AGENDA ITEM 3.1 Damian Dawson Planning Consultant ... · EXECUTIVE SUMMARY The applicant seeks...

DAC Meeting 20 May, 2015

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AGENDA ITEM 3.1

Damian Dawson

Planning Consultant

Development Division

Department of Planning, Transport & Infrastructure

TABLE OF CONTENTS

PLANNING REPORT

AGENDA REPORT

DEVELOPMENT PLAN PROVISIONS AND ZONING MAPS

ATTACHMENTS

ATTACHMENT A – PLANS

A1 Motorsport Park Master Plan

A2 Consolidated final plans set

ATTACHMENT B – CONSULTANT TECHNICAL REPORTS

B1 Planning Statement

B2.1 Traffic Impact Assessment

B2.2 Supplementary Traffic Impact Assessment

B2.3 Access Amendment

B2.4 Draft Event Traffic Management Plan

B2.5 Road Upgrade Correspondence

B2.6 Road upgrade plan (Proposed public roads)

B3.1 Environmental Noise Assessment Part 1



B4 Stormwater Management Plan

B5 Site Electrical Infrastructure

B6 Site Hydraulic Infrastructure

B7 Aerodrome Assessment

B8 Construction Environment Management Plan

ATTACHMENT C – AGENCY REFERRALS

D1 DPTI Transport

D2 Environment Protection Authority (+ Applicants Response)

D3 Murray Darling NRM Board

D4 Coorong District Council

D5 DEWNR Native Veg (Informal)

ATTACHMENT D – REPRESENTATIONS AND APPLICANTS RESPONSE

ATTACHMENT E – ADDITIONAL APPLICANT CORRESPONDENCE


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DAC AGENDA ITEM 3.1

Application Summary

Application No: 571/E053/14

KNET Reference: 9521695

Applicant: Peregrine Corporation Pty Ltd

Proposal: Motorsport park comprising a range of motor racing and training

facilities, integrated service station, tourist accommodation,

exhibition centre and associated signage and infrastructure

Subject Land: Corner Dukes Highway and Mallee Highway, Tailem Bend

Relevant Authority: Development Assessment Commission

Role of the Commission: Schedule 10(20) of the Development Regulations 2008: Certain

developments over $3 million

Zone / Policy Area: Motorsport Park Zone

Categorisation: Merit

Notification: Category 2

Representations: Six (6) – two neutral, two in favour and two with concerns

To be heard: Nil

Lodgement Date: 29 December, 2014

Development Plan: The Coorong District Council Development Plan - consolidated 18

December 2014

Referral Agencies DPTI – Safety and Service Division

DEWNR – Native Veg

EPA

Murray-Darling Basin Natural Resources Management Board (NRM

Board)

Coorong District Council

Assessment Officer Damian Dawson (Planning Consultant)

Recommendation: Development Plan Consent subject to conditions

EXECUTIVE SUMMARY

The applicant seeks approval for the construction of a multi-discipline motorsport complex;

serviced and supplemented by a range of uses including an integrated service station, tourist

accommodation, restaurant and exhibition centre.

The application has undergone a comprehensive referral process which has considered aspects

such as offsite impacts, stormwater, native vegetation, access, traffic movements/generation,

servicing and potential impacts upon the natural environment. The applicant has made a number

of amendments and provided additional information during this process, which ultimately resulted

in a general level of support from all referral bodies, notwithstanding some matters raised by

Council and the EPA as discussed below.

The Development Plan leaves no doubt as to the appropriateness of the proposed land uses

within the Motorsport Park Zone, with a wide range of development sought based around a

variety of motorsport pursuits. The following assessment of the proposal has therefore

centred on the consideration of off-site impacts and onsite functionality and servicing of the

proposed facilities. In regards to off-site impacts the clear intent of the zone for a wide range

of motorsport activity should be noted, particularly when considering what a ‘reasonable’ level

of impact is.

Overall, when considered against the desired scale, variety and intensity of motorsport actives

sought within the zone, the proposal is considered to sufficiently mitigate the inherent noise

and traffic impacts generated by the desired land uses. As such it is considered that the

proposal warrants Development Plan Consent.


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ASSESSMENT REPORT

1. BACKGROUND

1.1 Rezoning

Part 1 of the Industry and Motorsport Development Plan Amendment (DPA) was consolidated into

the Development Plan on 13 February 2014 with Part 2 of the DPA consolidated 18 December

2014.

Extensive consultation and engagement was undertaken through the DPA processes with

comment sought from a range of stakeholders, the Council, the general community and those

Government agencies with an interest in the proposed policy changes. Ultimately the policy was

established with the DPA approved and endorsed by the Council, and subsequently by the Minister

for Planning.

The DPA changed the zoning of the subject land from Motor Vehicle Track Zone to Motorsport

Park Zone. The provisions of the former Motor Vehicle Track Zone focussed primarily on the use

of the land as a testing facility rather than for motorsport. The introduction of the Motorsport Park

Zone was a result of the identification of a significant demand for all levels of motorsport facilities

by various motoring industry bodies. The existing use of the site and the level of motoring

infrastructure as a result of the previous use of the site by Mitsubishi Motors were seen as both a

benefit and a reason to increase the level of intensity of motorsport at the site.

1.2 Application

The Minister has appointed the State Coordinator General to determine certain development over

$3 million in value be considered by the Development Assessment Commission (DAC) as the

relevant authority (Development Regulations 2008, Schedule 10, section 20). The applicant

requested the State Coordinator General consider making a determination as per Schedule 10,

section 20, in respect of the proposed Motorsport Park development proposal. After considering

the request and being satisfied that the proposal met the criteria within Schedule 10, the State

Coordinator General determined DAC to be the relevant authority for this application.

Following lodgement of the application, the Department arranged a whole of government briefing

meeting with the applicant and all relevant referral agencies. The purpose of the meeting being to

allow the applicant an opportunity to present the project, as well as providing each referral

agency and Council with an early opportunity to provide feedback. As will be discussed below,

each referral agency was consulted extensively through the assessment process in an effort to

appropriately manage the range of planning issues raised through the assessment process. It is

considered that as a result of this all matters have been addressed and/or responded to, while

other matters which may require further attention (although are not considered fundamental to

the planning assessment) can be appropriately addressed through the use of conditions.

2. DESCRIPTION OF PROPOSAL

The proposal seeks the construction and establishment of a number of motorsport facilities,

together with a retail/tourism precinct to service the motorsport complex.

Motorsport Facilities

The following motorsport facilities are proposed:

Motor racing circuit with a variable track length of between 3.3 and 7.2km hosting a range

of events including V8 Supercars, 12/24 hour endurance events and motorcycle races as

well as driver training and corporate days

Dragstrip located within a banked amphitheatre (approximately 6 metres high)

accommodating 1,000 fixed seats

Drift circuit


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Indoor and outdoor go-karting

Rally track and training facilities

Rally Cross track

4WD adventure park and training facility

V-max track with a total length of 2km

All of the above uses will each have their own range of facilities based alongside the specific track

or competition area including car parking (and major event overflow parking where necessary),

scrutineering facilities, competitor and spectator facilities and mechanic repairs/servicing areas.

Of particular note is the motor racing circuit within the south eastern portion of the site adjoining

the Dukes Highway which will have the largest and most comprehensive facilities including a 270

metre long pit straight building. The majority of the building will be two storeys in height (8

metres) with a central portion up to five levels (19 metres). The pit straight building will consist

of:

Ground floor servicing/team pits (for the preparation and maintenance of vehicles before,

during and after races), medical facilities, amenities and driver briefing area

First floor function areas, corporate facilities/boxes, viewing areas and race directors

offices and observation areas

Second floor broadcasting and event management facilities

Third floor race control and timing room

Fourth floor viewing platform

The applicant has provided an indication as to the number, size and duration of each type of

events to be held throughout a typical year. This information has been compiled by DPTI

Development Assessment staff within the tables of events below:

MOTOR RACING CIRCUIT:

Event type # per year Days Times Spectators Notes

Major 4 Fri-Sun 8am-8pm 4000 V8 supercars

(2 events)

Endurance 2 - 6am-6pm/4am-

4pm 3000

1x 12hr

1x 24hr

Large club 8 Weekends 8am-6pm 1500 2 twilight

events

Large

corporate 12 All days 8am-6pm 100

Launches/club

events

Small

corporate 50 Weekends 8am-6pm 0

General hire Subject to

availability All days

8am-

6pm(weekdays)

8am-8pm

(weekends)

100 Subject to

demand

DRAG STRIP:

Event type # per year Days Times Spectators Notes

Major

National 3 Weekends 8am-11pm 3000-5000 -

Local drag 25 Weekends 8am-11pm 2500 -

Street

machine 50 Weekdays 8am-11pm 500

Burnouts

anticipated

(2-3hr

period)

General hire 3 nights per

week Weekdays

8am-11pm

(not entire

duration)

0 -


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DRIFT TRACK:

Event Type # per year Days Times Spectators Notes

International 1 Weekends 8am-11pm 3000 -

Major

National

festivals

2 Weekends 8am-11pm 3000 -

Major

National 3 Weekends 8am-6pm 2000 -

State and

Local 10 Weekends 8am-6pm 100 -

General hire 3 per week Weekdays 8am-6pm 0 -

RALLY, RALLY X & 4WD:

Event Type # per year Days Times Spectators Notes

Major

International 1 Weekends 8am-11pm 2000 -

Major rally 14 Weekends 8am-6pm 1000 -

Rally

school/trails 10 Weekends 8am-6pm 100 -

General use Weekly All days - 0 -

GO KARTS, MOTARDS & DRIVING TRAINING:

Type Use Days Times Spectators Notes

General Go

Kart Daily All Days 8am-10pm 0 -

Motard Once a

fortnight Weekdays 8am-6pm 0

24 events

per annum

Driving

school

3x per week

(avail

everyday

subject to

demand)

Weekdays 8am-6pm 0

52 events

per annum.

Larger

events

scheduled

on

weekends.

Retail/Tourism Precinct

A concentration of buildings and uses are to be located within the north western portion of the

site adjoining the intersection of the Dukes and Mallee Highways. This portion of the subject land

is to be accessed via two new crossovers; one each to the two highways adjoining this portion of

the site. The retail/tourism precinct will consist of the following:

Integrated service station

A service station and associated signage and car parking is to be located in the north western

corner of the site consisting of:

Retail fuel sales area

Two fuel filling canopies

Restaurant

Retail area

Drive through food service, and

Truck parking

The service station building will have a general height of 5 metres with a large signage tower

element of 13.6 metres within the north western corner closest to the Dukes Highway. The

building is to be sited such that it faces the south and east towards the centre of the site and

adjacent car parking areas, away from the adjoining road frontages.


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Tourist accommodation

A hotel is to be constructed to the east of the service station and will consist of the following:

100 rooms (split evenly over two stages of construction – proposed plans show full details

of stage 1 only)

Restaurant

function/conference spaces

swimming pool,

approximately 80 car parks (to service the first stage of development only) and

offices for both the Motorsport Park and the motel facility.

A caravan park consisting of caravan and camping sites along with permanent onsite cabins is

also proposed to the east and south east of the hotel facility. A total of 20 cabins are proposed

(12 two bedroom and 8 three bedroom cabins). The caravan park, cabins and camping areas will

be administrated by staff within the proposed hotel building.

Exhibition Centre

A single storey exhibition centre is proposed to the south of the hotel and service station with a

floor area of approximately 5,500m². The building has a simple rectangular floor plan providing

for a large single open internal space with associated amenities and café/outdoor dining area. The

building has a proposed height of approximately 6 metres, increasing up to 7 metres for the

entrance canopy within the centre of the western elevation. The facility is to be used to host

automotive and motor racing expos and events as well as agricultural shows, food and wine

events and corporate events.

It will be serviced by an adjoining car parking area.

Staff dwellings

Seven single storey two bedroom dwellings are proposed within the northern portion of the

subject land to accommodate staff of the motorsport and hotel facilities.

Signage

The applicant proposes the installation of five pylon signs, one at each of the three access points,

one at the corner of the Mallee Highway and Callitris Road and one at the corner of the Mallee and

Dukes Highways. Four of the signage pylons will be installed within the road reserve and have

been submitted as a separate non-complying application with Council. Another three billboards

will be installed in between the signs within the road reserve and will also be submitted as a

separate application. The current application proposes the installation of one 12m high pylon sign

located at the entrance to service station complex off the Mallee Highway. This will be an On the

Run sign and contain associated advertisements and fuel price displays.

