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Residential Hills Zone (Coomurra Drive) Salisbury Heights

In August 2015, the City of Salisbury rezoned the Rural Living Zone (Policy Area 21) at Salisbury Heights to Residential Hills Zone. The Residential Hills Zone enables existing properties to be subdivided for residential development, subject to meeting the provisions of the Development Plan.

This information sheet has been prepared to guide applicants in formulating their development proposals. The intent of this guide is to provide owners and developers with an understanding of requirements to ensure that future development occurs in an orderly and structured manner, supporting good design that will benefit the community.

In many instances, it will be beneficial for land owners to work together to maximise the benefits of the development. The Concept Plan below has been prepared for the new Residential Hills Zone to show how the future pattern of development will provide a connected community with areas of open space and an indicative road network.

Salisbury Heights Residential Hills Zone Concept Plan

 Salisbury_Heights_Residential_Hills_Zone_Concept_Plan.jpg

Allotment Size and Frontage

The minimum allotment size in the area is 1,200m2, except where the natural ground slope is less than 1 in 5, in which case the minimum allotment size should be 650m2.  The areas shown as Proposed Public Open Space Buffer in the Salisbury Heights Residential Hills Zone Concept Plan generally have a slope in excess of 1 in 5.

The minimum allotment frontage for all new allotments is 15 metres unless the site fronts Coomurra Drive in which case a 20 metre frontage should be provided.

In addition to the above, allotments should be suited to their intended purpose and be able to contain a dwelling that meets the requirements outlined in this guide.

Site Contamination

The proposed allotments should be investigated for potential site contamination in accordance with the Environment Protection Authority guidelines.  Please refer to the process outlined in the following link: http://www.epa.sa.gov.au/environmental_info/site_contamination

Open Space

Land divisions creating less than 20 allotments are required to make a financial contribution to the Development Assessment Commission’s Open Space Fund. The contribution rate is set by the State Government every financial year by the Commission and can be provided by Council staff.

Where more than 20 allotments are proposed, Council may require a minimum of 12.5% of the site to be set aside as public open space.  The land set aside must be useable and functional and serve a purpose in Council’s overall open space / reserve plan.  In instances where open space is not required, a financial contribution, based upon a statutory formula set annually by the State Government, may be required instead of the 12.5% land dedication.

The Salisbury Heights Residential Hills Zone Concept Plan identifies public open space areas Council may request to be set aside as open space. The areas that have been identified may exceed 12.5% of the site area in some instances given the slope of the land and need for linked open space.

Where open space requirements have been satisfied, it may be possible for some residential allotments to be created in a portion of the area identified on the Salisbury Heights Residential Hills Zone Concept Plan as open space.

Regulated Trees

Applicants should provide a tree survey and an assessment concerning any Regulated Trees on their site. A Regulated Tree is defined as a tree having a circumference of 2 metres or greater measured 1 metre above natural ground level. 

Where a Regulated Tree may be affected by future construction on the allotment(s), an arborist report may be required in order to determine an appropriate Tree Protection Zone for the tree, which may dictate the portion of the site that can be developed.

Bushfire Protection

The area is identified as having a Medium Bushfire Risk and new development will need to be designed to comply with the Minister’s Bushfire Code. The key requirements applicable under the Minister’s Code include:

  1. Requirements as to the design of roads and exit from the area;
  2. Siting of dwellings at least 20m away from hazardous vegetation;
  3. Provision of an all-weather driveway and turn-around area on-site to facilitate access for a fire fighting appliances;
  4. Provision of a dedicated water supply for fire fighting purposes of at least 5,000 litres (where not served by potable water mains) or 2,000 litres where potable mains are available.

The Salisbury Heights Residential Hills Zone Concept Plan identifies an indicative road network and fire track that should be incorporated into the design of proposed developments.

Bio-diversity / Native Vegetation

There are large areas of high biodiversity value in the area that should be retained and protected.  These areas have been incorporated predominantly within the public open space buffer identified in the Salisbury Heights Residential Hills Zone Concept Plan

The properties at 37, 38, 40, 42, 44, 46 and 48 Coomurra Drive and 1 Terama Court have been identified as containing areas of remnant native vegetation.  Land division on these allotments should be supported by an assessment of the quality of existing vegetation and identification of important biodiversity corridors that are to be protected, and having regard to the requirements of the Minister’s Bushfire Code (e.g. buildings should be set back at least 20 metres from existing hazardous vegetation).

Infrastructure

Service Authorities

Land divisions need to include appropriate infrastructure for a new community and early communication with service authorities is essential so that their respective requirements can be met. These services are generally provided at the applicant’s cost as part of the development proposal. They include: 

  • Water reticulation
  • Electrical reticulation
  • Telecommunications
  • Street lighting
  • All conduits and pits
  • Gas reticulation
  • Sewerage or an Approved on-site effluent disposal system
  • Stormwater management
  • Footpath on one side of the road.

Details are provided with respect to each service under headings below. 

Electricity

Electricity for new divisions where roads are proposed must be supplied underground.

Street Lighting

All new roads created through the land division process must be provided with public lighting in accordance with the requirements of the Australian Standards and must meet the requirements for Category V or Category P as appropriate. The standard public lighting tariff shall be Energy Only and electrical designs shall comply with AS 3000. Lighting design is to comply with AS 1158.

