City of City of PlayfordPlayfordPlayford · 2014-11-04 · City of City of PlayfordPlayfordPlayford...

City of City of City of City of PlayfordPlayfordPlayfordPlayford Virginia NurseryVirginia NurseryVirginia NurseryVirginia Nursery Development Plan Amendment Development Plan Amendment Development Plan Amendment Development Plan Amendment Explanatory Statement and AnalysisExplanatory Statement and AnalysisExplanatory Statement and AnalysisExplanatory Statement and Analysis

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Virginia Nursery DPA City of Playford Amendment Instructions Table

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Table of Contents

Have Your Say............................................................................................... 4

Explanatory Statement ................................................................................. 5

Introduction .................................................................................................................................. 5

Need for the amendment.............................................................................................................. 5

Statement of Intent ....................................................................................................................... 6

Affected Area ................................................................................................................................ 6

Summary of proposed policy changes ....................................................................................... 7

Legal requirements ...................................................................................................................... 8

Interim operation .......................................................................................................................... 8

Consultation ................................................................................................................................. 8

The Final Stage ............................................................................................................................. 9

Analysis ......................................................................................................... 9

1. Background ............................................................................................................................ 10

1.1 Context .................................................................................................................................................. 10

1.2 The Affected Area .................................................................................................................................. 10

1.3 The Existing Lawful Use ........................................................................................................................ 11

1.4 Locality................................................................................................................................................... 13

1.5 Existing Zoning – Primary Production Zone .......................................................................................... 16

1.6 Adjoining Zones ..................................................................................................................................... 16

1.7 Other Sections of the Development Plan .............................................................................................. 17

1.8 Adjacent Councils’ Development Plans ................................................................................................. 17

1.9 State Planning Policy Library................................................................................................................. 17

2. The Strategic Context and Policy Directions .................................................................. 18

2.1 Consistency with South Australia’s Strategic Plan ................................................................................ 18

2.2 Consistency with the Planning Strategy ................................................................................................ 19

2.3 Consistency with other key strategic policy documents ........................................................................ 20

2.3.1 Strategic Directions Report.................................................................................................................... 20

2.3.2 Current Ministerial and Council DPAs ................................................................................................... 20

2.3.2 Infrastructure planning ........................................................................................................................... 21

2.3.4 Existing Ministerial Policy ...................................................................................................................... 21

3. Investigations ......................................................................................................................... 22

3.1 Investigations Undertaken Prior to the SOI ........................................................................................... 22

3.2 Investigations Undertaken to Inform this DPA....................................................................................... 24


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4. Recommended Policy Changes ........................................................................................36

5. Consistency with the Residential Code ...........................................................................36

6. Statement of statutory compliance ..................................................................................36

6.1 Accords with the Planning Strategy ...................................................................................................... 37

6.2 Accords with the Statement of Intent .................................................................................................... 37

6.3 Accords with other parts of the Development Plan ............................................................................... 37

6.4 Complements the policies in the Development Plans for adjoining areas ............................................ 37

6.5 Accords with relevant infrastructure planning ....................................................................................... 37

6.6 Satisfies the requirements prescribed by the Regulations .................................................................... 37

References/Bibliography ............................................................................ 38

Schedule 4a Certificate .............................................................................. 39

Amendment Instructions Table ................................................................. 41

Attachment A .............................................................................................. 45

Attachment B .............................................................................................. 48


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Have Your Say

This Development Plan Amendment (DPA) will be available for inspection by the public at the following locations: Customer Service at the Playford Civic Centre, 10 Playford Boulevard, Elizabeth; Customer Service at Shop 51, Munno Para Shopping Centre, Smithfield; Customer Service at Playford Operations Centre, 12 Bishopstone Road, Davoren Park. An informal information session will be held on Wednesday 19 November 2014 at the Virginia Institute, Old Port Wakefield Road, Virginia. People are welcome to ‘drop in’ at any time between 3pm and 7pm to discuss the DPA with Council staff. The DPA will be on public consultation from 5 November 2014 until 16 January 2015. During this time anyone may make a written submission about any of the changes the DPA is proposing. Submissions should be marked Virginia Nursery DPA and addressed to: Mr Tim Jackson, Chief Executive Officer, and sent to: By post: City of Playford, 12 Bishopstone Road, Davoren Park 5113. By email to: [email protected] Submissions should indicate whether the author wishes to speak at a public meeting about the DPA. If no-one making a submission requests to be heard, no public meeting will be held. If required, a meeting will be held on 17 February at 7pm at the Civic Centre 10 Playford Boulevard, Elizabeth.


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Explanatory Statement

Introduction

The Development Act 1993 provides the legislative framework for undertaking amendments to a Development Plan. The Development Act 1993 allows either the relevant council or, under prescribed circumstances, the Minister responsible for the administration of the Development Act 1993 (the Minister), to amend a Development Plan. Before amending a Development Plan, a council must first reach agreement with the Minister regarding the range of issues the amendment will address. This is called a Statement of Intent. Once the Statement of Intent is agreed to, a Development Plan Amendment (DPA) (this document) is written, which explains what policy changes are being proposed and why, and how the amendment process will be conducted. A DPA may include: • An Explanatory Statement (this section)

• Analysis, which may include:

- Background information

- Investigations

- Recommended policy changes

- Statement of statutory compliance

- References/Bibliography

- Certification by Council’s Chief Executive Officer

- Appendices

- The Amendment.

Need for the amendment

The Virginia Nursery is located approximately 1.2km east of the Virginia township, on a site comprising two allotments which combined area approximately 8.0 hectares in area. It comprises an existing retail plant nursery which has a retail floor area of approximately 12,400 square metres, together with a range of associated activities. The associated activities includes a substantial car parking area, service yards and sheds for packing and propagation, glasshouses, water collection dams and tanks, and pumping facilities. The large scale of the buildings and associated facilities reflects the level of activity generated by the nursery. The nursery is a long standing development and is likely to continue operating.In the late 1990’s, the site was first used to grow blue gum seedlings before diversifying and supplying vegetable seedlings to local growers. Further diversification of the business has occurred, some activities with approval, some without. General retailing (in addition to nursery retailing), presently occurs without approval and specialty retailing has come and gone over time. A café was approved, but has operated as a stand-alone restaurant without approval. The nursery is presently located wholly within a Primary Production Zone (and more particularly within Precinct 17 – Horticulture of that zone). The present zoning does not anticipate the use of land as it is presently used. There is also a desire to ensure that an appropriate range of activities which complement and relate to the nursery are supported by Development Plan policies, while maintaining the nursery as the primary activity on the site. The Primary Production Zone encourages the use of land for environmentally sustainable primary production, including activities such as glasshouses, orchards, vineyards and pastures. A retail plant nursery and any other form of commercial development are not contemplated.


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The existing policy framework therefore does not promote any real guidance in respect to both any future expansion of the retail plant nursery, or the establishment of any complementary and related activity or use. The owner of the nursery advises that it is a significant employer (8 FTE, 50 part time employees and 6 contractors) and substantial purchaser from suppliers (20 local and 30 interstate merchandise suppliers and 6 local and 10 interstate “green life” suppliers). The gross annual turnover of the nursery averages $10,000,000. The nursery also advises that it generates visitation of approximately 5,000 to 8,000 people a week, with peak visitation occurring during the spring and autumn months. The nursery has a “loyalty club” membership of 4,000 people. The addresses of loyalty club members range within the State from Kangaroo Island to Coober Pedy, while interstate residents are also loyalty club members. Visitation of the nursery occurs via normal commuter vehicles and also includes Council community buses (including buses from Burnside, Campbelltown, Charles Sturt, and Holdfast Bay) and private coaches and tour buses (e.g. Flagstaff Tours). In addition to supporting the existing nursery activities in the Development Plan, a range of appropriate additional uses and associated building work, have been investigated as part of this DPA. The investigations will provide greater clarity regarding the desirability of these activities in conjunction with the nursery and in particular will give consideration to likely impacts on the Virginia Township. The uses to be investigated include: • retail shops (which may be complementary with the nursery),

• bulky goods;and

• service trade premises, such as a landscape supply depot as an activity which is complementary to the services offered and the scale of the nursery.

The DPA is intended to clarify and confirm the potential future uses of the site, having regard to the role an function of the Virginia township in the retail hierarchy.

Statement of Intent

The Statement of Intent relating to this DPA was agreed to by the Minister, on 12 September 2013. The issues and investigations agreed to in the Statement of Intent have been undertaken or addressed within this DPA.

Affected Area

The ‘Affected Area’ comprises the whole of the existing Virginia Nursery site. The Affected Area contains two contiguous parcels of land, with a combined area of approximately 8 hectares. The Affected Area has an extensive frontage to Gawler Road. The Affected Area is located approximately 1.2 km to the north-east of the Virginia Township, and midway between the intersections of Womma Road and Rowland Road (with Gawler Road). The Affected Area as identified on Map Play/3 of the Playford (City) Development Plan, and is outlined in Figure 1, which follows.


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Figure 1: Affected Area

Summary of proposed policy changes

The DPA proposes the following changes:

• to establish a new Virginia Commercial Policy Area 1 within the Primary Production Zone to apply to the whole of the Affected Area; and

• introduce some exclusions to the policies of the Primary Production Zone, appurtenant only to the new Virginia Commercial Policy Area 1.

