Draft Urban Employment Zone Land Review 2019...City of Charles Sturt – Urban Employment Land...

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City of Charles Sturt

Urban Employment Land Review (Urban Employment Zone)

July 2019

City of Charles Sturt – Urban Employment Land Review July 2019

2 1 Site observations conducted March 2017 and November 2018 2Urban Employment Zone Land Review: Industrial Land Advice, by JLL, February 2018 3Based on similar density to Woodville West (50 dw/ha) and 25% of land used for non‐residential purposes. 4The City of Charles Sturt Freight management Plan, 2017

Table of Contents

Executive Summary ...................................................................................................................... 3

1. Objective ............................................................................................................................... 5

2. The Study Area ..................................................................................................................... 6

3. Study Area Configuration ................................................................................................... 12

4. Strategic Policy Context ........................................................................................................ 7

4.1 State Strategic Plan, 2011 ................................................................................................. 7

4.2 State Planning Policies for South Australia, January 2019 ............................................... 7

4.3 The 30‐Year Plan for Greater Adelaide, (2017 Update) ................................................... 8

4.4 City of Charles Sturt Community Plan, 2016‐2027 ........................................................... 8

4.5 Charles Sturt Council Development Plan .......................................................................... 8

5. City of Charles Sturt Industrial Land Study 2008 .................................................................. 9

6. Housing Supply in Charles Sturt ......................................................................................... 10

7. Factors Influencing Prime Employment Areas ................................................................... 11

7.1 The rise of the logistics sector ............................................................................ 13

7.2 Infrastructure provision ...................................................................................... 13

7.3 Availability of serviced, affordable land ............................................................. 14

7.4 Major investment ............................................................................................... 15

7.5 Development demand ........................................................................................ 17

7.6 Accessibility ........................................................................................................ 19

7.7 City of Charles Sturt Freight Management Plan, 2017 ....................................... 22

7.8 Current Zone Policy ............................................................................................ 23

8. Prime Employment Land Assessment Framework ............................................................. 25

9. Recommendations .............................................................................................................. 27

10. References .......................................................................................................................... 28

Appendix A – Future Opportunity’s to Investigate Potential Policy Amendments ............... 29

NORTH WEST PRECINCT ........................................................................................................ 30

OUTER NORTH PRECINCT ...................................................................................................... 32

MID NORTH PRECINCT .......................................................................................................... 34

INNER EAST PRECINCT ........................................................................................................... 38

MID EAST PRECINCT .............................................................................................................. 42

MID SOUTH PRECINCT ........................................................................................................... 43

Appendix B – Overview of the City’s Urban Employment Precincts (under separate cover) 44



Executive Summary The City of Charles Sturt has a significant amount of land contained within the Urban Employment Zone (formerly known as Industry Zone) comprising approximately 474 hectares in 19 separate precincts. The economic contribution of industrial land uses to the City is significant. Manufacturing accounts for approximately 10.8% of employment in the Council area and produces the largest output (gross revenue generated by businesses/organisations in industry sectors) at 25.5% (data sourced from REMPLAN based on ABS Census Data 2016). In recent times, the City has seen a decline in manufacturing land uses. This is indicative of the decline of manufacturing Australia‐wide and particularly in the western Adelaide areas. An estimated 1,256 manufacturing jobs were lost between 2011 and 2016. The next largest loss was in wholesale trade (605 jobs). Both land use categories are typically located in the Urban Employment Zone in the City of Charles Sturt (data sourced from Place of Work Analysis, Charles Sturt LGA, 2011 & 2016 – source JLL, Australian Bureau of Statistics). Council’s Strategic Directions Report (SDR), April 2014, identified the need to undertake a review of Council’s industrial policy within the Development Plan. An Urban Employment Zone Development Plan Amendment (DPA) was identified as a medium priority, the objective being, to assist in the promotion of employment generating opportunities. An Urban Employment Zone Development Plan Amendment (DPA) was prepared by Council and authorised by the Minister for Planning in October 2017. The Urban Employment Zone provides greater flexibility of appropriate land uses within the Zone that can facilitate employment opportunities for the City such as research and development, retail, office and consulting land uses. The need to preserve and revitalise employment land was also identified in previous studies undertaken by Council, namely the City of Charles Sturt Industrial Land Study, 2008 (ILS, 2008) and the City of Charles Sturt Employment Revitalization Plan, 2011. The Studies highlighted the importance of preserving employments lands and revitalising the local economy to provide the community with opportunities to live and work in close proximity. The State Government’s 30 Year Plan for Greater Adelaide (2017 Update) (The 30‐Year Plan) also identifies the need to provide strategic employment land options with direct access to major freight routes to support activities that require separation from housing and other sensitive land uses.



In recent times, there has been a rise in land owner requests to consider rezoning some Urban Employment Zoned land to facilitate alternative land uses. The ILS, 2008 has to date provided Council with a strong strategic justification for considering requests to rezone land contained within the City’s Urban Employment Zone. However, the ILS, 2008 is now over 10 years old and it is considered timely to review the previous recommendations of the ILS, 2008 to provide a high degree of certainty for Council, landowners, businesses and the community regarding appropriate development outcomes with land contained within the Urban Employment Zone. The purpose of this report is to review the previous recommendations and land use assessment framework from the ILS, 2008 to reaffirm which precincts are still considered for the longer term as Prime Employment Areas (PEAs). The report provides a Prime Employment Land Assessment Framework (PELAF) (refer to Table 8, page 26) with criteria to review the attributes for strategically important employment precincts. The criteria used in this review, was influenced from the State Government’s Metropolitan Adelaide Industrial Land Strategy (2007) and the previous ILS, 2008, with some exceptions. The methodology of the criteria used is detailed in Section 10. The assessment of the criteria has been conducted internally by Council staff and has been guided by the observations in this review within Sections 7 to 10. The review and its recommendations aim to assist informing Council in its overall consideration of future rezoning proposals. The review identifies the following precincts as Prime and Secondary Employment Areas for the City in Table 1:

Prime Employment Areas Secondary Employment Areas

Athol Park (score 17) Kilkenny North (score 11)

Woodville North (score 16) Grange Road, Beverley (score 11)

Woodville (score 16) Kidman Park North (score 11)

Beverley (score 15) Port Road/South Road Corner (score 11)

Royal Park (score 14) Kidman Park South (score 10)

West Croydon/Kilkenny South (score 14) Albert Park (score 10)

Hendon South (score 12) Welland (score 8)

Hindmarsh (score 12) East Avenue, Beverley (score 7)

Tapleys Hill Road (score 6)

Torrens Road (score 6)

Hendon North (score 6) Table 1: Revised Table of recommended Prime and Secondary Employment Areas



1. Objective The purpose of this review is to investigate the previous recommendations and land use assessment framework of the ILS, 2008 to reaffirm which precincts are still considered worthy of retention in the longer term as Prime Employment Areas (PEAs). The review investigates current economic and development settings to inform a clear strategic direction over the City’s employment areas for the purposes of maintaining a balance of employment land and consideration of surplus employment areas that maybe considered for alternative land uses in the future. In particular , when approached by a land owner wanting to rezone their land this strategy and framework enables council to make an informed and objective decision about whether the rezoning is in the long term interest of the broader community.



2. The Study Area To maintain a level of consistency with the ILS, 2008, the Study Area has been divided into the same six precincts based on location within the City, as illustrated in Figure 1. The location of the City’s precincts has informed the assessment of criteria (a) ‘location to other precincts’ in the Prime Employment Land Assessment Framework (refer to Section 7).

Figure 1 – Urban Employment Zone Precincts Overlay Map



3. Strategic Policy Context

3.1 State Strategic Plan, 2011 The South Australian Strategic Plan, 2011 outlines a medium to long‐term vision for the whole of South Australia. From an employment perspective the most relevant strategies from the Plan include:

South Australia’s Strategic Plan 2011

Goal: All South Australian’s have job opportunities

Target 47: Jobs Increase employment by 2% each year from 2010 to 2016 (baseline: 2010)

Goal: South Australia has a resilient, innovative economy

Target 38: Business Investment Exceed Australia’s ratio of business investment as a percentage of the economy by 2014 and maintain thereafter (baseline: 2002‐03)

3.2 State Planning Policies for South Australia, January 2019 The State Planning Policies (SPP) are prescribed in the Planning, Development and Infrastructure Act, 2016 (PDI, Act). The SPP represents the Government’s key strategic planning policies for which other strategic documents such as Regional Plans or the Planning and Design Code must align to its strategic directions. There are sixteen SPPs each of which contain objectives and guiding policies. From an employment perspective the most relevant to this review include:

State Planning Policies, 2019

SPP: Employment Lands

Providing a suitable supply of land for employment uses is critical to support job growth and the economic prosperity of the communities. The planning system needs to support the diversification of our economy and remove barriers to innovation. It is critical that the right signals are sent to the market to attract interest, investment and tourism opportunities across South Australia.

Objective: To provide sufficient land supply for employment generating uses that supports economic growth and productivity.

Policy 9.6: Protect prime industrial land for employment use where it provides connectivity to freight networks; enables a critical mass or cluster of activity; has the potential for expansion; is connected to skilled labour; is well serviced; and is not constrained by abutting land uses.



3.3 The 30‐Year Plan for Greater Adelaide, (2017 Update) The 30‐Year Plan for Greater Adelaide , (2017 Update) (The Plan) from a hierarchy perspective sits below the Government’s SPP as a ‘Regional Plan’. The Plan provides strategic direction for future development to the community, the private sector and local government. Economic growth is a key Principle of the Plan and is defined further under the policy theme tile ‘The economy and jobs’ through a number of specific policies and actions. The following policies and actions are relevant to this review:

The 30‐Year Plan for Greater Adelaide (2017 update)

Policy 56:

Ensure there are suitable land supplies for the retail, commercial and industrial sectors.

Policy 68:

Focus business clusters and manufacturing hubs around key transport infrastructure such as road, air, rail, sea terminals and intermodal facilities to maximise the economic benefits of export infrastructure.

Policy 69:

Create sufficient buffer activities and design guidelines to prevent manufacturing and defence lands being lost to encroachment by residential activities and to prevent land‐use conflicts between these activities.

Policy 73:

Provide sufficient strategic employment land options with direct access to major freight routes to support activities that require separation from housing and other sensitive land uses.

3.4 City of Charles Sturt Community Plan, 2016‐2027 The City of Charles Sturt Community Plan 2016‐2027 includes key themes to guide the City’s strategic directions. Relevant to this review the Plan includes ‘Our Economy’ as a key Theme. The Theme provides Objectives which include, ‘Support and enable local business prosperity and growth’ and ‘Facilitate an environment for a diversity of business and industry types’. The review of the ISL, 2008 recommendations aligns with these objectives.

3.5 Charles Sturt Council Development Plan The Charles Sturt Council Development Plan sets the policy to guide future development within particular zones. The Development Plan does not affect existing development. The focus of this review includes all land contained within the recently authorised Urban Employment Zone.



