ivision Government of outh ustralia 2013 esidential ural Living Urban node Built-up rea Main road ailway / tramway Waterway PLN I: 3997 * ubject to detailed investigations and infrastucture negotiations

58 7.3.1 Local tormwater Management olutions The stormwater management systems identified on the following pages are subject to detailed investigations and infrastructure negotiations. The detention/retention basins and overland flow paths may change as a consequence of this process. ngle Vale The ngle Vale Urban Growth rea straddles seven catchments. The existing drainage system servicing existing development in this area will need to be augmented to manage runoff from envisaged further development. Trunk drainage is intended to be large open channels of maintained grass with a depth of 0.8 m based on the gradients of the Urban Growth rea. The widest section of channel required will be 30 m from top of bank to top of bank with the majority of channels between 15 and 20 m wide. Trunk drainage channels will be accommodated by 40 m wide reserves and branch drainage channels will be accommodated by 25 m wide reserves to enable incorporation of water sensitive urban design features biodiversity plantings and recreational assets (such as cycling and walking trails). etails of the proposed stormwater infrastructure are identified on the map on the following page. It is predicted that four new detention basins will form part of this augmentation. basin adjacent Curtis oad (near the intersection with Julian oad) is significantly larger than the other basins due to the need to throttle back peak flows to below existing levels before discharging into the Julian oad drain towards mith Creek. Playford Growth rea tructure Plan 50

59 LWITON G W L I V Gawler iver GWL IV H L I P I V B N K NGL VL N G L V L F N O T H N X P MUNNO P OWN H O T PNFIL GN H L I P J U L I N MCONL PK C U T I N W MUNNO P WT Playford Growth rea tructure Plan Proposed tormwater and Flooding Infrastructure - ngle Vale* ± 0 1 km Built-up rea Main road Other road ailway / tramway Waterway Flood affected areas (1 in 100 year flood) torm detention basin/wetland tormwater flows Levee Centre Commercial/Office Future urban Industry/mployment Institutional Open pace/ecreation esidential Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

60 Playford North xtension Playford North xtension straddles a number of sub-catchments of the wider mith Creek catchment. Moreover a significant area north of alkeith oad (outside the Urban Growth rea) drains in a south-westerly direction towards Playford North xtension. It is important to highlight that the proposed development area is very flat and therefore conventional drainage systems utilising underground pits/pipes and road network are unlikely to sufficiently convey flood flows along major drainage routes. There is currently no formal drainage system in the Playford North xtension for envisaged development to discharge to. It is proposed that an open channel network (which includes wetlands and detention basins further downstream outside the growth area) be installed to manage stormwater generated by envisaged development. Major (or trunk ) drainage systems that consist of open channels are judged to be the most appropriate for this growth area due to its flat topography and the ability to connect smaller subsidiary pipe systems. The proposed stormwater management solution provides a combination of large detention basins with drainage swales providing a degree of detention within the area of Munno Para owns. Open drainage channels will vary from m in width from top of bank to top of bank. s with ngle Vale these drainage corridors are to be integrated with open space utilise water sensitive urban design and provide biodiversity and recreation opportunities. etails of the proposed stormwater infrastructure are identified on the map on the following page. Playford Growth rea tructure Plan 52

61 C U T I H L I P NGL VL F N G L V L N O T H N X P N W MUNNO P WT MUNNO P OWN L K I T H KUL MCONL PK J U L I N C U T I MUNNO P K I T mith Creek G N T mith Creek W O M M N W PNFIL NW FM P T H T O N T B O N H T H VON PK P C H Y C V O N I T T N N MITHFIL PLIN C O V N T Y N O N W L K BLKVIW MITHFIL M I N N O T H U L Y Playford Growth rea tructure Plan Proposed tormwater and Flooding Infrastructure Playford North xtension* Built-up rea Main road Other road ailway / tramway Waterway Flood affected areas (1 in 100 year flood) torm detention basin/wetland tormwater flows Industry/mployment Open pace/ecreation esidential ural Interface Policy rea ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

