Planning & Design Code is now up to the Government

The South Australian Community has spoken. Our local (Black Forest & Clarence Park) community has spoken. And boy did we locals speak. The Planning & Design Code is now up to the Government.

 

Planning & Design CodeI am proud of my local community, my neighbours. We have taken the trouble to understand how the draft Planning & Design Code would impact on us if adopted. In other words, we took the trouble to be informed.

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As a result, we took the trouble to contribute to the conversation. To respond to the Government’s public consultation process, which has now come to an end.

I am proud to have taken the lead in this, along with Jennie. To ensure you were informed. Just part of my election commitment to provide local leadership and work for you.

I am proud also of how we found a small army of volunteers to spread the word. We could not have achieved the response rate we did without them. I thank them from the bottom of my heart.

Council too, has down its bit. They have provided an in depth analysis with recommendations for improvement.

We’ve done our bit. Now it is up to the Government, through DPTI and the SA Planning Commission. Fortunately, they have made a start by extending the implementation date.

They had no choice. There is a significant amount of work to unpack the observations made by all of us. They have committed to publicly advising what they have heard. Once they have done this they must make amendments to the draft that they recognise is necessary.

The challenge for them will be satisfying us that we have a workable Code. A Code we all can work with. One that does not destroy neighbourhoods, but one that permits appropriate development with a simple easy to use system for gaining development approvals.

This, at the end of the day, was the original goal.

Black Forest & Clarence Park speak up.

Watch as the rate payers of Black Forest & Clarence Park speak up against a false promise by the Minister for Planning.

 

The Minister (Stephan Knoll) and the Chair of the State Planning Commission (Michael Lennon) have publicly suggested by inference that their current Council Development zone RB350 will be transitioned with little or no change in to the new Planning & Design Code. The ratepayers are only too aware however of the significant differences that are and that this is NOT FACT. Differences highlighted in my blog post of 16 December.

PDC Public Meeting

Residents attending Black Forest/Clarence Park PDC Public Meeting

Around 100 people attended a meeting held by my Co-Councillor & I. Many more have also attended house meetings I spoke at.  I have, as I am sure Jennie has, spoken one on one with many others. Even more have learned by word of mouth.

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PDC in Black Forest

Residents attending Black Forest/Clarence Park PDC Public Meeting

The community is engaged. They have responded to my blog post of 8 January among other things. As a result, they are likely to inundate the Department, with expressions of feedback. Likewise the Minister.

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Thanks to my in-depth analysis noted in my 16 December blog, they are aware of the changes. An analysis that 95% of people simply would not be able to do for themselves.

The community is frustrated. Many, believing they are being targeted, are incensed at the Government.

Some believe these changes are deliberate. Others, like me, believe it is just dumb stupidity. Either way,  the result is the same. It is indeed enough for the rate payers of Black Forest & Clarence Park speak up and be heard. It is likewise enough to unseat this Government if what we are experiencing is occurring on mass elsewhere.

Their submissions will add depth of voice to Council’s own submission to the Department, and our lobbying behind the scenes. The Government will surely see that the Community is backing up their Council.

Look to another blog post soon covering Council’s response.

If You Don’t Speak Up Suffer the Consequences

Suffer the consequences if you don’t speak up. That is what is facing you right now if you live in Black Forest. It also applies if you live in Clarence Park west of East Avenue or a small section fronting Goodwood Road.

 

Suffer the ConsequencesFrom you ask. From the possible replacement of current housing stock with not just 2 for 1 but 3 for 1 or worse. Developments such as the one in the adjacent photo. From 60’s style flats.

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The Government is seeking public comment on their new Planning & Design Code. The Code, a single document, will replace all current 72 Council Development Plans. Future development in our streets will be judged on this Code.

So what. The Minister has given public assurances that the zones in the old Council Plan will be transitioned into the new Code without change.

 

Sorry Minister. You are mistaken.

 

The zone called RB350 in the City of Unley Development Plan is NOT being transitioned without change. It has significant, negative change which can’t surely have been intended on your part.

Thinking about it, transitioning 72 equivalent RB350 (or the like) zones can’t possibly be achieved without change. The numerical date in each of these plans differs. Rolling them into one therefore cant be achieved without change occurring.

 

In the case of Black Forest & Clarence Park, that change is dramatic. It is so dramatic we all need to speak up against it. If we don’t we will suffer the consequences.

 

Suffer the ConsequencesYou will be receiving a flyer in your letter box in the very near future seeking you to help us help you protect the amenity of our neighbourhood.

I have also been speaking to as many of my neighbours, from both suburbs, to explain the extent and the gravity of what is proposed. I have explained to each of these people what I see is the simply answer to the challenge we face.

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Please pass this blog post onto your neighbours and contact me so I can explain to you what this is all about. It will take approximately an hour so to do during which time I can give you case studies of what might happen. I can give you guidance as to what the solution is and what you can do, and trust me, it is simple.