4. City of Charles Sturt Industrial Land Study 2008

The ILS, 2008 reviewed Development Plan policy applying at the time for the City’s industrial zoned areas to assess their contemporary relevance. The ILS, 2008 identified a total of 9 ‘prime industrial areas’ from then 22 separate industrial precincts based on criteria in the Adelaide Metropolitan Industrial Land Strategy, April 2007. These prime industrial areas (now referred to as Prime Employment Areas) were considered as strategic employment areas for the City, being significant in their contributions to the local economy. The ILS, 2008 identified the need to protect these areas from rezoning and encroachment. These areas include Royal Park, Hendon, Woodville North, Athol Park, Arndale, West Croydon/Kilkenny, Beverley, Port Road/South Road and Hindmarsh. The ILS, 2008 also identified other employment precincts referred to as secondary precincts, some of which were still identified as important to retain for employment uses, while others were considered no longer relevant for industrial land and could be potentially considered for alternative land uses. Since the ILS, 2008, some secondary employment areas have been rezoned to facilitate residential land uses or a mix of residential and commercial land uses. These areas include, Devon Park, the former Clipsal site at Bowden, the former SANFL AAMI Stadium site at West Lakes, the former Balfours factory site in Seaton and the remaining Urban Employment Zoned land in Bowden and Brompton (between Second Street and Hawkers Street). This area of rezoned land accounted for approximately 41.5ha (approximately 8% of the Urban Employment Zoned land). While the majority of this land has been rezoned to facilitate mix use outcomes (residential and commercial) (with the exception of Devon Park) the broader outcomes of these re‐zonings are predominantly residential in nature. Other secondary employment precincts are currently being investigated by the City of Charles Sturt for potential rezoning through privately funded DPA processes. One exception involves a portion of the West Croydon/Kilkenny South precinct which is currently defined as a Prime Employment Area. Table 2 below provides a list of the current DPA’s and their progress:

Type DPA’s Status

Secondary Findon Road, Kidman Park (North) Mixed Use (Residential and Commercial) DPA

Consultation stage

Secondary Findon Road, Kidman Park Mixed Use (Residential and Commercial) DPA (Southern Precinct)

Investigation stage

Prime (portion)

Kilkenny Mixed Use Mixed Use (Residential and Commercial) DPA

Investigation stage

Table 2: Current Development Plan Amendments affecting Urban Employment Zone land



5. Housing Supply in Charles Sturt In the City of Charles Sturt there are a number of major developments occurring now and into the future that are contributing to housing growth. The following table (Table 3) below illustrates the estimated dwelling yields from these major development projects and potential major project areas.

Current major development projects Estimated dwelling yields

Devon Park 133

Bowden development 2400

Woodville West 570

St Clair 1200

West development 1600

Sub‐total 5,903

Potential major development projects Indicative dwelling yields (based on DPA investigations and pre‐DPA estimates)

Kilkenny (former Bianco site) Mixed Use DPA 500

Bowden Brompton Mixed Use DPA 1530

Seaton (Housing SA regeneration site) 16803

Seaton Mixed Use DPA – Privately Funded 245

Kidman Park (South) Mixed Use DPA 630

Kidman Park (North) Mixed Use DPA 190

Sub‐total 4,775

Total 10,678 Table 3: Estimated dwelling yields in current major development projects

The above table highlights that there is a large supply of housing potential over the next few years in the City of Charles Sturt. Future considerations for rezoning Prime Urban Employment Areas should therefore not be solely based on the potential for greater housing stock in the City. There are broader considerations to consider with a proposed rezoning of land, which are reflected in Council’s Privately Funded Development Plan Amendments (DPA) Policy. These include:

The proposed policy amendments are consistent with the Government’s Planning Strategy and Council’s strategic documents;

The current policy over the subject land is considered outdated;

The proposed amendments address social, environmental and economic outcomes. The estimated and indicative dwelling yields shown above in Table 3, does not take into account the additional dwelling yields occurring through more general ‘two from one’ land divisions within established residential areas, which averages approximately 1000 per year in recent times. The housing growth in the City is therefore not just achieved through major projects but through ongoing infill within established residential areas.



6. Factors Influencing Prime Employment Areas This section provides observations which have influenced the assessment of criteria contained in the Prime Employment Land Assessment Framework in Section 11. The following information provides a broad overview of the market relating to land zoned for employment purposes including land contained within the City’s Urban Employment Zone. The following is a summary of the advice provided by JLL on behalf of Council in their report titled ‘Urban Employment Zone Land Review: Industrial Land Advice, dated February 2018’. The observations in this Section have informed the assessment of the criteria in the Prime Employment Land Assessment Framework (refer to Section 7):



6.1 Study Area Configuration The precincts have been further divided into sub‐precincts to review each employment area in detail. The following data in Table 4 demonstrates the size of each precinct. These observations have informed the assessment of criteria (e) ‘Potential to accommodate further development’ in the Prime Employment Land Assessment Framework (refer to Section 7). Precincts Current

Industrial Area Type

Approx. Area (Ha)

% of Industry Area

Approx. No. of Parcels

Approx. Avg. Size of Parcels m2

North West Royal Park Prime 48.4 10.0 162 2987 Tapleys Hill Road Secondary 0.5 0.1 8 625 Outer North Woodville North Prime 62.8 13 126 4984 Athol Park Prime 54.7 11 196 2791 Kilkenny North Prime 24.3 5.0 93 2612 Mid North Woodville Secondary 29.1 6.0 35 8314 Albert Park Secondary 20.2 4.1 89 2269 Hendon North Secondary 3 0.6 34 882 Hendon South Prime 30 6.1 56 5357 Inner East Hindmarsh Prime 25.5 5.2 207 1231 Port Road/South Road Corner Prime 14.8 2.9 121 1223 Torrens Road Secondary 1.6 3.0 19 842 Mid‐East West Croydon/Kilkenny South Prime 23.5 4.8 60 3917 Beverley Prime 74.6 15.2 378 1883 Grange Road, Beverley Secondary 16.7 3.4 115 1650 East Avenue, Beverley Secondary 3.8 0.7 12 3146 Welland Secondary 20.5 4.2 163 1258 Mid‐South Kidman Park North Secondary 7.8 1.6 20 3900 Kidman Park South Secondary 12.8 2.6 4 32000 Approximate Total 475

Table 4: Study area configuration

Notes: The areas identified also include public roads within the calculation. The average parcel sizes are based on the approximate areas divided by the number of parcels. In some sub‐precincts residential land uses exist which affect the average size of parcel data.

Observations:

The City of Charles Sturt has considerable stock of Urban Employment Zoned land;

In physical size, the largest employment precincts in the City include Beverley, Woodville North, Athol Park and Royal Park, which reflect their current status as Prime Employment Areas (refer Section 2, The Study Area, numbers 10, 4, 3 and 1). The size of these precincts facilitate opportunities for future development.

The Beverley precinct (refer Section 2, The Study Area, number 10) contains the largest number of parcels reflective of the number of smaller residential sized allotments located in the precinct.



The smallest precincts City include Tapleys Hill Road, Torrens Road and Hendon North (refer Section 2, The Study Area, numbers 2, 17 and 8). The size of these precincts is a factor that limits opportunities for future development.

6.2 The rise of the logistics sector The rise of the logistics sector – mobile communications as well as improved data and inventory management have led to changes in business processes, including outsourcing specialist logistics companies, consolidation of warehousing as well as the adoption of “just‐in‐time” inventory management. This process has led to the development of very large efficient distribution centres, and in Adelaide, the outer northern industrial suburbs have been the focus of activity2. Major logistics companies currently located in the City of Charles Sturt may consider eventually moving to lower cost locations with better access to major freight routes in Adelaide’s outer northern suburbs. This would free up land for redevelopment. However, it is noted that smaller scale logistics companies may be drawn to the City of Charles Sturt’s Urban Employment Lands due to the comparatively central location and proximity to airport and Port Adelaide. Examples may include distribution centres for on‐line retailing (typified by significant volumes of traffic movements but small delivery vehicles rather than b‐double semi‐trailers). These sites typically need good access to arterial road networks2. Advice from JLL indicated that ‘the Athol Park and Woodville North Precincts attract more enquiries than Hendon South and Royal Park despite both Hendon South and Royal Park presenting better in terms of layout and amenity, with less obvious interface issues. The Athol Park and Woodville North Precincts are in closer proximity to Adelaide’s traditional industrial heartland (e.g. Regency Park; Wingfield) and this is an important factor in their relative appeal compared to Royal Park and Hendon South2’. The observations in this Section have informed the assessment of criteria (b) ‘Location to freight/transport connections’ in the Prime Employment land Assessment Framework criteria (refer to Section 7):

6.3 Infrastructure provision Infrastructure improvements are one “pull factor” that can increase the appeal of a particular region. Good quality infrastructure can entice companies to move to outer suburban areas that might have been previously overlooked in favour of a more central location. For example, recent and proposed improvements to the Port River Expressway, Northern Expressway and proposed Northern Connector will improve access to the emerging industrial areas in Greater Edinburgh Parks and Gillman. . An example in the City of Charles Sturt includes the Hendon South precinct. The precinct was part of an initiative of GigCity Adelaide to connect Hendon Studios at 3 Butler Drive, Hendon to SABRENet in late 2018. The ultra‐high speed fibre connection potentially gives the Hendon South precinct a competitive advantage and provides an opportunity to grow and foster new like‐minded businesses investment. These observations have informed the assessment of criteria (c) ‘Investment attraction’ in the Prime Employment Land Assessment Framework (refer to Section 7).



6.4 Availability of serviced, affordable land A supply of affordable, well located land provides the impetus for companies to consider moving premises, particularly those companies with poorly located properties, facilities that are out‐dated, or expansion / contraction plans. While much of the focus with regard to serviced affordable land is the outer suburban industrial areas, the inner and middle suburbs provide opportunities for redevelopment of industrial land vacated by redundant uses. The main business park in Grange Road, Beverley precinct is one such example, where the previous Coles Myer warehouse site was redeveloped into smaller sites for warehousing with associated offices. Other sites within this precinct provide opportunities for future redevelopment. These observations have informed the assessment of criteria (c) ‘Investment attraction’ in the Prime Employment Land Assessment Framework (refer to Section 7).



6.5 Major investment In terms of construction of major industrial premises over the last 10 years (3,000 square metres or more), advice received from JLL indicates that there was approximately 50,000 square metres of building construction. Table 5 below more broadly illustrates the location of proposed and constructed development, their value and approximate floor areas (for >1000 square metres) within Urban Employment Zoned areas in Charles Sturt. . These observations have informed the assessment of criteria (c) ‘Investment attraction’ in the Prime Employment Land Assessment Framework (refer to Section 7).

Construction of major industrial premises over the last 10 years (>1,000 square metres or more)

Precincts ILS 2008

Status Location of buildings constructed Approx. Floor area (m2)

Building(s) DA ($)

North West Royal Park P Y

Y Y DA

5 Brandwood Street, Royal Park 1196‐1200 Old Port Road, Royal Park 6 Symonds Street, Royal Park 17 Frederick Road, Royal Park

2,560 1,196 1,109 1,544

3 1 1 1

1.13m 1m 900k 1.8m

Outer North Woodville North

P Y S

30‐32 Park Avenue, Woodville North 64A ninth Avenue, Woodville North

4480 2552

1 3

2m 1.5

Athol Park P S Y DA

53 Lavinia Street, Athol Park 32 Athol Street, Athol Park 39 Park Avenue, Pennington

1,241 4,533 2,692.80

3 1 1

2.6m 3m 1m

Mid North Woodville S S

Y

853‐867 Port Road, Woodville ‐ 36,700 2115

‐ 12 1

5m (demo) 25m 1.7m

Inner East Hindmarsh P Y 1 Hindmarsh Place, Hindmarsh 1,436 1 1.1m Y 31 Adam Street, Hindmarsh 4,000 3 1.1m Port Road/South Road Corner

P Y Y

2‐10 Ridley Street, Hindmarsh 2‐10 Ridley Street. Hindmarsh

1,183 1,937

3 1.3m 1.5m

Mid‐East West Croydon/ Kilkenny South

P UC John Shearer land, Kilkenny Road, Kilkenny

37,525 1 21m

Beverley P Y Y Y Y Y Y Y

19 Pope Street, Beverley (Electrolux) 19 Pope Street, Beverley 10‐14 Toogood Avenue, Beverley 16‐20 Alfred Avenue, Beverley 10‐14 Alfred Avenue, Beverley 19 Alfred Avenue, Beverley 22‐26 Alfred Avenue, Beverley

25,500 14,225 4,253 3,055 2,205 1,967 1,900

7 4 1 2 1 1 1

12.5m 7.8m 4.5m 1.5m 2m 1.35m 1.2m

Grange Road, Beverley

S Y UC

1 Myer Court, Beverley 13 Myer Court, Beverley 18 Myer Court, Beverley

916 1364 878

1 3 1

1.2m 820k 1.1

Welland S DA DA

111A Welland Avenue, Welland 22 Gawler Avenue, Welland

970 955

1 2

1.7m 800k

Mid‐South Kidman Park North

S UN 338‐342 Findon Road, Kidman Park 3,840 1 8.5m

Table 5: ‐Spatial location of major industrial buildings constructed



Note: ILS, 2008 column refers to currently identified Prime or Secondary Employment Lands Status column refers to ‘Y’ construction is complete, ‘UC’ under construction, ‘S’ staged construction, ‘DA’

development assessment stage

Observations:

The largest single investments have occurred in the Woodville Precinct (refer Section 2, The Study Area, number 7) within the Charles Sturt Industrial Estate (east side of Cheltenham Parade) and within the West Croydon/Kilkenny South Precinct (refer Section 2, The Study Area, number 14). The investments (not constructed presently) include building floor areas over 36,000m2 and construction values over $40 million.

