What is the DPA about?
The Housing Diversity Development Plan Amendment (DPA) will review housing diversity/density throughout the City of Marion. Housing is envisaged to change in the following ways:
Medium rise (3-6 storey) development along the train and tram lines, surrounding Westfield Marion, and along Sturt and Marion Roads. Mixed use development is envisaged in these areas, which means retail/commercial at ground level with residential dwellings above.
Lower density development in the northern part of the Council area (site areas between 300-350 m2 dependent on dwelling type)
Increased opportunity for subdivision in the southern part of the Council area (site areas between 300-400 m2, dependent on dwelling type and land gradient).
New Residential Character Areas in parts of Glandore, Edwardstown, Plympton Park and South Plympton.
Encourage the development of pre-1950s style semi-detached dwellings (maisonettes) in the Residential Character Areas of Glandore, Glengowrie and South Plympton.
Encourage dwellings above non-residential ground floor uses (i.e. mixed use development) in Local and Neighbourhood Centre Zones.
Will the DPA affect my property?
To find out if your property is affected, go to our online Interactive Map , enter your street address, and the proposed new zone/policy area will be shown on the left column of the screen (if applicable).
Will I be notified of the proposed changes?
As part of Council’s public consultation, we will post an information brochure to all affected properties to gather feedback on the proposed changes. The feedback will then be considered, the DPA amended as necessary, and submitted to the State Government for approval. When/if the DPA is approved, a notice will be placed in the Government Gazette.
I live in an area that will be rezoned to “Marion Plains Policy Area 10”. How will the changes affect me?
The new Marion Plains Policy Area 10 will replace the whole of the former Northern Policy Area 13. Currently, the minimum site areas in the Northern Policy Area 13 range from 250 to 375 square metres (depending on dwelling type), but in the proposed Marion Plains Policy Area 10, the minimum site areas will range between 300 and 350 square metres. This means that subdividing a typical allotment to accommodate 2 dwellings may be possible, but redevelopment for 3 or more dwellings will be restricted.
The new Marion Plains Policy Area 10 will also replace parts of the former Medium Density Policy Area 12 and Regeneration Policy Area 16. The residential density envisaged in those areas will be reduced via the new zoning, as low density housing is now envisaged where medium densities were previously allowed.
I live in an area that will be rezoned to “Residential Character Policy Area 15”. How will the changes affect me?
The Residential Character Policy Area is proposed to be expanded to include the following areas:
Glandore (Naldera Street/northern side of View Road);
Edwardstown (North) (comprising a portion of Pine Street, Lindfield Avenue, Christina Street, Theodore Street, Castle Street, Macklin Street);
Edwardstown (South) (area comprising Wright Street, Johnson Street, Stanton Street); and
Plympton Park (area comprising a portion of Herbert Street, Arthur Street, Clement Street, Acacia Street, Peckham Road, South Terrace).
South Plympton (on Kerr Grant Terrace, Brinkworth Street and Kent Street)
These areas are currently zoned either Northern Policy Area 13 or Medium Density Policy Area 12. The new Residential Character Policy Area 15 seeks to preserve the existing development patterns and built form and encourage only new development which reflects the traditional character elements of the locality, particularly as presented to the streetscape.
This generally means that subdivision potential will be limited in the new policy area.
I live in Residential Character Policy Area 17. How will the changes affect me?
The Residential Character Area in Marion (“Oaklands Estate”) will reduce in extent, as the properties on the southern side of Chambers Street facing Park Holme Shopping Centre are proposed to become part of the Neighbourhood Centre Zone. In the rest of the Residential Character Policy Area in Marion, the minimum site area for a detached dwelling is proposed to be reduced from 420 square metres to 375 square metres, while the minimum frontage width will reduce from 15 to 12 metres.
Residential Character Policy Areas in Glandore, Glengowrie and South Plympton will be amended to allow the development of semi-detached dwellings on sites of 350 square metres and 9 metres frontage width. Such semi-detached dwellings will need to be designed:
to present as a single dwelling when viewed from the primary street frontage
incorporate a single common roof form
feature an asymmetric design
in a style which complements pre-1950 residential buildings in the locality, as sought by the Desired Character
to incorporate single-width carports/garages located adjacent the external side boundaries, sited discreetly behind the main face of the dwelling.