Associated infrastructure

In addition to the above motorsport facilities and retail/tourist precinct a range of associated

infrastructure and services are proposed for the site including:

private airstrip – located parallel to the drag strip in the north western portion of the site

and doubling as the track for the V-Max vehicle trials

private helipad – located in the southern portion of the site to the south of the pit building

providing private and emergency access to the motor racing facilities

stormwater drainage system and retention/detention ponds

connection to the Coorong District Council common effluent facility at Tailem Bend and

return access to reclaimed waste water back from this facility

a total of three new or upgraded access points to the adjoining highways

Staging

The applicant has provided a staging plan and construction timeline indicating the following

sequencing proposed for the development of the site:


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Stage 1 (commencing 2015):

Road infrastructure including internal roads and tracks, access points, and airstrip (1A to

1C on staging plan); and services (power);

On the Run complex (2 on staging plan);

Circuit, Drift Circuit, Drag strip, Rally school (2A to 2E on staging plan);

4X4 Adventure park (3B on staging plan);

Hotel stage 1 (50 rooms) and caravan park cabins (5A and 5C on staging plan); and

Rally X track (6 on staging plan).


Karting (3A on staging plan); and

Expo building (5B on staging plan).


Completion of hotel stage 2.

Associated or potential future elements not included within current application

In order to provide an understanding of the potential long term development of the land, the

applicant has provided clarification as to the extent of potential future works/expansion that do

not form part of this application, including:

expansion of the extent of accommodation provided within the motel, caravan park and

camping areas

additional parking for the service station

car wash facility

subdivision and development of the industry and business park to service the motorsport

complex.

It is noted that a number of related land division applications have been lodged with Council for

the division of the industrial precinct. The proposed allotments and associated service roads

appear as a lighter overlay on the overall site plan. As noted above the applicant has also lodged

an application with Council for the proposed freestanding signage within the adjoining road

reserve of the Dukes and Mallee Highways. Signage within the road reserve is non-complying and

dependent upon the consent of the land owner, in this instance the Minister for Highways.

3. SITE AND LOCALITY

3.1 Site Description

The subject land is located on the south eastern corner of the intersection of the Mallee and

Dukes Highways, approximately 5 kilometres to the south east of Tailem Bend (as shown within

Figure 1 below). The subject land comprises the following contiguous allotments:

Allotment 100: Certificate of Title Volume 5428 Folio 702;







Allotments 28, 415, 416, 418 & 419: Certificate of Title Volume 5155 Folio 27; and

Allotment 414: Certificate of Title Volume 5345 Folio 926.

The subject land is of an irregular shape with a total area of some 680 hectares with frontages to:

Mallee Highway to the north

Dukes Highway to the west

Callitris, Lomandra and Kowald Roads to the east


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The north western portion of the land is currently developed as a motorsport park with limited

infrastructure and services. A drag strip, drift pad, rally track and 4WD area are currently

provided along with various workshops, storage sheds, officials tower and fenced compounds.

The remainder of the site is a mixture of scattered native vegetation and rural land used for low

level grazing.

The surrounding locality is predominantly rural in nature, used for low intensity grazing of sheep.

A number of smaller allotments are located to the east of the site fronting Callitris and Lomandra

Roads which appear to be used as rural living and hobby farms. A number of dwellings are also

located to the north of the land on the opposite side of the Mallee Highway.

The Poonthie Ruwe Conservation Park is located to the west of the site on the opposite side of the

Dukes Highway.

Both the Mallee and Dukes Highways are major elements within the locality, carrying a large

number of vehicle movements, particularly heavy freight movements. The highways provide

strategic transport linkages from Adelaide to both Melbourne (Dukes) and Sydney (Mallee). Dukes

Highway is designated as a Primary Arterial road and the Mallee Highway a Secondary Arterial

road within the Development Plan.

The Adelaide to Melbourne passenger and freight railway line runs along the western side of the

Dukes Highway to the west of the subject land.

The subject land accounts for the entirety of the Motorsport Park Zone, with the surrounding land

zoned Primary Production except for the adjoining conservation park to the west which is located

within the Conservation Zone.

Figure 1 – Location Plan


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Figure 2 – Location Plan enlarged

4. REFERRALS

Commissioner of Highways (Transport Safety and Service Division of DPTI)

Both of the adjoining highways are under the care and control of DPTI. As such the proposed

access points trigger a referral to the Safety and Service Division of DPTI on behalf of the

Commission of Highways. The applicant previously consulted with DPTI staff prior to the

finalisation and lodgement of the proposed plans.

A copy of the referral letter from the Safety and Service Division is included within the

Attachments.

DPTI have considered the location and design of the proposed access points as well as the likely

level of traffic flows through these points and the potential impact upon the adjoining road

network. DPTI have expressed their in principle support, subject to the provision of final detailed

plans of the access points, commitment of the applicant to a deed of agreement to undertake

work on DPTI roads, issuing of the necessary access permits and finalisation of an Event Traffic

Management Plan.

All of the directed and recommended conditions have been included within the recommendation

below. The applicant has indicated that they are agreeable to the imposition of the proposed

conditions and have prepared a Preliminary Event Traffic Management Plan in readiness should

Development Plan Consent be granted by the Commission.

EPA

The application was referred to the EPA due to the inclusion of some of the proposed activities

within Schedule 21 and 22 of the Development Regulations; the motor racing facilities, helicopter

pad and integrated service station. The EPA’s comments are contained in the Attachments.


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The EPA have considered the proposal including the separation distances to neighbouring

sensitive land uses, noise impacts, air quality and water quality. The advice in the referral letter

includes consideration of the location with respect to existing land uses and is aimed at protecting

the environment and avoiding potential adverse impacts upon the locality. Such advice does not

take into account zoning or future development. The EPA’s comments are summarised as follows:

Both the proposed motor racing facilities and the helipad are located closer than 3km from

the nearest sensitive receivers and as such both trigger Schedule 22 referrals

The motor racing facilities are greater than 200m, and the helipad greater than 1 km, from

the nearest sensitive receivers and as such neither require a licence to operate under the

Environmental Protection Act

The setback distances proposed trigger an assessment against the Environment Protection

(Noise) Policy 2007 (the Noise Policy)

The Noise Policy establishes goal noise levels at noise affected premises based on land

use/zoning. The goal noise levels in this instance are 59 dB(A) during the day (7am to

10pm) and 50dB(A) at night (10pm to 7am)

Based upon the information supplied by the applicant for the major drag races and motor

circuit events the proposal will exceed the goal noise levels by 9 to 19dB(A) dependent

upon the time of day

Given the exceedance of the goal noise levels the EPA has considered the proposal against

Clause 20(6) of the Noise Policy to establish the level of impact and nuisance likely to be

generated

The EPA have concluded that insufficient information has been provided by the applicant to

finalise their assessment against Clause 20(6) of the Noise Policy as details have only been

provided regarding the major events proposed upon the site and not all proposed activities

with the potential to generate noise impacts

Beyond the noise impacts the EPA considers that all other potential environmental impacts,

including air quality and water, are relatively minor and can be adequately managed by

way of development approval conditions

The EPA has directed the Commission to impose three conditions of approval relating to dust and

stormwater management. They have been included within the recommended conditions of

approval along with those conditions advised by the EPA.

Further consideration of the EPA’s advice and the potential noise impacts is included within the

assessment of the proposal below.

Murray Darling NRM Board

The NRM Board considered matters relating to the potential impact upon the natural

environment including soil erosion, water resources, bio-security and native vegetation.

All conditions proposed by the NRM Board have been incorporated within the recommended

conditions of consent. A copy of the letter from the NRM Board is included within the

Attachments.

Native Vegetation Assessment Unit

No statutory referral to the Native Vegetation Assessment Panel was required. Nevertheless,

Native Vegetation Assessment Officers were consulted on the proposal and attended the site to

undertake an audit during the early stages of assessment. There will be a need for the applicant

to submit native vegetation clearance applications following planning consent.

In summary, it is considered that no significant impediments to the development have been

identified, with many of the uses across the site likely to be exempt from clearance requirements

under the Native Vegetation Act. One area in particular has been identified for further


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consideration (namely an area towards the end of the drag strip), however this is proposed to be

considered further through a formal clearance application process.

Refer to the Attachments for the summary audit report and accompanying letter from the Native

Vegetation Assessment Unit.

The Coorong District Council

The Coorong District Council have provided extensive comments on the proposal, particularly in

regard to waste water treatment, stormwater, traffic movements and generation during large

events, sequencing of the development and associated construction of private and public roads,

adequacy of the details and plans provided and the legality of the use of reserved matters and

conditions of consent in gaining additional plans and reports.

Council has indicated that they are generally supportive of the proposal but are concerned as to

the validity of any approval granted based upon the current information and the potential for

Council to be financially liable for any capital works on Council land that are a direct result of the

proposal.

Council has made the following recommendations:

An updated traffic management plan and emergency incident management plan should be

provided prior to DAC considering the application.

Greater attention is required to determine how the motorsports park track area will be

accessed.

A Deed and LMA prepared by Council in respect to the construction of public roads should

be executed prior to DAC considering this matter.

Irrespective and independently of the Deed, all desired outcomes / standards noted in the

Deed should be offered by the applicant as part of the current development application.

The reliance on reserve matters and planning conditions should be minimised and that the

previously mentioned matters be appropriately addressed prior to DAC considering this

matter. A potentially invalid approval could be challenged by a neighbouring landowner or

Council via a judicial review process. Such a process creates unnecessary uncertainty for

all parties.

Council requires a commitment from the applicant as part of the development application

that all stormwater is to be managed to the reasonable satisfaction of Council and that

water discharge from the development site should not exceed the rate of discharge from

the site as it existed in pre-development conditions.

Refer to the Attachments for the full letter and associated reports provided by Council and their

consultants.

The following is noted in response to Council’s comments:

A preliminary Event Traffic Management Plan has since been provided by the applicant. A

condition of approval is recommended seeking the finalisation of this plan in consultation

with Council and DPTI

The handling of emergencies upon the subject land has been incorporated into the

recommended condition requiring the preparation and implemented of an Operational

Management Plan for motorsport events with an anticipated crowd in excess of 2,000

people. The handling of onsite emergency management is not considered to be a major or

fundamental part of the assessment of the overall proposal

The applicant has sufficiently demonstrated the proposed access arrangements for the

motor racing circuit to both the satisfaction of DPTI Assessment staff and Traffic staff

The proposed access to the motor racing circuit from Dukes Highway requires the use of

an unmade public road which, within correspondence dated 4 May 2015, the applicant has

committed to constructing to the standard specified by Council. Given that it is a public

road no works are able to be undertaken without the consent of Council. Rather than

handling this process through a deed or LMA it is considered more appropriate that the


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applicant and Council reach a mutual agreement outside of the DA process. It is noted that

these roads are also incorporated within the associated land division application currently

being assessed by Council. The ability to bond any necessary road works are adequately

incorporated within the land division process under the Section 51 Certificate of Clearance

procedure should Council desire to do so.

Given the scale of the proposal a significant level of detailed design work is necessary to

produce the final level of documentation required to construct and operate the proposed

facilities. Whilst it is acknowledged that there are a number of conditions proposed

requiring the preparation and submission of additional details and plans it is the opinion of

DPTI assessment staff that a sufficient level of detail has been provided to undertake the

assessment of the proposal, particularly in regard to those areas considered to be

fundamental to the assessment

The applicant has provided a preliminary stormwater management plan. Further

consideration is required in this regard, particularly given the differences in opinion

expressed by the NRM Board, EPA and Council regarding whether or not any stormwater

should leave the site or if pre-development flows should be retained. As such a condition

of approval is recommended seeking the finalisation of the stormwater plan in consultation

with all parties.

5. PUBLIC NOTIFICATION

The application is a Category 2 form of development. During the public notification period six (6)

representations were received. Of these it is noted that two indicated that they are supportive of

the proposal, two are neutral with two raising concerns. One of the representors wishes to be

heard personally by the Commission.

The matters raised by the representors generally relate to:

Noise impacts

Traffic generation and management

Fire danger

Air pollution

Security

Waste collection

Impacts during construction

Potential impacts upon existing electricity infrastructure and associated easements that

transect the subject land

It is noted that two of the representations are in favour of the proposal noting that they believe

the proposal will be a positive for the surrounding area and township of Tailem Bend. The

applicant has also submitted letters of support from various land owners/occupiers within the

locality.