As a consequence of these recommended changes, the following uses are identified as being desired within the Affected Area:

• bulky goods (limited to animal and pet supplies and children’s play equipment); • horticulture; • retail plant nursery; • service trade premises (limited to landscape supplies, swimming pools, equipment and accessories) • shop or group of shops (excluding retail plant nursery, bulky goods and service trade premises), with a

total gross leasable floor area of 450 square metres , for the whole of the policy area • store associated with the horticultural use of land • warehouse associated with the horticultural use of land. A floor space threshold of 450 square metres will apply for shops (other than retail plant nursery, bulky goods and service trade premises) to ensure that the rezoning effectively integrates with the existing centres hierarchy within the City of Playford.


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Legal requirements

Prior to the preparation of this DPA, council received advice from a person or persons holding prescribed qualifications pursuant to section 25(4) of the Development Act 1993. The DPA has assessed the extent to which the proposed amendment: • accords with the Planning Strategy

• accords with the Statement of Intent

• accords with other parts of Council’s Development Plan

• complements the policies in Development Plans for adjoining areas

• accords with relevant infrastructure planning

• satisfies the requirements prescribed by the Development Regulations 2008.

Interim operation

Interim operation is not sought for this DPA.

Consultation

This DPA is now released for formal agency and public consultation. The following government agencies and organisations are to be formally consulted: • Department of Planning, Transport and Infrastructure

• Development for Communities and Social Inclusion

• Renewal SA

• Department of Education, Employment, Science and Technology

• Department for Environment, Water and Natural Resources

• Department of Health and Ageing

• Department for Manufacturing, Innovation, Trade, Resources and Energy

• Department of Primary Industries and Regions

• Department of Justice

• Department of the Premier and Cabinet

• Environment Protection Authority

• SA Power Networks

• Electranet Pty Ltd

• SA Water

• South East Australia Gas Pty Ltd

• Epic Energy

• Adelaide and Mount Lofty Ranges NRM

Consultation will also occur with the following key stakeholders: • Hon Leesa Vlahos – Member for Taylor

• Hon Tony Piccolo – Member for Light

• District Council of Mallala

• Town of Gawler

All written and verbal, agency and public submissions made during the consultation phase will be recorded, considered, summarised and responses provided. Subsequent changes to the DPA may occur as a result of this consultation process. Important Note for Agencies: This DPA includes modules from the State Planning Policy Library.


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As the policy library was subject to agency consultation during its development, agencies are requested to comment only on the range and application of the modules selected and not on the actual policy content, except where that policy has been included as a local addition. Agencies are invited to comment on any additional issues (if relevant).

The Final Stage

When Council has considered the comments received and made any appropriate changes to the DPA, a report (the Summary of consultations and proposed amendments report) will be sent to the Minister for Planning. The Minister will then either approve (with or without changes) or refuse the DPA.Analysis


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1. Background

1.1 Context

The Virginia Nursery includes a retail plant nursery which has an approved retail floor area of approximately 12,400 square metres (1.2 hectares). The property on which the nursery exists comprises two allotments, with a total area of approximately 8.0 hectares. The nursery is presently located wholly within a Primary Production Zone (and more particularly within Precinct 17 – Horticulture of that zone). The present zoning does not anticipate the use of land as it is presently used. There is also a desire to ensure that an appropriate range of activities which complement and relate to the nursery are supported by Development Plan policies, while maintaining the nursery as the primary activity on the site. The Primary Production Zone encourages the use of land for environmentally sustainable primary production, including activities such as glasshouses, orchards, vineyards and pastures. A retail plant nursery and any other form of commercial development are not contemplated. The existing policy framework therefore does not promote any real guidance in respect to both any future expansion of the retail plant nursery, or the establishment of any complementary and related activity or use The present zoning does not anticipate the use of land as a retail plant nursery and there is also a desire to ensure that an appropriate range of activities which complement the retail plant nursery are supported by Development Plan policies, while maintaining the retail plant nursery as the primary activity on the site. The Primary Production Zone favours use of land for environmentally sustainable primary production, including activities such as glasshouses, orchards, vineyards and pastures. A retail plant nursery and any other form of commercial development are not contemplated. The existing policy framework therefore does not promote any real guidance in respect to both any future expansion of the retail plant nursery, or the establishment of any complementary and related activity or use.

1.2 The Affected Area

The Virginia Nursery is located approximately 1.2km east of the Virginia township, on a site comprising two allotments which combined area approximately 8.0 hectares in area. It comprises an existing retail plant nursery which has a retail floor area of approximately 12,400 square metres, together with a range of associated infrastructure. The associated infrastructure includes a substantial car parking area, service yards and sheds for packing and propagation, glasshouses, water collection dams and tanks, and pumping facilities. The large scale of the buildings and associated facilities reflects the level of activity generated by the nursery. The existing development includes a cafe/restaurant, operating as a stand-alone use, without approval. Figures 2-6 inclusive are photos of the Affected Area, showing the external features of the existing development.


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Figure 2: Main Entry and Restaurant Figure 3: Car Park and Glass Houses

Figure 5: Entry Gates (Gawler Road frontage) Figure 6: Northern Facade (Bagged Goods)

1.3 The Existing Lawful Use

Previous development applications relating to the Affected Area have been reviewed in order to determine the existing lawful use of the subject land. Council has also sought legal advice to assist in confirming the existing use. Virginia Nursery was established as a wholesale plant nursery around 2002. A development application was submitted in 2003 (DA 292/1558/2003) for a change in use from horticulture (wholesale plant nursery) to a shop (retail plant nursery) and the construction of associated indoor retail, office, shade buildings and car park areas. Development approval was granted in 2005. The approval limited the retail floor area to a maximum of 7,400 square metres. In 2007, a development application was lodged with Council for the purposes of converting 300 square metres of the retail plant nursery to restaurant use. The application was refused by Council. The decision was subsequently appealed to the ERD Court. The Court granted Development Plan consent for the restaurant (determined to be an ‘ancillary’ cafeteria/coffee shop) as it considered, amongst a number of matters, that the restaurant would provide meals and refreshments for customers of the nursery, would only occupy a relatively small portion of the approved retail area, and that the restaurant would be subservient and ancillary use. Lawful implementation of the café/coffee shop consent required building rules consent for certain building alterations. That consent was never obtained and development approval was never granted.


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In any event, what has been established is not an ancillary café/coffee shop but rather a stand-alone restaurant. This use is unlawful and the Council presently has legal proceedings on foot against the nursery in relation to this and other matters. More recently an application to convert 5,000 square metres of storage area into retail display area was approved by Council in 2012. The retail area is now 12,400 square metres. It is noted that a number of other approvals have been granted for relatively minor development on the site including signage, a verandah, an ancillary office, sheds and a loading bay. Since the establishment of the existing ‘plant nursery’ it is noted that there has been a change in certain definitions, as contained in Schedule 9 of the Development Regulations, 2008. Definitions do not govern land use and are used to interpret the Development Plan. Of particular note to this DPA are the definitions for service trade premise, bulky goods outlet or retail showroom and shop. Those definitions are reproduced as follows:

service trade premises means premises used primarily for the sale, rental or display of— (a) basic plant, equipment or machinery used in agriculture or industry; or (b) boats; or (c) caravans; or (d) domestic garages; or (e) sheds; or (f) outbuildings; or (g) motor vehicles; or (h) marquees; or (i) trailers; or (j) swimming pools, equipment and accessories; or (k) building materials; or (l) landscaping materials; or (m) garden plants (primarily in an indoor setting), or similar articles or merchandise;

bulky goods outlet or retail showroom means premises used primarily for the sale, rental, display or offer by retail of goods, other than foodstuffs, clothing, footwear or personal effects goods, unless the sale, rental, display or offer by retail of the foodstuffs, clothing, footwear or personal effects goods is incidental to the sale, rental, display or offer by retail of other goods; Examples— The following are examples of goods that may be available or on display at bulky goods outlets or retail showrooms: (a) automotive parts and accessories; (b) furniture; (c) floor coverings; (d) window coverings; (e) appliances or electronic equipment; (f) home entertainment goods; (g) lighting and electric light fittings; (h) curtains and fabric; (i) bedding and manchester; (j) party supplies; (k) animal and pet supplies; (l) camping and outdoor recreation supplies; (m) hardware; (n) garden plants (primarily in an indoor setting); (o) office equipment and stationery supplies; (p) baby equipment and accessories; (q) sporting, fitness and recreational equipment and accessories;


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(r) homewares; (s) children's play equipment. shop means— (a) premises used primarily for the sale by retail, rental or display of goods, foodstuffs, merchandise or

materials; or (b) a restaurant; or (c) a bulky goods outlet or a retail showroom; or (d) a personal service establishment, but does not include— (e) a hotel; or (f) a motor repair station; or (g) a petrol filling station; or (h) a plant nursery where there is no sale by retail; or (i) a timber yard; or (j) service trade premises; or (k) service industry; Interestingly, the sale and display of garden plants (primarily in an indoor setting) is listed both in the definition of a service trade premises and, as an example only, of what might be displayed for sale in a bulky goods/retail showroom. The existing lawful use of the land and in particular, the retail plant nursery use, is defined by previous consents & approvals. In 2009 when the Full Court of the Supreme Court considered the matter in Eliza Jane Investments Pty Ltd v City of Playford 168 LGERA 321; it described the existing use as Shop (retail plant nursery) including certain incidental & ancillary uses. At that time the incidental & ancillary uses were said to include greenhouse activities, a packing shed, the storage of plants & a cafeteria/coffee shop. Development approval was however never obtained for the cafeteria/restaurant. What was ultimately established was not an ancillary cafeteria/coffee shop but rather a stand-alone restaurant. Legal proceedings are currently on foot in relation to this & other matters. It is not the role of the Development Plan to define the nature & extent of existing lawful land uses. These will change over time. They are defined by relevant consents & approvals. The Development Plan is an expression of planning policy against which applications for new development are assessed.