I live in an area that will be rezoned to “Southern Hills Policy Area 16”. How will the changes affect me?
The new Southern Hills Policy Area 16 will replace the whole of the former Hills Policy Area 11, Southern Policy Area 18 and Cement Hill Policy Area 10.
Currently, minimum site areas for new dwellings range from 280 to 420 square metres (depending on dwelling type) in the Southern Policy Area 18, between 700 and 1100 square metres in the Hills Policy Area 11 (dependent on site gradient), and 420 square metres in Cement Hill Policy Area 10.
The new Southern Hills Policy Area 16 prescribes minimum site areas between 300 and 400 square metres. These site areas depend on the dwelling type and the average site gradient – if a site has an average site gradient more than 1-in-8, a higher site area and frontage width will apply.
This means that more subdivision will be possible in the areas currently zoned Hills Policy Area 11. At present, only detached and group dwellings are envisaged – the new policy area will also allow row, semi-detached and residential flat dwellings.
Subdivision will still be possible in areas currently zoned Southern Policy Area 18 and Cement Hill Policy Area 10, but the minimum site areas and frontages will now relate to the gradient of the land.
What does “average site gradient” mean?
A gradient of 1-in-8 means a rise or fall of 1 metre over a distance of 8 metres.
In a typical scenario (where there is a consistent grade/fall over land), the gradient of a site can be calculated by first determining the highest and lowest ground levels on the site. The horizontal distance between those two points is then divided by the vertical difference in height.
For example, if there was a difference in ground level of 2 metres over a distance of 16 metres:
Maximum difference in ground levels
Distance between those two points
Divide distance by difference
16 ÷ 2 = 8
Therefore ratio is:
1 in 8
In cases where land rises and falls on the site, or where gradients are running in different directions, the gradient in each section should be determined to work out the “average site gradient”.
I live in an area that will be rezoned to “Suburban Activity Node Zone”. How will the changes affect me?
The new Suburban Activity Node Zone (SANZ) anticipates a different density of redevelopment in different areas.
The highest density of development will occur in the “Core Area”, which is located around Westfield Marion and extends up to Oaklands Railway Station.
A “Transition Area” surrounds the “Core Area”, which anticipates the lowest density of the SANZ. The Transition Area forms a transition (step-down) in height and density between the Core Area and existing lower density residential areas.
The remaining parts of the SANZ are classified as “Other”, and are located adjacent the train and tram lines, near Castle Plaza, and along Marion/Sturt Roads.
The areas to be rezoned to the SANZ are currently located in the Residential Zone, within either the Regeneration Policy Area 16, Northern Policy Area 13 or Medium Density Policy Area 12. In those existing Policy Areas, new residential development is currently guided by minimum site area, frontage and depth criteria. In contrast, the new Suburban Activity Node Zone prescribes only a minimum density guideline at a rate of dwellings per hectare.
In the Core Area, a minimum density rate of 70 dwellings per hectare is prescribed (i.e. an average maximum site area of 142.9 square metres per dwelling). This means that on a 1000 square metre site, a minimum of 7 dwellings should be developed to effectively utilise the site’s potential.
Building height should be a maximum of 6 storeys in the Core Area, but only on development sites that are over 2000 square metres. If a site is less than 2000 square metres in area, a maximum building height of 4 storeys applies. Buildings should be a minimum 2 storeys in height to effectively utilise the site’s potential.
In the Core Area, non-residential development is encouraged on the ground floor of buildings, such as shops offices and consulting rooms. The ground floor of buildings of 4 or more storeys should be built to dimensions (including a target minimum ceiling height of 3.5 metres) to allow for adaptation to a range of land uses without the need for significant change to the building.
In the Transition Area, a minimum density rate of 45 dwellings per hectare is prescribed (i.e. an average maximum site area of 222.2 square metres per dwelling). This means that on a 1000 square metre site, a minimum of 4.5 dwellings should be developed.
Building height should be a maximum of 3 storeys in the Transition Area, but only on development sites that are over 2000 square metres. If a site is less than 2000 square metres in area, a maximum building height of 2 storeys applies.