The applicant has provided a response to the matters raised by the representations which are

summarised below:

Noise impacts are to be expected from the uses envisaged within the Motorsport Park

Zone. These noise impacts were a consideration during the DPA process that rezoned the

land

A high level of background noise is experienced within the locality from the adjoining

highways

Noise mounds are proposed to limit the impacts upon adjacent dwellings to the north

A supplementary noise report has been prepared which details the impacts from the use of

the airstrip and helipad

Sufficient firefighting equipment is to be kept on site to ensure the safety of patrons

The majority of tracks and parking areas are to be bitumen so as to reduce the potential

for dust. The rally track and 4WD areas are all existing facilities and uses upon the site.


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The tracks will be regularly watered during events so as to minimise dust generation. The

applicant is amenable to a condition of consent reinforcing this as a requirement

Adequate security as well as CCTV and onsite staff quarters will ensure the safety and

security of the facility for users and spectators

It is not envisaged that patrons of the facility will use Lime Kiln Road to the north of the

site

The above matters have been considered within the assessment of the proposal below.

Copies of the representations received during the public notification process, together with the

applicant’s response, are contained within the Attachments.

6. POLICY OVERVIEW

Motorsport Park Zone

The site is situated wholly within the Motorsport Park Zone as described in The Coorong District

Council Development Plan consolidated 18 December, 2014. The zone seeks the development of a

multi-discipline motorsport facility of a scale and breadth so as to become South Australia’s pre-

eminent motorsport facility. The zone also seeks the development of industrial and retail precincts

to provide a range of supportive uses including retail, service trade premises, motor repair,

industrial/manufacturing, tourist accommodation, petrol filling station and restaurants.

The Desired Character statement for the zone is very explicit and detailed in the types of land

uses and form of development sought. As noted above the secondary land uses are centred on

the primary use of the subject land as a motorsport complex but do provide for a wide range of

ancillary and associated uses.

The Desired Character statement and zone provisions also provide a focus on:

Retention of native vegetation

Minimising noise impacts

Management of traffic and consideration of new access points to adjoining highways

Appropriate levels of car parking

Specific restrictions and requirements for signage

Retention of existing, and use of additional, landscaping to screen and soften the

appearance of development from adjoining public roads and private property

Appropriate management and reuse of stormwater

Council Wide

The council wide provisions detail a range of policy guidelines for consideration with respect to

advertisements, design and appearance of buildings, infrastructure, interface between land uses,

tourism development, natural resources and transport and access. These matters will be

discussed in greater detail within the body of the assessment below.

7. PLANNING ASSESSMENT

The following elements are considered to be of the most relevance to the assessment of the

proposal against the Development Plan.

7.1 Motorsport Park Zone

The subject land constitutes the entirety of the Motorsport Park Zone within the Coorong District

Council area. The following assessment considers the extent to which the proposal satisfies the

provisions and intent of the zone.


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7.1.1 Desired Character Statement and land use

The Desired Character Statement notes the existing and long standing motorsport uses upon the

subject land. It also recognises that these uses will continue and seeks that they be expanded by

offering a full range of motorsport activities and events including:

▪ new sealed racing circuits (long and short course) for cars and motorbikes

▪ new drag strip

▪ four wheel drive adventure course

▪ drift, skid pan, go-cart and motard courses

▪ support infrastructure (pits, workshops, control tower, etc)

▪ car parking and amenities, which may include informal parking areas for temporary parking

for major events

▪ development of a central service core area

▪ upgrade of the existing sealed test track and skid pan

development of motor cross, enduro, off road, quad bike and rally circuits

▪ development of high level facilities (including grand stand capacity, permanent pits and

service centres, management centre, function facilities and media centre)

▪ shop ancillary to and in association with the circuits, strips, track and or spectator facilities.

It is noted that the proposal seeks to provide the full complement of motorsport and associated

uses sought within the Desired Character statement listed above as well as all of the envisaged

uses listed within the Zone Principle of Development Control (PDC) 1.

The Desired Character statement and Concept Plan Map CooD/12 - Motorsport Park separate the

subject land into two motorsport areas and two precincts; Retail Service Precinct and Industrial

Precinct.

The proposal generally accords with the concept plan with the motor racing circuit sited within the

southern motorsport area and the remainder of the motorsport activities (drag racing, drift, rally,

go-karts etc.) located within the northern area.

The Retail Services Precinct is located at the north western end of the site, as sought within the

concept plan for the zone. The Desired Character statement seeks the following uses within this

precinct:

▪ petrol filling station

▪ car wash

▪ convenience store up to 1000m²

▪ dine in and fast food restaurants

The proposal seeks to incorporate all of these elements within the integrated service station

facility, noting that the car wash is proposed as a future element not incorporated within this

application.

The applicant has indicated the future location of an industrial development /precinct within the

centre of the site between the two motorsport areas. This location coincides with the desired

location of such a facility within the Motorsport Park Zone concept plan. The industrial

development does not form part of this application with separate land division applications

currently lodged with Council to develop this land use and the necessary access points and

internal roadways.

The Desired Character statement also seeks to:

Retain native vegetation and incorporate additional landscaping and screening where

required


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Ensure safe and convenient access to the site

Provide for a sufficient degree of car parking to meet the likely demand of the proposed

facilities

Minimise disturbance to the locality by dust or noise transfer

Limit the number and size of freestanding advertisements

These elements are considered further within the assessment below.

Overall the proposed mixture of land uses and motorsport facilities is considered to satisfy the

intent of the Desired Character Statement and in particular Objectives 1, 2 and 4 of the Zone

which seek:

1 The development of the zone as South Australia’s pre-eminent motorsport facility, catering

for a wide variety of motoring activity, together with a wide range of supporting

development.

2 A zone primarily accommodating a multi-discipline motorsport facility catering for events

such as motorcycle racing, car racing, drag racing, off road motorcycling, speedway and

supercross.

4 A zone accommodating a retail service precinct containing a petrol filling station, car wash

facility, convenience store and restaurants.

7.1.2 Form and Character

As noted above the proposal is considered to be in accordance with Concept Plan Map CooD/12 -

Motorsport Park as sought by Zone PDC 4.

Zone PDC 5 notes that the principle access points, internal roadways and principle parking areas

should be bitumen sealed. The application conforms to this requirement with all major areas to be

sealed, other than the overflow major event parking. It is noted that Callitris Road along the

eastern edge of the site is to remain unsealed until such time that the industrial precinct is

developed. It is noted that the current proposal for the motorsport facilities and retail/tourism

precinct does not require access from this road and as such it does not form a principle access

point into the site at this stage.

Zone PDC 6 seeks to restrict light spill from the development into adjoining properties and public

roads. It is noted that the proposed buildings and activities are generally setback from the

boundaries of the site. Where they are located close to a common boundary or a road there is

usually a significant setback to the nearest dwelling or a substantial road reserve so as to

minimise any potential for light spill. It is recommended that a condition of approval ensuring the

appropriate treatment of internal lighting upon the site be included within any approval granted.

Zone PDC 7 states that ‘important areas of native vegetation should be protected and, where

necessary, restored’. The siting of the proposed development is such that the main areas of

native vegetation within the north eastern portion of the site remain free from development,

other than the existing rally and cycling tracks. It is noted that the extension of the drag strip and

incorporation of the runway will result in a need to remove some established trees. The Native

Vegetation Council has reviewed the proposal. A separate application for the clearance of native

vegetation may be required should Development Plan Consent be issued, at which time the Native

Vegetation Council and the applicant will need to agree on appropriate offset measurements.

7.2 Potential Impacts

The Development Plan outlines a number of provisions in respect to the minimisation of offsite

impacts and in particular noise and dust. It is noted that these aspects were raised by adjoining

land owners, particularly those to the north of the site that expressed concerns that they were


P16

already impacted upon by the noise and smell from the existing motorsport activities upon the

subject land.

7.2.1 Noise

It is acknowledged that the subject land is located within the Motorsport Park Zone, which clearly

envisages the development of a comprehensive range of motorsport facilities of a national

standard. This being recognised the applicant has worked with the EPA, and has in their opinion

identified and implemented all reasonable and practicable measures to minimise the level of

impact on adjoining sensitive. This has included the relocation of the helipad to ensure a

minimum 1,000m separation distance from the nearest dwelling, relocation of the rally cross track

to ensure that all motorsport facilities are more than 200m from neighbouring dwellings,

incorporation of mounding along the northern edge of the motor racing circuit and 6m high

mounds along either side of the drag strip.

The applicant commissioned a noise impact study which was reviewed by the EPA. Additional

clarification and consideration was sought by the EPA with an updated acoustic/noise impact

report submitted. This report considered the noise levels likely to be produced by major motor

racing events held on the main racing circuit and drag racing events at the proposed upgraded

drag strip. Measurements taken from the Clipsal 500 V8 Supercar race in Adelaide and drag

events interstate were used to predict noise levels at the nearest dwellings and those within a 3

kilometre radius. A noise contour map has been produced which demonstrates the level of

impacts likely from these major events; 4 major racing events and 3 major drag events a year.

Copies of the noise contour maps are included within the Attachments.

The number of dwellings located within each of the noise contours has been summarised by DPTI

Assessment staff within the table below.

The applicant has not provided individual noise assessments and modelling for the balance of

motorsport activities proposed on the land, only for the proposed V8 Supercar racing and ‘top

fuel’ drag races. In this regard, it is noted that the highest impact scenario will be a V8 Supercar

race, which has been measured and modelled within the noise assessment and contour plans

provided. The details of the assessment are discussed below, however anecdotally a V8 Supercar

race will involve multiple cars (often around 25) racing on track for extended periods. In contrast,

other racing activities are unlikely to function under the same kind of race conditions. For

example, drift racing and rally racing often only involve one to two vehicles on track at any one

time, and as such are anticipated to be of a much lower impact to sensitive receivers within the

local area.

Interface Between Land Uses PDC 7 notes that development should satisfy the Environment

Protection (Noise) Policy for noise levels at the nearest sensitive land use. It has been confirmed

by the EPA that the provisions of the Noise Policy do apply in this instance. The goal noise levels

DWELLINGS BY NOISE CONTOUR

Noise Contour Number of dwellings affected

by drag strip (3 events per year) Number of dwellings affected

by major races (4 per year) ≥ 70dBA 0 0

≥ 65dBA 0 4

≥ 60dBA 0 7

≥ 55dBA 1 12

≥ 50dBA 5 10

≥ 45dBA 16 8

≥ 40dBA 22 8

≥ 35dBA 17 3

Total dwellings in range 61 52

Total dwellings not in range 3 12


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of the policy are set at 64 dB(A) during the day and 55dB(A) at night (after 10pm) which are

reduced down to 59 and 50 dB(A) in instances where a new noise source is being considered. For

the drag strip, which is an existing noise source, the criteria effectively become 56 dB(A) during

the day and 47 dB(A) at night, after two penalties (total of 8 dB(A)) are subtracted for noise

character. For the circuit, which is a new noise source, the criteria effectively become 54 dB(A)

during the day and 45 dB(A) at night, after a penalty (5 dB(A)) is subtracted for noise character.

By way of context, the Minister’s Specification for External Noise sets an expected noise level of

up to 74 dB(A) for rural freight routes such as the Dukes and Mallee Highways.

It has been estimated by the applicant that for the major drag race events the highest noise

levels for the Top Fuel drag class would be 60 dB(A) at the nearest dwelling. It is noted that for

all other class of competitors the noise levels would be approximately 10 to 20 dB(A) lower than

the Top Fuel class.

For major events at the motor racing circuit (V8 Supercars) the highest predicted noise level at

the nearest dwelling would be 69 dB(A), reducing down for all other classes of competitors.

Given that the predicted noise levels for these major events are greater than the goal noise levels

the policy requires that the applicant demonstrate that all reasonable and practical steps have

been taken to mitigate potential noise nuisance. The supplementary noise report notes that all

measures have been taken as outlined above.

Overall it is clear that a level of noise impact will be generated by the envisaged level of

motorsport sought within the zone. The applicant has taken measures to reduce this noise to a

reasonable extent, with the greatest impacts occurring during the 8 major events held throughout

the year. On balance given the nature of land uses sought within the zone the level of predicted

noise impact is considered to be acceptable.

7.2.2 Dust

Both the Council Wide and Motorsport Park Zone provisions seek to limit dust impacts and

nuisance on adjoining properties. It is noted that the applicant has proposed to seal the majority

of the motor racing facilities, access roads and car parks. Only the rally cross/4WD areas are to

remain unsealed along with the overflow event parking areas.