Wastewater

The variable slope of the land means that some allotments cannot be served by sewer.  Where new allotments are unable to connect to the SA Water sewer system, allotments should have a minimum site area of 1200m2 and be capable of accommodating an approved on-site effluent disposal system that complies with Council’s requirements.  The relevant contacts regarding SA Water and effluent disposal matters are as follows: 

Sewer

Account Manager

SA Water

Ph: 08 7424 1132 

Effluent Disposal

Environmental Health Team

City of Salisbury

Ph: 08 8406 8222

Road network

The Salisbury Heights Residential Hills Zone Concept Plan provides an indicative road network connecting from Coomurra Drive.  New road junctions to Coomurra Drive should be limited in order to maintain traffic safety on Coomurra Drive. The following matters should be taken into consideration for new road junctions:

  • A minimum separation distance of 30m is provided from other road junctions.Four way junctions should be avoided.
  • Safe sight distance must be achieved for all new road junctions, taking into account the road alignment and slope.
  • Formalisation of Parachilna Road (un-made road reserve on southern side of Coomurra Drive) is not planned due to the grade of the land in this location.
  • The location of existing dwellings, trees (including trees within the Coomurra Drive road reserve) and allotment pattern will influence the location for new junctions.

Road junctions between existing allotments and Coomurra Drive will be necessary.  The number of new junctions to Coomurra Drive should be limited.  Property owners are encouraged to work together to develop compatible land division layouts in accordance with the outcomes of the concept plan.

Roads must be designed to accommodate the intended traffic volumes, constructed and sealed to recognised engineering standards and be built in accordance with Council’s technical requirements and standard drawings. 

Council’s standard civil details can be viewed via the following link:

http://www.salisbury.sa.gov.au/Build/Planning_Building_and_Forms/Development_Services_Fact_Sheets_and_Information/Standard_Civil_Details 

Footpaths

To facilitate pedestrian linkages all new roads shall be served by a footpath on one side of the road.

A footpath will be required on the northern side of Coomurra Drive from the Terama Road / Coomurra Road junction up to the western property boundary of 47 Coomurra Drive to link the existing and future residential development.  In order to provide this important pedestrian link in a coordinated manner, Council will construct the footpath and require a financial contribution for allotments fronting Coomurra Drive towards the construction cost.  The footpath will be constructed to coincide with the development of the area. Please contact Council for further information.

Drainage

Stormwater should be satisfactorily managed on site and there should no substantial increase of stormwater flow rate and volume that increases the risk of flooding downstream. Where this is not possible, a stormwater contribution may be paid for Council to undertake works outside the development site to manage the flow velocity of stormwater and water quality.   

Stormwater design and management will need to be addressed at the land division stage and will include the following:

  • Road reserves (swale) to slow flows;
  • Roads designed as overland flow paths;
  • Pipes to be designed for intended flows; and
  • Energy dissipation devices to avoid erosion.

Easements may be required where pipes traverse over private land.  In some cases, a sewer easement may also be required.   

The use of pumping systems is not favoured but where no other option is available, a double pump system designed to convey surface water drainage up to the street water table will be considered.

 Applicants should consider engaging the services of an experienced and qualified stormwater engineer to assist with their stormwater design.

Street Trees (where new roads are proposed)

Council will require a street tree to be planted in front of each new allotment to be created. The species and location of the tree must be in line with Council’s Tree Management Policy.

Removal of existing Street Trees

New driveways should be designed to avoid the removal of established trees in Coomurra Drive wherever possible. If access to the new allotment/s is not possible without removing one or more street trees, Council approval will be required for removal of the tree.

Tree removal is subject to Tree Removal Procedure  Specific criteria are applied when considering tree removal requests such as the landscape value of the tree, the health of the tree, its structure etc. Council will remove the tree on your behalf, subject to the relevant fee being paid.  

Removing Street Furniture and Infrastructure Affected By Land Division

Applicants should identify any street infrastructure such as signs, side entry pits, telecommunications pits etc. that may be affected by the development.

Where the infrastructure is Council owned, Council will ascertain whether the infrastructure can be relocated.  Costs for relocating Council infrastructure will be charged to the applicant.

Where the infrastructure is not Council owned, it will be the responsibility of the applicant to contact the owner of the relevant infrastructure (eg the relevant service authority) in order to ascertain whether relocation can be achieved.

In some instances relocation may be impractical or costly in which case new road junctions with Coomurra Drive or driveways for allotments with frontage to Coomurra Drive must be designed and constructed to avoid damage to existing infrastructure.

All infrastructure works must be satisfactorily completed before clearance of the land division.

Removal of Structures from New Allotments

Prior to clearance as required by Section 51 of the Development Act of a land division, all buildings and structures on the newly created allotment(s) must be removed (unless the existing dwelling is to be retained).

Further Information

Please note the information contained in this information sheet is of a general nature only and is prepared for preliminary guidance only.

Further clarification of these matters can be obtained from:

Development Services Division:

Phone:             8406 8222

Email:              development@salisbury.sa.gov.au