1.4 Locality

The Affected Area is located approximately 1.2 kilometres east of the existing township of Virginia, on the Gawler Road. It is also located approximately 6 kilometres west of the township of Angle Vale. The location of the Affected Area, relative to the two townships is identified by Figure 7.


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Figure 7: Broader Locality

The Affected Area is within a locality primarily utilised for horticultural purposes. Figure 8, which reproduces land use data obtained from DPTI data (2012), shows the indicative distribution of uses. An inspection of the locality indicates that most dwellings appear to be established in conjunction with some form of horticultural activity. Figure 8: General Land Use Distribution


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Figures 9-12 inclusive are photos of the locality, showing the external features of the existing adjacent development. Figure 9: Vacant Land to East Figure 10: Car Park and Obsolete Access

Figure 11: Vacant Building to west Figure 12: Horticulture/Glasshouses to west

Figures 13 to 15 inclusive indicate the nature of existing retail development within Angle Vale and Virginia. Figure 13: Angle Vale Neighbourhood Centre Figure 14: Virginia (Old Port Wakefield Road)


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Figure 15: Virginia (Old Port Wakefield Road)

1.5 Existing Zoning – Primary Production Zone

The Virginia Nursery is located within the Primary Production Zone as contained within the Playford (City) Development Plan. The Objectives of the Primary Production Zone state:

1 Economically productive, efficient and environmentally sustainable primary production. 2 A zone characterised by open rural areas, horticulture, glasshouses, vineyards, orchards and

pasture. 3 A zone comprising primary production activities supported by primary production related industrial

and commercial activities such as packing sheds, cold storage facilities and small-scale processing facilities.

4 Preservation and enhancement of the rural character and the retention of land for horticultural purposes.

5 Allotments of a size and configuration that promote the efficient use of land for primary production.

6 Protection of primary production from encroachment by incompatible land uses and protection of scenic qualities of rural landscapes.

7 Increased employment opportunities in primary production and related industries. Most commercial type land uses are listed as non-complying within the Primary Production Zone, with some limited exceptions. In essence, the current zoning applicable for Virginia Nursery is not consistent with the existing use of land, and therefore does not facilitate the orderly and economic expansion and diversification of the existing use. A review of the existing zoning is therefore warranted, given that the existing use is well established and the land is unlikely to return to primary production use.

1.6 Adjoining Zones

The following zones are located adjacent to the Affected Area: • Rural Living Zone, to the south-east;

• Town Centre Zone, to the south-west (Virginia township);

• Suburban Neighbourhood Zone, to the south-west (Virginia township); and

• Deferred Urban Zone, to the wast (Virginia township).


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1.7 Other Sections of the Development Plan

This DPA has had regard to the following Council Wide Policies: • Centres and Retail Development

• Community Facilities

• Crime Prevention

• Design and Appearance

• Hazards

• Infrastructure

• Interface between land uses

• Land Division

• Natural Resources

• Open Space and Recreation

• Outdoor Advertisements

• Orderly and Sustainable Development

• Siting and Visibility

• Transportation and Access.

This DPA has also had regard to the existing Primary Production Zone. Proposed amendments to the Development Plan include certain variations to the Primary Production Zone as it applies to the Affected Area, including the establishment of a Policy Area appurtenant only to the Affected Area.

1.8 Adjacent Councils’ Development Plans

This DPA has had regard to the following adjacent Councils’ Development Plans, namely: • Mallala (DC)

• Gawler (Town)

• Salisbury (City).

All three adjacent Councils have adopted the BDP Planning Policy Library and format and this DPA is consistent with the broader planning issues that cross these council boundaries.

1.9 State Planning Policy Library

Better Development Plans (BDP) was initiated by the State Government with the objective of helping improve the state’s planning and development system by establishing a new structure for Development Plans that is more uniform, concise and up-to-date than at present. The BDP’s aims will be achieved by: • increasing clarity, understanding and consistency in Development Plans;

• introducing a more efficient means of managing plan amendment processes;

• developing stronger linkages between the Planning Strategy and Development Plans;

• creating a system that allows a greater focus on policy; and

• promoting statements of desired character as a means of informing policy direction.

This DPA has been prepared to ensure consistency with the BDP format and approach.


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2. The Strategic Context and Policy Directions

2.1 Consistency with South Australia’s Strategic Plan

South Australia’s Strategic Plan outlines a medium to long-term vision for the whole of South Australia. It has two important, complementary roles. Firstly, it provides a framework for the activities of the South Australian Government, business and the entire South Australian community. Secondly, it is a means for tracking progress state-wide, with the targets acting as points of reference that can be assessed periodically. The DPA supports the following targets of South Australia’s Strategic Plan:

South Australia’s Strategic Plan 2011

Strategic Plan Objective/Targets Comment/Response

Objective 1: Growing Prosperity South Australians want a dynamic economy that is competitive, resilient and diverse. The State’s prosperity should benefit all citizens. Our growth will be managed in an environmentally sustainable way. Investors will be drawn to South Australia because of the quality of our workforce, the vitality of our communities, the efficiency of our Government, and our reputation for innovation.

The DPA is intended to provide greater certainty in respect to the potential future development of the Affected Area. This will assist future investment and employment decisions to the benefit of the local economy.

Objective 3: Attaining Sustainability South Australians value the natural beauty of our state. We are concerned about the depletion of natural resources and want to minimise the impact of human activity on the environment. Our legacy must be a thriving and well cared for environment. The challenge of sustainable development requires the focus, commitment and ingenuity of all South Australians.

The DPA will ensure that appropriate sustainable development policies are applicable to the Affected Area.

Objective 5: Building Communities Democratic practices – founded on principles of free expression, equity and tolerance – are the foundation of a well-functioning society and a healthy economy. Our citizens aspire to be well-informed and engaged in decision making. We value community cohesion and inclusion, but resist insularity. Our regional populations and our migrant communities give us diversity; they enrich and invigorate the state.

The DPA will identify appropriate policies which will provide clarity to both the existing business owner and the Virginia community, in respect to the potential future development of the Affected Area.


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2.2 Consistency with the Planning Strategy

The South Australian Planning Strategy presents current State Government planning policy for development in South Australia. In particular, it seeks to guide and coordinate State Government activity in the construction and provision of services and infrastructure that influence the development of South Australia. It also indicates directions for future development to the community, the private sector and local government. The 30 Year Plan for Greater Adelaide is the volume of the Planning Strategy relevant to this DPA. The DPA will support the 30 Year Plan for Greater Adelaide by implementing the following targets:

Target How the target will be implemented:

30 Year Plan for Greater Adelaide

Primary Production Target E: Protect up to 375,000 hectares of significant primary production areas.

The DPA proposes to establish the Virginia Commercial Policy Area 1 for the whole of the Affected Area. This policy setting will clarify the potential future development of the Affected Area and help ensure that any future expansion of the nursery will not impact on the balance of the Primary Production Zone. The Affected Area has not been used for harvesting of primary produce since 1992, and is unlikely to be returned to that type of use in the foreseeable future. The greenhouses on the site have been used since 1992 for the propagating of vegetable seedlings. These seedlings are sold to vegetable growers across the region and throughout the State who then produce harvestable food. The DPA will support the continuation of this existing use. The nursery over time since 2002 has propagated seedling stock for ornamental vegetation (i.e. garden plants) sold within the nursery. The DPA will support the continuation of this existing use. No net loss of primary production land will occur as a consequence of this DPA. The current nursery activities do not appear to detract from the ongoing use of adjacent land for primary production purposes. It is not anticipated that the form of development anticipated by the proposed new policy settings will have any impact on any existing primary production activity.

Primary Production Target F: Plan for an additional 2000 primary production jobs in Greater Adelaide.

It is possible that some future activities within the Affected Area will contribute to the growth of primary production jobs.

The economy and jobs Target A: Provide for 282,000 additional jobs during the next 30 years. The regional distribution of jobs is: 79,000 in Northern Adelaide.

As per response to Primary Production Target F. It should be noted that the nursery is a significant employer and provides a useful service to the local area and region, as well as providing a regional tourist destination. It is anticipated that further clarity and distinction between development within the Affected Area and other nearby centres identified by the Development Plan will assist in promoting investment and maintaining employment opportunities across the region.

Water Target A: Reduce demand on mains water supply from new

The present nursery operations incorporate WSUD and water recycling and re-use. Such outcomes are already encouraged by the Playford


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Target How the target will be implemented:

development through the introduction of WSUD

(City) Development Plan.

The DPA will support the 30 Year Plan for Greater Adelaide by implementing the following policies:

Policy How the policy will be implemented:

30 Year Plan for Greater Adelaide

Primary Production Policy 11: Improve primary production’s share of economic activity in Greater Adelaide through the protection of strategic areas for horticulture, viticulture, dairying and grain production.

As discussed in relation to Target E, the Virginia Commercial Policy Area 1 boundary will be placed around the Affected Area, and this will make it less likely that the existing business will extend beyond the current site.

Primary Production Policy 14: Use measures, including planning controls, to protect important primary production areas such as the Barossa Valley, Willunga and Northern Adelaide Plains.

As per response to Primary Production Policy 11.

Primary Production Policy 17: Encourage the development of small scale value adding activity that complements local primary production. Large scale value adding activity should be located outside areas of primary production significance.

It is possible that some value adding activities complementing local primary production will be established within the Affected Area, with improved clarity in the Development Plan policy.