The Beverley Precinct (refer Section 2, The Study Area, number 10) has seen the greatest amount of major investment with six buildings constructed with a total floor area of approximately 49,768m2 and a value of approximately $30m.

Other precincts that have had major building activity include the Port Road/South Road Corner, Athol Park, Royal Park and Woodville North (refer Section 2, The Study Area, numbers 15, 3, 1 and 4 respectively).

A large portion of the major investment has occurred in the City’s Prime Employment Areas with the exception of the Woodville Precinct (refer Section 2, The Study Area, number 7) currently a Secondary Employment Area in the ILS, 2008).

The Welland Precinct (refer Section 2, The Study Area, number 11) has also had recent major proposed investment albeit it at a lower scale in floor area and dollar value. While these proposed investments are still in development stages it shows there is market interest to potentially investment in the City’s Secondary Employment Areas.



6.6 Development demand The following data (refer Table 6) provides an overview of proposed development costs associated with development applications (DA) within the Urban Employment Zone to gauge the level of potential investment occurring within each precinct over‐time. These observations have informed the assessment of criteria (c) ‘Investment attraction’ in the Prime Employment Land Assessment Framework (refer to Section 7). Precincts DA costs

2014 DA costs 2015

DA costs 2016

DA costs 2017

DA costs 2018

DA costs 2019 to date

North West Royal Park $407,489 $1,551,476 $508,801 $806,267 $733,900 $1,997,370 Tapleys Hill Road $0 $0 $1,008,000 $650,000 $0 Outer North Woodville North $845,001 $401,321 $545,000 $502,500 $300,000 $1,000 Athol Park $1,019,600 $39,765 $4,211,220 $3,986,693 $498,302 $1,783,101 Kilkenny North $151,500 $42,501 $27,000 $621,001 $148,000 $110,000 Mid North Woodville $64,000 $423,200 $960,800 $5,868,000 $4,516,319 $900,000 Albert Park $992,000 $564,902 $114,901 $147,501 $55,500 $470,000 Hendon North $0 $950,000 $0 $0 $120,000 Hendon South $46,558 $2,003 $83,100 $160,000 $21,100 $11,950 Inner East Hindmarsh $505,001 $350,327 $17,501 $1,680,337 $1,743,102 $2,861,000 Port Road/South Road Corner

$215,000 $490,500 $13,000 $2,900,000 $684,002 $355,100

Torrens Road $0 $17,600 $0 $0 $0 $10,000 Mid‐East West Croydon/Kilkenny South

$3,500 $0 $13,726 $1000 $21,506,000 $5,000

Beverley $8,740,692 $2,961,988 $2,606,084 $6,333,327 $3,293,495 $1,432,723 Grange Road, Beverley

$0 $0 $1,710,501 $46,873 $956,303

East Avenue, Beverley

$0 $0 $204,301 $200,000 $0 $150,000

Welland $294,230 $1,646,323 $712,301 $350,001 $2,955,840 $4,936,977 Mid‐South Kidman Park South

$1.00 $0 $0 $0 $0

Kidman Park North

$4,000 $8,515,000 $123,501 $3,001 $441,00

Table 6: ‐Development application costs associated with development proposals

Note: The data only provides information of development costs associated with development applications. The

total investment in each precinct may vary from these figures depending on actual development approvals issued and actual construction undertaken on the ground.

Some precincts are well developed and utilised and therefore the data above should not be looked at in isolation to determine the performance of a precinct.

The data does not take into account development applications lodged after the preparation of this report.



Graph 1: ‐Development application costs associated with development proposals

Observations:

The greatest investment proposed through development applications over the last 6 years has occurred in the Beverley, West Croydon/Kilkenny South precincts (refer Section 2, The Study Area, numbers 10 and 14) .

There has been recent investment in the Port Road/South Road Corner precinct (refer Section 2, The Study Area, number 15) in the form of new warehouse developments following the closure of the former spring‐makers site.

The Beverley and Athol Park precincts (refer Section 2, The Study Area, numbers 10 and 3) has been the most consistent in development applications totalling over one million dollars for four years or more.

The Royal Park and Welland precincts (refer Section 2, The Study Area, numbers 1 and 11) have also improved in the last two.

The Hindmarsh precinct (refer Section 2, The Study Area, number 16) has shown a spike of potential development from 2017.

Although little movement through development applications was shown for the Kidman Park precincts (refer Section 2, The Study Area, numbers 18 and 19) these sites are still well utilised.

The Woodville precinct (refer Section 2, The Study Area, number 7), has performed well in development application costs.

$0

$5,000,000

$10,000,000

$15,000,000

$20,000,000

$25,000,000

$30,000,000

Chart Title



An analysis was undertaken by JLL on behalf of Council on demand for industrial land. The following observations were made:

Demand for industrial spaces across metropolitan Adelaide remains subdued, although there has been an improvement over the last six months with enquiry levels from third party logistics, food and beverage, and agribusiness sectors all improving.

A lack of modern, efficient industrial space available for lease is limiting leasing activity. This is the case across Adelaide’s north‐western industrial precincts, including the City of Charles Sturt.

While there has been some investment activity and modern office‐warehouse projects developed, the majority of industrial space available is older, secondary space.

6.7 Accessibility The information below highlights the location of B‐double and other freight routes in the City. These observations have informed the assessment of criteria (b) in the Prime Employment Land Assessment Framework (refer to Section 7): (b) Location to freight/transport connections – does the precinct have good connectivity

to arterial road networks and gazetted B‐Double routes. While most of the precincts have access to arterial roads such as Port Road and Torrens Road not all precincts are adequately serviced by gazetted B‐double routes for 26m length vehicles. The City’s Urban Employment Zone precincts are also constrained with no access for 32m or 36.5m road trains with the exception of the Athol Park precinct along its Grand Junction Road frontage. Key roads on the B‐double network include Port Road, South Road and Torrens Road and Tapleys Hill Road, which align with the City’s existing Prime Employment precincts. The Prime Employment Areas of Athol Park and Woodville North contain a B‐double network through these areas. The following maps (Figures 2 and 3) identify gazetted heavy traffic routes and their relationship to the Urban Employment Zones in Charles Sturt (sourced from the Department of Planning, Transport and Infrastructure (DPTI), RAVNET site).



Figure 2 –Spatial presentation of the Urban Employment Zone precincts in relation to 26m B‐Double routes in the City of Charles Sturt



Figure 3 – 32 and 36.5m metre Road Train routes adjacent to the City of Charles Sturt

Prime Employment precincts Secondary Employment precincts



6.8 City of Charles Sturt Freight Management Plan, 2017 The City of Charles Sturt developed a Freight Management Plan acknowledging the importance of maintaining its key employment areas and recognising the role road networks play for freight movements throughout the City. The Plan reviewed road networks within a number of the City’s key Urban Employment Zone precincts. These observations (summarised in Table 7 below) have informed the assessment of criteria (b) and (f) in the Prime Employment Land Assessment Framework (refer to Section 7)4. (b) Location to freight/transport connections – does the precinct have good connectivity

to arterial road networks and gazetted B‐Double routes. (f) Parking and manoeuvring capacity – does the precinct provide good internal road

networks.

Summary of observations of key precincts in the City of Charles Sturt Freight management Plan, 2017

Precincts ILS, 2008

North West Royal Park Prime Generally contains wide roads that can accommodate up to semi‐trailers.

Freight access is provided to the precinct by Port Road and Tapleys Hill Road.

Frederick Road has the potential to become a freight route. Outer North Woodville North

Prime The precinct is bounded by a number of B‐Double routes.

Athol Park Prime The precinct is bounded by a number of B‐Double routes.

Currently no direct access for heavy vehicles from/to Grand Junction Road.

Restrictions exist for access onto Hanson Road, with heavy vehicles restricted from turning left onto Hanson Road from Athol Street.

Kilkenny North Prime B‐doubles routes through the precinct are currently permitted on Regency Road and Torrens Road.

Both Gray Street and Humphries terrace are wide roads that can accommodate semi‐trailers.

Mid North Woodville Secondary Access to the precinct is via Port Road and Cheltenham Parade which are

both B‐double approved routes.

Cheltenham Parade is a wide road that also provides access to the large private industrial estate.

Albert Park Secondary West Lakes Boulevard is an approved B‐double route which provides access to the Albert Park precinct.

Hendon North Secondary The precinct has a B‐double route along Tapleys Hill Road. Hendon South Prime The precinct has a number of roads that can accommodate semi‐trailers.

Access is provided to the precinct by B‐Double approved routes on West Lakes Boulevard, Tapleys Hill Road and Philips Crescent.

Inner East Hindmarsh Prime The precinct has a B‐double route accessible from South Road.

Bacon Street, Holden Street and Richard Street are wide roads that are considered suitable to accommodate semi‐trailers, whilst river Street and Adam Street are both narrow roads.



Mid‐East West Croydon/ Kilkenny South

Prime The precinct has B‐Double routes along Port Road, Kilkenny Road, David Terrace and Aroona Road.

Beverley Prime The precinct has B‐Double routes providing access from Grange Road, Port Road and pope Street.

Pope Street is a wide road with mountable kerbs and a turning bay at the end of the street.

Ledger Road and Toogood Avenue can accommodate semi‐trailers.

William Street provides a one‐way southbound movement for vehicles and Charles Road provides a one‐way northbound movement parallel to William Street.

Main Street between Port Road and West Street is southbound only. Grange Road, Beverley

Secondary The precinct is serviced by a B‐double route along Grange Road.

East avenue, Beverley

Secondary East Avenue is a freight access route and is an important link between Port Road/Grange Road.

Main Street could be considered as a freight route opportunity if land is provided to widen for an upgrade.

Welland Secondary The precinct has a B‐double route accessible from Grange Road.

Frederick Street is not an overly wide road, although a turnaround area near Barpowell Street allows for large truck movements. The roundabout at Hindmarsh Avenue/Welland Avenue restricts heavy vehicles movements; however, the roundabout has been constructed as mountable to allow heavy vehicles access if required.

Mid‐South Kidman Park North

Secondary The precinct has a B‐double route access provided from Findon Road.

Kidman Park South

Secondary The precinct has a B‐double route access provided from Findon Road.