62 Virginia Growth rea The Virginia Urban Growth rea lies within a large catchment which includes the existing ngle Vale township. This ultimately discharges to Gulf t Vincent via an open channel through the salt crystallisation pans located at the western end of Thompson oad in Buckland Park. The growth area itself is generally very flat with a general gradient of 0.2% from east to west with a slight southward bias. The primary means of conveying runoff throughout the Virginia Urban Growth rea will be open drainage channels. These are designed to be unlined to facilitate additional groundwater recharge via infiltration with gentle side slopes. The stormwater plan on the following page shows an approximate location of the major open channels. The drains in most instances will be too wide to fit within road reserves. new drain is proposed outside of the Urban Growth rea along Mcvoy oad to limit the amount of stormwater that discharges to mith Creek. tormwater runoff is to be directed to the western (low) side of the Virginia Urban Growth rea where it is to be directed via vegetated open swales to reserve areas that have been allocated for water quality improvement and detention from the catchments upstream of the study area. This method will also provide open space and recreation services for the community. It is considered to be the most practical and costeffective method of achieving the required detention storage. The stormwater detention basins are required to be sized in order to reduce the peak flows downstream so that existing downstream infrastructure can be used for larger storm events with minimal upgrade requirements and construction of downstream infrastructure. Playford Growth rea tructure Plan 54

63 N G L V L L G O G W L W O M M VIGINI P O T W K F I L H W Y BUCKLN PK P N F I L M C V O Y WTLOO CON U P P L mith Creek O L P O T W K F I L mith Creek N O T H N X P Playford Growth rea tructure Plan Proposed tormwater and Flooding Infrastructure - Virginia* ± 0 1 km Built-up rea Main road Other road ailway / tramway Waterway Flood affected areas (1 in 100 year flood) torm detention basin/wetland tormwater flows Infrastructure Industry/mployment esidential Open pace/ecreation Institutional Centre eferred Urban Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

64 Greater dinburgh Parks n integrated stormwater plan for Greater dinburgh Parks (and encompassing areas west of Port Wakefield oad) was prepared which outlines the major stormwater-related infrastructure that will be required to manage flood risk water quality and water re-use as a result of planned future development in the area. The distinct catchment areas identified in the plan including preferred options for stormwater management are summarised in the following table. Identified Catchment rea 1. Bellchambers oad Catchment 2. Pellew oad Catchment Basin ecommended (Volume / size) Yes 60 ML 4 ha Yes 160 ML 12 ha Wetland ecommended (Volume) No (primarily due to risk of bird strike to F aircraft and relatively smallscale harvesting opportunities) No While the stormwater plan has costed and prioritised the above stormwater works timing for their implementation (including securing and assembling the required land) will need to be considered through future negotiations with Playford and alisbury councils infrastructure providers/authorities land owners and developers based on likely future staging for development. ome of the options may also be subject to change based on further investigations costs and land availability. evelopment of the identified stormwater infrastructure needs to factor in the needs of the epartment of efence to reduce the risk of bird strike to aircraft from F Base dinburgh. 3. Northern Yes xpressway 30 ML Catchment 2.5 ha 4. Mill oad Yes Catchment 170 ML 12 ha 5. Undo oad Yes Catchment 65 ML (or 350 ML if Mill oad basin not constructed) 6 hectares 6. Tozer oad Yes 520 ML 50 hectares 7. t Kilda Yes Catchment 60 ML 4 hectares Yes 6 ML Yes 54 ML Yes 50 ML (or 90 ML if Mill oad basin not constructed) No No (i.e. viability of water harvesting marginal given small catchment) Playford Growth rea tructure Plan 56