Water 1: Incorporate WSUD in new developments to achieve water quality and water efficiency benefits.

The current efficient management of stormwater undertaken by the nursery is already supported by existing Development Plan policy.

2.3 Consistency with other key strategic policy documents

2.3.1 Strategic Directions Report

This DPA was not anticipated by the previous Strategic Directions Review (SDR), but is included in the Council’s draft SDR which is under consideration by the Minister for Planning. The DPA is being privately funded and therefore this will minimise the resource commitment of Council to this project enabling other significant work to be undertaken. 2.3.2 Current Ministerial and Council DPAs

• This DPA has taken into account the following Ministerial and Council DPAs which are currently being processed:

Council DPAs Response/Comment

• No other current DPAs •

Ministerial DPAs Response/Comment

Greater Edinburgh Parks Employment Lands DPA

The Minister initiated the Greater Edinburgh Parks Employment Lands DPA on 24 June 2011. The Virginia Nursery DPA will be drafted to ensure it is consistent with and not contradict the policies of this Ministerial DPA.


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Ministerial DPAs Response/Comment

Playford Urban Growth Areas DPA The Minister authorised Part 1 (Virginia and General Sections) Amendments on 23 December 2013. Part 2 (Angle Vale) was authorised on 30 January 2014. Part 3 is still being processed. The Virginia Nursery DPA will be drafted to ensure it is consistent with and not contradict the policies of this Ministerial DPA, in particular the authorised changes to retail and centres development.

2.3.2 Infrastructure planning

Where relevant, a DPA must take into account relevant infrastructure planning (both physical and social infrastructure) as identified by Council (usually through the Strategic Directions Report), the Minister and/or other government agencies.

There are likely to be minimal implications in relation to infrastructure, with the land already serviced by all essential infrastructure. The traffic investigations undertaken indicate that the adjacent road network and intersections have the appropriate capacity to support the existing and predicted traffic flows for the locality.

2.3.4 Existing Ministerial Policy

This DPA proposed changes to the following, existing Ministerial policy:

Existing Ministerial Policy Proposed Change and Justification

N/A N/A


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3. Investigations

3.1 Investigations Undertaken Prior to the SOI

There have not been any specific previous investigations related to the Virginia Nursery. However, Council has given consideration to the likely long term outlook of the nursery and concluded that the present use and activities of the Affected Area are likely to continue and evolve in the foreseeable future, and that it may be appropriate for the nursery to be appropriately recognized, in Development Plan policy.

Retail based investigations, or investigations which included a significant retail component, of relevance to this DPA, are numerous, and are summarised as follows.

The Affected Area is located within the Playford Growth Area, which is the subject to both the Playford Growth Area Structure Plan and the Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments DPA. Both the Playford Growth Area Structure Plan and the Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments DPA are considered in further detail as follows. Playford Growth Area Structure Plan The Playford Growth Area Structure Plan was prepared by the Department of Planning Transport and Infrastructure (DPTI) in 2012. The Playford Growth Area Structure Plan considered the future retail requirements for the whole of the growth area, with the recommendations in respect to Virginia and Angle Vale of particular relevance to this DPA. The Playford Growth Area Structure Plan retail investigations made reference to a number of previous studies and included a review by independent retail consultants. Relevant extracts from the Playford Growth Area Structure Plan, relating to retail floor space considerations for Virginia, are reproduced as follows:

Connor Holmes identified the need for an additional 8000 m2 of retail floor space for the Virginia Town Centre when the Virginia Urban Growth Area reaches its capacity of 13 250 people. DES did not dispute this figure.

There is currently 4 000 m2 of retail floor space, 800 m2 of commercial space and 1 400 m2 of bulky goods floor space. Given that the direction of short to medium term growth is to the south and the future Buckland Park District Centre is situated on the outer northern limits of Virginia, the area’s future floor space needs should be based around attracting a second supermarket and shops which should be accommodated within the existing town centre. Even allowing for 4 000 m2 of supporting commercial (non-retail) and community use floor space within the neighbourhood centre, there is more than enough land area within the proposed centre (14.85 ha in area) to support its increased development. A small local centre may be supported in South Virginia. A location on Old Port Wakefield Road and a cross-collector road would optimise its potential. Two small local centres may also be supported in Virginia North.

Relevant extracts from the Playford Growth Area Structure Plan, relating to Angle Vale, are reproduced as follows:

The neighbourhood centre’s existing retail floor space limit of 4,000 m2 should be increased to 8,000 m2. It should be encouraged to develop and expand on adjoining land without the threat of major supermarkets establishing elsewhere in the area.


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There is currently 4,300 m2 of floor space, of which 1 000 m2 is vacant. Even allowing for 4,000 m2 of supporting commercial (non-retail) and community use floor space within the neighbourhood centre, there is sufficient land area within the current zone (7.4 ha in area) to support increased development.

The future population of Angle Vale does however justify other local retailing complementary to the town centre. DES supports policy that accommodates three local centres, including a local centre on Curtis Road (on the basis that its establishment is not viable for many years and until the urban area to the north is substantially developed); recognition of the existing local centre at the corner of Heaslip and Angle Vale roads; and another local centre to the east along Angle Vale Road. The floor space of the proposed local centre on Curtis Road should be capped at 2,000 m2 limiting its supermarket to no more than about 1,500 m2. This should not undermine or delay any long-term expansion of the town centre and will provide a convenience option for local residents and others entering or leaving the township. The other two local centres should be capped at 500 m2 each.

Draft Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments DPA The draft Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments DPA, prepared on behalf of the Minister for Planning, was placed on public exhibition in 2013. The Minister for Planning approved the Playford Urban Growth Areas (Virginia) and General Sections Amendment (Part 1) via a notice in the Government Gazette dated Thursday 19 December 2013. The Minister for Planning subsequently approved the Playford Urban Growth Areas (Angle Vale and Playford North Extension) Part 2 Amendment via a notice in the Government Gazette, dated Thursday 30 January 2014. Policy outcomes of the Virginia and General Sections (Part 1) DPA, included: • expand the existing Town Centre Zone to incorporate the existing Commercial Zone and a portion of the

Residential Zone;

• introduce a new Suburban Neighbourhood Zone and associated land use Objectives and Principles of Development Control that will apply to the southern half of the area affected, replacing the existing Primary Production Zone and Residential Zone that applies to the land;

• delete the Objectives and Principles of Development Control for the ‘Commercial Virginia Policy Area 1’ and ‘Residential Virginia Policy Area 8’ which are proposed to be replaced in response to the expanded Town Centre Zone and new Suburban Neighbourhood Zone;

• introduce a new Deferred Urban Zone and associated land use Objectives and Principles of Development Control that will apply to the northern half of the area affected, replacing the existing Primary Production Zone and Flood Plain Virginia Zone applicable to the land; and

• expand the Industry Zone located south of the existing Town Centre Zone to include land fronting Moloney Road.

Policy outcomes in relation to Angle Vale and Playford North Extension (Part 2) DPA, included: • introduce a new Suburban Neighbourhood Zone over most of the area affected, replacing the Township

Zone and Precinct 33 as they relate to the existing township;

• expand the existing Neighbourhood Centre Zone southward along Heaslip Road;

• rezoning a portion of the Primary Production Zone near the Northern Expressway with frontage to Angle Vale Road to a Light Industry Zone; and

• rezoning a portion of the Primary Production Zone near the Northern Expressway with frontage to Curtis Road to a Commercial Zone.


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The DPA investigations provided the following commentary in respect to centres:

To ensure the provision of new and the expansion of existing centres fits into the existing and planned activity centres network at the fringes of the Northern Adelaide Region, a Regional Retail Analysis was commissioned to assess retail supply and demand characteristics across the region and provide guidance for retail planning within the proposed new growth areas. The analysis included a review of various retail studies prepared by different consultant groups for each of the proposed growth areas. The provision and scale of new and expanded activity centres, and how this might be distributed, is discussed at length in the draft Structure Plan and readers are encouraged to refer to that document for details.

The above extracts indicate that the future planning for both Virginia and Angle Vale seeks to reinforce the primacy of the existing centres, with expansion of both centres anticipated by approved changes to the Development Plan. Smaller local centres are also anticipated within the future growth areas. The Northern Adelaide Fringe – Regional Retail Analysis, prepared by Connor Holmes in March 2011, provided detailed commentary in respect to the general spatial characteristics of food based retail, non-food based retail and bulky goods retail. Some of this analysis is of relevance to this DPA, and the potential range of uses which may be suitable to accommodate within the Affected Area.

Food retail facilities are ideally located as close to the population they serve as possible and provide opportunities to undertake weekly grocery and other food shopping close to home. Shoppers will generally choose the most convenient centre for this type of retail, unless the quality or range offered is below standard. Thus, the majority of food expenditure generally occurs close to home at Neighbourhood and Local level Centres and it is expected that each subregion should provide a high proportion of the food floor space demand generated by its population.

Non-food expenditure is generally more dispersed across different centres. Some non-food expenditure such as purchases from newsagents, chemists, post offices, florists and hairdressers often occurs at a Local and Neighbourhood Centre level. Other non-food expenditure such as clothing, jewellery and home wares is primarily directed to higher order centres, including District and Regional Centres. These types of goods are generally purchased less frequently and shoppers are prepared to travel further to make these purchases. The proportion of non-food retail demand that can be expected to be captured within each sub-region will therefore vary depending on whether the sub-region accommodates higher order centres. Finally, shopping for bulky goods, including furniture, whitegoods and electrical appliances is generally undertaken infrequently and usually by car. Shoppers are often willing to travel significant distances to compare the price and quality of these goods. The location of bulky goods facilities, therefore have different locational requirements to other retail centres. In particular, bulky goods centres seek strong exposure and accessibility, ie a main road location accessible and visible to a large catchment population.

