Multi Level Housing in South Australia Darren Starr presentation at the Multi Level Housing Seminar 2011

1. Multi-level Residential
Development Seminar
17 November 2011

2. PLANNING & URBAN DESIGN
PRESENTED BY DARREN STARR
NATIONAL DISCIPLINE LEADER TOWN PLANNING
FYFE EARTH PARTNERS

3. TOPICS TO BE COVERED
1. HOW DOES THE PLANNING & DEVELOPMENT SYSTEM TREAT
MULTI-LEVEL RESIDENTIAL DEVELOPMENT?
2. LAND USE ZONING – WHERE CAN MULTI-LEVEL RESIDENTIAL
DEVELOPMENT BE CONSTRUCTED?
3. KEY PLANNING ISSUES TO BE ADDRESSED IN THE ASSESSMENT OF
MULTI –LEVEL RESIDENTIAL?
4. URBAN DESIGN AND THE PUBLIC REALM
5. MAXIMISING OPPORTUNITIES AND MINIMISING RISKS

4. SAFETYAND DEVELOPMENT
PLANNING
SYSTEM

5. Planning & Development System in South Australia
Strategic Planning – long term plans e.g. 30 Year Plan for Greater
Adelaide
Policy Planning – Criteria that all development will need to address
prior to approval e.g. Local Development Plans & Development Plan
Amendments (DPAs)
Development Assessment – assessment of development
applications and projects and division of land

6. Development Assessment is undertaken by Local
Councils, the Development Assessment Commission
or the Minister, (predominately) against the provision
of the local Development Plan.
SO HOW IS MULTI-LEVEL HOUSING TREATED?
Multi-level housing would generally be classified as a
residential flat building as per the Development
Regulations 2008 outlined below:
Residential flat building – means a single
building in which there are 2 or more
dwellings, but does not include a semi-
detached dwelling, a row dwelling or a group
dwelling.

7. SAFETY
LAND USE ZONING

8. SO WHERE ARE RESIDENTIAL FLAT BUILDINGS
APPROPRIATE ?
Each Development Plan contains policies to
promote development in desired locations
and is the basis upon which development
assessment decisions are made. Each zone
within the Development Plans will outline the
envisaged land uses. A zone that promotes
the development of Residential Flat Buildings
will generally be the best for approval of a
multi-level residential development.

9. SO WHERE ARE THESE ZONES?
Generally in commercial or centre zones or specific
medium density residential zones or policy areas.
The most appropriate locations for higher density
residential development will be reinforced by the
upcoming Inner Rim Development Plan Amendment
(being prepared by the Minister) that will highlight
key development areas within 2.5km of the CBD.
Focus on Transit Oriented Development (TODS).
E.g. Unley Road, Adelaide CBD, Bowden Urban
Village, Woodville West

10. In addition it is understood that a series of new zones will accompany the
rezoning, those relating to higher density residential development are:
• Urban Core Zone: Allows a combination of major land-use types such as
residential, office, commercial and civic.
• Urban Corridor Zone: Supports a mix of higher density development on land
that joins key transit corridors.
• Suburban Activity Node Zone: Encourages a range of medium and high
density dwellings supported by a mix of transit stops, activity centres or high
quality open spaces.

11. SAFETY OF MULTI LEVEL
ASSESSMENT
RESIDENTIAL PROJECTS

12. Common issues considered in assessing projects
1. Is the location appropriate (zoning and surrounding land
uses)
2. External design issues – overlooking, overshadowing,
visual appearance, car parking, waste disposal, proximity
to services (e.g. public transport, open space and retail)
height limits and relationship to surrounding area (urban
design)
3. Internal design issues – apartment size, natural light,
private open space, environmental sustainably (5 star
rating).
4. Mix of land uses (particularly in Adelaide CBD) including
residential and commercial.

13. Development Assessment at Councils
Development • Joint panel comprising appointed elected
Assessment Panel members and senior officers
2% of decisions • Generally assess category 2 & 3
developments
Development • Used in some Councils depending on
Assessment Unit delegations – generally a panel of senior
3% of decisions officers from planning, building &
engineering
Development • Development Officers with delegated
Officer authority
95% of decisions • All other development applications
Source LGA
MODULE 2

14. Dealing with Assessment Bodies
Council planners must assess multi-level residential
projects only against the provisions of the
Development Plan.
Well prepared and designed proposals that have
considered the key elements of the Development
Plan and where they can’t meet requirements
demonstrate why the proposal still warrants approval
have the best chance of being granted approval.

15. SAFETY AND THE PUBLIC
URBAN DESIGN
REALM

16. Urban Design is concerned primarily with the design and
functionality of the public realm.
How the built environment interacts with public spaces is a key
element of the design and ultimately the functionality of multi-
level residential developments.
Focus on design in Adelaide through the formation of the
Integrated Design Commission and appointment of the
Government Architect.
The increased density across the city must come with an
improvement to public spaces as private spaces become
smaller e.g. Loss of the ‘typical’ backyard.

17. SAFETY OPPORTUNITIES AND
MAXIMISING
MINIMISING RISKS

18. 1. Know where it is appropriate to develop –
zoning & Development Plan
2. Design and plan the project as closely as
possible to the requirements that will
guide approval
3. Engage with Council and project
consultants e.g. architects, engineers and
town planners.
4. Detail the benefits of the project and why
it should be approved.

19. QUESTIONS ?
DARREN STARR
NATIONAL DISCIPLINE LEADER TOWN PLANNING
FYFE EARTH PARTNERS
darren.starr@fyfe.com.au
(08) 8201 9692
0413 898 143