65 W T N G L V L NGL VL BUCKLN PK 6. Tozer oad Catchment P O T W K F I L M C V O Y H W mith Creek WTLOO CON Y U P P L G W L O L P O T W K F I L B O W N 3. Northern xpressway VIGINI Catchment P N F I L T Y L O P L L W H U X T B L N O T H N 2. Pellew oad Catchment PNFIL GN X P PNFIL H O T C U T I J U L I N W O M M P T H T O N N W 1. Bellchambers oad Catchment C H Y T B O N H T H mith Creek Y M M I L L INBUGH B L L C H M B I N B U G H K I L H L I P W T V P O B I N O N I M N T T BUTON T KIL P O T W K F I L L O O C O N B O L I V PLOWI P U L I N G V H W Y 7. t Kilda Catchment 5. Undo oad Catchment 4. Mill oad Catchment K T T I N G H W Y J O H N P H I L I P H O G T H I C V M I N N O T H K I N G Y L I B U P K T C Playford Growth rea tructure Plan Proposed tormwater and Flooding Infrastructure Greater dinburgh Parks* Built-up rea Main road Other road ailway / tramway Waterway torm detention basin/wetland tormwater flows Commercial/Office esidential Institutional Industry/mployment Open pace/ecreation Intermodal Policy rea Potential Coordinated Mixed Use Precinct esidential Park ± 0 1 Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3929 * ubject to detailed investigations and infrastructure negotiations

66 7.4 Noise ttenuation Noise attenuation treatments will be required where sensitive development such as dwellings are proposed near to major noise sources such as the Northern xpressway and Port Wakefield oad; portions of other major roads where they intersect with the aforementioned arterial roads; and the delaide-arwin railway line. range of noise wall treatments is anticipated for this purpose. These include: a 5.0 m high acoustic barrier adjacent to major roads a 4.0 m high barrier adjacent to the delaide- arwin railway line at Virginia. Where there is the possibility of integrating open space and stormwater management areas of no acoustic barrier may be appropriate on the basis that separation distances achieve appropriate noise mitigation levels for development. Consideration will also need to be given to the layout of residential land divisions and the orientation of dwellings for areas near the delaide-arwin railway line at Virginia to deal with potential noise from wheel squeal and vibrations from passing trains. Playford Growth rea tructure Plan 58

67 W T G T M L L L W BLT MIL BCH P O T O L G W L H Y M N T W O W LWITON POT GWL P O T G W L P O T W K L L K X P F I L H W Y TWO WLL F I L G W L I V N G L N O T H N V L L G O VIGINI H O T C U T I P N F I L B G L H O L BUCKLN PK T U P P L WTLOO CON K I L I M N T W T L O O C O N B O L I V H L I P W T V W O M M J O H N P H I L I P H W Y I C V M I W B L Y C K Y O K T O W N T O P P O T I V I C T O O W L Y G I W K F I L K I N G M T I N L I B U Y H W Y P K T C M C I N T Y M I N N O T H B I G T H G T H O V G O L W Y G O H N L I L L W Y N G O V Playford Growth rea tructure Plan Proposed coustic Barriers ± km coustic barrier Centre Commercial Infill Commercial/Office xtractive industry Future urban Horticulture/Viticulture Industry/mployment Infrastructure Institutional Open pace/ecreation Primary Production/ural esidential ural Living Urban node Built-up rea Main road ailway / tramway Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 4090

68 7.5 Water and Wastewater upply xisting water and wastewater infrastructure capacity is inadequate for the growth envisaged within the study area. xisting water infrastructure capacity can accommodate only limited growth at Buckland Park and Virginia. ngle Vale and the Playford North xtension can be more easily serviced by extensions to the existing network due to their close proximity to trunk main infrastructure. The existing and planned development at Playford North can be connected to the wastewater network treated by the Bolivar Wastewater Treatment Plant. New development at Playford North xtension and further north within the Town of Gawler will require the provision of a new wastewater trunk main by Water which has been identified in preliminary analysis to run along ndrews oad. No wastewater network currently exists for Buckland Park or the townships of ngle Vale and Virginia which are currently serviced by individual systems in households. It is intended that these urban growth areas will be connected to appropriate sewer networks for wastewater disposal which may require the extension of existing networks or the provision of new facilities and networks. Water is currently investigating the water and wastewater servicing options for the Playford Projects as part of its planning for infrastructure to support the Plan. While these investigations continue Water will work with developers to provide advice regarding water and wastewater solutions for their developments. 7.6 eclaimed Water reclaimed water scheme is proposed by enewal to supply new developments at Blakeview Munno Para West and Penfield. The Playford North xtension between Petherton oad and Fradd oad will be able to access this scheme subject to the payment of an augmentation charge. However it is unlikely ngle Vale will be considered as part of the recycled water scheme for the northern suburbs. The study area also encompasses the Virginia euse Network which provides recycled water from Bolivar for use by horticultural activities within the Virginia Triangle. Intensification of horticultural activities (including industrial-scale greenhouses) within the study area could provide use more of this water supply. Further investigations are required to determine the suitability of this water for future industrial use within Greater dinburgh Parks. Playford Growth rea tructure Plan 60