3.2 Investigations Undertaken to Inform this DPA

In accordance with the Statement of Intent, the following investigations have been undertaken to inform this DPA. Identify:

• an appropriate potential range of uses on the nursery site;

• an appropriate Development Plan policy framework;

• likely impacts of the range of uses from a planning perspective on the locality and the general area;

• impacts of any desired retail or commercial activities on the Virginia Township;

• any potential impacts on, or requirements for infrastructure, including the impact of additional traffic generated by any additional activities and the need for any upgrade of roads in the vicinity of the nursery;

• whether there are likely to be interface impacts with adjoining land related to proposed additional uses; and


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• the consistency of any proposed changes to the Development Plan with the Playford Growth Areas Structure Plan for the northern Adelaide region and current Ministerial Development Plan Amendments for the area.

3.2.1 Approach

The Statement of Intent identified that the uses to be investigated by this DPA include, but are not necessarily limited to: • a café to operate without the current limitations which discourage customers external to the nursery (by

requiring access through the nursery building) and restrict the hours of operation (ie a separate shop); • a pet store which has previously operated without development approval, no longer trades and is an

activity which is still desired by the nursery (ie a bulky goods outlet as defined); • a fruit and vegetable shop which has previously operated without development approval, no longer

trades and is an activity which is still desired by the nursery (ie a shop); • other retail shops (which may be complementary with the nursery), and • a landscape supply depot as an activity which is complementary to the services offered and the scale of

the nursery (ie a service trade premises as defined). The identification of potential future retail uses of the Affected Area is underpinned by the following key considerations: • the potential reasonable expansion of existing uses (within the boundaries of the Affected Area); • opportunities for new future uses (including those identified above), having regard to the existing and

likely future retail hierarchy; and • ensuring the viability of existing centres is not unreasonably impacted upon by the resulting policy

settings and future development. In terms of the potential future uses, the following categories of development have been considered: • conventional retail (including cafe foodstuffs, fruit and vegetables, clothing and the like); • bulky goods and retail showroom, including pet store; and • service trade premises. 3.2.2 Retail Hierarchy Retail planning policy in metropolitan Adelaide has long been based on the concept of a hierarchy of centres. The 30 Year Plan for Greater Adelaide, released in February 2010, provides an updated typology of Activity Centres, as shown in Table 1. The Centres hierarchy can be conceptualised as a series of lower order centres nested within the catchment of a centre of the next hierarchical level. For example, a number of Neighbourhood Centres located within the catchment of a District Centre and a number of District Centres located within the catchment of a Regional Centre. Each hierarchical level offers a different range of retail and other facilities, as shown in Table 1. Therefore, shoppers access different centres for different purposes and with different frequency. While in practice there are local distortions to the Centres hierarchy in terms of the distribution and composition of Centres, this report reflects a belief that retail planning should seek to preserve the functioning of the Centres hierarchy such that the community has access to a range of centres.


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Table 1: Activity Centre Typology

Centre Type Centre Role

Adelaide City Centre

Provides the primary cultural and economic hub for South Australia and the Greater Adelaide region. The centre for peak services, such as legal, financial and banking, specialist health and medical, educational, the arts and high-quality specialty retail.

Regional Centres

Major strategic centres that provide a full range of retail, commercial, administrative, entertainment, recreational and regional community facilities. Priority centres for major investments in significant uses that serve regional catchments.

Major District Centres

Major shopping and business centres serving immediate sub-regional residential population. A more limited range of facilities and less opportunity for major expansion compared with regional centres. Outside metropolitan Adelaide, major district centres contain a broad mixture of activities that serve the surrounding regional hinterland.

District Centres

Large centres that provide a range of retail, office, community and entertainment facilities. Shopping usually provides the most significant role, with associated civic, community, commercial and recreational services. Outside metropolitan Adelaide, district centres provide local offices, and health, welfare, entertainment and community facilities.

Bulky Goods Centres

Centres usually containing large stores selling DIY and household goods (such as carpets, furniture and electrical items) and other specialty retail such as brand outlets. The centres cater mainly for car-borne customers and are located on main roads to ensure exposure to a large catchment.

Specialist Centres

Specialist centres include major airports, ports, hospitals, universities, and research and business centres that perform vital economic and employment roles.

Neighbourhood Centres

Neighbourhood centres serve local residential communities and incorporate a mixture of services for their daily to weekly needs.

Local Centres Local centres provide for the daily needs of local neighbourhoods, encouraging communities to walk, and also cater for passing traffic.

3.2.3 Existing Retail Zones The planned location for conventional retail within the broader locality (in accordance with the retail hierarchy encapsulated within the South Australian planning system), is generally within the following zones, as identified by the Playford (City) Development Plan: • District Centre Zone – Buckland Park; • Township Zone – Virginia; and • Neighbourhood Centre Zone – Angle Vale. In addition, the Suburban Neighbourhood Zone anticipates the future establishment of local centres. The location of these existing zones, relative to the Affected Area, is shown by Figure 16.


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Figure 16: Buckland Park, Virginia and Angle Vale Retail Centres The recently authorised Playford Urban Growth Area DPA’s, included detailed retail investigations which resulted in an expansion of the boundary of the Town Centre Zone at Virginia (incorporation of the Commercial Zone) and the expansion of the Neighbourhood Centre Zone at Angle Vale. Based on the Playford Growth Area Structure Plan it is reasonable to assume that future local centres are contemplated as part of the future rezoning of the Deferred Urban Zone, north of Virginia. The planning for centres within the broader locality is therefore ‘current’, being based on relatively recent population projections and associated retail demands. Based on the above, there is no apparent basis or rationale to facilitate any substantive increase in zoned land to accommodate retail floor space. To do so would create ‘un-planned’ competition with the recently expanded centre zones in Virginia and Angle Vale. That being said, the Affected Area already accommodates approximately 12,400 square metres of retail floor space as part of the retail plant nursery. This existing use is acknowledged. 3.2.4 Role of Virginia Nursery in the Retail Hierarchy The role of Virginia Nursery in the existing retail hierarchy is considered as follows, having regard to the particular set of circumstances which are unique to Virginia Nursery. Existing Use The existing retail plant nursery is an established use, with it being unlikely that the land would ever be returned to horticulture/primary production use. The existing use is clearly inconsistent with the expectations of the existing Primary Production Zone.


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On the basis of the approved and well established use, it is considered reasonable and appropriate to acknowledge this existing use and to provide a more relevant planning policy framework which enables the existing business to evolve over time, within the boundaries of the existing site, whilst not detracting from the purpose and function of existing and planned centres. Destination Location The nursery advises that it generates visitation of approximately 5,000 to 8,000 people a week, with peak visitation occurring during the spring and autumn months. The nursery has a “loyalty club” membership of 4000 people. The addresses of loyalty club members range within the State from Kangaroo Island to Coober Pedy, while interstate residents are also loyalty club members. Visitation of the nursery occurs via normal commuter vehicles and also includes Council community buses (including buses from Burnside, Campbelltown, Charles Sturt, and Holdfast Bay) and private coaches and tour buses (e.g. Flagstaff Tours). The wide and varied nature of the products sold means that the existing retail plant nursery operates at a retail role and function well beyond that of the adjacent Virginia Town Centre or the Angle Vale Neighbourhood Centre. The customer catchment is in essence at a metropolitan Adelaide level, whereas the Virginia Town Centre functions at a comparatively lower and local level. As a consequence of the above, it is evident that the Virginia Nursery (as a retail nursery) provides a specialised retail function, which is distinct to the form and function of the established centres at Virginia and Angle Vale. Whilst a centre zone would not be consistent with the strategic vision for the area and the retail planning undertaken for Virginia and Angle Vale, a policy framework which acknowledges the existing retail (plant nursery) function of the Virginia Nursery is recommended. 3.2.5 Bulky Goods and Retail Showroom Bulky goods outlet or retail showroom is defined as follows:

means premises used primarily for the sale, rental, display or offer by retail of goods, other than foodstuffs, clothing, footwear or personal effects goods, unless the sale, rental, display or offer by retail of the foodstuffs, clothing, footwear or personal effects goods is incidental to the sale, rental, display or offer by retail of other goods;

Examples include:

(a) automotive parts and accessories; (b) furniture; (c) floor coverings; (d) window coverings; (e) appliances or electronic equipment; (f) home entertainment goods; (g) lighting and electric light fittings; (h) curtains and fabric; (i) bedding and manchester; (j) party supplies; (k) animal and pet supplies; (l) camping and outdoor recreation supplies; (m) hardware; (n) garden plants (primarily in an indoor setting); (o) office equipment and stationery supplies; (p) baby equipment and accessories; (q) sporting, fitness and recreational equipment and accessories; (r) homewares; (s) children's play equipment.