Please also come along to the Clarence Room in the Clarence Park Community Centre at 7.00 pm on Friday 24th January where Jennie and I will present further, answer questions and guide you on what you can do.  

New Planning & Design Code is Introducing Environmental Initiatives

The draft Planning & Design Code is introducing some environmental initiatives or controls but there is no detail yet. At least I am struggling to find them.

 

Pilots licences aside, the author of the Code and now the Minister are on record as sprouting that the Planning & Design Code is introducing some environmental initiatives. Initiatives hitherto not incorporated in Planning legislation.

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Initiatives such as:

  • Identifying tree canopy cover as a planning requirement
  • Providing for Deep Soil Zones
  • Likewise permeable surfaces
  • Regulated Tree Overlay

I am confused however by what I read in the Code concerning each of these initiatives.

Identifying tree canopy cover as a planning requirement

The City of Unley has been promoting for some time now the need to incorporate some form of development controls around ensuring tree canopy cover. The Government’s 30 year plan calls for an increase in tree canopy cover.

They have set a goal for Unley to have a 30% canopy cover by 2030. This cannot be achieved unless the are mechanisms to increase the overage on private property. The Code has an aim to do this.

The only references I find regarding trees on private property so far talks of planting trees at the front of development of 4 or more storeys. The only other reference I can find is for tree planting provided on public streets and public open space. Hardly an initiative of significance I would have thought.

Providing Deep Soil Zones

Again the only reference to deep soil zones is on multi storey development.

If I simply have not found the detail on both of these initiatives I trust the Minister will direct me to it. If it has been omitted then I trust it will now be included.

Permeable Surfaces

A number of references have been made in respect of carparking areas and/or driveways containing at least 50% permeable surfaces. This is encouraging but I would like to see a more general requirement for permeable surfaces on all properties. Too many properties are totally paved out or have fake lawn.

Regulated Tree Overlay

Sounds a lot like we now have areas where we wish to protect trees. Areas rather than focus on quantifying what constitutes a regulated tree. I believe I need assistance understanding what the legislators are trying to achieve here.

It seeks to preserve regulated trees listed as rare or endangered under the National parks & Wildlife Act 1972. Trouble is I don’t see any tree species listed in that Act.

This Overlay talks of trees within 20 metres of a building. It seems that the distance from a building within which trees do not need development approval for removal has been extended.

If I am reading this right, I trust it is in error. Otherwise the legislation is watering down restrictions.

 

 

 

Is the new Planning & Design Code simpler?

Is the new Planning & Design Code a simpler, easier to use code or a document of complexity that will require a pilot’s licence to navigate.

 

Renewing Our Heritage PlanningThe core of the Planning & Design Code is the data base that will sit behind it. This data base will allow anyone, not just those with a pilot’s licence, to pull up their own property on a map and find out what develop is or is not allowed on that site.

To that end it is clearly going to be easier to understand the planning system in South Australia. Behind this however is a regime of legislation far more complex than the totality of the 68 Council development plans now in operation. A far cry and the complete opposite of what we expected when former Minister Rau announced the changes and a reduction to only 5 zones. A code by the way that would not recognise character zones.

Minister Knoll advised the community attending last week’s forum that the current zones have all been transferred to the Code. This one might expect means without change. He also reinforced that current demolition controls would be maintained.

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This code has some 50 zones. I have not counted how many layers over these. This makes the process of evaluating the code an onerous one. A process that is testing those of us with knowledge in matters planning.

 

As I said in my last blog post I have found the draft Code to be full of errors and omissions. The transfer of zones has not been seamless. The errors and omissions are extensive. So extensive it does lead to the speculation that the Government cannot be trusted. It seems that we need to identify them (each and one by one), failing which the intent may not be achieved and there will change by stealth.

I am working through the Code to do just that and undertake to continue so doing and keeping you informed. Your Council, through its Principal Planner David Brown, is doing the same thing.

The City of Unley will be seeking further interaction with the Minister and the SA Planning Commission. We will be putting in what clearly will be a detailed submission. We have to given the observations I am making.

 

Draft Planning & Design Code Errors & Ommissions that need Correcting

The draft Planning & Design Code errors and omissions are many. As it is a complex document it is proving hard to identify them.

 

Renewing Our Heritage PlanningTo start the conversation that Minister Knoll has invited, let’s look at some of the more essential. At least from a City of Unley community point of view.

The Minister indicated to us that all the zones in the Current Unley Development plan have been transferred to the draft. He also advises there will be no reduction in demolition controls.

On my first couple of reads of the draft, not so.

A look at the very basic of zones sees a reduction in area applicable for each house. If our zones were to have been transferred without change, the RB 350 zone (in which I live) would not now read 300 m2 as being the size of allotment per house as a minimum.

Unley has a zone called Streetscape Built Form. It is a zone afforded demolition controls, but not as stringent as those applying to Historic Conservation Zones.