69 N MIL BCH O L L M L L TWO WLL G W L H Y M N T W O W L L W BLT P O T P O T W K LWITON G W L I V W K F I L POT GWL P O T G W L H W Y F I L N G L V L L G O VIGINI H O T C U T I X P N O T H W O M M B G L H O L BUCKLN PK WTLOO CON T U P P L K I L P N F I L P O T I N B U W T L O O C O N G H B O L I V H L I P I M N T W T V J O H N P H I L I P H W Y I C V Y O K M B T O W N I W L C K Y T O P I O W V I C T O L Y G I W K F I L K I N G M T I N L I B U Y H W Y P K T C M C I N T Y M I N N O T H B I G T H T H G O G O V L N W Y G O L W Y N G O V Playford Growth rea tructure Plan Proposed Water Infrastructure Conceptual new water supply mains Infrastructure Conceptual new wastewater mains Institutional xisting major water supply pipes Open pace/ecreation ± Produced by PTI - Planning ivision Government of outh ustralia 2013 km xisting major wastewater pipe Virginia reuse network Centre Commercial Infill Commercial/Office xtractive industry Future urban Primary Production/ural esidential ural Living Urban node Built-up rea Main road ailway / tramway Horticulture/Viticulture Industry/mployment PLN I: 3967

70 7.7 lectricity ngle Vale ll electricity lines servicing ngle Vale are currently contained within road reserve corridors with the exception of the 275kV lines traversing private property in the north-eastern extremity of the urban growth area. This 275kV line is contained within a 50 m wide easement. Power Networks (PN) (formerly T Utilities) has advised that the proposed development will require one new distribution substation within the urban growth area a new substation at Hillier and associated 66kV line connections to the existing ngle Vale vanston 66kV line. The Hillier substation will require an area of 1.0 ha to site its operation. In addition PN will be upgrading the existing ngle Vale substation. Playford North xtension evelopment of the Playford North xtension will require one new connection point substation (275kV/66kV/11kV) one new distribution substation (66kV/11kV) and two new overhead 66kV lines to connect the new Penfield North ubstation to the Penfield ubstation and the mithfield West ubstation (66kV/11kV) There are 66kV overhead mains running along the eastern side of Coventry oad and the northern side of Curtis oad. New overhead 66kV power lines are required along Curtis oad ndrews oad Petherton oad and Womma oad in the vicinity of the urban growth area. high voltage line also runs west across the study area from ndrews oad underneath the Northern xpressway north of Petherton oad. It is expected that this line will need to remain in this alignment. The largest service located within the urban growth area is a 275kV power line. This power line runs roughly parallel to and 400 metres south of alkeith oad between Coventry oad and ngle Vale oad. This line is currently years old and is proposed for replacement and upgrading within the foreseeable future. The current line must remain operational whilst the upgrade and replacement works are undertaken and therefore the new line will be positioned as close as is practicable to the existing line prior to that line being decommissioned. n easement/clearance of 50 m will be required for the new 275kV electrical line; however lectranet has advised that it may ultimately require a wider easement of approximately 100 m to enable further reconstruction and upgrade works in the future. Therefore the tructure Plan proposes a 100 m wide infrastructure corridor that can also be utilised as an open space corridor. Virginia Virginia is supplied by a 66 kv sub-transmission feeder line which is fed via Bolivar from the Parafield Gardens West 275kV substation. The substation at Virginia currently has sufficient capacity for the very early stages of development. However augmentation of this substation will be required subject to the rate of growth of the township. s both the sub-transmission 66kV feeder and step down transformer for the substation have insufficient capacity PN will need to provide a second transformer at this substation. In addition a second sub-transmission feeder will be required from the adjacent ngle Vale substation. Playford Growth rea tructure Plan 62