Animal and pet supplies,and children’s play equipment are all considered to be examples of retailing which may complement and relate to the broader offering of a retail plant nursery. In essence they associate with outdoor/garden living and hence the display and sale of such items has some consistency and relevance to


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the display and sale of other garden products such as plants and pots, which form part of a retail plant nursery. The establishment of the majority of these listed example uses would, however, potentially be in conflict with the intent of other centre type zones in the broader locality, which have been specifically established for such purposes and are not fully occupied. In addition to the above, it is observed that such uses are best located on major roads which carry high traffic volumes. Gawler Road is a local road which could in the longer term (full development of Virginia) become a local collector. The Affected Area is therefore not considered to be a suitable location for the establishment of a major bulky goods estate. It is noted that the District Centre Zone at Buckland Park (yet to be developed), is the key regional focus for bulky goods and retail showroom development. Opportunity for such development also exists within the recently expanded Town Centre Zone at Virginia. It is anticipated that these two locations will potentially accommodate future, larger scale bulky goods precincts. The potential offering for the Affected Area is of a more limited basis, with a smaller scale of certain bulky goods development having the potential to complement the existing offering provided by the retail plant nursery. As the Affected Area is not on an arterial or highly trafficked road, it is not a location that is considered to be viable or appropriate for a stand-alone bulky goods destination. Its merit and potential viability is in its association with the retail plant nursery and the principal of the Affected Area continuing to be a destination location based on a retail plant nursery and a limited range of additional bulky goods activities which complement the existing retail offering. On balance, a limited range of bulky goods activities such as animal and pet supplies and children’s play equipment which have complement the retail plant nursery, are considered to be supportablle from a policy perspective, within the Affected Area. 3.2.6 Service Trade Premises Service trade premises are defined as premises used primarily for the sale, rental or display of:

(a) basic plant, equipment or machinery used in agriculture or industry; or (b) boats; or (c) caravans; or (d) domestic garages; or (e) sheds; or (f) outbuildings; or (g) motor vehicles; or (h) marquees; or (i) trailers; or (j) swimming pools, equipment and accessories; or (k) building materials; or (l) landscaping materials; or (m) garden plants (primarily in an indoor setting), or similar articles or merchandise;

Sheds, building materials, landscaping materials, swimming pools, equipment and accessories are all activities, with some degree of association with the existing plant nursery. All are representative of modern outdoor living, where quite logically a trip to a plant nursery could also include a trip to purchase bulk landscape supplies (ie soil or mulch). The Town Centre Zone at Virginia includes policies which support the establishment of service trade premises. Landscape supplies are one example of a service trade premises. It is understood that the Virginia nursery experiences demand for bulk supply and “bagged supply” of landscaping materials (e.g. soil, stones, bark etc). This demand could reasonably be expected to increase over time, given the planned residential development and growth of Virginia and surrounds. Providing a policy setting which accommodates the potential future development of bulk landscape supplies (service trade premises) is considered to be a logical planning outcome.


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In particular, the Affected Area is considered to be a reasonable location for a service trade premises and potentially preferred to a centre type location. The locality does not contain overly sensitive uses, with all existing dwellings associated with the horticultural use of the land, and not within a Residential Zone. The movement of vehicles associated with landscape supplies can generate impacts such as noise and dust, which are better managed within a semi-rural environment as compared to a more urbanised environment such as a town centre. On balance, a limited range of service trade premises activities for the display and sale of building materials, landscaping materials, swimming pools/equipment and accessories, is considered to be an appropriate extension and accompanying nature to the retail plant nursery, and therefore can be supported from a policy perspective within the Affected Area. 3.2.7 Conventional Retail (excluding bulky goods and retail showroom) The key to determining the potential appropriateness of a policy setting which facilitates the establishment of additional conventional ‘shop’ floor space relates to the nature of the shop and the scale/floor space, factors which can impact on the attainment on the objectives and viability of existing centre zones. Given that the existing nursery clearly is a destination location, where visitors/customers spend some hours at a time, it is appropriate for some limited, small scale shops to be accommodated within the Affected Area, which are not necessarily ancillary to the retail plant nursery. Such an outcome further supports the destination location concept. Such conventional retailing could take any form and evolve depending on viability and market demands. It could include fruit and vegetable sales. Having regard to the retail hierarchy referred to in Section 3.2.2, and in order to minimise the potential impact on the viability of the Virginia Town Centre (and indeed Angle Vale Neighbourhood Centre), stand-alone shop development should not exceed that which is typical at a local centre level, which would be in the order of 450-1500square metres in floor area. A local centre level operation would have limited impact on the performance of any adjacent centre, given: • the ‘destination location’ function of Virginia Nursery, with the staff and visitors to the nursery likely to be

the primary source of customers in respect to any new small scale shops; and

• the significant distance between the Virginia Nursery and Virginia (1.2km) and Angle Vale (6.3km). A gross leasable floor area limitation of 450 square metres for non retail plant nursery retail, is considered important to ensure that the existing and recently expanded centre zones in Virginia and Angle Vale are able to develop without unreasonable competition. Such a local level retail centre outcome would provide a policy setting which: • accommodates in a limited form of shop retailing, which is not ancillary to the retail plant nursery (ie

specialty shop(s)/restaurant which can operate on a stand-alone basis); and

• ensures the scale of development would not detract from the role and function of existing centres (ie the floor space limitation would prevent the establishment of a significant range of speciality shops and/or a supermarket).

We note that the existing cafe has a gross leasable floor area of approximately 300 square metres exists. Potential exists for this cafe to function as a stand-alone retail facility, with elements of the existing operation suggesting that this may already be the case. If the cafe was to form a stand-alone use, the gross leasable floor space of the cafe would be included in any non retail plant nursery floor space cap that may be applied. A floor space cap of 450 square metres would provide for both the cafe to operate as a stand-alone use whilst also providing an additional 150 square metres for future retail expansion, not including retail plant nursery.


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3.3 Interface Considerations The Affected Area is located within the Primary Production Zone. Other than the existing plant nursery, all land uses contiguous with the Affected Area have been developed in accordance with the expectations of the Primary Production Zone. One of the key characteristics of the locality is the high concentration of glasshouses which are utilised for horticultural purposes. The use of the Area Affected for commercial purposes does not fundamentally conflict with adjoining/adjacent horticultural activities. There are some examples of dwellings in the locality (particularly directly opposite the Affected Area on Gawler Road, however the dwellings exist in association with horticulture and do not appear to represent the primary use of any nearby allotment. Accordingly, the amenity expectations for these dwellings, is not the same as within a residential zone or area. Figure 17: Interface 3.4 Infrastructure Implications The plant nursery is an established use, with matters such as wastewater disposal and stormwater management dealt with via previous development applications and associated conditions of approval. The Development Plan contains numerous existing policies relating to infrastructure and stormwater management. Any change of use/intensification of development needs to respond to the relevant provisions of the Development Plan, and provide appropriate upgrades of infrastructure if demand requires. Fyfe have undertaken a high level investigation of servicing implications arising from the potential rezoning of the subject land. For the purposes of the investigations, it has been assumed that the retail plant nursery (12,400 sqm retail floor space) could potentially triple in size, within the boundaries of the existing 8ha site. A summary of the investigations undertaken by Fyfe is outlined below.


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Wastewater The Virginia Nursery currently has no provision of wastewater services, as no infrastructure has been established within the locality. Wastewater is disposed of independently for each allotment via on-site disposal.

On-site disposal will continue to be required, by one of the following systems. • Envirocycle system; • Septic Tank. These systems may either drain to a soakage trench or be regularly maintained and cleaned by a licensed operator. The design, construction and operation of a system will require Department of Health Approval. Water

The Affected Area is currently serviced from the existing 150mm diameter main via a ‘bulky’ connection point. SA Water has advised: • the water supply in the Virginia area is limited but SA Water is working through Network modelling to

improve the supply and to cater for further development in this area; • it is likely that an augmentation charge will be set and will be applicable to all new connections applied

for but this is still to be determined; and • for a more comprehensive response of the system capacity it will be necessary for more detail to be

provided as to what development is proposed on the site, the size of the water connections required and the amount of water that will be drawn off the system.

Based on the advice from SA Water, there is minimal available capacity in the existing system. Any future development or division will require separate potable water connections, which are non-contestable works. Power The Virginia Nursery is located within the Virginia Substations servicing footprint. The local substation servicing the site is located at Angle Vale Road and Port Wakefield Road (approx 3km away from the site). The Affected Area is currently serviced by an 11kVa line located on the western side of Gawler Road. Discussions with South Australian Power Networks determined: • the local sub-station located at Angle Vale Road and Port Wakefield Road (approx 3km away from the

Affected Area) has a capacity of 3MVA, which should more than cover the load increase from the Affected Area;

• all new customers receive 90kVa without charge, with additional demand charged at $149 per kVa. This is until any single connection request exceeds 630kVa, as this will trigger an independent assessment, and a new charge (potentially up to $600 per kVa); and

• as there is a current connection to the Affected Area, the most likely solution is to either upgrade the

existing transformer or to add 1 or 2 new ones depending on what the final plans show.


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Stormwater The Virginia Nursery has no existing underground stormwater infrastructure located adjacent (or within the vicinity of the site). Currently all water sheet flows of the road into adjacent verges where it either infiltrates and/or flows downstream.

Council engineering staff has advised: • all newly created impervious areas additional runoff will need to be detained within the subject site. The

1 in 100 year post development flow ARI will need to be detained within the Affected Area, and the 1 in 5 year ARI pre-development flow event can be discharged from the Affected Area; and

• the water quality requirement will have to meet the latest mandated by the Environmental Protection Authority.

Any development will need to take into account existing approvals and associated conditions, and respond to requirements in relation to on-site detention, collection and water quality treatment. Such will need to be assessed on a case by case basis for each application.

