Council Development Assessment Panels set to change

Word is that 1 August 2017 will see the commencement of the assessment panel provisions of the Planning Development and Infrastructure Act 2016 (PDI Act). 1 October 2017 is set to be the designated day for the new system.

This means changes for our own Development Assessment Panel (DAP). First up, the Council Development Assessment Panel will now be known as a Council Assessment Panel (CAP).

The change though with the most impact will be the change to the membership of the Panel.

The current membership of the Panel is 7 people. Elected members fill three of the positions on the panel. The remaining four members are filled by independents appointed by Council.

The effective number will reduce to no more than 5 from 1 October however. More to the point, there can now only be one elected member of Council on the Panel.

Membership of the panel will now have to be reviewed by Council. It means we must reduce the elected member representation.  We can and I expect will retain the 4 independent members on our Panel.

We will need to consider keeping only one of the current elected members on the panel or starting again. The opportunity for all elected members now exists to nominate for membership of our panel.

Last night I attended Unley’s Development Assessment Panel meeting last night as a spectator. Interestingly there were two apologies dropping our 7 strong team down to 5.

As a result, if the new Council Assessment Panel was in operation 2 apologies would see the members of the Panel in attendance reduce to 3. Members of the Public were disturbed that the number on the night (5) was too small a number.

Finally, as has always been the case, assessment panels will be relevant authorities by virtue of the PDI Act, not because they receive delegated authority from another body, such as a council or the Minister.

 

Minister Rau announces new DPA to focus on specific sites.

The Minister today announced a change in direction with his program of Development Plan Amendments. He announced a new DPA to focus on specific sites.

This DPA is known as ‘the Inner and Middle Metropolitan Corridor (Sites) Development Plan Amendment”.

In making the announcement he acknowledged difficulties with the Corridor DPA’s. He recognises too the redevelopment along the corridors may be a future thing rather than an early or soon thing. This means those incomplete or not commenced Corridor DPA’s will be put on hold.

The Minister is aware that there are sites that are ready to be redeveloped sooner rather than later. They have been identified too as being good opportunities for incorporating the other DPA he announced today, “the Inner & Middle Metropolitan Corridor (Design) Development Plan Amendment”.

He is focused therefore on a new DPA to focus on specific sites that provide the opportunity for early redevelopment.

Twelve sites in all have been identified. Six of these are in the City of Norwood, Payneham and St Peters. There are two in our neighbour, the City of West Torrens

For Unley this focus is on the following four sites:

  1.  12-16 Glen Osmond Road (The Cappo seafood site)
  2.  301-305 Unley Road Malvern (between Cheltenham & Winchester Street)
  3.  10 Anzac Highway (The Le Cornu site)
  4.  22-28 Anzac Highway, Everard Park (between KFC and Solver)

All 4 sites could be considered a catalyst site. A site where development might occur sooner rather than later.

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.

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.

 

Council face a DPA balancing act.

Last Tuesday night’s Unley Central DPA public forum has presented Council face a DPA balancing act. A juggle between Community and the Government.

mom-cat-balancing-act

 

Yes, after your recent input we face a DPA balancing act. We must recognise genuine concern from rate payers. At the same time, we must put a submission to the Minister for Planning, the honourable John Rau, that he will respect and not throw back in our faces.

As I noted in my last blog post we will be looking at all submissions and we will identify what we can realistically use and what we will need to carefully consider before altering.

On the one hand, we run the risk of members of our community rejecting our next draft. On the other hand, we run the risk that the Minister will reject our submission to him.

We run the risk that he will see us as abrogating our responsibility. If this happens he will rule what happens and ignore us. The result for our community will be worse than what some believe is now the case with what we are proposing.

Minister Rau could quite easily rule that the DPA will see only one change to the zone.

John-Rau-3883-850x455

 

That change would be to permit residential development. Residential development is currently the only restriction in this zone. There is no height limit, other than that imposed by the Airport.

Forget 11 storeys. Expect 25 storeys and more. Forget 3 storeys on the east side of Unley Road. The heights that apply now north of Unley Central along Unley Road is 5 storeys.

So, the challenge for Council is to put heights to the Minister that he will see as having a rationale acceptable to him. As I said above if we come back with a negative submission you, the community of Unley, will regret that Council did not work for the best possible outcome for them.

I am sure we will come back to you before any changes are put to the Minister. I ask you to show the maturity and the understanding I know the Unley community has, to work with us to ensure we can reasonably face a balancing act and have some control over the end result.

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.

 

E-Planning

One of the best news in my opinion to come out of the State Budget is the news that the introduction of E-Planning has been included in the budget.

The budget allocates $ 24.8 million over 4 years to carry out this modernization and simplification to the planning system.

John-Rau-3883-850x455This is by far the most important reform in the suite of planning reforms put forward under Minister John Rau in the last 4 years.

A reform that, more than any other, will simplify and make easy the task of individuals accessing the planning system of this state. The government through Minister John Rau says the reforms will unleash the potential of new developments to create jobs and strengthen the economy

For too long the public debate has been about the role of Councils in the planning process. For too long the focus has been on blaming local government for the inadequacies of the current system. During the long debate over planning reforms I have personally advocated for one reform above all others.

E-Planning, seen by the government as too expensive until now to implement, is the cornerstone of an efficient system. E-Planning is digital technology with a focus on “data base” programming rather the “word” programming as is currently the case.

By creating a state wide data base E-Planning will enable anyone, whether a building or planning technician or a mum & dad property developer to know exactly what form of development is permissible on any property. It will allow YOU to put your address into a search engine and be provided instantly with the planning parameters applicable to that site.

Whether you are building a new home from scratch, an extension to your home, or a pergola/verandah you will know what you can safely submit to Council. You can enjoy an expectation of approval if you design within those parameters.

Cremorne Plaza Deadline passed but is it Dead?

The Cremorne Plaza Deadline passed without an explanation. A year has passed us by since the State Government’s Development Assessment Commission approved a 7 storey development in Unley Road.

 

Cremorne PlazaWith the Cremorne Plaza Deadline passed it does not mean it won’t proceed.

Many in the community thought approval by the DAC last year meant development was a fait-accompli. We saw business tenants move out and at least one nearby resident selling up.

All because this thing was a done deal.

The time to start having lapsed means the development will require a new approval. This if pursued will be a costly, time consuming exercise for the Developer.

Why has this happened? Is this just an aberration or is it a sign the project is dead. Is the site maybe a candidate to be another Le Cornu site.

The first thing to recognise is the approval was only against the City of Unley Development Plan. Building Rules consent is also needed and this has yet to be applied for. Applying for building rules means preparing detailed drawings and engineering. This is well beyond what was required to obtain planning consent.

The investment in time and/or money is such that they first would want to know they have financial backing for the development. This requires testing the market. Financial backing usually comes only after the developer can show an 80% pre-sale commitment.

With this in mind all we know right now is the deadline has passed. It may mean that the developer is not ready to proceed with the development (yet). It may mean on the other hand the market is not ready for such a development. Having said that high rise is being seen elsewhere as appropriate to today. It may mean from a high rise point of view that this site may simply be the wrong site.

We may not know the answer for a while yet.

So while the Cremorne Plaza Deadline passed it does not mean it won’t proceed, sometime in the future.

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.