The applicant has committed to the preparation and implementation of a Dust Management Plan

to ensure that sufficient measures are in place when the non-sealed facilities and car parks are

used. The requirement for such a plan is included within the recommended conditions of approval.

This approach is considered to be acceptable given the existing use of unsealed rally and 4WD

tacks upon the site and the limited use of unsealed tracks and parking areas across the proposal.

7.2.3 Traffic

A considerable level of attention has been given to the likely level of traffic accessing the various

components upon the site, both during major events and under ‘normal’ operation. A number of

traffic reports and updated plans and designs for the proposed access points have been provided

by the applicant. These have been considered by both DPTI and Council, with their respective

comments noted above and also Attached to this report.

The attraction of a large number of spectators to the proposed facilities is anticipated within the

Motorsport Park Zone given the breadth and scale of motoring facilities sought. In such instances

it is not possible to restrict traffic movements; instead steps should be taken to ensure the safe

and efficient access and egress to the site in a manner that is least likely to impact on

surrounding properties and traffic flows.


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The access to and from the site is considered to have sufficient capacity to accommodate the

standard level of traffic likely to be generated on most days of the year. For larger events where

in excess of 3,000 spectators are expected a Traffic Management Plan is required whereby

restrictions will be put in place along both highway frontages to allow vehicles to exit the site,

likely to be up to 8 times a year. For the 2 to 3 larger events where over 10,000 spectators are

expected a greater level of co-ordination and management is required. It is estimated that it will

take over an hour for the site to be clear of traffic after such events. It is noted that DPTI have

suggested a condition of approval that the Traffic Management Plan for large events be prepared

in consultation with SA Police, Council and DPTI and be implemented where the crowd numbers

are expected to exceed 3,000. This recommendation has been adopted within the proposed

conditions of approval.

The applicant has also provided a high level traffic management plan and prepared a letter

supporting a condition of this nature.

7.3 Access and Car Parking

Vehicle access to and from the development is proposed via three new access points; two

within the north western corner of the site near the intersection of the two highways (one

access point from each highway) and an additional point from the Dukes Highway within the

centre of the site. The traffic report provided notes that the access points have been designed

to ensure safe and efficient two way vehicle movement in accordance with Australian

Standards, including the use of B-double trucks.

Vehicle parking is proposed to be provided within various open lot car parks across the

subject site. Each of the proposed facilities and land uses will have access to an adjoining car

parking area. The parking areas will be a mixture of permanent, sealed car parks to account

for the more regular parking demand predicted for each use and larger grassed/unsealed

overflow parking areas that will be utilised to accommodate larger crowds during major

events.

As noted above, the applicant has provided traffic reports and assessments examining the

design of the proposed access points to the subject land, the number and location of car

parking facilities, likely car parking demand and vehicle movements generated by the various

events and competitions proposed throughout the year and the potential impacts upon the

adjoining road network. These reports have been reviewed by staff from the Safety and

Service Division of DPTI and Council ’s consultant traffic engineers.

It is noted that DPTI are supportive of the proposal and have provided an in-principle

agreement to the design and location of the proposed access points from the adjoining

highways. Council have raised a number of concerns regarding the scheduled upgrading of the

adjoining local roads and unmade roads within the area of the proposed development. It is

noted that in response the applicant has provided additional details as to the likely scheduling

of the necessary upgrades and made commitments for this to occur in consultation with

Council and to Council’s required specifications.

Overall it is considered that the level of access and car parking provided is sufficient for the

likely demand throughout the year, including the limited number of larger, major events such

that the proposal satisfies the intent of Council Wide Orderly and Sustainable Development

PDC 7 and Transportation and Access Objective 2 and PDC’s 2, 5, 6, 8, 13, 22, 23, 27 – 29

and 31 - 39.

7.4 Design and Appearance

The subject land is a considerable site of approximately 680 hectares. Given the size of the

subject land and the adjoining allotments the proposed development is generally well setback

from the adjoining roads and dwellings. The proposed service station is the closest building to

the property boundary but given the width of the road reserve along both highway frontages,


P19

it too will be significantly removed from both roadways.

A standard palette of external finishes and materials is proposed for all of the proposed

buildings.

It is noted that the proposed service station is orientated such that the main façade and

entrance is located away from the Dukes Highway, fronting the adjoining car park area

instead. Design and Appearance PDC 12 seeks development designed such that the main

façade fronts the primary street frontage. Whilst this is not the case it is considered

acceptable in this instance given the nature and speed of traffic along the Dukes Highway

which would have limited interaction with the facility and the occupants of the building as they

pass the site.

In the most part adjoining development is generally well setback from the common

boundaries of the subject land and surrounded with a noticeable level of vegetation and

screening. As such it is not expected that the proposal will result in any undue visual impacts

and generally satisfies the relevant provisions of the Development Plan in this regard.

7.5 Tourism Development

The proposed hotel, caravan park, tourist cabins and camping area are desired land uses

within the zone. They provide an increased opportunity for visitors to stay overnight within

the region as desired by Tourism Development Objective 7. The ability to stay onsite provides

a choice for people attending events from Adelaide or further afield to stay after the event .

Tourism Development PDC 6 notes that major tourism developments should be located within

designated areas and existing towns. The subject land is considered to be a designated area

for such facilities given the desire of the zone to accommodate a range of tourist facilities in

association with the motoring uses.

The mixture of hotel/motel, caravan park, cabins and camping sites provided is expected to

accommodate a range of tourists with the ppotential for future expansion if required.

Overall it is considered that the type and level of accommodation proposed is considered to be

appropriate.

7.6 Vegetation, landscaping and natural resources

The applicant seeks to expand upon the existing motorsport facilities upon the site and where

new facilities are proposed locate them in cleared areas away from the native vegetation within

the centre of the site.

The proposal has been reviewed by both the Native Vegetation Council and the NRM Board with

both bodies providing in principle supportive of the proposal. The Native Vegetation Council has

noted that a future application for the clearance of native vegetation may be required following

the consideration of the development application by DAC.

The NRM Board has considered the potential impact of the proposal upon the surrounding natural

environment and recommended a number of conditions, the main requirement of which is the

further development of a stormwater management plan for the site.

Limited details have been provided as to the extent or nature of landscaping to be provided

across the site, particularly surrounding buildings within the northern portion of the site adjacent

to the intersection of the two highways. It is recommended that a series of landscaping plans be

provided prior to each stage of development to ensure that a sufficient level of landscaping is

proposed as sought by the Council Wide provisions of the Development Plan.


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In general it is considered that the proposal will have an acceptable level of impact upon the

natural environment subject to further details as sought by the recommended conditions of

consent.

7.7 Infrastructure and servicing

The proposal is to be connected to the existing common effluent, power, mains water and

recycled water connections from Tailem Bend. Further negotiations are required to take place

between the applicant and Council in relation to waste water treatment and the supply of

reclaimed water back to the site. An agreement between the two parties will have to be reached

as the proposal will not be able to occur without being connected to these essential services. A

condition of approval is proposed to further enforce the importance of this element to the

proposal.

7.8 Advertisements

Both the Zone and Council Wide provisions seek to minimise the extent of signage per site so as

to minimise the visual impact and increase the effectiveness of the signage proposed. The

applicant is proposing a number of signs across the subject site and within the adjoining road

reserves. Of these signs only the one 12m high pylon sign located at the entrance to service

station complex off the Mallee Highway is included within the current application before the

Commission. This will be an On the Run sign and contain associated advertisements and fuel price

displays.

Whilst the proposed sign is of a substantial size it is considered to be acceptable given the setting,

size of the site and nature of the passing traffic along the Mallee Highway. It is noted that a

condition recommended by DPTI Traffic staff and included within the proposed conditions below

will limit the level of glare from any signage and prevent the use of any moving or flashing

images or lights.

8. CONCLUSION

The subject land comprises the entirety of the land contained within the Motorsport Park

Zone. The proposal seeks to develop the land with a comprehensive range of motorsport

facilities and associated development as sought within the desired character statement of the

zone.

Motorsport uses, by their very nature, have the potential to create noise and off-site impacts.

The popularity of such events also has the potential to attract large crowds, which given the

location of the site will generally be required to access the facility by car. Given that the

potential for these impacts is inherent in such uses it is clear that in combining all of these

uses, along with associated retail, tourism and industrial developments, within the single zone

will result in an appreciable level of impact.

This is the case with the current application before the Commission. The proposal will result in

a noticeable level of noise and traffic, and as such it will impact adjoining properties and users

of adjoining public roads. The crux of the assessment therefore is whether or not the proposal

seeks to minimise these impacts where possible. In relation to noise, dust and traffic impacts

the professional advice received from DPTI is that the applicant has adequately addressed the

impacts and that subject to a number of conditions and additional details the facility

represents an appropriate from of development within the zone.

I concur with this view and am of the opinion that on balance the proposal is appropriate in

terms of its land use and scale such that it successfully achieves the ambitions of the

Motorsport Park Zone in delivering a multi-discipline motorsport facility of national

significance whilst minimising potential off-site impacts.


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9. RECOMMENDATION

1) RESOLVE that the proposed development is NOT seriously at variance with the relevant

provisions of The Coorong District Council Development Plan, consolidated 18 December,

2014.

2) RESOLVE to grant Development Plan Consent to the proposal by Peregrine Corporation Pty

Ltd for a motorsport park comprising a range of motor racing and training facilities,

integrated service station, tourist accommodation, exhibition centre and associated signage

and infrastructure at the intersection of the Dukes and Mallee Highways, Tailem Bend

subject to the following reserve matters and conditions:

Planning Conditions

1. Except where minor amendments may be required by other relevant Acts, or by conditions

imposed by this application, the development shall be established in strict accordance with the

details and plans, as submitted in Development Application [571/E053/14] identified as

follows:

Plans and Drawings

Number Name Revision Date

J1 Accommodation Motel/Hotel B 12/02/2015

J1 Accommodation Motel/Hotel – materials and finishes A 28/01/2015

J5 Accommodation - Caravan Park Cabin Layout (2BDR) – total number of cabins B 12/02/2015

J5 Accommodation - Caravan Park Cabin Layout (3BDR) – total number of cabins B 12/02/2015

J5

Accommodation Caravan Park Cabin Layout (2BDR) – heights (note: number of cabins is superseded – refer plan dated 12/02/15 for correct number of cabins) A 28/01/2015

J5

Accommodation Caravan Park Cabin Layout (3BDR) – heights (note: number of cabins is superseded – refer plan dated 12/02/15 for correct number of cabins) A 28/01/2015

J6 Accommodation Caravan & Camping - Toilet/Showers A 28/01/2015

A-4A Hangars and Aircraft Parking A 28/01/2015

A5 Motorsport Park Staff Dwellings A 28/01/2015

B2 Motor Racing Circuit Pit Building – ground floor C 30/03/2015

B2 Motor Racing Circuit Pit Building – first floor C 30/03/2015

B2 Motor Racing Circuit Pit Building – second floor C 30/03/2015

B2 Motor Racing Circuit Pit Building – third floor C 30/03/2015

B2 Motor Racing Circuit Pit Building – fourth floor C 30/03/2015

B2 Motor Racing Circuit Pit Building – front elevation C 30/03/2015

B2 Motor Racing Circuit Pit Building – rear elevation C 30/03/2015

B Motor Racing Circuit – locality plan B 30/03/2015

B12 Motor Racing Circuit Medical Centre A 30/03/2015

B3 Motor Racing Circuit Circuit Paddock & Marshalling Area B 28/01/2015

B3 Motor Racing Circuit Paddock Garages A 28/01/2015

B3 Motor Racing Circuit Scrutineering/Workshop Building A 28/01/2015

B9 Motor Racing Circuit Ticket Box A 28/01/2015


P22

B10 Motor Racing Circuit Café – floor plan A 28/01/2015

B10 Motor Racing Circuit Café – elevations A 28/01/2015

B11 Motor Racing Circuit - Circuit Toilet Facilities A 28/01/2015

B3 Secondary Paddock Enclosed Garaging – floor plan and east elevation A 30/03/2015

B3 Secondary Paddock Enclosed Garaging– floor plan and east and west elevations A 30/03/2015

B3 Motor Racing Circuit - Secondary Paddock Toilet Facilities A 30/03/2015

B3 Secondary Paddock Briefing Room/Scrutineering Building – floor plan A 30/03/2015