3.5 Traffic Implications Murray F Young & Associates (MFY) was commissioned to undertake a high level traffic assessment of the potential impact of the rezoning proposals on the adjacent road network, including identifying, if any, road improvements that may be required as a result. Their Traffic Impact Assessment report provides a summary of the investigations undertaken. The report identified the nature and function of the surrounding road network, including a summary of existing traffic volumes and an audit of existing traffic management devices. Traffic generation and distribution was modelled based on a range of assumptions, outlined in Page 6 of the Traffic Impact Assessment. These assumptions included:

• trips generated by the retail plant nursery will increase in a linear fashion;

• there will be a limited range of bulky goods/service trade developments, separate to the retail plant nursery (bulky goods up to 5,000 m²), which will generate peak hour traffic at a rate of 2.2 trips per 100 m² of floor area;

• taking into consideration site constraints and parking space required, it is estimated that the floor area

of the trip generating uses (including the retail plant nursery, bulky goods, service trade, etc.) could approximately triple in size; and

• 50% of trips generated will be to, and 50% of trips will be from the Affected Area in the peak period. The result of the assumptions adopted above, is a total site trip generation of 2,300 vpd, or 330 to 440 peak hour vehicle trips, additional to the existing trip generation. It is considered that due to the conservative nature of the assessment, it is highly unlikely that these volumes be realised. Nevertheless, the assessment allows for the “worst case” scenario. The Traffic Impact Assessment also considered the impact of other developments on traffic volumes in the locality, with the Virginia Structure Plan Transport Assessment Report, prepared by GTA Consultants a key source of reference, Having regard to the above, MFY considered the impact of the modelled additional traffic generation on Gawler Road and several intersections on Gawler Road.


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The assessment is reproduced as follows:

Gawler Road Since it is expected that 60% of traffic will access the site from the south, the greatest increase in traffic on Gawler Road will occur between the site access and Womma Road. Traffic volumes on this section of road will increase from 3,000 vpd to 4,400 vpd. This volume increase will not impact on the function/classification of the road, with its minor collector status unchanged. However, if the full development of the Virginia residential growth area is considered, volumes on the section of road (including the nursery development) will increase to 5,000 to 6,500 vpd, which may alter its nature. In reality, volumes on Gawler Road are likely to be less than 6,000 vpd due to the conservative nature (“worst case” scenario) of the assessment, and thus the road will likely remain as per its current function as a minor collector. Given the assumed trip distribution, it is considered that no further analysis is required from a road capacity perspective, however, several intersections on Gawler Road have been assessed.

Gawler Road/Old Port Wakefield Road Intersection It is expected that the development of the subject site will generate an additional 165 to 220 vph through the Gawler Road/Old Port Wakefield Road intersection during the peak period. The T‐intersection arrangement of the intersection has sufficient spare capacity to easily accommodate the forecast additional volumes associated with the potential development of the subject site, and hence no upgrades are required. Notwithstanding this, the Virginia Structure Plan Transport Assessment prepared by GTA Consultants recommends that the intersection be upgraded to a dual lane roundabout or traffic signals within the next 15 years. Gawler Road Railway Level Crossing It is expected that the development of the subject site will generate an additional 165 to 220 vph through the Gawler Road railway level crossing during the peak period. Local passenger trains do not service this area, with only long distance passenger trains and freight trains travelling along the railway line. As a result, any delays associated with the active level crossing are expected to be infrequent.

Gawler Road/Womma Road Intersection It is expected that the development of the subject site will generate an additional 200 to 265 vph through the Gawler Road/Womma Road intersection during the peak period. Of these volumes, the majority of movements will be priority through bound along Gawler Road, with less than 20% (i.e. 33 to 44 vph) turning movements to/from Womma Road. The give way controlled four‐way intersection has sufficient spare capacity to easily accommodate the forecast additional volumes associated with the potential development of the subject site, and hence no upgrades are required. Gawler Road/Angle Vale Road Intersection It is expected that the development of the subject site will generate an additional 100 to 130 vph through the Gawler Road/Angle Vale Road intersection during the peak period. The T‐intersection arrangement of the intersection includes an auxiliary right turn treatment (i.e. there is a through lane and shared through and right‐turn lane) and a channelised left‐turn treatment on Angle Vale Road to provide for vehicles turning into Gawler Road. The intersection has sufficient spare capacity to easily accommodate the forecast additional volumes associated with the potential development of the subject site, and hence no upgrades are required.


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The Traffic Impact Assessment considered potential locations for additional access points to Gawler Road. The main finding of the analysis was to provide appropriate separation distances to the existing crossovers, with further assessment to be made at the development application stage. The Traffic Impact Assessment concluded:

The assumed future development of the subject site in accordance with the rezoning proposed will have minimal impact, with the potential increase in traffic volumes easily catered for given the existing spare capacity on the adjacent road network. Consequently, no road upgrade or intersection upgrades are required. New access point(s), if required in the future, should be provided in accordance with the locations identified in this assessment and be appropriately addressed at a development application stage’.

3.6 Policy Structure In addition to the above investigations, consideration has been given to the nature and form of policies to be established in respect to the Affected Area. Consideration was given in respect to; • the establishment of a new Commercial Zone; and • the establishment of a new Policy Area. A new Policy Area is considered the preferred approach, as it provides the optimum integration with the existing Primary Production Zone, including incorporation of uses which are sought within this zone.


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4. Recommended Policy Changes

The DPA proposes the following changes: • to establish a new Virginia Commercial Policy Area 1, within the Primary Production Zone, to apply to

the whole of the Affected Area; and

• introduce some exclusions to the policies of the Primary Production Zone, appurtenant only to the new Virginia Commercial Policy Area 1.

Consideration was given to the establishment of a separate zone for the Affected Area. However, a Policy Area was considered the preferred approach, accommodating a specific range of uses, with horticulture retained as a desired use of the land. As a consequence of these recommended changes, the following uses are identified as being desired within the Affected Area:

• bulky goods (limited to animal and pet supplies and children’s play equipment); • horticulture; • retail plant nursery; • service trade premises (limited to landscape supplies, swimming pools, equipment and accessories) • shop or group of shops (excluding retail plant nursery, bulky goods and service trade premises), with a

total gross leasable floor area of 450 square metres, for the whole of the policy area; • store associated with the horticultural use of land; • warehouse associated with the horticultural use of land. A floor space threshold of 450 square metres will apply for shops (other than retail plant nursery, bulky goods and service trade premises) to ensure that the rezoning effectively integrates with the existing and proposed centres hierarchy within the City of Playford. The establishment of a new Policy Area requires certain changes to the existing policies contained within the Primary Production Zone. In particular amendments are required to the existing non-complying list and also public notification categories. The amendments proposed are designed to support the desired uses within the policy area. Changes to the Primary Production Zone only apply to development within the new Policy Area and not to the balance of the Primary Production Zone.

5. Consistency with the Residential Code

Not Applicable.

6. Statement of statutory compliance

Section 25 of the Development Act 1993 prescribes that the DPA must assess the extent to which the proposed amendment: • accords with the Planning Strategy;

• accords with the Statement of Intent;

• accords with other parts of Council’s Development Plan;

• complements the policies in Development Plans for adjoining areas;

• accords with relevant infrastructure planning;

• satisfies the requirements prescribed by the Development Regulations 2008.


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6.1 Accords with the Planning Strategy

Relevant strategies from the Planning Strategy are summarised in the Appendices of this document. This DPA is consistent with the direction of the Planning Strategy.

6.2 Accords with the Statement of Intent

The DPA has been prepared in accordance with the Statement of Intent agreed to on 12 September 2013. In particular, the proposed investigations outlined in the Statement of Intent have been have been addressed in Section 3 of this document.

6.3 Accords with other parts of the Development Plan

The policies proposed in this DPA are consistent with the format, content and structure of the Playford (City) Development Plan.

6.4 Complements the policies in the Development Plans for adjoining areas

This DPA has where possible used planning policy from the State Planning Policy Library and accordingly, the policies proposed in this DPA will complement the policies of Development Plans for adjoining areas.

6.5 Accords with relevant infrastructure planning

This DPA complements current infrastructure planning for the Council area, as discussed in section 2 of this document.

6.6 Satisfies the requirements prescribed by the Regulations

The requirements for public consultation (Regulation 11) and the public meeting (Regulation 12) associated with this DPA will be met.


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References/Bibliography

Planning Strategy 30-Year Plan for Greater Adelaide (February 2010), Government of South Australia Playford Council Development Plan South Australian Strategic Plan 2011, Government of South Australia Playford Growth Area Structure Plan, May 2013, Government of South Australia Playford Growth Area Structure Plan Strategic Investigations Report, May 2013, Government of South Australia Playford Urban Growth Areas (Angle Vale, Playford North Extension and Virginia) and General Section Amendments DPA, Government of South Australia Northern Adelaide Fringe, Regional Retail Analysis, March 2011, Connor Holmes Virginia Nursery DPA Infrastructure Servicing Assessment, March 2014, Fyfe Virginia Nursery DPA, Gawler Road Virginia, Traffic Impact Assessment, March 2014, Murray F Young & Associates


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Schedule 4a Certificate

CERTIFICATION BY COUNCIL’S CHIEF EXECUTIVE OFFICER DEVELOPMENT REGULATIONS 2008 SCHEDULE 4A Development Act 1993 – Section 25 (10) – Certificate - Public Consultation CERTIFICATE OF CHIEF EXECUTIVE OFFICER THAT A DEVELOPMENT PLAN AMENDMENT (DPA) IS SUITABLE FOR THE PURPOSES OF PUBLIC CONSULTATION I, Tim Jackson, as Chief Executive Officer of City of Playford, certify that the Statement of Investigations, accompanying this DPA, sets out the extent to which the proposed amendment or amendments-

(a) accord with the Statement of Intent (as agreed between the City of Playford and the Minister under section 25(1) of the Act) and, in particular, all of the items set out in Regulation 9 of the Development Regulations 2008; and

(b) accord with the Planning Strategy, on the basis that each relevant provision of the Planning Strategy that related to the amendment or amendment has been specifically identified and addressed, including by an assessment of the impacts of each policy reflected in the amendment or amendments against the Planning Strategy, and on the basis that any policy which does not fully or in part accord with the Planning Strategy has been specifically identified and an explanation setting out the reason or reasons for the departure from the Planning Strategy has been included in the Statement of Investigation; and

(c) accord with the other parts of the Development Plan (being those parts not affected by the amendment or amendments); and

(d) complement the policies in the Development Plans for adjoining areas; and

(e) satisfy the other matters (if any) prescribed under section 25(10)(e) of the Development Act 1993.