Table 7: ‐Observation – City of Charles Sturt Freight Management plan, 20174

6.9 Current Zone Policy Urban Employment Zone The City’s industrial areas are contained within the Urban Employment Zone as identified in the Charles Sturt Council Development Plan, consolidated 13 June 2019. The Urban Employment Zone replaced the Industry Zone in 2017. The policy structure within the Zone includes three policy areas identified as the Core Industry Policy Area, Main Road Commercial Policy Area and the Bulky Goods Policy Area. The Zone also includes an Industry Interface Area, which is a policy overlay for land located in close proximity to zones that contain more sensitive land uses. Industry Interface Area The existing Industry Interface Area is identified on Overlay Maps – Development Constraints within the Charles Sturt Council Development Plan. This area includes Urban Employment Zone land that abuts existing residential zoned land in a number of locations. The intent of the policy within this area is to minimise impacts to adjacent zones that contain more sensitive land uses. Land uses that are potentially hazardous or produce negative off‐site impacts, such as noise, air, water and waste emissions to generate significant volumes of industrial traffic are not considered appropriate in this area. A number the City’s urban Employment Zone precincts have interface issues.



Core Industry policy Area 26 The Core Industry Policy Area has been applied in locations not covered by the Industry Interface Area. This Policy Area envisages more intensive industrial activity with the potential for 24‐hour capacity for operations. Main Road Commercial Policy Area 25 The policy area was introduced into the Zone following the recommendations of the ILS, 2008. The aim of the policy area is to provide greater land use flexibility along the fringes of the zone where adjacent to arterial roads. While industry and warehouse uses are still encouraged other land uses envisaged include retail, offices and consulting rooms. Bulky Goods Policy Area 6 A Bulky Goods Policy Area is currently located in the City’s Urban Employment Zone. There are three locations. These include the Royal Park precinct (refer Section 2, The Study Area, number 1) adjacent to Old Port Road, within the Woodville Precinct (refer Section 2, The Study Area, number 7) adjacent to Port Road and within the Woodville North precinct (refer Section 2, The Study Area, number 4) along the northern side of Torrens Road. The Bulky Goods Policy Area within the Woodville precinct is established with Bunnings and Harvey Norman occupying this area. The current Zone and associated Policy Areas has influenced the assessment of criteria (c), (d) and (e) in the Prime Employment land Assessment Framework (refer to Section 9) in relation to: (c) Investment attraction – consideration of recent development demand through

development proposals/associated costs and major investment provides an indication as to the precincts economic viability.

(d) Capacity for 24‐hour operations – does the precinct have good interface with non‐industrial land uses to provide a core industrial area for intensive industry purposes.

(e) Potential to accommodate further development – does the precinct contain land large enough to provide development opportunities.



7. Prime Employment Land Assessment Framework

The Prime Employment Land Assessment Framework (PELAF) (refer to Table 8, page 26) provides criteria to review the attributes for strategically important employment precincts. The ILS, 2008 assessed the City of Charles Sturt industrial precincts against 11 criteria to determine whether industrial precincts were prime industrial areas. The criteria used, was influenced from the State Government’s Metropolitan Adelaide Industrial Land Strategy (2007). The criteria below predominantly aligns with the previous criteria used with the exception of some. A number of attributes used in the ILS, 2008 were rated the same score. Given Charles Sturt’s employment precincts are located within a central area in Metropolitan Adelaide it stands to reason that these areas will always be well located to supply chains, skilled labour and existing infrastructure connections and subsequently these criteria have not been used in this review. The rationalising of criteria was supported in JLL’s advice2. The previous ILS, 2008 criteria also involved the consideration of land use constraints as well as the capacity for 24‐hour operations. These criteria were considered to be directly correlated with each other and have been combined2. A further criterion previously used in the ILS, 2008 relating to suitability for small industry was also not used. The criteria considered whether a precinct provided choice in terms of parcel sizes for small industries. It is considered that most of the precincts could satisfactorily accommodate this criterion. The following criteria has been used to re‐evaluate the City’s Prime Urban Employment Areas: (a) Location to other industrial precincts – locating near ‘aligned uses’ has its advantages

for connectivity and creating a critical mass. (b) Location to freight/transport connections – does the precinct have good connectivity

to arterial road networks and gazetted B‐Double routes. (c) Investment attraction – consideration of recent development demand through

development proposals/associated costs and major investment provides an indication as to the precincts economic viability.

(d) Capacity for 24‐hour operations – does the precinct have good interface with non‐industrial land uses to provide a core industrial area for intensive industry purposes.

(e) Potential to accommodate further development – does the precinct contain land large enough to provide development opportunities.

(f) Parking and manoeuvring capacity – does the precinct provide good internal road networks.

The evaluation of the City’s urban employment precincts against the Prime Employment Land Assessment Framework is detailed below in Table 9. The assessment was conducted internally by Council staff based on the observations from this review:



Precincts and sub‐precincts Prime Employment Land Assessment Framework

(a) (b) (c) (d) (e) (f) Total/18

North West

Royal Park 1 2 2 3 3 3 14

Tapleys Hill Road 1 1 1 1 1 1 6

Outer North

Woodville North 3 3 1 3 3 3 16

Athol Park 3 3 3 2 3 3 17

Kilkenny North 1 2 2 2 2 2 11

Mid North

Woodville 2 2 3 3 3 3 16

Albert Park 2 2 1 1 2 2 10

Hendon North 1 1 1 1 1 1 6

Hendon South 1 2 1 3 2 3 12

Inner East

Hindmarsh 1 1 3 3 2 2 12

Port Road/South Road Corner 1 2 2 2 2 2 11

Torrens Road 1 1 1 1 1 1 6

Mid‐East

West Croydon/Kilkenny South 2 2 3 3 2 2 14

Beverley 2 2 3 3 2 3 15

Grange Road, Beverley 2 1 2 2 2 2 11

East Avenue, Beverley 2 1 1 1 1 1 7

Welland 1 1 2 1 1 2 8

Mid‐South

Kidman Park North 2 2 2 1 2 2 11

Kidman Park South 2 2 1 1 2 2 10

Table 8: ‐ Prime employment land assessment framework

Score Rating: 1 Not well aligned 2 Alignment 3 Well aligned

As an observation it should be noted that while there is a strong correlation between the size of a precinct and whether the precinct is considered as a ‘Prime Employment Area’, precincts that may be considered as Secondary Employment Areas still serve as functional employment lands providing areas for employment generating opportunities.



8. Recommendations Based on the PELAF in Section 7, the City’s Urban Employment Zone precincts are recommended in the following categorisations (refer Tables 9 and 10). The recommendations are provided to inform a clear strategic direction over the City’s Prime Employment Areas to maintain a balance of employment land for the future and to assist in the overall assessment of future rezoning proposals of Urban Employment Zoned precincts for alternative land uses.

PRIME EMPLOYMENT AREAS

1. Athol Park Score 17

2. Woodville North Score 16

3. Woodville Score 16

4. Beverley Score 15

5. Royal Park Score 14

6. West Croydon/Kilkenny South Score 14

7. Hendon South Score 12

8. Hindmarsh Score 12

Table 9: ‐ Prime Employment Areas

SECONDARY EMPLOYMENT AREAS

9. Kilkenny North Score 11

10. Grange Road, Beverley Score 11

11. Kidman Park North Score 11

12. Port Road/South Road Corner Score 11

13. Kidman Park South Score 10

14. Albert Park Score 10

15. Welland Score 8

16. East Avenue, Beverley Score 7

17. Tapleys Hill Road Score 6

18. Torrens Road Score 6

19. Hendon North Score 6 Table 10: ‐ Secondary Employment Areas



9. References

The 30‐Year Plan for Greater Adelaide (updated 2017)

The City of Charles Sturt Community Plan, 2016‐2027

Charles Sturt Council Development Plan, 13 June 2019

The City of Charles Sturt Industrial Land Study, 2008

The City of Charles Sturt Freight Management Plan, 2017

Urban Employment Zone Land Review: Industrial Land Advice, by JLL, 2018

REMPLAN, 2018



Appendix A – Future Opportunity’s to Investigate Potential Policy Amendments Based on the recommendations in Section 8, the following highlights opportunities to undertake future policy investigations in areas of land contained within the Urban Employment Zone that may be more suitable for alternative land uses. There are references made in the information below on duration of time. The following provides context to these references:

Short term – 2‐5 years

Medium term 5‐10 years

Long term 10+. The opportunities highlighted below for future policy investigations do not lend themselves to require the initiation of a City‐wide DPA process given the discrete nature of these sites. Instead, these policy investigations are better suited to be addressed by the relevant land owners. A privately funded DPA is considered strategically the best way to address these recommendations, which provides the mechanism for a land owner(s) to seek the initiation of a DPA process and its associated investigations to consider the rezoning over a discrete area of land. This process allows for a market driven view where future development viability is more seriously considered and evaluated by land owners prior to approaching Council to consider a rezoning exercise. A privately funded DPA process does not intend Council to undertake the necessary investigations, rather they will be generated and funded by the relevant land owner(s) subject to Council’s consent. The recommendations are built on the back of the analysis in this review and provide direction for Council to consider future rezoning requests of land contained within the Urban Employment Zone.



NORTH WEST PRECINCT Royal Park – presents the relevant attributes that warrant its retention as a Prime Employment Area. Its size, parcel variation, location, access to freight networks and limited interface impacts provide a sound location for current and future employment opportunities. Opportunities for future policy investigations: 1. In the short to medium term the area of land between Tapleys Hill Road, Dixon Street,

Kauper Street and Wattle Avenue represent an isolated area of employment land that could be investigated for alternative land uses. The area contains fourteen parcels of which four appear as residential land uses (refer to location shaded in RED on Figure 4). Further investigations should consider opportunities for residential land uses with mixed use commercial along the frontage of Tapleys Hill Road.

Figure 4 – Royal Park precinct

2. The Home Industry Zone along Dixon Street (refer to location shaded in BLUE on Figure

4) is predominantly made up of residential land uses. Further consideration could be made in the short to medium term to investigate the potential to rezone the land to consolidate it with the adjacent Residential Zone.



Tapleys Hill Road – is a small employment precinct with an area of approximately 0.5ha. The precinct has only 8 land parcels and is considered too small to be considered as an effective employment area for industry and other related employment and business activities. This is reflective of its low ranking in the PELAF. Further to the recommendations from the ILS, 2008, the precinct is now contained within a Main Road Commercial Policy Area within the Urban Employment Zone to provide greater commercial flexibility. Opportunities for future policy investigations: 3. In the short term there may be opportunity to consider investigating alternative policy

over a portion of the precinct (refer to location shaded in RED on Figure 5) that abuts the northern side of Denton Street for alternative land uses such as residential while maintaining opportunities for commercial land uses along Tapleys Hill Road (subject to investigations).

Figure 5 – Tapleys Hill Road precinct



OUTER NORTH PRECINCT Athol Park – makes up 11% of the total employment land area in the City and presents the relevant attributes that warrant its retention as a Prime Employment Area in the medium to long term. Its size, parcel variation, location, access to freight networks provides a sound location for current and future employment opportunities. Its status as a Prime Employment Area is also reinforced through the significant investment that has been proposed (identified from the development costs associated with lodged Development Applications). The precinct contains a gazetted B‐double route which also services the Woodville North precinct. Any future rezoning request of land within the precinct needs to be considered carefully to assess the impacts on this freight route. Opportunities for future policy investigations: 4. Further consideration in the short to medium term about the future of the existing Home

Industry Zone is required as it is predominantly made up of residential land uses and not generally reflective of the zone’s objectives. However, its location (surrounded by the Urban Employment Zone) may make rezoning difficult. This is further compounded by its location adjacent to the B‐double freight route.

Woodville North – makes up 13% of the total employment land area in the City and presents the relevant attributes that warrant its retention as a Prime Employment Area. Its size, parcel variation, location, access to freight networks provides a sound location for current and future employment opportunities. The precinct is also well serviced by an existing B‐double freight route. Opportunities for future policy investigations: 5. The section of Home Industry Zone located on the eastern side of the precinct adjacent

to Owen Street (refer to location shaded in RED on Figure 6) contains existing employment based land uses and could be absorbed into the Urban Employment Zone in the short term.