B3 Secondary Paddock Briefing Room/Scrutineering Building - elevations A 30/03/2015

Workshop - Elevations (industrial estate - refer letter dated 1-4-15)

C Drag Strip Dragway Section A 16/12/2014

C2 Drag Strip Race Control Building – floor plans A 28/01/2015

C2 Drag Strip Race Control Building – elevations A 28/01/2015

C3 Drag Strip Scrutineering Building –elevations A 28/01/2015

C5 Dragway Layout A 16/12/2014

C8 Drag Strip Ticket Boxes A 28/01/2015

C9 Drag Strip Corporate Facilities A 18/12/2014

C12 Drag Strip Toilet Facilities A 28/01/2015

D5 Rally School/Rally Sprint Briefing Room/Scrutineering A 28/01/2015

D6 Rally School/Rally Sprint Toilet Facilities A 28/01/2015

E2 Drift Enclosed Garaging A 28/01/2015

E2 Drift Open Carports A 28/01/2015

E3 Drift Briefing Room/Scrutineering Building – floor plan A 28/01/2015

E3 Drift Briefing Room/Scrutineering Building – elevations A 28/01/2015

E4 Drift Toilet Facilities A 28/01/2015

F1 Go Kart - Karting Facility A 28/01/2015

K1 Expo Building – floor plan A 28/01/2015

K1 Expo Building – elevations A 28/01/2015

L OTR Centre – Locality Plan A 18/12/2014

OTR Tailem Bend Motor Sport Park - Part Site Plan

issued to DAC 23/02/2015

OTR Tailem Bend Motor Sport Park - South & West Elevation


OTR Tailem Bend Motor Sport Park - North & East Elevation


OTR Pylon sign



P23

Reports / Correspondence:

1. INITIAL APPLICATION DOCUMENTATION, including:

a) Planning Statement dated 23 December 2014

b) Traffic Impact Assessment dated 23 December 2014

c) Preliminary Stormwater Management Plan dated 17 December 2014

d) Site Hydraulic Infrastructure dated 18 December 2014

e) Site Electrical Infrastructure dated 17 December 2014

f) Environmental Noise Assessment dated December 2014

g) Aerodrome Assessment dated 10 December 2014

2. APPLICANT CORRESPONDENCE TO THE DAC INCLUDING:

a) Response to DAC, dated 19 January 2015

b) Response to DAC, dated 23 February 2015

c) Response to EPA, dated 11 March 2015

d) Response to Council, dated 11 March 2015

e) Response to EPA, dated 17 March 2015

f) Letter regarding variation to application, dated 1 April 2015

g) Response to EPA, dated 14 April 2015

h) Response to NRM, dated 15 April 2015

i) Response to MFY, dated 15 April 2015

j) Memo from GHD regarding Traffic Impact Statement, dated 29 April 2015

k) Response to DAC, dated 4 May 2015

l) Response to representations, dated 4 May 2015

m) Response to Council, dated 4 May 2015

3. ADDITIONAL REPORTS INCLUDING:

a) Construction Environment Management Plan, dated 1 April 2015

b) Stormwater Management Plan, dated 10 April 2015

c) Environmental Noise Assessment Part 2, dated March 2015

d) Environmental Noise Assessment Part 3, dated May 2015

e) Preliminary Event Traffic Management Plan and supplementary traffic report,

dated 8 May 2015

Development Assessment Commission

2. A Construction Environment Management Plan (CEMP) shall be prepared and implemented

in accordance with current industry standards – including the EPA publication

“Environmental Management of On-site Remediation” – to minimise environmental harm

and disturbance during construction. The plan must incorporate, without being limited to,

the following matters:

(i) traffic management for the duration of demolition and construction

(ii) management of construction and works noise impacts

(iii) management of air quality, including odour and dust

(iv) sequencing of the development, including construction timelines work on site

(v) occupational health and safety matters

(vi) Bio-security and wash down procedures to minimise the transfer of pest plants


P24

during the construction process

(vii) soils, including fill importation, stockpile management and prevention of soil

contamination (chemical, pest plant, pathogenic)

(viii) soil erosion and sediment control, including rehabilitation and stabilisation of land as

construction progresses

(ix) stormwater maintenance prior to implementation of a more permanent solution

(x) groundwater, including prevention of groundwater contamination

For further information relating to what Site Contamination is, refer to the EPA guideline

Site Contamination – what is site contamination

www.epa.sa.gov.au/pdfs/guide_sc_what.pdf. A copy of the CEMP shall be provided to

both the Development Assessment Commission and the prior to the commencement of

site works.

3. An Operational Management Plan shall be prepared and implemented for motorsport

events with an anticipated crowd in excess of 2,000 people. The plan must incorporate,

without being limited to, details and procedures to mitigate or handle the following

matters:

(i) Noise associated with the installation/preparation for and packing up of events

(ii) Collection, storage and disposal of waste

(iii) Security

(iv) Traffic associated with the preparation of large events

(v) Noise from any live or recorded music and PA systems

(vi) Provision of temporary toilet facilities and the handling and collection of waste

associated with such facilities

(vii) Emergency procedures should an incident occur on site or the evacuation of

spectators be required

4. Final details of Stage 2 of the hotel facility herein approved shall be provided to the

satisfaction of the Development Assessment Commission prior to the issuing of Building

Rules Consent for this component of the development.

5. The site stormwater drainage system shall be designed the satisfaction of the Development

Assessment Commission, in consultation with the EPA, SA Murray Darling Basin Natural

Resources Management Board and Council to contain stormwater on site in a series of

retention/detention Basins (“Basin System”) to minimise flooding, to prevent adverse impacts

on downstream drainage systems and to protect the water quality as follows:

(i) Grassed or vegetated bio-swale drains are to be used to convey stormwater run offs

from building roof areas to the Basin System;

(ii) Grassed or vegetated bio-swale drains are to be used to convey stormwater run offs

from paved surfaces to the Basin System including car parking areas to reduce the

extensive use of hard concrete kerb edges and underground piped drainage

systems;

(iii) The use of permeable paving for light vehicle car parking areas is suggested as a

means of increasing the site stormwater detention/retention and infiltration rates

and reducing the peak discharge rates and volume of run-off that discharge into the

swale system

(iv) Components of the drainage system are to be designed to provide primary treatment

of stormwater by filtering and removal of silt, sediment, oils and grease before

discharge into the Basin System;

(v) Gross pollutant traps including trash racks and trash nets are to be included in the

stormwater drainage system to capture stormwater pollutants such as rubbish and

floatable litter; and

(vi) The Basin System and bio-swales shall be designed up to the 100-year ARI storm

event.

(vii) flow paths for major storm events shall be clearly defined and may be roadways and

http://www.epa.sa.gov.au/pdfs/guide_sc_what.pdf


P25

open space while giving due consideration to public safety and protection to

properties.

(viii) The Basin System and bio-swales shall be designed to ensure long term stability and

resistance to wind and water erosion

6. The collection and treatment of stormwater run-off and wash down water from the fuel

dispensing areas shall be separated from the site stormwater drainage system and shall

comply with all relevant requirements from the Council’s Environment Health Department,

SA Water, the EPA and the SA Murray Darling Basin Natural Resources Management

Board.

7. All civil engineering works, including stormwater drainage, pavement design, car parking,

water quality devices and levels should be to the satisfaction of the Development

Assessment Commission, in consultation with the EPA and the SA Murray Darling Basin

Natural Resources Management Board.

8. A final detailed event traffic management plan for events with an anticipated attendance

of greater than 3,000 people shall be provided to the satisfaction of the Development

Assessment Commission (in consultation with DPTI, the Coorong District Council and

South Australia Police) prior to the occupation or use of the development.

9. Formal car parking area layout, vehicle entry points and manoeuvring areas shall conform

to Australian Standards and be constructed, drained and paved with bitumen, concrete or

paving bricks in accordance with engineering best practice and be appropriately line

marked, lit and accessible, to the reasonable satisfaction of the Development Assessment

Commission prior to the occupation or use of the development.

10. Sealed car parking areas shall be designed and constructed to conform to the Australian

Standard 2890.1:2004 for Off-Street Parking Facilities; Australian Standard 2890.6-2009

Parking facilities.

11. All car parking areas, driveways and vehicle manoeuvring areas shall be maintained at all

times to the reasonable satisfaction of the Development Assessment Commission.

12. All loading and unloading, parking and manoeuvring areas shall be designed and

constructed to ensure that all vehicles can safely enter and exit the subject land in a

forward direction

13. Details and specifications, to the satisfaction of the Development Assessment Commission

(in consultation with the Coorong District Council), shall be provided for the construction

and sealing of the proposed public roads identified as C1/C3 and D, and internal private

road identified as A1, on drawing SK004 Rev B by GHD dated May 2015, prior to

Development Approval being issued.

14. Proposed public roads identified as C1/C3 and D, and internal private road identified as

A1, on drawing SK004 Rev B by GHD dated May 2015, shall be completely constructed,

sealed and fit for use prior to the use or occupation of any motorsport facilities included

within Stage 1.

15. Details and specifications, to the satisfaction of the Development Assessment Commission

(in consultation with the Coorong District Council), shall be provided for connection to a

waste water management system capable of receiving anticipated waste water volumes,

prior to Development Approval being issued.

16. The applicant shall submit a detailed landscaping plan for the areas immediately

surrounding each building for approval by the Development Assessment Commission prior

to the issue of full Development Approval for said building. The landscaping shown on that


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approved plan shall be established prior to the occupation of that building and shall be

maintained at all times.

17. All landscaping nominated shall be established and maintained in accordance with the

approved plans. All landscaping shall be maintained and nurtured at all times with any

diseased or dying plants being replaced.

18. All external lighting of the site, including car parking areas and buildings, shall be

designed, located, shielded and constructed to conform to Australian Standards.

19. Final details of external materials and finishes for all buildings on the site shall be

provided to the satisfaction of the Development Assessment Commission prior to the issue

of full Development Approval for said building.

Commissioner of Highways

Directed

20. The roadworks shown on Drawing No. 75142 Sheets 300 to 325 (Dukes Highway) and

Drawing No. 2119 Sheets 15 to 32 (Mallee Highway) shall be designed and constructed to

the satisfaction of the Safety and Service Division of the Department of Planning,

Transport and Infrastructure, with all costs (including, but not limited to, design,

construction, project management, drainage, lighting and new pavement) being borne by

the applicant. The applicant is required to enter into a “Developer Deed of Agreement for

Undertaking Works on DPTI Roads” and is required to contact DPTI’s Project Manager, Mr

Babu Varatharaju, on telephone (08) 8402 1839 or email at [email protected]

to discuss the proposed road works prior to undertaking any detailed design.

21. The required road works shall be completed prior to opening of the facility.

Advised

22. Any lighting and illumination shall be of an intensity or positioned and/or shielded so that

it does not cause a distraction to drivers on adjacent public roads.

23. Signs viewable to drivers shall not contain any element that flashes, scrolls, moves or

changes. Fuel prices are permitted to change, as required.

24. The utilisation of trailer mounted variable message displays for advertising purposes shall

not occur on or adjacent to the subject land.

Environment Protection Authority

Directed

25. A dust management plan must be prepared and submitted to the reasonable satisfaction

of the Environment Protection Authority prior to operation of the facility. This plan

must detail how the following aspects of the construction and operation of the site will be

managed:

(i) maintenance of hard surface areas (where proposed) to minimise dust impacts

(ii) how the General Environmental Duty as required by section 25 of the Environment

Protection Act 1993 will be met with regard to dust management.

26. The collection and treatment of stormwater runoff and washdown water from the fuel

dispensing areas must be separated from the site stormwater drainage system.


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27. The detailed design of stormwater drainage and stormwater quality features must

incorporate treatment of stormwater to remove silt, sediment, oils, grease, hydrocarbons

and solid waste and incorporate the following features:

(i) All areas of the facility where there is exposed soil must have a sediment capture

system sized to treat runoff immediately downstream of that area.

(ii) Swale drains used to convey stormwater must be designed with biofiltration

components in accordance with best practice in accordance with Facility for

Advancing Biofiltration Stormwater biofiltration systems adoption guidelines 2009 (or

updated version of these guidelines)

(iii) All areas that drain areas where there is a risk of hydrocarbons must use a

treatment system capable of removing hydrocarbons.