The following person or persons have provided advice to the council for the purposes of section 25(4) of the Act: Paul Johnson – City of Playford Michael Osborn – Connor Holmes DATED this 3rd day of November 2014 ………………………………………… Chief Executive Officer


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City of PlayfordCity of PlayfordCity of PlayfordCity of Playford Virginia Nursery Virginia Nursery Virginia Nursery Virginia Nursery Development Plan Amendment Development Plan Amendment Development Plan Amendment Development Plan Amendment The Amendment The Amendment The Amendment The Amendment –––– For ConsultationFor ConsultationFor ConsultationFor Consultation


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Amendment Instructions Table

Name of Local Government Area: City of Playford Name of Development Plan: Playford (City) Development Plan Name of DPA: Virginia Nursery DPA Where amendments to this Development Plan have been authorised after the aforementioned consolidation date, consequential changes to the following amendment instructions will be made as necessary to give effect to this amendment.

Am

endm

ent

Instr

uction N

um

ber

Method of Change � Replace � Delete � Insert

Detail what is to be replaced or deleted or detail where new policy is to be inserted. � Objective (Obj) � Principle of

Development Control (PDC)

� Desired Character Statement (DCS)

� Map/Table No. � Other (Specify)

Detail what material is to be inserted (if applicable, i.e., use for Insert or Replace methods of change only).

Is R

enu

mberi

ng r

equ

ired (

Y/N

)

Subsequent Policy cross-references requiring update (Y/N) if yes please specify.

COUNCIL WIDE / GENERAL SECTION PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): No ZONE AND/OR POLICY AREA AND/OR PRECINCT PROVISIONS (including figures and illustrations contained in the text) Amendments required (Yes/No): Yes Primary Production Zone 1 Insert Principle 3 At the end of Principle 3, insert

the words ‘other than in Policy Area 1’.

N N

2 Insert Principle 5 At the start of Principle 5, insert the words ‘Other than in Policy Area 1,’

N N

3 Insert Principle 6 At the start of Principle 6, insert the words ‘Other than in Policy Area 1,’

N N

4 Insert Principle 7 At the start of Principle 7,insert the words ‘Other than in Policy Area 1,’

N N

5 Insert Principle 8 Additional Clause - (c) The allotment is located within Policy Area 1’

N N

6 Insert Principle 8 Additional Clause - (d) it is located outside of Policy Area 1

N N


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7 Insert New Virginia Commercial Policy Area 1 after the policies for Precinct 18 Rural Fringe

The contents of Attachment A N N

8 Insert Non-complying Development List

Insert the words ‘A free standing illuminated advertising sign within Virginia Commercial Policy Area 1’ as an exemption to Advertisements in the form of a free standing,illuminated, animated or third party advertising sign

N N


Insert the words ‘Service Trade Premises located within Virginia Commercial Policy Area 1’ under the heading Form of Development. Under the heading Exceptions insert the words ‘ except premises used for the sale, rental or display of swimming pools, garden equipment and accessories, landscaping materials or garden plants’

N N

10 Insert Non-complying Development List – shop or group of shops

Insert additional clauses following Clause (b) (c) within Virginia Commercial Policy Area 1 and not otherwise designated below as non-complying

N N


Insert additional forms of development: Shop or group of shops within Virginia Commercial Policy Area 1 (excluding retail plant nursery and bulky goods outlets) that would result in a gross leasable area of shops within the policy area of more than 450 square metres, or where the gross leasable area of shops in the policy area already exceeds 450 square metres. Shop or group of shops in the form of a bulky goods outlet within Virginia Commercial Policy Area 1. Insert exception: Except where the bulky goods outlet is for the display and sale of animal and pet supplies and/or childrens play equipment. Insert additional form of development:

N N


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Shop or group of shops in the form of a bulky goods outlet within Virginia Commercial Policy Area 1 that would result in a gross leasable area of bulky goods outlets within the policy area of more than 5000 square metres, or where the gross leasable area of bulky goods outlets in the policy area already exceeds 5000 square metres.

12 Insert Public Notification – Category 1

Insert: Bulky goods outlet with a gross leasable area not exceeding 5000 square metres within Virginia Commercial Policy Area 1 limited to the display and sale of animal and pet supplies and/or childrens play equipment

N N


Insert: Service Trade Premises within Virginia Commercial Policy Area 1, and limited to landscape supplies and/or, swimming pools, including equipment and accessories and garden plants

N N


Insert: Shop or group of shops (including alterations and additions) in Virginia Commercial Policy Area 1 (excluding retail plant nursery and bulky goods outlets) that would result in a gross leasable area of shops within the policy area of no more than 450 square metres, or where the gross leasable area of shops in the policy area already exceeds 450 square metres.

N N


Insert: Retail Plant Nursery

N N

16 Replace Public Notification – Category 2

Replace Service Trade Premises with: Service trade premises located outside of Rural Policy Area 5 and Virginia Commercial Policy Area 1, that is in association with the horticultural industry.

TABLES


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Amendments required (Yes/No): No MAPPING (Structure Plans, Overlays, Enlargements, Zone Maps, Policy Area & Precinct Maps) Amendments required (Yes/No): Yes Map Reference Table 1 Add Policy Area Name Virginia Commercial Policy

Area 1 N N

2 Add Policy Area Map Number Policy Area Map Play/3 N N Map(s) 1 Replace Policy Area Map Play/3 Contents of Attachment B N N

Virginia Nursery DPA City of Playford Attachment B

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Attachment A


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Virginia Commercial Policy Area 1 Refer to the Map Reference Tables for a list of the maps that relate to this policy area.

OBJECTIVES 1 A policy area accommodating a retail plant nursery and a limited range of certain bulky goods

outlets, service trade premises and other local centre scale shops which do not unreasonably impact upon the role and function of the Virginia Town Centre.

2 Development that minimises any adverse impacts upon the amenity of the locality. 3 Development that contributes to the desired character of the policy area. DESIRED CHARACTER

The purpose of this policy area is to support the ongoing use and orderly future expansion of the existing retail plant nursery (including incidental and ancillary activities or uses) together with a limited range of certain bulky goods outlets and service trade premises, which display and sell products which complement and relate to the retail plant nursery. Bulky goods outlets and service trade premises should be limited to those for the display and sale of outdoor living and garden related products, landscape supplies, pool and pool supplies, animal and pet supplies and children’s play equipment. These activities should be of a scale which remains secondary and subservient in overall area terms, relative to the retail plant nursery. Bulky goods outlets or retail showrooms not anticipated in the policy area, include those comprising, involving or including the display and sale of automotive parts, furniture, floor and window coverings, appliances or electronic equipment, home entertainment goods, lighting, curtains and fabric, bedding and manchester, party supplies, camping and outdoor recreation supplies, large format hardware, office and stationery supplies, baby equipment, sporting and recreational equipment and homewares. In addition to the retail plant nursery, a cafe/restaurant together with a range of small scale shops, aimed to enhance the visitor experience to the policy area, may be established, independent of the retail plant nursery. Such shopping activities should be restricted to a local centre scale, primarily for the purpose of satisfying the needs of staff and visitors to the retail plant nursery. For the whole of the policy area, a maximum gross leasable area of 450 square metres for retail floor space is envisaged, excluding the gross leasable area developed for the purposes of retail plant nursery, bulky goods and service trade premises. Inappropriate retail activities in this policy area are supermarkets, department stores, and any other uses that would potentially undermine the role and function of existing centres. The policy area should be primarily developed around shared and integrated access albeit an additional vehicle access point may be warranted to Gawler Road to ensure the orderly and safe movement of vehicles. Such additional access should achieve minimum separation distances between existing access driveways.

PRINCIPLES OF DEVELOPMENT CONTROL Land Use 1 The following forms of development are envisaged in the policy area:

▪ bulky goods outlet (limited to animal and pet supplies and children’s play equipment) ▪ horticulture ▪ retail plant nursery ▪ service trade premises (limited to landscape supplies and swimming pools including equipment

and accessories)


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▪ shop or group of shops (excluding retail plant nursery, bulky goods outlet and service trade premises), with a total gross leasable area not exceeding 450 square metres for the whole of the policy area

▪ store associated with the horticultural use of land ▪ warehouse associated with the horticultural use of land.

Form and Character 2 Shops or groups of shops (excluding retail plant nursery, bulky goods outlets and service trade

premises), should have a combined total gross leasable area of 450 square metres or less, calculated for the whole of the policy area.

3 A limited range of bulky goods outlets are envisaged with a combined total gross leasable area of

5000 square metres or less, calculated for the whole of the policy area. 4 Service trade premises should be limited to the display and sale of landscape supplies and

swimming pools, including equipment and accessories. 5 Development should be consistent with the desired character for the policy area.


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Attachment B


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