Planning Process Pains Perpetuated in Fullarton

A sitting of Unley’s Council Assessment panel last night saw how Planning Process Pains Perpetuate. This was in evidence with the approval of a 2-storey development on the corner of Culross Avenue and Fullarton Road.

Approved Development for Culross Avenue and Fullarton Road.

Neighbouring residents turned up on mass to protest a development proposed for that site. They left disillusioned by the Planning Process.

Several neighbours made verbal representations, backing up their written submissions. Unley MP David Pisoni, likely to be the planning minister in the new Government, also made representation.

The Panel approved the development. They did so because the application because it was not significantly at variance to the development plan. This was much to the dismay of the gallery.

Much of their dismay centred on understanding that development plans are not prescriptive, but a guideline. They felt that a minimum in the plan should be just that, a minimum.

Planning is not an exact science. This can even confuse those in the industry.

Opportunity missed in the Planning Process

Most of their dismay centred however in an arena they had control over a few years back. Last year this section of Fullarton Road was rezoned. The then Planning Minister signed off, as part of the planning process, on a development plan amendment.

Residents had an opportunity some 4 to 5 years ago to make representation at this stage of the planning process. Back then there was a proposal to alter our development plan to contribute to the Governments 30-year plan.

Not many did, unlike those in the west. The people in the west turned up in force to protest the changes. More to the point they were successful.

Back then, Jennie & I doorknocked all affected residents in Black Forest. We did so to ensure they received and understood the advice provided them by Council. We found many had not bothered to check the mail. Many also did not understand the potential impact on their neighbourhood. Our mentoring helped them, obviously with contrasting results to what happened in Fullarton.

Ultimately the DPA was split into two. The east was approved by the minister with the west left to be argued later (indefinitely).

This has resulted in a development approved that may not have been contemplated had the east been as informed and proactive as the west obviously was. One of many to come, one suspects.

Please Minister, Follow Unley’s Lead

As the government tries to take the lead on Planning Reform I implore them to follow Unley’s lead.

 

The Department of Planning, Transport & Infrastructure (DPTI), on behalf of the Minister, wrote to us late last year. They put a proposition to us  to co-operate with them as they push ahead with the Government’s planning agenda.

In attempting to take the lead on planning reform they have asked councils to collaborate with them. They are asking us to sign a formal agreement to work with them. An agreement intended as a living document that will adapt as things evolve and change. An agreement recognising the need for a more “formal” elected member involvement and direction.

I implore them to simply follow Unley’s lead. They have agreed with Unley’s approach to good design but this has yet to occur in other council areas.

This week our City Strategy & Policy Committee will be making a recommendation to Council in response to the Government’s request. I expect the committee (of which I am a member) and indeed council to agree to work with them. To facilitate the efficient and effective development and implementation of the new planning system, the co-operation and contribution of local government is pivotal.

In a spirit of continued co-operation and as an investment in better “local” outcomes, a genuine commitment to involvement is warranted. However, this must work both ways.

They (DPTI) need to recognise our understanding of the local environment. They need to follow Unley’s lead. Furthermore, other councils need to follow Unley’s lead.

We have already, with a series of DPAs, achieved the population accommodation required by the Government’s 30-year plan. We achieved this with selective rezoning. It has been achieved with planning principles for transitioning to adjacent residential zones not achieved anywhere else.

Please Minister, whoever you may be after the upcoming election, follow Unley’s lead.

The State Commission Assessment Panel not a rubber stamp

News fresh at hand would suggest the State Commission Assessment panel is not a rubber stamp. I have just received advice on there most recent decision. The new proposed Cremorne Plaza development has been deferred.

At their recent meeting they resolved as follows:

The State Commission Assessment Panel resolved to defer consideration of the proposal by Future Urban Group for DA 090/M008/17 at 244-246 Unley Road, Unley subject to the receipt of amended plans and documentation in relation to the following:
·          A review of the height of the development in the context of the planning policy and surrounding character of the area.
·          A review of overlooking impacts.
·          A review of the amenity of the south facing apartments and balconies in light of potential development to the south of the property.
·          A review of the visual bulk of the building.
·          Further examination of the finishes and materials proposed particularly on the podium.
·          A review of the parking provisions in light of the loss of available street parking arrangements on Hart Avenue, and the shortfall of carparks on site related to the provision of retail space.
·          A review of the Unley Road frontage and the Unley Road/Hart Avenue corner of the site to ensure feasible activation of the ground floor and public realm, especially as the outdoor dining area is unlikely to be supported by Council and DPTI Transport’s requirement for a 4.5m by 4.5m corner cutoff, under the Metropolitan Road Widening Act.
·          Consideration of the inclusion of areas for deep rooted plantings on the development site.
·          An updated waste management plan.
It is strongly suggested that further engagement be made with ODASA to resolve some of the above matters.