Figure 6 – Woodville North



6. The section of Home Industry Zone located on the western side of the precinct adjacent

to Carlton Crescent (refer to location shaded in RED on Figure 7) contains residential land uses and further consideration could be given in the short term to rezone the land (subject to investigations) to consolidate it with the adjacent Residential Zone. The precinct is also included within an environmental assessment area being undertaken by the Environment Protection Authority (EPA). Future consideration for rezoning within this precinct must take this into account and be guided by advice of the EPA.

Figure 7 – Woodville North

7. As highlighted in Appendix A ‐ Overview of the City’s Urban Employment Zone Precincts,

this Precinct includes a section of land on the southern side of Torrens Road. This section of the Precinct was previously considered for rezoning as part of the Cheltenham Park Racecourse DPA to a residential based zone. The final Authorised Ministerial DPA removed this section of the Precinct which has resulted in the site physically wedged by a residential zone on its eastern, southern and western sides (refer to location shaded in RED on Figure 8). Further consideration could be given in the short term to rezone this section of the Precinct to consolidate it with the adjoining Residential Zone. Although an established industry occupies the site a rezoning (subject to investigations) would not preclude the industry to continue its operations (with existing land us rights) but would present an opportunity to develop the land with compatible land uses with the adjoining residential areas if, and when the existing industry decides to relocate. Future consideration for rezoning within this precinct must be guided by advice of the EPA.



Figure 8 – Woodville North precinct

MID NORTH PRECINCT Woodville – A large section of the precinct that fronts onto Port Road contains more commercial based land uses. The larger industrial type land uses are located off Cheltenham Parade within the Charles Sturt Industrial complex. Unlike the ILS, 2008, the revised PELAF has rated this precinct higher and is proposed as a Prime Employment Area. Its size, parcel variation, location, access to freight networks and limited interface impacts provide a sound location for current and future employment opportunities. This is further supported by the significant amount of investment proposed for new offices and warehouses in this precinct. Opportunities for future policy investigations: 8. Based on the recommendations from the ISL, 2008, further consideration in the medium

term could be made to consider investigating alternative policy over the western portion between Port Road, Cheltenham Parade and Chippenham Street for greater commercial flexibility to better reflect existing land uses and future commercial opportunities (refer to location shaded in RED on Figure 9).



Figure 9 – Woodville precinct

Albert Park – is considered a Secondary Employment Area based on the revised PELAF. The precinct’s configuration and interface with adjacent residential zoning does not make it conducive to be classed as a Prime Employment Area. This is reflective of the current Interface Area which is applied over the entire precinct. Opportunities for future policy investigations: 9. The ILS, 2008 identified potential to rezone the Glyde Street frontage to a residential zone

(refer to location shaded in RED on Figure 10). While there is merit for further investigation in the short to medium term (subject to investigations), the precinct is also included within an environmental assessment area being undertaken by the Environment Protection Authority (EPA). Future consideration for rezoning within this precinct must take this into account and be guided by advice of the EPA.

Figure 10 – Albert Park precinct



10. There is a section of the precinct on the southern side of Jervois Street between West

Lakes Boulevard and May Street that is separated from the rest of the precinct (refer to location shaded in RED on Figure 11). The site has not been used for industrial purposes for some time and currently operates as a place of worship. This site represents an isolated area of employment land that could be investigated in the short term for rezoning (subject to investigations) to consolidate it with the surrounding residential zone located on the western, eastern and southern sides. Future consideration for rezoning within this precinct must take this into account and be guided by advice of the EPA.

Figure 11 – Albert Park precinct

Hendon North – is considered a Secondary Employment Area based on the revised PELAF. The precinct’s configuration and interface with adjacent residential zoning does not make it conducive to be classed as a prime employment area. This is reflective of the current Interface Area, which is applied over the entire precinct. Further to the recommendations from the ILS, 2008, the precinct now contains a Main Road Commercial Policy Area within the Urban Employment Zone to reflect existing land uses and provide greater commercial opportunities. Opportunities for future policy investigations: 11. The consideration of rezoning land along the western side Paqualin Street to facilitate

residential land uses to improve interface with existing residential land uses along the eastern side of Paqualin Street was identified in the ILS, 2008. This is still considered to have merit to investigate in the short to medium term (subject to investigations), while maintaining opportunities for commercial land uses along Tapleys Hill Road (refer to precinct location shaded in RED on Figure 12). The precinct is also included within an environmental assessment area being undertaken by the Environment Protection Authority (EPA). Future consideration for rezoning within this precinct must take this into account and be guided by advice of the EPA.



Figure 12 – Hendon North precinct

Hendon South – as was the case in the ILS, 2008, this precinct still displays attributes that warrant its retention as a Prime Employment Area. The precinct is well connected with Gazetted B‐Double routes, has good interface from residential land uses, has potential for 24 hour operations with a central industrial core area and has potential to accommodate further development within the precinct. Opportunities for future policy investigations: 12. The consideration of rezoning the southern section of the precinct between West Lakes

Boulevard, Botting Street and Willow Crescent as recommended in the ILS, 2008 still warrants further consideration in the long term (subject to investigations) for other alternative land uses given its physical location from the main portion of the precinct and its location to the Albert Park Railway Station (refer to precinct location shaded in RED on Figure 13). Consideration must be given as to the potential interface with the remaining portion of the precinct and potential access. The precinct is also included within an environmental assessment area being undertaken by the Environment Protection Authority (EPA). Future consideration for rezoning within this precinct must take this into account and be guided by advice of the EPA.

Figure 13 – Hendon South precinct



INNER EAST PRECINCT Hindmarsh – still presents the relevant attributes that warrant its retention as a Prime Employment Precinct. Its size, parcel variation, location, access to freight networks and limited interface impacts provide a sound location for current and future employment opportunities. Key land uses include warehousing, offices, retail and wholesale trade, sand and metal depot. The precinct is conveniently located with access to South Road as a gazetted ‘B‐double’ route, although the Torrens to Torrens South Road upgrade project has resulted in some changes to current access onto South Road. The recent Urban Employment Zone DPA has created a Main Road Commercial Policy Area over the precincts western section (along South Road) to reflect existing land uses along this section to provide greater commercial opportunities in the precinct. A broad assessment of the economic profile of the precinct was undertaken using REMPLAN data. The Economic Profile of the precinct indicates a relatively high number of businesses. The precinct appears well occupied with only a small number of vacancies. Existing residential land uses in the precinct are concentrated predominantly along Bacon Street. There is a concentration of Local and State Heritage Places along Adam Street. The precinct has recently been designated as a 40km/h zone. The employment land uses (industrial and commercial) within this precinct remain active and viable. The importance of this precinct has been further identified in Council’s recently endorsed Hindmarsh Place Making Master Plan (2018). Prepared with co‐funding by DPTI, the Master Plan provides a road map to guide investment in the Hindmarsh area. The Master Plan recognises the area’s role in the context of creating a thriving commercial and entertainment precinct, as an alternative to the CBD but linked by free tram and bicycle network. Local employment generated in this precinct is recognised as a logical local strength providing vibrancy and activation as an end point for the adjacent Riverbank precinct. Evaluation distances associated with surrounding EPA licensed activities would impose significant constraints on sensitive land uses and need to be considered in future rezoning considerations.



Opportunities for future policy investigations: 13. The previous ILS, 2008 recommended an opportunity to rezone a section of the precinct

located on the eastern side of Hindmarsh Stadium (land between Hindmarsh Place and Richard Street) to a Mixed Use Zone (refer to location highlighted in RED on Figure 14). The consideration of a Mixed Use Zone under current policy would envisage not only industry but a broad range of commercial land uses as well as potential for residential land uses at medium density scale. Given the precinct’s location to services, transport infrastructure and the Adelaide CBD, it is recommended that in the medium term investigations be undertaken to consider the potential for rezoning to a Mixed Use Zone in this location. The investigations will need to include the potential interface impacts between non‐residential and residential land uses to ensure the precinct remains a viable Prime Employment Area. Future consideration for rezoning within this precinct must also take this into account and be guided by advice of the EPA.

Figure 14– Hindmarsh Precinct



Port Road/South Road corner – This precinct was previously considered as a Prime Employment Area in the ILS, 2008. Since then, recent events have influenced its ranking to a Secondary Employment Area although still above 50%. The T2T project has required a large section of the precinct for the re‐development of South Road and has resulted in changes to the current access arrangements for the precinct. While a key employment base closed its operations in 2016, the site of this operation has seen redevelopment in the form of small scale warehousing and offices. More recently a development proposal is also being considered for a two storey building comprising consulting rooms and offices along the precinct Port Road frontage. This site is located in the District Centre Zone but forms part of the site of the operations which closed in 2016. In the short term, there are still a significant number of industries that operate from the precinct to warrant its retention as an employment precinct. Opportunities for future policy investigations: 14. In the medium to long term future discussions could be made with the relevant land

owners to examine the potential for alterative land uses (including residential) in strategic locations if and when key industries in the precinct no longer remain (refer to location highlighted in RED on Figure 15). Investigations will need to examine the potential interface impacts between non‐residential and potential sensitive land uses to ensure the operations of existing industries and/or businesses in the precinct are not compromised.

Figure 15– Port Road / South Road Corner precinct



Torrens Road – As was the case in the previous ILS, 2008 the Torrens Road Precinct was ranked at the lowest end of the scale as a Prime Employment Area and therefore classed as a Secondary Employment Area. Its size at approximately 1.6ha provides limited economic opportunity. The policies contained in the Urban Employment Zone DPA provide flexibility for a mix of commercial land uses. Opportunities for future policy investigations: 15. There is a small section of the precinct which has road frontages to Fifth Street and Mais

Street (refer to location shaded in RED on Figure 16). In the short term there is an opportunity to investigate rezoning this section of the precinct for residential purposes (subject to investigations). This would re‐align the Urban Employment Zone boundary to the rear property boundary which can improve the interface between residential land uses and non‐residential land uses.

Figure 16– Torrens Road Precinct



MID EAST PRECINCT West Croydon/Kilkenny South – The revised PELAF has still ranked the precinct as a Prime highly. As outlined in the ILS, 2008 there is still a clear case to retain and protect the precinct for employment opportunities given the ongoing operation of OI Glass and their recent investment involving land to the north‐west of Aroona Road. Opportunities for future policy investigations: 16. In alignment with City of Charles Sturt SDR, 2014, a formal rezoning request was lodged

with Council by a proponent to re‐zone land within the precinct (north of the railway line, east of David Terrace and south of Mundulla Street) via Council’s Privately Funded Development Plan Amendments Policy (refer to location highlighted in RED on Figure 17). The subject land comprises approximately 3.5 hectares in area, the majority of which is under the ownership of Gregsand Pty Ltd and Arkaba Pty Ltd. The majority of the land is located within the Urban Employment Zone with a small section of the subject site being within the Residential Character Zone. A Statement of Intent was endorsed by Council in July 2018, to initiate a DPA process which was agreed to by the Minister for Planning on 17 October 2018. DPA investigations are currently underway to consider a variety of medium and higher density residential land uses, in addition to a range of complementary non‐residential land uses. The investigations will consider impacts on existing employment land uses, in particular those associated with the O‐I Glass Manufacturing Plant to ensure no adverse impacts and the ongoing viability of the operation.

Figure 17– Torrens Road Precinct



MID SOUTH PRECINCT Kidman Park North ‐ As recommended in the ILS, 2008 the Kidman Park South Precinct is still considered as a Secondary Employment Area. Opportunities for future policy investigations: 17. As per the recommendations from the ILS, 2008 and the recently endorsed SOI, the

precinct’s location lends itself to consider a mixed land use arrangement that could facilitate residential land uses whilst maintaining the ability for employment type land uses to continue. A draft DPA underwent statutory consultation in 2019 and a final draft DPA will be considered by Council in late 2019.