(iv) Gross pollutants traps to capture coarse sediment and floatable litter

Advised

28. Any material stored on-site which has the potential or is likely to degrade water (such as

oils/lubricants, paints, solvents, coolants, degreasing agents and similar substances) and

all chemicals, whether or not they are waste, must be stored within a bunded compound

or area suitable for preventing the escape of material/liquids into surface or underground

water resources. Note: The following guideline may assist in complying with this

condition: www.epa.sa.gov/xstd_files/Waste/Guideline/guide_bunding.pdf.

29. Vehicles must not be refuelled outside of the designated drainage area under the petrol

refuelling/covered forecourt area.

30. All fuel storage tanks (apart from diesel and LPG) must be fitted with a Stage 1 vapour

recovery system (which includes the underground storage tank vent pipes being fitted

with a pressure vacuum relief valve) that directs the displaced vapours back into the

tanker during filling.

31. The space between the walls of all double-walled fibreglass tanks must be filled with a gel

that is monitored for any changes in colour. Any changes in colour must be promptly

investigated.

32. All fill lines between the tanks and dispensers must be fitted with pressure leak detection

sensors. In the event of product loss, the lines would lose pressure and immediately

signal an alarm.

33. Following the installation of the in-ground fuel tanks all trafficked areas must be hard

surfaced using either bitumen, concrete or other impervious material.

34. The forecourt canopy of the petrol station must be designed to extend beyond the bunded

area by one metre for every three metres of canopy height to minimise the entry of clean

stormwater.

35. All runoff from hard paved areas in the refuelling and fuel delivery area of the petrol

station must be diverted to a 10,000 litre blind tank (with alarm), which is emptied as

necessary via an EPA licensed waste transporter to an appropriate waste facility.

36. Any sludge and oily waste collected within the blind tank is considered waste and must be

removed by an EPA licensed waste transporter to a licensed waste depot.

http://www.epa.sa.gov/xstd_files/Waste/Guideline/guide_bunding.pdf


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ADVISORY NOTES

Development Assessment Commission

a) The development must be substantially commenced within one (1) year of the date of this

Notification, unless this period has been extended by the Development Assessment

Commission.

b) You are also advised that any act or work authorised or required by this Notification must

be completed within three (3) years of the date of the Notification unless this period is

extended by the Commission.

c) The applicant will require a fresh consent before commencing or continuing the

development if unable to satisfy these requirements.

d) Any request for an extension of time must be lodged with the Development Assessment

Commission, GPO Box 1815 Adelaide SA 5001, prior to the time periods specified.

e) The applicant has a right of appeal against the conditions which have been imposed on

this Development Plan Consent or Development Approval. Such an appeal must be lodged

at the Environment, Resources and Development Court within two months from the day of

receiving this notice or such longer time as the Court may allow. The applicant is asked to

contact the Court if wishing to appeal. The Court is located in the Sir Samuel Way

Building, Victoria Square, Adelaide, Phone (08) 8204 0300

f) Any changes to the approved use will required a separate development approval.

g) Pursuant to s.34 (2)(d) of the Development Act 1993, an assessment of the development

in respect of the Building Rules is to be undertaken by either the Council or by a private

certifier. When all relevant consents have been issued, development approval will be

issued by the Council.

h) The applicant must ensure there is no objection from any of the public utilities in respect

of underground or overhead services and any alterations that may be required are to be

at the applicant’s expense.

i) Pursuant to Regulation 74, the Coorong District Council must be notified one business day

prior to the commencement and prior to the completion of each stage of the building work

on the site.

j) Coorong District Council maintained infrastructure that is removed or damaged during

construction works shall be reinstated to Council specifications and satisfaction. Any and

all costs associated with such works shall be at the financial expense of the developer.

k) Any subsequent agreements between the developer and the Council to construct and seal

proposed public roads identified as C1/C3 and D in the plans, should be in accordance

with the details and specification provided to and accepted by the Development

Assessment Commission, with any and all proposed road upgrade, construction and

sealing works to be undertaken at the developers financial expense.

l) Any subsequent agreements between the developer and the Council to connect to

Council’s waste water management system, should be in accordance with the details and

specification provided to and accepted by the Development Assessment Commission, with

any and all works to connect to be undertaken at the developers financial expense.

m) All traffic signs and line marking should conform to Australian Standard AS1742.2. Traffic


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control devices should be consistent with those used for the street networks.

n) All costs associated with any proposed changes to the existing traffic signals are to be at

the expense of the applicant.

o) The applicant is advised to contact Electra Net or any other such utility company to

discuss the statutory requirements that may apply in relation to the electricity supply

infrastructure and easements that exist across the subject land.

p) The applicant is advised to contact the Department of Health to enquire as to the

necessary water quality requirements should they wish to undertake any future water

sports within any of the proposed stormwater retention basins.

Commissioner of Highways

q) The site abuts a section of the Dukes Highway and a portion of the Mallee Highway that

were proclaimed controlled-access roads on 13 September 1979 pursuant to Part 2A of

the Highways Act 1926. Upon the completion of the roadworks, the applicant will need to

contact Mr Daniel Sladic, Acting Senior Consultant Road Corridor Management, Land Use

Co-ordination, DPTI on (08) 8226 8394 to obtain the necessary permits for Access A and

B. Access C is already proclaimed as the total width of the road. Access D is located

outside the controlled-access boundary. The existing permit on Mallee Highway and the

proclaimed means of access to the Dukes Highway for Lot 150 in FP 11516 will be revoked

at the same time as the new permits are issued.

r) Access to public roads for restricted vehicles will need to be approved by the National

Heavy Vehicle Regulator.

Environment Protection Authority

s) The applicant is reminded of its general environmental duty, as required by Section 25 of

the Environment Protection Act, to take all reasonable and practicable measures to ensure

that the activities on the whole site, including during construction, do not pollute the

environment in a way which causes or may cause environmental harm.

Damian Dawson

PLANNING CONSULTANT


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APPENDIX A – Development Plan Provisions

MOTORSPORT PARK ZONE

OBJECTIVES

1. The development of the zone as South Australia’s pre-eminent motorsport facility, catering

for a wide variety of motoring activity, together with a wide range of supporting

development.

2. A zone primarily accommodating a multi-discipline motorsport facility catering for events

such as motorcycle racing, car racing, drag racing, off road motorcycling, speedway and

supercross.

3. A zone accommodating an industry precinct catering for motorsport support industries,

regional level industries, logistics industries and local industries.

4. A zone accommodating a retail service precinct containing a petrol filling station, car wash

facility, convenience store and restaurants.

5. Development to ensure the management of vehicular movement and the location of site

access promotes safe and convenient traffic flows both within the zone and to adjacent

roads.

6. Protection and restoration of important areas of native vegetation within the zone.

7. Development that contributes to the desired character of the zone.

PRINCIPLES OF DEVELOPMENT CONTROL

Land Use

1 The following forms of development are envisaged in the zone:

▪ advertisements and advertising

▪ dwelling in the form of a caretaker’s residence, manager’s residence or workers

accommodation

▪ industry and commercial activities in an industry precinct including motorsport industry

and support (i.e. repairs, tyres, fuelling, car storage, electronics, mechanical, design

and manufacture)

▪ motorsport park development (including motor vehicle and motorbike tracks, racing

circuits, drag strips, test tracks, pits, workshops, control tower and ancillary facilities)

▪ office in association with envisaged uses

▪ petrol filling station

▪ shop

▪ spectator facilities

▪ temporary accommodation in association with a motoring event

▪ tourist facilities and tourist accommodation (hotel, motel, caravan park, camping

ground and conference facilities)

▪ wetlands.

2 Development listed as non-complying is generally inappropriate.

Form and Character

3 Development should not be undertaken unless it is consistent with the desired

character for the zone.


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4 The development of the motorsport park and the industry and retail service precincts in

the zone should be undertaken generally in accordance with Concept Plan Map CooD/12 -

Motorsport Park.

5 Principal access roads and internal driveways and principal car parking areas serving

development (except parking for events) should be bitumen sealed unless it is

demonstrated that the construction of an alternative hard all weather surface is suitable

for the intended use.

6 Lighting should be designed and located such that light spill does not unreasonably

interfere with the amenity or operation of adjoining development and the adjacent

public roads.

7 Important areas of native vegetation should be protected and, where necessary, restored.


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COUNCIL WIDE

Advertisements

OBJECTIVES

1 Urban and rural landscapes that are not disfigured by advertisements and/or advertising

hoardings.

2 Advertisements and/or advertising hoardings that do not create a hazard.

3 Advertisements and/or advertising hoardings designed to enhance the appearance of the

building and locality.


1 Advertising and/or advertising hoardings should have regard to the design guidelines

contained in Table CooD/2 - Advertisement Standards and Guidelines.

2 The location, siting, design, materials, size, and shape of advertisements and/or

advertising hoardings should be:

(a) consistent with the predominant character of the urban or rural landscape

(b) in harmony with any buildings or sites of historic significance or heritage value in the

area

(c) coordinated with and complement the architectural form and design of the

building they are to be located on.

3 The number of advertisements and/or advertising hoardings associated with a

development should be minimised to avoid:

(a) clutter

(b) disorder

(c) untidiness of buildings and their surrounds.

5 The content of advertisements should be limited to information relating to the

legitimate use of the associated land.

6 Advertisements and/or advertising hoardings should:

(a) be completely contained within the boundaries of the subject allotment

(b) be sited to avoid damage to, or pruning or lopping of, on-site landscaping

or street trees

(c) not obscure views to vistas or objects of high amenity value.

7 Advertisements and/or advertising hoardings should not be erected on:

(a) a public footpath or veranda post

(b) a road, median strip or traffic island

(c) a vehicle adapted and exhibited primarily as an advertisement

(d) residential land, unless erected to fulfil a statutory requirement or as a

complying type of advertisement or advertising hoarding associated with the residential

Use of the land.

8 Advertisements and/or advertising hoardings attached to buildings should not be sited on

the roof or higher than the walls of a building, unless the advertisement or advertising

hoarding is appropriately designed to form an integrated and complementary extension of

the existing building.

10 Advertisements should be designed to conceal their supporting advertising hoarding from

view.


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11 Advertisements should convey the owner/occupier and/or generic type of business,

merchandise or services using simple, clear and concise language, symbols, print style and

layout and a small number of colours.

12 Advertisements which perform a secondary role in identifying the business, goods or

services should only be readable in the immediate vicinity of the site.

Safety

14 Advertisements and/or advertising hoardings should not create a hazard by:

(a) being so highly illuminated as to cause discomfort to an approaching driver, or to

create difficulty in the driver’s perception of the road or persons or objects on the road

(b) being liable to interpretation by drivers as an official traffic sign, or convey to

drivers information that might be confused with instructions given by traffic signals or

other control devices, or impair the conspicuous nature of traffic signs or signals

(c) distracting drivers from the primary driving task at a location where the

demands on driver concentration are high

(d) obscuring a driver's view of other road or rail vehicles at/or approaching level

crossings, or of pedestrians or of features of the road that are potentially hazardous (eg

junctions, bends, changes in width, traffic control devices).

Freestanding Advertisements

15 Freestanding advertisements and/or advertising hoardings should be:

(a) limited to only one primary advertisement per site or complex, except where

envisaged by the provisions of the relevant zone

(b) of a scale and size in keeping with the desired character of the locality and

compatible with the development on the site.

Advertising along Arterial Roads

20 Advertising and/or advertising hoardings should not be placed along arterial roads that

have a speed limit of 80 km/h or more, except where envisaged by the provisions of the

relevant zone.

Design and Appearance

OBJECTIVES

1 Development of a high architectural standard that responds to and reinforces positive

aspects of the local environment and built form.

2 Roads, open spaces, buildings and land uses laid out and linked so that they are easy to

understand and navigate.


1 The design of a building may be of a contemporary nature and exhibit an innovative style

provided the overall form is sympathetic to the scale of development in the locality and

with the context of its setting with regard to shape, size, materials and colour.

2 Buildings should be designed and sited to avoid creating extensive areas of

uninterrupted walling facing areas exposed to public view.

3 Buildings should be setback at least 1 metre from a Community Wastewater Management

Scheme junction, connection or main.

4 Buildings should be designed to reduce their visual bulk and provide visual interest

through design elements such as:


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(a) articulation

(b) colour and detailing

(c) small vertical and horizontal components

(d) design and placing of windows

(e) variations to facades.

7 The external walls and roofs of buildings visible from public roads or adjoining

properties should:

(a) not incorporate highly reflective materials which will result in glare

(b) if using sheet metal, be pre-colour treated

(c) be of a finish which matches new condition, either through re-cladding or

painting.