71 W " " M L L L MIL BCH POT GWL P O T G W L " lectricity Infrastructure lectricity substation - new " lectricity substation - upgrade " V BUCKLN PK I C T O I I O W L Y G " TWO WLL " " B G L H O L " " " " P O T " K " O L P O T W K F I L H W Y L G O "" " " T " " " F I L U P P L " G W L VIGINI WTLOO CON K I L " " " H Y M N LWITON P N F I L P O T W K F I L " " Playford Growth rea tructure Plan " lectricity substation - existing lectricity transmission line lectricity distribution line Centre Commercial/Office xtractive industry Infrastructure Industry/mployment Institutional Open pace/ecreation Primary Production/ural esidential ural Living Urban node Built-up rea Main road ailway / tramway G W L " " " " " I V " " I M N T B O L I V H O T L I B U Y H W Y W T " " " T W O N G L V L W T L O O C O N K I N G W C U T I H L I P O M M " V " " P H I L J O H N W L L " " P K T C M C I N T Y I P H W Y M I N N O T H B I G " " N O T H N I C W BLT X P V " M I W " " B L T G T T H T G H " " " Y C K O V " Y O K G O H G O L " L I L L W T O W N T O P " " " " " " N Y W Y N G O V ± Produced by PTI - Planning ivision Government of outh ustralia 2013 " km " Future urban Horticulture/Viticulture PLN I: 4003

72 Greater dinburgh Parks xisting 66kV sub-transmission lines and substations provide coverage to the eastern half of Greater dinburgh Parks (i.e. at irek dinburgh Penfield and lizabeth outh). major northern sub-transmission line also runs parallel one kilometre west of Port Wakefield oad. Two new distribution substations (66kV/11kV) will be required in Greater dinburgh Parks with new 66kV overhead lines (and associated easements) anticipated to connect these substations to the existing Bolivar ngle Vale and future Penfield North (Petherton oad) substations. Timing for this infrastructure will depend on the future scale and timing of development. PN has advised that likely sites (of approximately 1.0 ha) for these substations would include: hort/mill roads at Waterloo Corner supplied from new 66kV overhead line extensions from the Bolivar and Virginia substations Penfield/hort roads at Penfield supplied from new 66kV overhead line extensions from the future Waterloo Corner and future Penfield North substations. new 66kV easement would be required to extend north from the substation to the existing ngle Vale substation. 7.8 Gas Networks High pressure gas pipelines Three high pressure gas pipelines and associated easements traverse the study area and are shown in the map on the next page. These include: the pic nergy pipeline (Moomba to delaide) that generally follows the alignment of hort oad and dissects the western portion of Greater dinburgh Parks the Wasleys Loop transmission main between delaide and Moomba (owned and operated by pic nergy) which runs along the western and north-western boundaries of the Virginia Urban Growth rea the Gas pipeline (Port Campbell to delaide) that traverses the study area from the north-west and generally follows Fradd Frisby Curtis and Heaslip roads passing through ngle Vale Playford North xtension and Greater dinburgh Parks. evelopment should ensure the protection of these pipelines in accordance with relevant legislation and ustralian tandards. The location of these additional substations will need to ensure no electrical interference to the operations of the dinburgh efence Precinct. Playford Growth rea tructure Plan 64

73 L L L M L O G W L T W O W L L H Y M N P O P O T W K T X P G W L I V N P O T G W L B G L H O L W K F I L H W Y L G O F I L P N F I L N G L V L H O T C U T H L I P I N O T H T U P P L W O M M K I L P O T W K F I N B U G H B O L I V I M N T W T L O O C O N W T V J O H N P H I L I P H W Y I C V Y O K M B T O W N I W L C K Y T O P I O W V I C T O L Y G I I L K I N G M T I N L I B U Y H W Y P K T C M C I N T Y M I N N O T H B I G T H T H G O G O V L N W Y G O L W Y N G O V Playford Growth rea tructure Plan High Pressure Gas Pipelines ± km Gas pipeline referral area pic nergy pipeline referral area Gas pipeline PIC nergy pipeline license (issued under the Petroleum ct 2000) Centre Commercial Infill Commercial/Office xtractive industry Future urban Horticulture/Viticulture Industry/mployment Infrastructure Institutional Open pace/ecreation Primary Production/ural esidential ural Living Urban node Built-up rea Main road ailway / tramway Produced by PTI - Planning ivision Government of outh ustralia 2013 PLN I: 4121

