Residential
Development Last Updated January 2012
Introduction
What types of dwellings can be built where?
This brochure explains Council’s requirements for the various types of residential development proposals, from a single dwelling through to multiple units, extensions to existing housing and the building of additional housing on an allotment where a house already exists.
Council is often asked questions like “How many new dwellings can be built on my land?” or “Can I subdivide?” The “minimum site area” and “frontage widths” for the various dwelling types are set out in Tables 1 and 2 respectively at the back of this brochure. However, it is important to note that a proposal should meet the minimum site area and frontages outlined, in addition to other relevant Development Plan considerations. The number of dwellings that can practically fit on a site will therefore be affected not only by the land’s area and dimensions, but also by the constraints of the site and the locality, and the design of the development.
This brochure discusses: What Zone am I in? What types of dwellings can be built where? The Residential Zone and Policy Areas Setbacks from Streets Side Setbacks Rear Setbacks Private Open Space Site Coverage and Floor Area Ratio Building Height Car parking and Driveways Overlooking Overshadowing Building Appearance Energy Efficiency Reducing Noise Impact Other Information
A dwelling is “a building or part of a building used as a self-contained residence” (Development Regulations 2008). Different dwelling types are encouraged in different zones and policy areas, and some dwelling types are specifically discouraged in some areas. The following briefly describes the different types of dwellings.
What Zone am I in? Detached Dwelling Council’s requirements for residential developments vary, dependant on the zoning of the property. To find out what zone and policy area your property is in, you may:
A “detached dwelling” is a building that is not attached to any other building and which contains only one dwelling. The dwelling must be the only one on that site and it must have frontage to a road (Figure 1).
Refer to the Mapping Section contained in the Marion Council Development Plan (available for viewing at www.planning.sa.gov.au or at the Council Offices). Enter your property details at the SA Council Maps website at www.sacouncilmaps.sa.gov.au Contact the City of Marion on 8375 6600
Figure 1
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Development Detached dwellings are appropriate in all Policy Areas in the Residential Zone. Semi-Detached Dwelling A “semi-detached dwelling” is a dwelling that is one of two dwellings erected side by side, joined together and forming one building. Each semidetached dwelling has frontage to a road and has its own exclusive site (i.e. front yard and back yard). Other names for semi-detached dwellings are maisonettes and duplexes (Figure 2).
Figure 3
Row dwellings may be appropriate in the following policy areas: Medium Density Policy Area 12 Northern Policy Area 13 Oaklands Park Policy Area 14 Regeneration Policy Area 16 Southern Policy Area 18 Worthing Mine Policy Area 20 Group Dwelling A “group dwelling” is one of a group of two or more buildings, each of which contains only one dwelling, and where one or more of the buildings does not have frontage to a public road (Figure 4). A typical feature of development involving group dwellings is a shared driveway providing access to the dwellings.
Figure 2
Semi-detached dwellings may be appropriate in the following policy areas: Medium Density Policy Area 12 Northern Policy Area 13 Oaklands Park Policy Area 14 Regeneration Policy Area 16 Residential Character Policy Area 17 (except in the suburb of Marion) Southern Policy Area 18 Worthing Mine Policy Area 20 Row Dwelling A “row dwelling” is a dwelling that is one of three or more dwellings erected side by side, joined together and forming one building (Figure 3). Each row dwelling has frontage to a road and has its own exclusive site (i.e. front yard and back yard). Other names for row dwellings are terrace houses.
Figure 4
Group dwellings may be appropriate in the following policy areas:
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Development
Hills Policy Area 11 Medium Density Policy Area 12 Northern Policy Area 13 Oaklands Park Policy Area 14 Regeneration Policy Area 16 Southern Policy Area 18
Residential Flat Building A “residential flat building” is a single building that contains two or more dwellings, but does not include a semi-detached dwelling, row dwelling or group dwelling (Figure 5). A typical feature of a development involving a residential flat building is a shared driveway and dwellings joined together and/or constructed above other dwellings. Many examples of this form of development were constructed in the 1970s but modern apartment development also falls into this category.
Figure 6
The Residential Zone and Policy Areas Residential Zone Marion Council has one Residential Zone containing 11 separate policy areas, each with its own desired character for the future. Throughout the policy areas there are a range of dwelling types anticipated. Increased dwelling densities are intended for areas in close proximity to centres, public transport routes and public open space. Cement Hill Policy Area 10 This policy area comprises former cement and tile manufacturing industrial sites. It is a policy area primarily accommodating detached dwellings at low densities on individual allotments. Hills Policy Area 11
Figure 5
The desired character is of a high quality residential environment containing appropriately designed houses set in attractively landscaped, relatively large gardens. This desired character is also derived from the existing prevailing character where it is based on low-density detached dwellings of a variety of architectural styles on relatively large, sloping allotments. The importance of the landscape character, the protection of existing trees and vegetation and the revegetation of land are all emphasized, particularly in those parts of the policy area that function as a backdrop to the Adelaide Plains or contribute to scenic coastal landscapes. Other important features are the varied natural topography, natural watercourses and steep gullies,
Residential Flat Buildings may be appropriate in the following policy areas: Medium Density Policy Area 12 Northern Policy Area 13 Oaklands Park Policy Area 14 Regeneration Policy Area 16 Southern Policy Area 18 Multiple Dwelling A “multiple dwelling” is one dwelling occupied by more than 5 persons who live independently of one another and share common facilities within that dwelling (Figure 6).
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Development Regeneration Policy Area 16
and interfaces with adjoining areas of open space including Hills Face and coastal land. This landscape character warrants protection from inappropriate development and earthworks.