8 Structures located on the roofs of buildings to house plant and equipment should form an

integral part of the building design in relation to external finishes, shaping and colours.

9 Building design should emphasise pedestrian entry points to provide perceptible and direct

access from public street frontages and vehicle parking areas.

10 Development should provide clearly recognisable links to adjoining areas and facilities.

11 Buildings, landscaping, paving and signage should have a coordinated appearance that

maintains and enhances the visual attractiveness of the locality.

12 Buildings (other than ancillary buildings or group dwellings) should be designed so that

their main façade faces the primary street frontage of the land on which they are situated.

13 Where applicable, development should incorporate verandas over footpaths to

enhance the quality of the pedestrian environment.

14 Development should be designed and sited so that outdoor storage, loading and

service areas are screened from public view by an appropriate combination of built form,

solid fencing and/or landscaping.

15 Outdoor lighting should not result in light spillage on adjacent land.

Building Setbacks from Road Boundaries

17 The setback of buildings from public roads should:

(a) be similar to, or compatible with, setbacks of buildings on adjoining land

and other buildings in the locality

(b) contribute positively to the streetscape character of the locality

(c) not result in or contribute to a detrimental impact upon the function,

appearance or character of the locality

Infrastructure

OBJECTIVES

1 Infrastructure provided in an economical and environmentally sensitive manner.

2 Infrastructure, including social infrastructure, provided in advance of need.


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5 The efficient and cost-effective use of existing infrastructure.


1 Development should not occur without the provision of adequate utilities and services,

including: (a) electricity supply

(b) water supply

(c) drainage and stormwater systems

(d) waste disposal

(e) effluent disposal systems

(f) formed all-weather public roads

(g) telecommunications services

(h) social infrastructure, community services and facilities

(i) gas services.

2 Development should only occur only where it provides, or has access to, relevant

easements for the supply of infrastructure.

3 Development should incorporate provision for the supply of infrastructure services to be

located within common service trenches where practicable.

10 Utilities and services, including access roads and tracks, should be sited on areas

already cleared of native vegetation. If this is not possible, their siting should cause

minimal interference or disturbance to existing native vegetation and biodiversity.

Interface Between Land Uses

OBJECTIVES

1 Development located and designed to minimise adverse impact and conflict between land

uses.

2 Protect community health and amenity from adverse impacts of development.


1 Development should not detrimentally affect the amenity of the locality or cause

unreasonable interference through any of the following:

(a) the emission of effluent, odour, smoke, fumes, dust or other airborne

pollutants

(b) noise

(c) vibration

(d) electrical interference

(e) light spill

(f) glare

(g) hours of operation

(h) traffic impacts.

2 Development should be sited and designed to minimise negative impacts on existing and

potential future land uses desired in the locality.


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Noise Generating Activities

7 Development that emits noise (other than music noise) should include noise attenuation

measures that achieve the relevant Environment Protection (Noise) Policy criteria when

assessed at the nearest existing noise sensitive premises.

8 Development with the potential to emit significant noise (e.g. industry) should

incorporate noise attenuation measures that prevent noise from causing

unreasonable interference with the amenity of noise sensitive premises.

16 Development that is adjacent to land used for primary production (within either the zone

or adjacent zones) should include appropriate setbacks and vegetative plantings designed

to minimise the potential impacts of chemical spray drift and other impacts associated with

primary production.

Landscaping, Fences and Walls

OBJECTIVES

1 The amenity of land and development enhanced with appropriate planting and other

landscaping works, using locally indigenous plant species where possible.

2 Functional fences and walls that enhance the attractiveness of development.


1 Development should incorporate open space and landscaping and minimise hard

paved surfaces in order to:

(a) complement built form and reduce the visual impact of larger buildings (eg

taller and broader plantings against taller and bulkier building

components)

(b) enhance the appearance of road frontages

(c) screen service yards, loading areas and outdoor storage areas

(d) minimise maintenance and watering requirements

(e) enhance and define outdoor spaces, including car parking areas

(f) maximise shade and shelter

(g) assist in climate control within and around buildings

(h) minimise heat absorption and reflection

(i) maintain privacy

(j) maximise stormwater re-use

(k) complement existing vegetation, including native vegetation

(l) contribute to the viability of ecosystems and species

(m) promote water and biodiversity conservation.

2 Landscaping should:

(a) include the planting of locally indigenous species where appropriate

(b) be oriented towards the street frontage

(c) result in the appropriate clearance from powerlines and other

infrastructure being maintained.

3 Landscaping should not:

(a) unreasonably restrict solar access to adjoining development

(b) cause damage to buildings, paths and other landscaping from root

invasion, soil disturbance or plant overcrowding

(c) introduce pest plants


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(d) increase the risk of bushfire

(e) remove opportunities for passive surveillance

(f) increase leaf fall in watercourses

(g) increase the risk of weed invasion.

4 Fences and walls, including retaining walls, should:

(a) not result in damage to neighbouring trees

(b) be compatible with the associated development and with existing

predominant, attractive fences and walls in the locality

(c) enable some visibility of buildings from and to the street to enhance safety

and allow casual surveillance

(d) incorporate articulation or other detailing where there is a large expanse

of wall facing the street

(e) assist in highlighting building entrances

(f) be sited and limited in height, to ensure adequate sight lines for motorists

and pedestrians especially on corner sites

(g) in the case of side and rear boundaries, be of sufficient height to maintain

privacy and/or security without adversely affecting the visual amenity or

access to sunlight of adjoining land

(h) be constructed of non-flammable materials.

5 Fencing should be open in form to allow cross ventilation and access to sunlight.

Natural Resources

OBJECTIVES

1 Retention, protection and restoration of the natural resources and environment.

2 Protection of the quality and quantity of South Australia’s surface waters, including

inland, marine and estuarine and underground waters.

3 The ecologically sustainable use of natural resources including water resources,

including marine waters, ground water, surface water and watercourses.

4 Natural hydrological systems and environmental flows reinstated, and maintained and

enhanced.

5 Development consistent with the principles of water sensitive design.

6 Development sited and designed to:

(a) protect natural ecological systems

(b) achieve the sustainable use of water

(c) protect water quality, including receiving waters

(d) reduce runoff and peak flows and prevent the risk of downstream flooding

(e) minimise demand on reticulated water supplies

(f) maximise the harvest and use of stormwater

(g) protect stormwater from pollution sources.

7 Storage and use of stormwater which avoids adverse impact on public health and safety.

8 Native flora, fauna and ecosystems protected, retained, conserved and restored.

9 Restoration, expansion and linking of existing native vegetation to facilitate habitat

corridors for ease of movement of fauna.

10 Minimal disturbance and modification of the natural landform.


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11 Protection of:

(a) wetland habitats in designated Ramsar Wetland Areas

(b) the migratory wading and shore bird species’ habitats of The Coorong and

Lower Lakes area

(c) the physical, chemical and biological quality of soil resources

(d) areas prone to erosion or other land degradation processes from

inappropriate development

(e) the scenic qualities of natural and rural landscapes.


1 Development should be undertaken with minimum impact on the natural environment,

including air and water quality, land, soil, biodiversity, and scenically attractive areas.

2 Development should ensure that South Australia’s natural assets, such as biodiversity,

water and soil, are protected and enhanced.

3 Development should not significantly obstruct or adversely affect sensitive ecological areas

such as creeks, wetlands, estuaries and significant seagrass and mangrove communities.

4 Development should be appropriate to land capability and the protection and conservation

of water resources and biodiversity.

5 Development should not be undertaken on land where a detrimental impact on water

quality and biodiversity values of The Coorong, River Murray and Lower Lakes will occur.

Water Sensitive Design

6 Development should be designed to maximise conservation, minimise consumption and

encourage re-use of water resources.

7 Development should not take place if it results in unsustainable use of surface or

underground water resources.

8 Development should be sited and designed to:

(a) capture and re-use stormwater, where practical

(b) minimise surface water runoff

(c) prevent soil erosion and water pollution

(d) protect and enhance natural water flows

(e) protect water quality by providing adequate separation distances from

watercourses and other water bodies

(f) not contribute to an increase in salinity levels

(g) avoid the water logging of soil or the release of toxic elements

(h) maintain natural hydrological systems and not adversely affect:

(i) the quantity and quality of groundwater

(ii) the depth and directional flow of groundwater

(iii) the quality and function of natural springs.

9 Water discharged from a development site should:

(a) be of a physical, chemical and biological condition equivalent to or better

than its pre-developed state

(b) not exceed the rate of discharge from the site as it existed in pre-

development conditions.


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10 Development should include stormwater management systems to protect it from damage

during a minimum of a 1-in-100 year average return interval flood.

11 Development should have adequate provision to control any stormwater over-flow

runoff from the site and should be sited and designed to improve the quality of

stormwater and minimise pollutant transfer to receiving waters.

12 Development should include stormwater management systems to mitigate peak flows and

manage the rate and duration of stormwater discharges from the site to ensure the

carrying capacities of downstream systems are not overloaded.

13 Development should include stormwater management systems to minimise the discharge

of sediment, suspended solids, organic matter, nutrients, bacteria, litter and other

contaminants to the stormwater system.

14 Stormwater management systems should preserve natural drainage systems, including the

associated environmental flows.

15 Stormwater management systems should:

(a) maximise the potential for stormwater harvesting and re-use, either on-

site or as close as practicable to the source

(b) utilise, but not be limited to, one or more of the following harvesting

methods: (i) the collection of roof water in tanks

(ii) the discharge to open space, landscaping or garden areas,

including strips adjacent to car parks

(iii) the incorporation of detention and retention facilities

(iv) aquifer recharge.

16 Where it is not practicable to detain or dispose of stormwater on site, only clean

stormwater runoff should enter the public stormwater drainage system.

17 Artificial wetland systems, including detention and retention basins, should be sited and

designed to:

(a) ensure public health and safety is protected

(b) minimise potential public health risks arising from the breeding of

mosquitoes

26 Development should comply with the current Environment Protection (Water Quality)

Policy.

Biodiversity and Native Vegetation

27 Development should retain existing areas of native vegetation and where possible

contribute to revegetation using locally indigenous plant species.

28 Development should be designed and sited to minimise the loss and disturbance of native

flora and fauna, including marine animals and plants, and their breeding grounds and

habitats.

29 The provision of services, including power, water, effluent and waste disposal, access

roads and tracks should be sited on areas already cleared of native vegetation.


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30 Native vegetation should be conserved and its conservation value and function not

compromised by development if the native vegetation does any of the following:

(a) provides an important habitat for wildlife or shade and shelter for livestock

(b) has a high plant species diversity or includes rare, vulnerable or

endangered plant species or plant associations and communities

(c) provides an important seed bank for locally indigenous vegetation

(d) has high amenity value and/or significantly contributes to the landscape

quality of an area, including the screening of buildings and unsightly views

(e) has high value as a remnant of vegetation associations characteristic of a

district or region prior to extensive clearance for agriculture

(f) is growing in, or is characteristically associated with a wetland

environment.

31 Native vegetation should not be cleared if such clearing is likely to lead to, cause or

exacerbate any of the following:

(a) erosion or sediment within water catchments

(b) decreased soil stability

(c) soil or land slip

(d) deterioration in the quality of water in a watercourse or surface water

runoff

(e) a local or regional salinity problem

(f) the occurrence or intensity of local or regional flooding.

32 Development that proposes the clearance of native vegetation should address or

consider the implications that removing the native vegetation will have on the

following:

(a) provision for linkages and wildlife corridors between significant areas of

native vegetation

(b) erosion along watercourses and the filtering of suspended solids and

nutrients from runoff

(c) the amenity of the locality

(d) bushfire safety

(e) the net loss of native vegetation and other biodiversity.

33 Where native vegetation is to be removed, it should be replaced in a suitable location on

the site with locally indigenous vegetation to ensure that there is not a net loss of native

vegetation and biodiversity.

34 Development should be located and occur in a manner which:

(a) does not increase the potential for, or result in, the spread of pest plants, or the

spread of any non-indigenous plants into areas of native vegetation or a conservation

zone

(b) avoids the degradation of remnant native vegetation by any other means including

as a result of spray drift, compaction of soil, modification of surface water flows,

pollution to groundwater or surface water or change to groundwater levels

(c) incorporates a separation distance and/or buffer area to protect wildlife

habitats and other features of nature conservation significance.