Kidman Park South – As recommended in the ILS, 2008 the Kidman Park South Precinct is still considered as a Secondary Employment Area. While not a Prime Employment Area, the precinct currently provides opportunity for employment and business activities. With an area of approximately 12.8ha the precinct is an adequate size for the current industries and businesses to continue their operations. This is evident by the fact that the entire precinct is fully utilised. Its location though provides ongoing interface issues and prevents opportunities for 24 hour operations to occur. Opportunities for future policy investigations: 18. As per the recommendations from the ILS, 2008 and the recently endorsed SOI, the

precinct’s location lends itself to consider residential land uses. The DPA investigation process will result in a draft policy recommendation for Council to consider in due course.



Appendix B – Overview of the City’s Urban Employment Precincts

The following provides a summary of the recommendations from the ILS, 2008 and observations within each precinct:

1 Site observations conducted March 2017 and November 2018

NORTH WEST PRECINCT

Royal Park – Prime Employment Area (ILS, 2008)

Refer to Part 2 ‐Figure 1 ‐ Precinct 1

Legend

Urban Employment Zone boundary

Industrial Land Study, 2008 – previous recommendations

rezoning the whole of the Old Port Road/Tapleys Hill Road corner for Bulky Goods; (Note: This recommendation was addressed in the authorised Urban Employment Zone DPA.)

rezoning the balance of the Old Port Road frontage as a Main Road policy area; and rezoning of land south of Dixon Street, from Home Industry to either Industry or Residential, but probably

the former so as to remove a street from interface.

Observations

This precinct is currently identified as a Prime Employment Area in the ILS, 2008. Its Prime Industrial status is reflective of its overall size as the City’s 4th largest industrial zoned precinct

with an area of approximately 48.4ha. The precinct is well accessed via Old Port Road and Frederick Road with good linkages to the Port,

Airport and City. A Gazetted B‐Double route (for 23m and 26m carriages) services the precinct along Old Port Road and

Tapleys Hill Road. The precinct also has potential to access Council’s Waterproofing the West infrastructure for industries. A mixture of large and small land parcels exist within the precinct. The precinct has good interface on its northern and western boundaries from residential land uses. Beyond the Industry Interface Area, the precinct maintains a large Core Industry Policy Area, which

provides opportunity for heavier industry with potential for 24 hour capacity. There is an existing Bulky Goods Policy Area along old Port Road and adjacent to Hardy Street and Dixon

Street. This Policy Area was extended from Tapleys Hill Road to Clovelly Avenue as part of the Urban Employment Zone DPA authorisation.

A section of the precinct between Kauper Street, Tapleys Hill Road, Dixon Street and Wattle Street comprises a mixture of residential land uses and industry.

The precinct appears to be reasonably utilised with six vacancy signs identified in the precinct1.


Summary of land use types

Salvage Yard Warehouse / distribution Excavation / Earthmovers

Service Trade Premises Retail – butchers, bakery Wholesale/retail

Manufacturing (e.g. pump systems, fabricators, reinforced cement, beer producers, welding equipment)

Gymnasium

Catering services

Joiners Craft brewery Food processing (e.g. seafood supplies)

Offices Engineering services Computer technology services

Consulting rooms (medical centre) Training facility Motor repairs

Subject to formal rezoning consideration

Nil


Tapleys Hill Road (Corner Tapleys Hill Road and Old Port Road) – Secondary Employment Area (ILS, 2008)


Legend



rezoning the balance of the Port Road frontage as a Main Road policy area; (Note: This recommendation was addressed in the authorised Urban Employment Zone DPA.)

Observations

This precinct was originally included in the Royal Park precinct as part of the ILS, 2008 which was identified as a Prime Employment Area.

This area is physically separated from the Royal Park precinct by Tapleys Hill Road and is being considered as an individual precinct in this review.

This precinct has the smallest area of employment land in the City at approximately 0.5ha. There are eight parcels contained within this precinct that are shared between four land owners. There is no Core Industry Policy Area in this location with the area completely contained within the

Industry Interface Area. The precinct is however, located within a Main Road Commercial Policy area within the Urban Employment Zone.

There is direct interface with residential land uses to the east. The precinct is adjacent to a Gazetted B‐Double route (for 23m and 26m carriages) along Old Port Road

and Tapleys Hill Road.

Land use types

Retail Industry Residential

Vacant land


While no formal request for rezoning has been submitted with Council, a non‐complying application was lodged in 2016 for a change of land use from industry to residential for 8 single storey dwellings at 34‐42 Denton Street, Hendon. The application was refused in January 2017.


OUTER NORTH PRECINCT Athol Park ‐ Prime Employment Area (ILS 2008)

Refer to Part 2 ‐Figure 1‐ Precinct 3

Legend

Urban Employment Zone boundary Home Industry Zone (land not included in this review)


there is a clear need to retain the precinct’s industrial capacity and to improve its existing access and amenity;

opportunities include: rezoning of Grand Junction Road and Hanson Road as Main Road policy areas;

(Note: This recommendation was addressed in the authorised Urban Employment Zone DPA.) eliminating the Home Industry policy area and rezoning as Core Industry, together with the surrounding

Interface area; Note: The current Home Industry Zone is primarily made up of established residential land uses with little evidence of non‐residential land uses.

actively encouraging site consolidation; (Note: This recommendation was addressed in the authorised Urban Employment Zone DPA within the Desired Character statement of the Core industry Policy Area.)

reviewing any Bulky Goods potential in its broader context; (Note: The Urban Employment Zone DPA identified other locations for an expanded Bulky Goods Policy


Area (Royal Park and Woodville North.) considering the widening of both Glenroy Street and the eastern throat of Athol Street;

(Note: Council’s Assets Unit have undertaken a review of the City’s freight networks to guide Council decisions about future freight access into industrial areas to inform road asset decisions and advocate for funds to make structural improvements to the industrial road network.)

rezoning the western end of Millicent Street to Residential. (Note: This matter was not identified as a priority in Council’s most recent Strategic Directions Report, 2014 and has not been pursued at this point in time.)

Observations

This precinct is currently identified as a Prime Employment Area in the ILS, 2008. Its Prime Industrial status is reflective of its overall size as the City’s 3rd largest industrial zoned

precinct. There is a large concentration of residential land uses within the zone particularly along southern side

of Lavinia Street, along Millicent Street and the eastern side of Glenroy Street as detailed in Figure 2 below.

The precinct is made up of many small parcels’ remnant of former housing blocks with the exception of some larger land holdings adjacent to Glenroy Street.

There are a number of sites within the precinct for lease and/or sale. A number of the larger sites predominantly adjacent to Glenroy Street contain buildings that have

reached the end of their economic life. These sites contain buildings that were built in the 1940s for the purposes of manufacturing contributing to the war effort.

Large ownership on eastern side of Glenroy Street ‐ Fibre Packaging plant ‐ supplies a broad range of corrugated cardboard boxes, other corrugated board packaging and cardboard displays to leading brands across Australia and New Zealand.

Gazetted B‐Double route (for 23m and 26m carriages) services the precinct along Glenroy running from Athol Street southbound which also services Woodville North.

While there has been significant potential investment interest in the precinct in 2016 with over $4m and over $3m in 2017 to date through proposed in development application costs, there were seven (observed on site in 2018) land holdings identified on site for lease and/or for sale. These vacancies however, should be considered in context to the overall area of the precinct which is approximately 54ha.

The Precinct is well positioned between the City, the Port and accessible to the Adelaide Airport. The precinct and subject site is located in close proximity to Woodville North and Royal Park

Summary of land use types

Industries (e.g. meat processing, cardboard packaging

Residential Motor repairs

Motor repairs Retail and wholesale Warehouses


A Privately Funded DPA was formally lodged in 2016 by land owners on the western side of Glenroy Street. The proposed site included an area of approximately 11.4ha (20.8% of overall area). The Privately Funded DPA proposal was withdrawn by applicant in 2017 before formally being considered by Council.


Woodville North – Prime Employment Area (ILS 2008)


Legend



There is a clear need to retain the precinct’s industrial capacity, but also improve its functionality, especially as regards access; and

There is a clear need to address the residential interfaces (notes the western edge with Carlton Crescent). (Note: The authorised Urban Employment Zone included Industry Interface policy along the edges of the precinct where there was existing residential interface.)

Opportunities: Rezoning Torrens Road frontage as a Main Road policy area.

(Note: The authorised Urban Employment Zone included this frontage within a Bulky Goods Policy Area.)

Rezoning Home Industry areas to residential (western side) and industry (eastern side). Rezoning of the western playing fields as Recreation and the balance of the Northgate Avenue

frontage as Residential to secure the best long term interface. Considering reconfiguration of the Torrens Road access point to connect with the western end of

Sheffield Street. Considering the widening of the northern section of Audley Street. Facilitating the complete redevelopment of the big old manufacturing facilities into modern industrial

premises. Addressing the residential interfaces, especially in the west.


Observations

This precinct is currently identified as a Prime Employment Area in the ILS, 2008. Its status is reflective of its overall size as the City’s 2nd largest industrial zoned precinct with an area

of 62.6ha. The precinct is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) through the

centre of the precinct along Audley Street, which travels left onto Torrens Road and then left on Hanson Road to connect back to Grand Junction Road.

The precinct has a large Core Industry Policy Area to allow for more intensive industrial operations. A number of the larger sites predominantly adjacent to Glenroy Street contain buildings that have

reached the end of their economic life. These sites contain buildings that were built in the 1940s for the purposes of manufacturing contributing to the war effort.

There is little evidence of residential land uses in the precinct although there some direct interface with residential land uses in adjacent residential zones.

The precinct contains large parcel sizes and evidence of multiple ownerships. The Precinct includes a section of land on the southern side of Torrens Road. This site is occupied by

an established industry specialising in plastic injection moulding. This section of the Precinct was previously considered for rezoning as part of the Cheltenham Park Racecourse DPA to a residential based zone. The final Authorised Ministerial DPA removed this section of the Precinct which has resulted in the site physically wedged by a residential zone on its eastern, southern and western sides.

Land use types

Electrical sub‐station Industry (e.g. motor vehicle components, plastic injection moulding)

Auction rooms

Warehouse distribution Place of Worship


Nil


Kilkenny North – Prime/Secondary Employment Area (ILS 2008)


Legend



The Precinct’s adjacency to Arndale Shopping Centre gives the northern node a particular character and strong commercial prospectivity.

Challa Gardens primary School takes up most of the southern node and largely destroys its integrity as an industrial precinct – noting also the TAFE campus on Humphrey Terrace.

In consequence, the zoning of this southern node warrants rethinking; and The residential interfaces are generally untidy. As to needs and opportunities:‐ There is clear case for retaining the existing industrial capacity, but less so to the south; while

opportunities include North of Regency Road, taking better advantage of the precinct’s proximity to Arndale regional centre; South of Regency Road, rezoning to Mixed Use/Main Road policy area;

(Note: This recommendation was addressed in the authorised Urban Employment Zone DPA and includes land along Torrens Road (northern side).)

Banning trucks from Hassell Street Improving the northern residential interface which runs along a Council boundary.


Observations

The ILS, 2008 previously identified this precinct as the Arndale Precinct. The northern portion of the precinct (north side of Regency Road) was identified as a Prime

Employment Area while the southern section (south of Regency Road up to Torrens Road) is identified as a Secondary Employment Area in the ILS, 2008.

The Prime Employment status for the northern portion is reflective of the industry currently there. The southern portion is more mixed with some industry, a primary school, commercial uses and some residential land uses.

The precinct is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) through the middle of the precinct along Regency Road.

The precinct has a modest core industry area between Humphries Terrace and Gray Street. The remaining area of the precinct is located in the Industry Interface Area.

Land use types

Educational facility Auction rooms Retail – car components

Child care facility Motor vehicle crash repairs


Nil


MID‐NORTH PRECINCT Albert Park – Secondary Employment Area (ILS 2008)


Legend



There is a need to recognise the current zoning misalignment Opportunities include:

Rezoning the Port Road frontage as a Main Road Policy Area to reflect the on ground situation. (Note: This recommendation was addressed in the recently authorised Urban Employment Zone DPA.)