74 7.8.2 Local gas network nvestra is the owner of the natural gas network in delaide. The P Group operates the network on behalf of nvestra and is responsible for network construction and maintenance. There is existing gas infrastructure located within road reserve corridors traversing the three residential urban growth areas. P Group has advised that this has sufficient capacity to service envisaged development. Greater dinburgh Parks n extensive gas reticulation system serves the eastern and southern perimeters of Greater dinburgh Parks. This is linked to the high pressure system. It has been extended to serve current subdivisions in dinburgh Parks. Nominally the system is proposed to be extended along West venue dinburgh to connect with the existing reticulation in lizabeth West. New gas lines will also be required to connect to main lines to serve all new industrial areas proposed in the northern western and southwestern portions of this precinct. P has advised that the network extension will be located and staged in line with land release and development patterns and will depend on a satisfactory commercial case being developed for the provision of these services. 7.9 Telecommunications There are numerous existing telecommunication cable networks along various road reserve corridors in the study area. These will need to remain in their current alignment and will form the basis for expansion of the network throughout the urban growth areas Open pace and ecreation Facilities Using open space efficiently provides opportunities for multiuse activities. In particular functional or operational open spaces can provide passive recreation areas and generally enhance the visual amenity of the area. ue to their extensive and often linear nature drainage networks provide an opportunity for development of linked cycle and pedestrian paths interspersed with water features. Typically these areas provide good access throughout the development area and to the surrounding areas. These areas when landscaped provide places for picnics quiet reading and reflection improved visual aesthetics and also promote biodiversity. n identified primary trail has been developed along mith Creek. further primary trail is proposed along the Gawler iver. Primary trails are seen by the Council as an opportunity to maximise movement access localised tourism and physical activity. Key district and regional sporting facilities are largely located in and around lizabeth such as the lizabeth quadome lizabeth Oval and rgana Park. The North Lakes Golf Course is located in Munno Para West. The new facility recently constructed at Curtis oad ngle Vale is a district level facility with an oval courts and a clubroom. There is also room for expansion on the site should the need arise; however additional land has been allocated to the north to cater for increased demand arising from new development. imilarly additional land has been allocated to the north of Virginia Oval to cater for new recreation facilities to service new residents in Virginia. Future servicing of the study area will be the responsibility of the NBN Co. Playford Growth rea tructure Plan 66

75 MIL BCH L L M L O L TWO WLL G W L H Y M N T W O W L L W BLT P O P O T W K T LWITON X P POT GWL P O T G W L L G O B G L H O L BUCKLN PK W K F I L H W Y T F I L U P P L WTLOO CON K I L N G L VIGINI P N F I L G W L I V V L I N B U G H I M N T W T L O O C O N B O L I V H O T H L I P W O M M W T V J O H N N O T H N C U T I P H I L I P H W Y I C V Y O K M B T O W N I W L C K Y T O P P O T V I C T O I O W L Y G I W K F I L K I N G M T I N L I B U Y H W Y P K T C M C I N T Y M I N N O T H B I G T H T H G O G O V L N W Y G O L W Y N G O V Playford Growth rea tructure Plan nvironment Open pace and ecreation Greenway Infrastructure Institutional ecreation centres/facilities Open pace/ecreation Open pace/ecreation Primary Production/ural MO study area esidential emnant vegetation ural Living Centre Urban node Commercial Infill Built-up rea Commercial/Office Waterbody xtractive industry Watercourse Future urban Main road Horticulture/Viticulture ailway / tramway Industry/mployment ± Produced by PTI - Planning ivision Government of outh ustralia 2013 km PLN I: 3998

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