35 Development should promote the long-term conservation of vegetation by:

(a) avoiding substantial structures, excavations, and filling of land in close

proximity to the trunk of trees and beneath their canopies

(b) minimising impervious surfaces beneath the canopies of trees

(c) taking other effective and reasonable precautions to protect both

vegetation and the integrity of structures and essential services.


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Soil Conservation

41 Development should not have an adverse impact on the natural, physical, chemical or

biological quality and characteristics of soil resources.

42 Development should be designed and sited to prevent erosion.

43 Development should take place in a manner that will minimise alteration to the

existing landform.

44 Development should minimise the loss of soil from a site through soil erosion or

siltation during the construction phase of any development and following the

commencement of an activity.

Orderly and Sustainable Development

OBJECTIVES

1 Orderly and economical development that creates a safe, convenient and pleasant

environment in which to live.

2 Development occurring in an orderly sequence and in a compact form to enable the

efficient provision of public services and facilities.

3 Development that does not jeopardise the continuance of adjoining authorised land uses.

4 Development that does not prejudice the achievement of the provisions of the

Development Plan.


1 Development should not prejudice the development of a zone for its intended purpose.

2 Land outside of townships and settlements should primarily be used for primary production

and conservation purposes.

3 The economic base of the region should be expanded in a sustainable manner.

6 Development should be located and staged to achieve the economical provision of public

services and infrastructure, and to maximise the use of existing services and

infrastructure.

7 Where development is expected to impact upon the existing infrastructure network

(including the transport network), development should demonstrate how the undue effect

will be addressed.

8 Vacant or underutilised land should be developed in an efficient and co-ordinated

manner to not prejudice the orderly development of adjacent land.

9 Development should be undertaken in accordance with the following concept plans

▪ Concept Plan Map CooD/12 - Motorsport Park.

Siting and Visibility

OBJECTIVES


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1 Protection of scenically attractive areas, particularly natural, rural and coastal landscapes.


1 Development should be sited and designed to minimise its visual impact on:

(a) the natural, rural or heritage character of the area

(b) areas of high visual or scenic value, particularly rural and coastal areas

(c) views from the coast, near-shore waters, public reserves, tourist routes

and walking trails.

2 Buildings should be sited in unobtrusive locations and, in particular, should:

(a) be grouped together

(b) where possible be located in such a way as to be screened by existing

vegetation when viewed from public roads.

3 Buildings outside of urban areas and in undulating landscapes should be sited in

unobtrusive locations and in particular should be:

(a) sited below the ridgeline

(b) sited within valleys or behind spurs

(c) sited in such a way as to not be visible against the skyline when viewed

from public roads

(d) set well back from public roads, particularly when the allotment is on the

high side of the road.

4 Buildings and structures should be designed to minimise their visual impact in the

landscape, in particular:

(a) the profile of buildings should be low and the rooflines should complement

the natural form of the land

(b) the mass of buildings should be minimised by variations in wall and roof

lines and by floor plans which complement the contours of the land

(c) large eaves, verandas and pergolas should be incorporated into designs so

as to create shadowed areas that reduce the bulky appearance of

buildings.

5 The nature of external surface materials of buildings should not detract from the visual

character and amenity of the landscape.

6 The number of buildings and structures on land outside of urban areas should be

limited to that necessary for the efficient management of the land.

7 Development should be screened through the establishment of landscaping using locally

indigenous plant species:

(a) around buildings and earthworks to provide a visual screen as well as

shade in summer, and protection from prevailing winds

(b) along allotment boundaries to provide permanent screening of buildings

and structures when viewed from adjoining properties and public roads

(c) along the verges of new roads and access tracks to provide screening and

minimise erosion.

Tourism Development

OBJECTIVES

1 Environmentally sustainable and innovative tourism development.


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2 Tourism development that assists in the conservation, interpretation and public

appreciation of significant natural and cultural features including State or local

heritage places.

3 Tourism development that sustains or enhances the local character, visual amenity and

appeal of the area.

4 Tourism development that protects areas of exceptional natural value, allows for

appropriate levels of visitation, and demonstrates an environmental analysis and

design response which enhances environmental values

6 Tourism development that contributes to local communities by adding vitality to

neighbouring townships, regions and settlements.

7 Increased opportunities for visitors to stay overnight.

8 Ensure new development, together with associated bushfire management minimise the

threat and impact of bushfires on life and property while protecting the environment.


1 Tourism development should have a functional or locational link with its natural,

cultural or historical setting.

2 Tourism development and any associated activities should not damage or degrade any

significant natural and cultural features.

3 Tourism development should ensure that its scale, form and location will not overwhelm,

over commercialise or detract from the intrinsic natural values of the land on which it is

sited or the character of its locality.

4 Tourism development should, where appropriate, add to the range of services and

accommodation types available in an area.

5 Any upgrading of infrastructure to serve tourism development should be consistent with

the landscape and the intrinsic natural values of the land and the basis of its appeal.

6 Major tourism developments should generally be located within designated areas and

existing townships, towns or cities.

Tourism Development Outside Townships

9 Tourist developments should demonstrate excellence in design to minimise potential

impacts or intrusion on primary production activities and on areas of high conservation,

landscape and cultural value.

12 Where appropriate, tourism developments in areas outside townships should:

(a) adapt and upgrade existing buildings of heritage value

(b) seek to improve conditions in disturbed or degraded areas on the site.

13 Advertisements associated with tourism developments should:

(a) not exceed 0.5 square metres in area for each display

(b) be limited to no more than two per site

(c) be located on the same site as the tourist development

(d) not be internally illuminated.


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15 Tourism development, particularly in remote areas should be designed to minimise energy

and water demands and incorporate alternative, sustainable technologies that use

renewable energy sources and/or treat and reuse stormwater and wastewater to minimise

reliance on mains services.

16 Natural features, signs and walkways should be used to manage and minimise

potential risks of visitors damaging areas of cultural or natural significance, fragile

areas, and areas of highest environmental value.

17 The visual and ambient impact of vehicles should be minimised by placing roadways and

parking areas in unobtrusive locations.

Residential Parks and Caravan and Tourist Parks

19 Residential Parks and Caravan and Tourist Parks should be designed to:

(a) minimise potential conflicts between long-term residents and short-term

tourists

(b) protect the privacy and amenity of occupants through landscaping and

fencing

(c) minimise traffic speeds and provide a safe environment for pedestrians

(d) include centrally located recreation areas

(e) include extensive landscaping that enhances the appearance of the

locality, with a landscape buffer around the perimeter of the site.

(f) ensure that adequate amenity blocks (showers, toilets, laundry and

kitchen facilities) and service facilities (eg public telephones, kiosks and

restaurants) are provided to serve the population to be accommodated by

the facility.

20 On-site visitor parking in caravan and tourist parks should:

(a) be designed and located to be accessible to visitors at all times

(b) not dominate the internal site layout

(c) be clearly defined as visitor spaces and not specifically associated with any

particular accommodation site.

21 Long-term occupation of Caravan and Tourist Parks should not lead to the

displacement of existing tourist accommodation, particularly in important tourist

destinations, such as in coastal or riverside locations.

22 A minimum of 12.5 percent of a park should comprise communal open space, landscaped

areas and recreation areas.

23 Landscaping should comprise locally indigenous species that are appropriate to the

development and the subject land, and facilitate amenity and environmental

sustainability.

Transportation and Access

OBJECTIVES

1 A comprehensive, integrated, affordable and efficient air, rail, sea, road, cycle and

pedestrian transport system that will:

(a) provide equitable access to a range of public and private transport services

for all people

(b) ensure a high level of safety

(c) effectively support the economic development of the State

(d) have minimal negative environmental and social impacts


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(e) maintain options for the introduction of suitable new transport

technologies.

2 Development that:

(a) provides safe and efficient movement for all motorised and non-motorised

transport modes

(b) ensures access for vehicles including emergency services, public

infrastructure maintenance and commercial vehicles

(c) provides off street parking

(d) is appropriately located so that it supports and makes best use of existing

transport facilities and networks.

3 A road hierarchy that promotes safe and efficient transportation in an integrated

manner throughout the State.

4 Provision of safe, pleasant, accessible, integrated and permeable pedestrian and

cycling networks.

5 Safe and convenient freight movement throughout the State.


Land Use

1 Land uses arranged to support the efficient provision of sustainable transport networks

and encourage their use.

Movement Systems

2 Development should be integrated with existing transport networks, particularly

major rail and road corridors as shown on Location Maps and Overlay Maps - Transport,

and designed to minimise its potential impact on the functional performance of the

transport networks.

4 Roads should be sited and designed to blend with the landscape and be in sympathy with

the terrain.

5 Land uses that generate large numbers of visitors such as shopping centres and

areas, places of employment, schools, hospitals and medium to high density residential

uses should be located so that they can be serviced by existing transport networks and

encourage walking and cycling.

6 Development generating high levels of traffic, such as schools, shopping centres and other

retail areas, entertainment and sporting facilities, should incorporate passenger pick-up

and set down areas. The design of such areas should ensure interference to existing traffic

is minimised and give priority to pedestrians, cyclists and public and community transport

users.

8 Development should provide safe and convenient access for all anticipated modes of

transport including cycling, walking, public and community transport, and motor vehicles.

12 Industrial/commercial vehicle movements should be separated from passenger vehicle car-

parking areas.

13 Development should make sufficient provision on site for the loading, unloading and

turning of all traffic likely to be generated


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Access

22 Development should have direct access from an all weather public road.

23 Development should be provided with safe and convenient access which:

(a) avoids unreasonable interference with the flow of traffic on adjoining roads

(b) accommodates the type and volume of traffic likely to be generated by the

development or land use and minimises induced traffic through over-

provision

(c) is sited and designed to minimise any adverse impacts on the occupants of

and visitors to neighbouring properties.

25 The number of vehicle access points onto arterial roads shown on Overlay Maps -

Transport should be minimised, and where possible access points should be:

(a) limited to local roads

(b) shared between developments.

27 Development with access from arterial roads or roads as shown on Overlay Maps -

Transport should be sited to avoid the need for vehicles to reverse on to the road.

28 Driveways, access tracks and parking areas should be designed and constructed to:

(a) follow the natural contours of the land

(b) minimise excavation and/or fill

(c) minimise the potential for erosion from runoff

(d) avoid the removal of existing vegetation

(e) be consistent with Australian Standard AS 2890 Parking facilities.

Access for People with Disabilities

29 Development should be sited and designed to provide convenient access for people with

a disability.

Vehicle Parking

31 Development should provide off-street vehicle parking and specifically marked

disabled car parking places to meet anticipated demand in accordance with Table

CooD/1 - Off Street Vehicle Parking Requirements.

32 Development should be consistent with Australian Standard AS 2890 Parking facilities.

33 Vehicle parking areas should be sited and designed in a manner that will:

(a) facilitate safe and convenient pedestrian linkages to the development and

areas of significant activity or interest in the vicinity of the development

(b) include safe pedestrian and bicycle linkages that complement the overall

pedestrian and cycling network

(c) not inhibit safe and convenient traffic circulation

(d) result in minimal conflict between customer and service vehicles

(e) avoid the necessity to use public roads when moving from one part of a

parking area to another

(f) minimise the number of vehicle access points to public roads

(g) avoid the necessity for backing onto public roads


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(h) where reasonably possible, provide the opportunity for shared use of car

parking and integration of car parking areas with adjoining development to

reduce the total extent of vehicle parking areas and the requirement for

access points

(i) not dominate the character and appearance of a centre when viewed from

public roads and spaces

(j) provide landscaping that will shade and enhance the appearance of the

vehicle parking areas.

34 Vehicle parking areas should be designed to reduce opportunities for crime by:

(a) maximising the potential for passive surveillance by ensuring they can be

overlooked from nearby buildings and roads

(b) incorporating walls and landscaping that do not obscure vehicles or

provide potential hiding places

(c) being appropriately lit

(d) having clearly visible walkways.

35 Where parking areas are not obviously visible or navigated, signs indicating the

location and availability of vehicle parking spaces associated with businesses should be

displayed at locations readily visible to customers.

36 Parking areas that are likely to be used during non daylight hours should provide

floodlit entrance and exit points and site lighting directed and shaded in a manner that will

not cause nuisance to adjacent properties or users of the car park.

37 Parking areas should be sealed or paved in order to minimise dust and mud nuisance.

38 To assist with stormwater detention and reduce heat loads in summer, vehicle

parking areas should include soft (living) landscaping.

39 Parking areas should be line-marked to indicate parking bays, movement aisles and

direction of traffic flow.


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