Extending the Industry Zone along the full length of Jervois Street to improve long term interface with the adjoining residential zone.

Rezoning Glyde Street frontage to Residential Zone. Undertaking streetscaping along the southern interface to improve local amenity.

Observations

This precinct was considered as a Secondary Employment Area in the ILS, 2008. There are clear interface issues with residential zones south of the precinct, evidence of closed roads

and current policy aimed at minimising industrial vehicle impacts to residential streets. A review of the last six years of Development Applications for the Precinct shows no significant

employment generating industrial land uses approved. The precinct is serviced by a Gazetted B‐Double route from Port Road and a portion of West Lakes

Boulevard. There is only a small area of land identified as core industry area. The remaining area within the

precinct is contained in the Industry Interface Area due to its interface with adjacent residential zones. One application for industry purposes was refused by EPA direction due to proximity of residential

uses. There is evidence of existing residential land uses located through the precinct. Some significant parcels under one ownership There appears to be no significant manufacturing land uses in this location


The precinct is well placed between Port Adelaide, the Airport and the City. The precinct also has potential to access Council’s Waterproofing the West infrastructure for

industries.

Land use types

Warehouses with associated offices

Service trade premises Retail

Bulky goods outlet Road transport terminal Motor vehicle repairs

Residential


Pre‐Urban Employment Zone DPA consultation in 2014 highlighted some property owner interest to rezone land to facilitate mixed land use (6 Jervois Street and 24‐30 Murray Street) but no formal statement of justification was lodged with Council for these sites. The entire Precinct was previously subject to investigations by the Minister for Planning for an Inner & Metropolitan Corridor Infill DPA. The release of the Minister’s DPA in 2017 for consultation did not include this Precinct. Preliminary discussions with a land owner within the precinct were made in early 2019 about the potential for rezoning a portion of land. A formal Statement of Justification was submitted to Council in June 2019.


Woodville – Secondary Employment Area (ILS 2008)


Legend



Significant recent redevelopment in this precinct has set the scene for its land use patterns for the next generation.

With the completion of the current developments (one being Bunnings), there will be very little industrial land use fronting Port Road.

As to needs and opportunities:‐ There is a clear need to retain the underlying industrial capacity; and There is a need to resolve the correct strategic framework for the Bulky Goods policy area; while The principal opportunity is to rezone the western Port Road/Cheltenham Parade triangle as a Main

Road policy area to better reflect its actual likely future use.

Observations

The precinct was identified as a Secondary Employment Area in the ILS, 2008. The area is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) along Port Road and

Cheltenham Pared. The area has minim interface with residential land uses as it is bordered by the Grange and Outer

Harbor railway line. The western side of the precinct is adjacent to the Cheltenham Cemetery. The precinct has a large core industry area due its minimal residential interface. The precinct is well placed between Port Adelaide, the Airport and the City. The precinct also has potential to access Council’s Waterproofing the West infrastructure for

industries. The precinct appears well utilised with very only two sites identified for lease1. The Charles Sturt Industrial Park (located on the eastern side of Cheltenham Parade) comprises a

number of warehouse and distribution land uses. This site has a current planning consent for an office/warehouse comprising twelve individual buildings. This development was estimated at around


$25m. A further development application was lodged in 2017 and has received planning consent for the demolition of an existing warehouse (former Holden’s factory) and associated structures, excavation of existing underground tunnels and remediation work. This work was estimated at $5m. A significant amount of investment is therefore proposed in this location for employment related activities.

Land use types

Bulky Goods Outlets (Bunnings and Harvey Norman)

Place of Worship Cluster of small industries on Cheltenham Parade

Service Trade Premises Industry (e.g. Assembling Aluminium Windows)

National Storage facilities

Timber yard Warehousing


The Precinct was originally subject to investigations by the Minister for an Inner & Metropolitan Corridor Infill DPA but was not included in the release of the Minister’s DPA for consultation in 2017.


Hendon North – Secondary Employment Area (ILS 2008)


Legend



There is a need to improve the Paqualin Street interface; while Opportunities include Rezoning to a Main Road policy area to better reflect the precinct’s latent commercial potential; and

(Note: This recommendation was addressed in the authorised Urban Employment Zone DPA.) Rezoning to Residential along Paqualin Street to improve this interface.

Observations

Identified as a Secondary Industrial Area in the ILS, 2008, the precinct is relatively small with an area of approximately 3ha.

The precinct is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) along Tapleys Hill Road.


The precinct is relatively small in scale. The area has residential interface on its northern and eastern sides. Due to its size and interface the

precinct has no core industry area and is contained within the Industry Interface Area. The precinct is well placed between Port Adelaide, the Airport and the City. The precinct is well utilised with only one site identified for lease1.

Land use types

Self‐storage services Motor vehicle crash repairs Offices

Retail


Nil


Hendon South – Prime Employment Area (ILS 2008)


Legend



The precinct needs to be retained as an industrial node; while opportunities include: Rezoning of the Tapleys Hill Road frontage as a Main Road policy area; and

(Note: This recommendation was addressed in the authorised Urban Employment Zone DPA.) Consideration of rezoning the dilapidated southern block as Residential.

Observations

The precinct was identified as a Prime Employment Area in the ILS, 2008. The precinct is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) along West Lakes

Boulevard and Tapleys Hill Road. The area has minimal interface with residential land uses as the precinct is orientated inwards. The precinct is well placed between Port Adelaide, the Airport and the City. There were five land holdings identified on site for lease and/or sale in the precinct. These vacancies

however, should be considered in context to the overall area of the precinct which is approximately 30ha1.

Recently the precinct was part of an initiative of GigCity Adelaide to connect Hendon Studios at 3 Butler Drive, Hendon to SABRENet in late 2018. The ultra‐high speed fibre connection potentially gives the Hendon precinct a competitive advantage and provides an opportunity to grow and foster new businesses investment.


Land use types

Self‐storage services

Manufacturing (e.g. surgical equipment, roof framing)

Retail

Warehouse/distribution facilities Place of worship Retail showroom


Nil


MID‐EAST PRECINCT Beverley – Prime Employment Area (ILS 2008)


Legend



There is a clear need to recognise and protect the long term industrial capacity; There is also a clear need to provide better access, noting a current proposal to create a one way loop

on Charles and William to provide short term improvement to the current arrangements; while opportunities include: (Note: The one‐way traffic loop on Charles Road and William Street has been in place for several


years.) Rezoning the western Home Industry policy area to residential to resolve any long term interface issues.

(Note: This recommendation was addressed as part of the Better Development Plan (BDP and General DPA in 2010.)

Rezoning the eastern Home Industry policy area to ‘future road’ to prevent its redevelopment; (Note: This recommendation was addressed as part of the Better Development Plan (BDP and General DPA in 2010.)

Rezoning the Port Road frontage as a Main Road policy area. (Note: This recommendation was addressed in the authorised Urban Employment Zone. The section of land along the frontage of Port Road is included in a Main Road Commercial Policy Area to provide greater commercial flexibility. This Policy Area is also located along the southern section of the Zone along Grange Road.)

Observations

The precinct was identified as a Prime Employment Area in the ILS, 2008. The precinct is the City’s largest area of employment land with an area of approximately 74.6ha which

equates to approximately 15.2% of total of employment land within the City. The precinct is serviced directly by a Gazetted B‐Double route (for 23m and 26m carriages) along Port

Road which also extends into the precinct along Pope Street. There has been significant investment within the precinct based on development costs associated with

lodged development applications in 2016 with a total of approximately $4.5m. Investment has continued in 2017 with a total of $3m to date in development costs based on development applications lodged.

While significant investment interest has occurred, there were several land holdings identified on site for lease and/or for sale. These vacancies however, should be considered in context to the overall area of the precinct which is over 74ha1.

The precinct does have direct interface with existing residential zones on its eastern and western sides and with existing residential land uses within the precinct itself

Current Development Plan policy attempts to address this through the inclusion of an Industry Interface Area which seeks to discourage heavier industrial land uses in these areas.

Notwithstanding the size of the Industry Interface Area, the precinct still maintains a sizeable are within its core for more intensive industry.

Land use types

Manufacturing (e.g. metal fabricators, joiners)

Warehousing/distribution Sand & metal depot

Building industries(e.g. construction companies, building supplies)

Motor crash repairs Bulky goods

Training facilities Motor vehicle repairs Place of worship

Residential uses


The northern edge of the Precinct adjacent to Port Road was subject to previous investigations by the Minister for Planning as part of the Inner & Metropolitan Corridor Infill DPA. This area was not included in the release of the Minister’s DPA for consultation in 2017. Submissions were received during the consultation of the draft Urban Employment Zone DPA by land owners seeking the rezoning of land in precinct to facilitate residential land uses. Consideration for rezoning land to facilitate residential development was outside the scope of the DPA which sought to provide greater flexibility for employment type land uses.


Grange Road, Beverley – Prime Employment Area (ILS 2008)


Legend



Reviewing the zoning on the eastern side to ensure the most appropriate future zone which, on balance, is probably Industry – possibly under a Mixed Use umbrella, including on Grange Road; (Note: A more flexible approach was addressed in the authorised Urban Employment Zone. The section of land along the frontage of Grange Road is included in a Main Road Commercial Policy Area to provide greater commercial flexibility. A Core Industry precinct was developed further north which is buffeted from residential interface.)

Rezoning the western side to Mixed Use with an Industry focus, as part of a strategy to attract higher value uses; (Note: A more flexible approach was addressed in the authorised Urban Employment Zone. The policy provides greater commercial flexibility.)

Considering the creation of new precinct access points, possibly from the future road corridor. (Note: The future road corridor has not proceeded. The main access into this precinct is from William Street and Main Street on Grange Road.)

Observations

Post ILS, 2008 the precinct (eastern side of Main Street) has seen the establishment of new smaller‐scale warehouse development with associated offices. This development replaced a larger industrial complex (former Coles Myer) and included the construction of a new road. The development is almost fully developed with the exception of one site and includes approximately twenty three warehouses.


Land use types

Manufacturing Warehousing/distribution Gymnasium

Play Café Motor repair stations Sand and metal depot

Residential


The southern edge of the Precinct adjacent to Grange Road was the subject to previous investigations by the Minister for Planning as part of the Inner & Metropolitan Corridor Infill DPA. This area was not included in the release of the Minister’s DPA for consultation in 2017.


East Avenue, Beverley – Prime Employment Area (ILS 2008)


Legend



The East Avenue Precinct is a small discrete and long established industrial node with minimal external impacts and limited capacity for change in the near term. Its needs and opportunities are few. (Note: There have been no significant changes to this precinct since the ISL, 2008.)

Observations

In size, the precinct is the fourth smallest in the City however appears fully utilised. There are three registered business within the precinct. The precinct does have direct interface with existing residential zones and therefore due to its size

does not contain a Core Industry Policy Area. In term of potential investment, the data shows no significant increase in development and/or

significant development costs within the precinct.

Land use types

Charles Sturt Beverley Centre Information storage centre Residential and commercial self‐storage


Nil


Welland – Secondary Employment Area (ILS 2008)


Legend Urban Employment Zone boundary


Giving consideration to the desired long term future of the area adjacent the river and the development planning policy implications.

Considering a shift to a mixed use approach across the whole precinct to encourage higher value land use outcomes, including high value industrial uses.

Improving the immediate environment by undertaking additional streetscaping.

Observations

Identified as a Secondary Employment Area in the ILS, 2008. Although a secondary Industrial Area the precinct occupies and area of approximately 20.5ha. Small core industry area located south of Hindmarsh Avenue. The remaining area of the precinct is

located within the Industry Interface Area given the precinct’s interface with surrounding residential land uses.