This may be evidence that the Unley Development Plan is succeeding.

Succeeding in restricting the ad hoc development we have seen elsewhere. It certainly goes to the heart of our Development Plan and our submission to the SCAP.

Time will tell if the SCAP is not a rubber stamp.

There is no end in sight to DPA’s as the Minister makes announcement

There is no end in sight to DPA’s as the Minister announced today that he has been listening to us. Demonstrating this he has announced two DPA’s pertinent to the City of Unley.

I attended on behalf of the City of Unley.

Minister Rau explained that he has been listening. He accepts he and indeed the City of Prospect have failed to provide quality developments along Churchill Road.

I heard him to say that good design is not all about getting the maximum financial result from a development. Good development must relate to its neighbourhood.

This has been the core of what we have tried to achieve here at Unley. We can all take great heart that we have led the way toward better design outcomes.

What has been learnt has been incorporated into a new “Inner & Middle Metropolitan Corridor (Design) Development Plan Amendment”.In so doing he is recognising the work that the City of Unley put into it’s corridor plan and more recently into the Unley Central DPA.

Much of the DPA focuses on the interface with surrounding suburban residential zones  and the street interface. It addresses too, environmental issues.

It would appear on the face of it that this is being incorporated in to the other DPA relevant to Unley. That is the “Inner & Middle Metropolitan Corridor (Sites) Development Plan Amendment”, which is the subject of another blog.

Both DPA’s are open for public consultation as of tomorrow. Submissions are required by 25 July. A public information session has been set for City of Unley participants on 22 June between 4.00 pm and 6.30 pm. It will be held at the Latvian Hall, 4 Clark Street Wayville.

I encourage all who have shown an interest in the recent series of DPA’s to take the opportunity to look at this one, and take part in the consultation.

Sorrybut there is no end in sight to DPA’s.

 

Unley Community responds to the Unley Central DPA

What a night it was last Tuesday. Council hosted the community around the Unley Central Precinct. A night of emotion. A night to remember.

Unley Central PrecinctIt is back to the drawing board as the Unley Community responds to the Unley Central DPA.

Last Tuesday night Council’s City Strategy and Development committee hosted a public forum. The forum allowed rate payers to further clarify their written submissions to Council’s Unley Central DPA.

Approximately 200 people provided written submissions and around 40 backed up these submissions on the night. Most but not all were against the draft proposals.

We received some valuable input from many. Input as to how we might change the draft before putting it to the Minister for approval.

I am sure the Committee and indeed Council will take these on board.

We must be careful though not to allow ourselves to get sucked into accepting misplaced submissions. There were several these. I have thoughts on this that will be the subject of another Blog post.

Many rate payers have forgotten that we (Council and rate payers alike) all agreed back in 2006 to put a proposition to the Minister. The proposition was to protect our historic conservation zones and our streetscape zones. We offered the Minister increased density in the main street corridors and in Unley Central.

What we have found as we have rolled out the various localised DPA’s is that many in our community have forgotten this. We have also found that the keep forgetting that this is not Council driven but Government driven. Our ongoing communication, written and verbal,  is probably responsible for this.

I remind our community that if we don’t conduct these DPAs the Minsiter will do it on our behalf. If this were to happen we lose all control and the result will NOT be to anyone’s liking.

We have also found that our rate payers inevitably believe that we should be focusing on other areas to rezone. In other words, they are in opposition to rezoning their area in favour of rezoning other areas. What these people do not understand is that all areas of council apart from the zones including the Le Cornu site which was raised several times in the submissions received.

What do you think of Unley Council? That is what I was met with this morning by one of our Rate Payers.

She was clearly distressed. They are tearing down the Council Chamber she declared. “We have to stop them” she said repeatedly.

 

central-squareHer concerns related to Council’s recent announcement about investigating redeveloping the Civic Centre Site. She understood Council was about to demolish the Town Hall and the Library. She believed that Council had sent her a letter confirming this.