Under the Code, these zones are shown to be part of what is now to be called a Character Area Overlay. This overlay has no demolition controls.

This needs to be addressed. Either demolition controls need to be introduced into the Character Area overlay, or those current zones in Unley would have to be redefined as a Historic Conservation.

Our new Corridor Zones have a 30 degree interface with neighbouring residential zones. The Code is specifying this only for south bound residential zones. A 45 degree interface therefore is relevant to all other geographical sides.

Are these errors and omissions that will be corrected once they are pointed out? Or are they deliberate changes, as suggested by those in our community who are cynical about Government promises.

Whatever, they could have a profound impact on our community if left unaltered.

Call me Naive with the new Planning & Design Code

Call me Naive but I do believe we need to get on board and work with the Government on the new Planning & Design Code.

Naïve maybe. Focused on outcomes definitely.

Minister Knoll continues to give assurances, that they will listen to us during the current 5 month long consultation period. Assurances that we have also been hearing from the SA Planning Commission chair, Michael Lennon.

Call me naïve, call me mad, but I believe him.

Trouble is my neighbours, my rate payers don’t believe him. They don’t trust him. They don’t trust the SA Planning Commission.

Since the initial draft of the Code was released I have taken my usual pragmatic approach and delved into the detail, or lack of it. Others, given their lack of trust and maybe expertise in reading development plans, have focused on complaining about a lack of consultation. Complaining that they are not going to be heard anyway.

Minister Knoll indicated at a recent heritage focused public meeting, held by local State MP and fellow Minister David Pisoni, that Ministers and Governments should be judged on what they do. He then tried to assure the heritage conservation focused audience that the cabinet is made up of inner city seats, whose constituents are heritage focused. Cabinet members, in other words, attuned to the needs of their constituents.

The cabinet will make the final decisions he told us. This is not what we have previously understood. We believed that the Commission is responsible for making the final determination of what is included or not. This belief has led to many in the community believing  this legislation is undemocratic legislation.

Trouble is, as I pointed out at the meeting, the complexity of the draft code makes learned consultation very difficult. It is laden with errors and omissions.

Such does not give rise to trust and I made sure the Minister heard this observation. It actually breeds cynicism.

I pointed to examples of the errors and omissions to applause from the audience. In so doing I urged the Government to consider extending the implementation date. I did this to ensure consultation and the opportunity to respond to that consultation is as accurate as it can be.

I am not sure he heard me.

That said I firmly believe, and call me naïve if you want, that we must focus on what is in the Code and what is NOT in the code. Watch therefore this space.

Is the New Planning & Design Code Undemocratic legislation

Communities from across the state attended a forum last night believing the New Planning & Design Code is Undemocratic Legislation.

Held at the splendid heritage listed Norwood Concert Hall, the forum was conducted by Protect Our Heritage. Protect Our Heritage is an alliance of local community organisations whose primary aim is protecting our heritage. Their website is https://protectourheritage.nationbuilder.com/

Renewing Our Heritage PlanningThe forum was designed to inform and encourage communities to respond to the State Government’s new Planning & Design Code. Speakers on the night all spoke with concern that  hard won protections for our treasured heritage places are under threat.

The common belief expressed was that the Government’s State Planning Commission is not looking to maintain those heard fought protections. This flies in the face of assurances I have received from the Chair of the State Planning Commission. Assurances expressed in blogs I wrote in May and earlier this month.

How the Commission will treat (what have been called until now) contributory items was the biggest concern. Public utterances from the Government, the Minister and the Commission have left members of the alliance believing protections are going to be removed in the new Planning & Design Code.

They are concerned that the Commission will determine, not the parliament, what will or will not be included. In other words, they believe that there is not going to be any public input into the final decisions. In other words, undemocratic legislation.

At the heart of the concerns and energy in the room last night then is a lack of community consultation.  

Rather than consult us, the Commission has been saying trust us. Given a lack of consultation to date, attendees do not trust the Commission and the Government.

I believe the problem here is when should a government (whether Federal, State or Local) commence consulting on any issue. Should they consult when a project is at the formative (blank sheet) stage. Or should it be when there has been sufficient information for informed public observation to be possible.

Here at Unley we have tried both ways. Either way we have been criticised. When consulting on a blank piece of paper for not providing substance to respond to. When consulting on a prepared position for hiding facts until the end.

As reported in my blog earlier this month the Commission will be putting their proposals out to consultation from October. At this time there should be sufficient information for informed debate by the community.

The consultation period for metropolitan council areas will extend until early next year. This should provide ample opportunity for such informed debate.

Finally, as I have said in both mentioned blog posts, we must respond when the opportunity presents itself shortly. We must look at the detail (the devil is in the detail). We then must put our submissions into the Commission. That is all us. Collectively and individually.

As I have often said in my blogs, only then can you be assured your voice is heard. Let us all ensure by participating that we are not the reason for any undemocratic legislation.

I know I will be. Will you?