Conveniently located with access to South Road via Grange Road There is evidence of residential land uses within the precinct predominantly congregated together in

the central front portion and eastern edge of the precinct. There are some large parcels under one ownership The precinct contains many small and medium sized businesses. The fragmentation of ownership in the precinct makes provides greater assurance of its ongoing use

for employment purposes.


A number of residential uses exist in the precinct concentrated closer to the Mixed Use Zone and long the eastern side of the Zone.

There are three EPA licenced land uses within the precinct. These include a concrete supplier, food distribution centre and a waste and recycling depot.

The precinct appears to date to be reasonably utilised with only five land holdings identified in the precinct for lease and/or sale1.

A 40km/h zone has recently been introduced in the precinct’s local road network.

Land use types

Light industry (e.g. coffee roasters,

Sand and metal depot Waste and recycling depot

Warehouse/distribution Motor repairs Gymnasium

Community/function centre Wholesale and retail trade Retail showroom

Residential uses


Nil


West Croydon/Kilkenny South – Prime Employment Area (ILS 2008)


Legend



There is a clear need to recognise and protect the ongoing operation of the glass factory. From this starting point, there is also a need to recognise the latent industrial potential of the John

Shearer site and to consider the desired future use of land north of the rail line. opportunities include: Rezoning of the old and largely run‐down precinct north of the rail line for high density residential use,

although there will be issues to be addressed, including retention of adequate buffering for the glass factory. (Note: The proposed re‐zoning of the ‘former Bianco site’ and other adjacent land was identified as a low priority in Council’s Strategic Directions Report (SDR) (May 2014).)

Widening Aroona Road to improve access to the glass factory and to future development of the John Shearer site; and

Reviewing the zoning of the eastern end to ensure the most appropriate policy setting in all the circumstances.

Observations

The precionct occupies an area of approximately 23.5ha, and was identified as a Prime Employment Area in the ILS, 2008.

The precinct is serviced by a Gazetted B‐Double route (for 23m and 26m carriages) along Port Road, David Terrace and Aroona Road South.

The precinct has a large core industry area with the edges of the precinct contained in the Industry Interface Area refelecting the residential zone interface to the north, eats and west.

While there were no land holdings identified for lease and/or sale on site the precinct does contain large tracts of underutilised land particularly to the north of Aroona Road1.


The precinct conatins a EPA licensed land use. There has been recent development acivity in the precnict on the former John Shearer site (between

Kilknney Road and Aroona Road). The development involved a major warehouse development associated with the existing OI glass factory.

Land use types

Manufacturing (e.g. glass bottle production,

Engineering Educational establishment

Motor repairs Community centre Electrical sub‐station

Retail Residential uses


A formal rezoning request was lodged with Council by Peter Gregg acting on behalf of Gregsand Pty Ltd and Arkaba Pty Ltd to re‐zone the Kilkenny industrial area (north of the railway line, east of David Terrace and south of Mundulla Street) via Council’s Privately Funded Development Plan Amendments Policy. The subject land comprises approximately 3.5 hectares in area, the majority of which is under the ownership of Gregsand Pty Ltd and Arkaba Pty Ltd. The majority of the land is located within the Urban

Employment Zone with a small section of the subject site being within the Residential Character Zone (see Figure below). The majority of the subject site comprises large scale industrial buildings and bitumen. The major industrial presence in this location has been the former Bianco operations (located south of Pinda Street and east of Wilpena Terrace), which ceased operations around 10 years ago. The land is located adjacent to the Kilkenny Railway Station and MJ McInerney Reserve (a large area of public open space).

The proponent is seeking to re‐zone the land via Council’s Privately Funded DPA Policy to consider a variety of medium and higher density residential land uses, in addition to a range of complementary non‐residential land uses.

A Statement of Intent was endorsed by Council in July 2018, to initiate a DPA process which was agreed to by the Minister for Planning on 17 October 2018. DPA investigations are currently underway.


INNER EAST PRECINCT

Port Road, South Road Corner – Prime Employment Area (ILS 2008)


Legend



While consideration might be given to rezoning land south of the rail line as Main Road Policy area (consistent with the approach proposed on much of Port Road), there is a strong counter argument because presently has a very industrial character, is very well buffered and should arguably remain in industrial use – on the basis of which it might even be that the Commercial and Mixed use zones on the perimeter should revert to industry. (Note: The authorised Urban Employment Zone DPA includes a Main Road Commercial Policy Area over the precincts southern section (south of the railway line to South Road up to Scammell Lane) to provide greater commercial flexibility in this location.)

Observations

Previoulsy indentified as a Prime Employment Area in the industrial Land Study, 2008. The precinct has an area of approximately 14.8ha. The precinct has a significant area contained in the Industry Interface Area refelctive of the existing

intrerface with residential zoned land to its northern and eastern boundaries Recent events concerning the precinct has included:

The Torrens to Torrens South Road upgrade project (T2T project) removed sections of the precinct adjacent to South Road via the acquisition of Urban Employment zoned land by the State Government and resulted in changes to access/egress into the precinct

The closure of the Industrial Spring Makers (in March 2016). Recent development proposals have been approved for development over the former Spring

Makers site involving warehouse and offices and more recently a two storey development adjacent to Port Road for comprising consulting rooms and offices.

The precinct also includes EPA licensed activities. There were five land holdings identified for lease and/or sale.

Land use types

Cement batching plant – EPA licenced

Engineering – EPA licenced Manufacturing (e.g. stone masons)

Industries (e.g. cleaning solutions, joiners)

Motor vehicle repairs Office/warehouse


Nil


Hindmarsh (south of Port Road) – Prime Employment Area (ILS 2008)


Legend



Rezoning all land abutting the eastern side of Hindmarsh Stadium to Mixed Use, consistent with the western side, to pick up the latent value of the interface.

Rezoning land along Manton Street, including along its northern side (although this is outside the study area), to the same zone because, although currently in different zones, the whole street is being put to the same, largely industrial use and because its arterial road frontage so close to the city gives it a particular character.

Rezoning the Chapel Street Historic (Conservation) policy area within the adjoining Mixed Use zone. Rezoning the South Road frontage as a Main Road policy area.

(Note: This recommendation was addressed in the authorised Urban Employment Zone.) Eliminating the Interface policy areas altogether.

(Note: The Industry Interface was amended as part of the recently authorised Urban Employment Zone removing this policy overlay from properties abutting South Road.)

Considering the best future use for the River Street node, south of Adam street – imagine a footbridge to the bio‐Sciences precinct, and

Undertaking streetscaping where required.

Observations

Identified as a Prime Employment Area in the ILS, 2008. The precinct occupies an area of approximately 25.5ha The precinct is fragmented with the highest number of land parcels. Conveniently located with access to South Road as a gazetted b‐double route although the recent

Torrens to Torrens South Road upgrade project will result in some changes to current access points onto South Road.

The precinct appears well occupied with only five land holdings identified on site for lease and/or sale1.

Evidence of existing residential land uses in the precinct predominantly concentrated along Bacon Street.

There is a concentration of Local Heritage Places and a State Heritage Place along Adam Street. The precinct contains a licensed activity located. The activity specialises in abrasive blasting, steel

fabrication, industrial coatings & powder coating.


Land use types

Warehouses Offices Retail and wholesale trade

Sand and metal depot Hotel Residential uses

Catering industries Retail Service trade premises

General industry Joiners Automotive repair services

Crash repairs Plumbing supplies Gymnasium

Building companies Self‐storage premises Radio station


Nil.


Torrens Road – Secondary Employment Area (ILS 2008)


Legend



Surrounded by residential development A mixed use zone may facilitate higher value land use outcomes without compromising existing

development or businesses. As to needs and opportunities:‐ There is a need to provide a more flexible policy setting at Torrens Road. To rezone the Torrens Road precinct as a Main Road policy area.

Observations

Identified as a Secondary Employment Area in the ILS, 2008 The precinct has the second smallest area of employment land in the City at approximately 1.6ha but is

fully utilised at present1. There is no Core Industry Policy Area in this location with the area completely contained within the

Industry Interface Area which reflects its direct interface with residential land uses to the east, south and west.

The precinct is adjacent to a Gazetted B‐Double route along Torrens Road.

Land use types

Vehicle auctions Warehouses Industry (e.g. manufacture of cardboard products)


Nil.


MID‐SOUTH PRECINCT Kidman Park North – Secondary Employment Area (ILS 2008)


Legend



Council’s Industrial Land Study 2008 has recognised little difference between this precinct and the adjoining mixed use zone and opportunity for rezoning as a mixed use environment.

As to needs and opportunities, there is no need to preclude the continuation of industry, but there is an opportunity to relax the overall policy setting and by rezoning the precinct as a Main Road policy Area – possibly via integration with the adjoining Mixed Use Zone.

Observations

Identified as a Secondary Employment Area in the ILS, 2008 There is no Core Industry Policy Area in this location with the area completely contained within the

Industry Interface Area which reflects its interface with adjacent residential land uses. The Precinct has access to a Distributor Road which is a gazetted B‐Double route from Grange Road to

the River Torrens. The precinct appears well occupied1.

Land use types

Warehouse/distribution Self‐storage centre Offices

Gymnasium Depots Light industry


A Statement of Justification was submitted to Council in accordance with the City of Charles Sturt Privately Funded Development Plan Amendments Policy by iBS Planning & Projects, acting on behalf of Leander Investments Pty Ltd (property owners of 344‐354 Findon Road, Kidman Park). The proponents are seeking to investigate the potential rezoning of the Urban Employment Zone precinct to a Mixed Use Zone to facilitate medium density residential uses and commercial opportunities. A Statement of Intent was endorsed by Council in August 2018, to initiate a DPA process which was agreed to by the Minister for Planning on 9 October 2018. A draft Findon Road, Kidman Park Mixed Use DPA was exhibited for statutory consultation. A review of the submissions received is currently underway.


Kidman Park South – Secondary Employment Area (ILS 2008)


Legend



There appears to be a need to recognise a higher long term value of this precinct, including potential for high density residential use along the river; while opportunities include giving consideration to:

The best time to rezone the entire precinct to Residential; and rezoning vacant land on Valetta Road as Residential immediately.

Observations

Identified as a Secondary Employment Area in the ILS, 2008 A large isolated pocket of industrial land of approximately 12.8ha. The precinct is surrounded by a Residential Zone to the east, north and west. To the south the Precinct

abuts the Torrens River/linear park. Given its interface the entre Precinct is contained within the Industry Interface Area with no Core

Industry Policy Area. There are only four parcels of land contained within the precinct with only three individual land owners

and is fully occupied1. The Precinct has access to a Distributor Road which is a Gazetted B‐Double route from Grange Road to

the River Torrens. Ongoing residential interface issues have impacted the largest land use (warehouse distributors) with

the inclusion of yellow line markings along Findon Road to prevent vehicles banking up. This land use has also been inhibited by restrictions on its hours of operations.

Land use types

Warehouse/distribution Industry (e.g. fitness equipment) Offices (e.g. surveying company)


A Statement of Justification was submitted to Council in accordance with the City of Charles Sturt Privately Funded Development Plan Amendments Policy by a land owner with the precinct known as the Trust Company of Australia ATF Kidman Park (SA) Trust, which is a wholly owned managed investment trust of Cache Logistics Trust (Cache). The proponent owns the greatest proportion of land within this precinct (identified as 410‐450 Findon Road, Kidman Park). The proponent sought to re‐zone the land via Council’s Privately Funded DPA Policy to consider a variety of medium and higher density residential land uses in addition to a range of complementary non‐residential land uses. A Statement of Intent was endorsed by Council in June 2018 and was agreed to by the Minister for Planning in November 218. Council is currently awaiting the completion of investigations and a draft DPA from the proponent to review to progress the DPA process.

Date post:	10-Sep-2020
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Draft Urban Employment Zone Land Review 2019...City of Charles Sturt – Urban Employment Land...

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