Newspaper articles have refrained from identifying the Civic Centre site. They have used words like “towering over Town Hall”.  Words like “radical proposal to cannibalise its own Council Chambers”. Ratepayers and others are also distributing flyers indicating Council WILL be building 8 storeys on the Village Green.

Please, please, please! Pay no attention to this alarmist dialogue. It is untrue. For the truth I invite you read my recent blog post.

And let me stress:

1    The Council is only considering whether or not to redevelop the Civic Centre Site. The Civic Centre site houses Council’s administration.

2   We are not demolishing the Town Hall or the Library. They are State Heritage listed buildings. As anyone who knows, we are very proactive in protecting our heritage.

3   We are not going to build over the Town Hall or Library.

4   We have no intention of building an 8 storey building on the Village Green.

5   We have not sent any letter saying otherwise.

6   We are simply looking into what opportunities a redevelopment of the Civic Centre site will provide to better serve the community of Unley.

7   The investigation will take some 12 months.

8   Our community will be asked to contribute what they believe we can achieve in considering such a redevelopment.

We will soon be asking you to help us determine what would be the best use of the Civic Centre site for our future community.

Can I close by asking you this question. Do you want to be part of the problem or part of the solution?

 

Unley Central Precinct DPA is ready for final consultation

After nearly two years of deliberations, the Unley Central Precinct DPA is ready for final consultation. This the final chapter in shaping the future potential of the Unley Central Precinct.

The DPA encompasses the recommendations of the Development Strategy & Policy Committee. I am proud to have chaired this committee.

The criteria adopted is the result of all previous consultation with our community.  It includes what we learnt earlier this year from the successful Design Lab . We do not need to go to the extent many (including the government ) thought was needed. We believe the DPA will be approved by the Minister. It should achieve his government’s goals. We trust it will be acceptable to our community knowing we have to achieve the governments population forecasts.

shaping_the_future_unley_central_precinct_brochurep1

shaping_the_future_unley_central_precinct_brochurep2

There is no limit currently to the height of buildings in this precinct. Building heights in the precinct will now be limited. They are to be kept within our previously successful high street 30 degree envelope strategy. Keeping inside this envelope will provide the best interface with surrounding residential areas we could expect to achieve.

Significantly the area will now become a mixed use zone. Development will no longer be limited to retail or community opportunities. Opportunity for residential development in the upper floors of the buildings will now be possible.

Walking zones through the precinct have been created. This will provide for safer access than exists now, in both the north-south and the east-west directions.

Traffic flow management is not included as it is not a planning consideration under the Act. This will be addressed separately by council after the DPA is approved by the Minister.

The Unley Central Precinct DPA has commenced.

You have until November 18 this year to contribute. Another chance to input into the final draft before it is presented for the last time to DPTI and the Minister. Please take the opportunity. There is still room for fine tuning. Your input may prove pivotal to the best outcome.

 

Unley Central draft DPA considered by DSP committee

The Unley Central Draft DPA was considered last night by the Committee I chair. We considered a very in depth report from our administration and URPS, the consultants.

Unley Central DPA draftAccompanying the report was the Unley Central draft DPA. Both documents required significant reading. In my case I devoted the weekend to so doing. It is my belief the report has captured well the concerns and opinions of the public involvement to date whilst addressing the Minister’s requirements.

The report and the draft DPA can be found as attachments to the meeting agenda. This can be found here on our web site.

With strong input from independent and elected members alike the committee was quite supportive of the work that has been done. They did make a number of minor observations.

They highlighted appreciation in particular for the work done to ensure a gradual transition from existing neighbouring residential zones. The detailed work done to arrive at appropriate set backs and envelopes was appreciated.

Concerns were almost unanimously expressed regarding infrastructure needs and traffic flow. Infrastructure improvements is of course a council responsibility. A study is under way as we speak investigating this. It does not impact directly on the Unley Central draft DPA however as the DPA is purely planning.

Traffic flow was also considered in the report. It included an analysis by another consultant, Infraplan. They have made a number of observations. Once again this will be the province of council and have no direct bearing on the Unley Central draft DPA. Our independent members were supportive of the analysis by Infraplan. Elected members had concerns over such things as no right turns along Unley Road.