In Other areas, a minimum density rate of 50 dwellings per hectare is prescribed (i.e. an average maximum site area of 200 square metres per dwelling). This means that on a 1000 square metre site, a minimum of 5 dwellings should be developed.
Building height should be a maximum of 4 storeys in Other areas, but only on development sites that are over 2000 square metres. If a site is less than 2000 square metres in area, a maximum building height of 3 storeys applies. Buildings should be a minimum 2 storeys in height to effectively utilise the site’s potential.
I live in an area that will be rezoned to “Urban Corridor Zone”. How will the changes affect me?
The new Urban Corridor Zone (UCZ) will be located along Marion Road – north of the Marion Hotel and south of the tram line. The entire Urban Corridor Zone will comprise the “Boulevard Policy Area 19”. The UCZ will replace parts of the Residential Zone (Northern Policy Area 13, Medium Density Policy Area 12 and Regeneration Policy Area 16), and the Commercial Zone (Marion Road Policy Area 1).
In relation to properties currently located in the Residential Zone, the new UCZ will allow for a higher residential density than the current zoning. Residential development is currently guided by minimum site area, frontage and depth criteria.
The new UCZ prescribes only a minimum density guideline at a rate of 70 dwellings per hectare (i.e. an average maximum site area of 142.9 square metres per dwelling). This means that on a 1000 square metre site, a minimum of 7 dwellings should be developed to effectively utilise the site’s potential.
Building height should be a maximum of 3 storeys and a minimum of 2 storeys in order to effectively utilise site potential. However, there are 4 key sites selected within the new Urban Corridor Zone where higher building heights are permitted (subject to meeting the relevant design and interface criteria). Those sites are:
485-489 Marion Road and 81-83 Melville Street (5 storeys maximum)
597-605 Marion Road and 159 Raglan Avenue (4 storeys maximum)
671-683 Marion Road and 2A Seventh Avenue (5 storeys maximum)
640-648 Marion Road (4 storeys maximum)
If your property is currently located in the Commercial Zone – Marion Road Policy Area 1, the new changes will allow for a greater diversity of development options. For example, non-residential land uses are currently limited to a maximum floor area between 150 to 300 square metres. The new UCZ prescribes a maximum floor area of 2000 square metres for shops. The new UCZ also envisages dwellings located above ground-floor non-residential land uses.
The Suburban Activity Node Zone/Urban Corridor Zones are proposed near my property. How will the changes affect me?
Policies are proposed which seek to minimise the impact of new medium-rise buildings (i.e. 3-6 storeys) on nearby lower density residential dwellings in the Residential Zone. Policies relate to transitional building height (lower building height near residential properties, highest building height adjacent the road), setbacks from boundaries and minimisation of overshadowing.For example, in the Urban Corridor Zone, any portion of a development above two storeys (8 metres) in height should be constructed within a building envelope provided by a 30 degree plane measured from a point 3 metres above natural ground level at the zone boundary (except where this boundary is a primary road frontage).
What changes are proposed to the Coastal Conservation Zone?
The boundary of the Coastal Conservation Zone will be re-aligned to capture the area known as “Hallett Headland Reserve” in Hallett Cove. Given the environmental and ecological significance of this area, there is no foreseeable plan to develop Hallett Headland Reserve in any way other than it is currently managed. It is therefore proposed to incorporate the reserve into the wider Coastal Conservation Zone, which seeks to enhance and conserve the natural features of the coast.
The rezoning will not affect any residential properties or privately-owned land.
How can I have my say?
Public consultation commenced on Tuesday 19 September and will run for 8 weeks until Tuesday 14 November 2017. During this time, you can provide written feedback to Council and indicate whether you wish to be heard at a public hearing. The public hearing will be held in the week following the close of public consultation on Monday 20 November 2017. Issues raised in submissions will be considered by Council and any necessary amendments will be made to the DPA.
Do I have to provide feedback?
No, it is up to you whether you want to provide comment back to Council.
When will the changes come into place?
Council is aiming to finalise its work on the DPA by the end of the year (2017). The DPA will then be submitted to the Minister for Planning. Council hopes that the DPA will be implemented in early 2018.