Council still has much work to do in these areas. The committee was keen to recommend Council pursue this. They did this by including an amendment inspired by myself to the motion (item 4 below) which was passed unanimously. The motion is below:

1.             The report be received.
 
2.            The URPS Unley Central Precinct DPA Summary of Design Lab stakeholder consultation documentation be noted.
 
3.            The draft Unley Central DPA (and the summary of proposed minor amendments) be noted.
 
4.            It be noted the traffic investigations supporting the current DPA proposals indicate there are no significant implications in the short-term. The issues identified for the longer-term should be considered via  Council’s broader strategic planning processes.
 
5.            A finalised draft Unley Central DPA (addressing the minor amendments) be prepared and presented for endorsement as suitable for public consultation to Council at its meeting on the 22 August 2016.

Now — Over to Council to endorse the Unley Central draft DPA with changes to come back to council in August. We are one step closer to public notification. I suggest this is looking like October/November. Over to council also to separately continue to pursue answers to infrastructure needs and traffic flow challenges.

Unley Central to progress to Design Lab

My Development Strategy & Policy Committee and subsequently Council have been briefed on the results of the recent public consultation. Council has accepted the encouragement of the Committee to move to the next stage of the DPA process.

After some confusion over the public conversation in December the Committee the considered whether or not it was pertinent to continue general consultation before engaging with stakeholders. They felt that we received worthwhile feedback from the public and of sufficient quality to proceed to the next step. Council concurred.

Unley-Central-Concept-Image-for-YSUThe next step is to conduct what we are calling a “Design Lab”.

Staff are busy preparing now for the Design Lab. They are taking on board the information solicited from both the public and the committee. Again we received a rich contribution from the independent members of the committee.

Public feedback was quiet constructive. People recognised the need for may I suggest “controlled” high rise redevelopment. What we did hear among other things was an eagerness for us to take into consideration such things as traffic flow, shared roads with safer bicycle and pedestrian access, parking, and a soft interface with surrounding residential zones.

The Design Hub which is likely to occur mid April will take the form of a long workshop. Participants will be encouraged to provide some input into detail. We can then progress the Development Plan Amendment to a point where it can be presented to the public for final comment. This I expect will be somewhere between June and November. It can then proceed to the minister.

Participation will be by invitation only. They will be drafted from what you might call key stakeholders. This would include as I see it:

selected major property owners,

potential developers,

community,

heritage and environmental groups such as FOCUS,

bike user groups,

representatives of The Unley Business and Economic Development and Infrastructure and Sustainability Committees,

the Unley Road Traders Association,

Council staff and Elected Members

and relevant State Government departments.

 

The ‘Design Lab’ will be structured to test a number of potential design and land use options for the precinct.

The intent of the Design Lab is to identify a preferred option that best meets stakeholder and community aspirations within the Governments objectives.

That is our challenge. Wish us luck.

Reminder to have your say on Unley Central

A month ago today I blogged on the Unley Central Precinct project and asked for your input. That blog can be viewed here.

 

Thank you those of you who have already responded to the survey with the letter we sent you on the 5th of this month. The feedback we have received will be very useful when later next year we start putting together a Development Plan Amendment.

Unley-Central-Concept-Image-for-YSUThose of you who have not yet responded to the survey we encourage to so do. Your thoughts on such matters as traffic, transport and parking will be essential as we attempt to create a Development Plan that meets Council’s vision for the Unley Central Precinct and the goals of the State Governments 30 Year Plan.

We have received some very worthwhile input from residents thus far and look forward to receiving more. We ask those of you have yet to respond to do so.

What we are looking for from you are your thoughts on the importance of a variety of impacts higher density development will have on the centre or heart of our City. This will provide us considerations on how to plan for the desired urban design, built form, land use, traffic, transport, and parking to guide the preparation of a Development Plan Amendment for the area. This DPA we hope to work on and present to the minister late next year after consulting with you on its contents.

We expect to invite your further input between now and commencing on the DPA once we can tabulate and prioritise the feedback we receive from you on this first consultation.

Councils vision as part of complying with the State Governments 30 year Plan recognised not just the built form but identified opportunities to improve the public realm and the movement through the area. A copy of this plan is available at www.unley.sa.gov.au/major-projects. This has prompted the series of questions to help guide your input.

Now it’s your turn. Please help us create a city of the future that can and does accommodate population growth but in a way that enhances the lifestyle of those living there.