The desired character of the policy area is derived from high quality and distinctive living environments at a higher density compared to that typical of the original dwelling stock in the area. It will be characterised by integrated development at lowmedium and medium densities, with a wide range of dwelling types to meet a variety of accommodation needs for public housing tenants and the private housing sector.
Medium Density Policy Area 12 This policy area encompasses areas especially suitable for a wide range of low and medium-density housing, such as detached, semi-detached, row and group dwellings, residential flat buildings, supported accommodation and student and other special purpose housing. Medium density development is especially suited to areas in proximity to centres and public transport, and to areas where such development already occurs (as in the area redeveloped by the former South Australian Housing Trust in Mitchell Park).
Buildings of up to two storeys in height are appropriate, with three storey buildings also being appropriate provided the impact of their additional height and bulk does not adversely impact on existing neighbouring development and neighbouring amenity.
Northern Policy Area 13
Medium density development should predominate adjacent to public open space reserves, major transport routes, shops and community facilities, but can be dispersed throughout the area as part of major comprehensive redevelopment projects.
The desired character of the policy area is of an attractive residential environment containing one and two storey, low-to-medium density dwellings of a variety of architectural styles. This will be achieved through a combination of the retention of existing housing stock in good condition, and the redevelopment of other properties generally at greater densities than that of the original housing. The overall character of the built form will gradually improve, while the range of dwelling types will increase to meet a variety of accommodation needs.
Residential Character Policy Area 17 Edwardstown, Glandore and Glengowrie New development in those parts of the policy area located in the suburbs of Edwardstown, Glandore and Glengowrie will reinforce the attractive established character of the predominantly singlestorey, detached houses. New development will largely comprise the replacement of less attractive or unsound dwellings with new detached dwellings, and in more limited situations, new semi-detached dwellings.
Oaklands Park Policy Area 14 A policy area that is to accommodate a wetland development. Whilst it is unlikely that residential development will occur the policy area allows for a possible range of dwelling types, including medium density housing, at the periphery.
Replacement dwellings will be appropriately designed modern interpretations of the pre-1950's buildings remaining in the area in the locality of the development site.
Racecourse Policy Area 15 A policy area primarily accommodating detached dwellings at low densities in association with a range of horse keeping activities. Horse keeping activities are to be developed to minimise adverse environmental impacts, especially on stormwater runoff and adjoining residential development.
Dwellings will incorporate elements typical of homes in the area, including articulated roof forms comprising combinations of gable, Dutchgable and hips, chimneys, projecting front verandas/porches/porticos, timber-framed windows
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Development Future development of vacant land within the area will contribute to a mix of housing densities and housing types to improve housing diversity.
and external walls constructed of a mixture of brick, painted brick, stone, and rendered masonry. Garages and carports will be discreetly located well behind the main face of the associated dwelling or the rear of the dwelling, with design and materials to complement the dwelling.
New buildings will maintain the existing pattern and scale of existing buildings and be designed to minimize alteration of the natural or existing landform. The built form, architectural and landscape design of individual sites should make a positive contribution to the streetscape.
Alterations and additions to dwellings will occur without significantly altering the dwelling's appearance from the street unless it involves the removal of unsympathetic additions/alterations to the front facade or will improve the appearance of a building as viewed from a street frontage.
Watercourse Policy Area 19 The design, scale, location and appearance of development should primarily be detached dwellings on large allotments, pleasant streetscapes, landscaping and open space, and have regard to local topography and the enhancement of natural features, views and vistas.
Marion In that part of the policy area located in the suburb of Marion, the established character is primarily low density detached dwellings on large allotments. This form of development will continue through the replacement of detached dwellings with the same.
Development should be located so that it does not interfere with the drainage function of the watercourse and is sited above the predicted 1-in100-year average return interval flood event.
In this area the design and style of new dwellings, or alterations and additions to existing dwellings, is less constrained and more diverse, while the maintenance and enhancement of the generous and vegetated garden character is most important. Hammerhead discouraged.
allotments
are
Land division for residential purposes would involve the development of broadacre land which is not currently provided with service infrastructure. A stormwater strategy is required to address the methods of stormwater disposal, including issues of quality and quantity of run-off.
specifically
Southern Policy Area 18
Worthing Mine Policy Area 20
This policy area encompasses the generally established residential areas in the suburbs of Hallett Cove (east of the Adelaide-Noarlunga railway), Sheidow Park (north), and Trott Park. Land is typically undulating with some areas of steeper terrain.
In this Policy Area development should comprise predominantly detached, semi-detached and row dwellings, although no dwelling type is noncomplying. Medium density housing designed specifically for the elderly is appropriate in the portion of the zone within 200 metres of Hallett Cove District Centre.
The existing character of streetscapes is largely derived from single-storey detached dwellings built since the 1970s and which incorporate generous front and rear setbacks.
For this type of development, an average site area not less than 250m² is appropriate, provided the gradient of the site is less than 1 in 20.
The desired character of the policy area is derived from predominantly single-storey, low density dwellings exhibiting a variety of architectural styles.
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Development adjoining buildings is greater than 2 metres (see Figure 8).
Other Requirements Once you have determined what type of dwellings and the maximum number of dwellings that may be able to be accommodated on an allotment (by considering the policy area and an allotment’s site area and frontage), the actual layout and design of these dwellings can be considered. These requirements are outlined in detail under the following headings:
Figure 8
Setbacks from Streets
Where no established streetscape exists, front setbacks should be as follows: Hills Policy Area 11 – not less than 8 metres Worthing Mine Policy Area 20 – not less than 5.5 metres All other policy areas – not less than 5 metres
Front Setback “Front setback” is the distance from the front boundary of a property to the closest part of the dwelling on that property (excluding any open verandahs, porches, windows etc.)
Additionally, a carport or garage should have a front setback of at least 5.5 metres from the property boundary of the street that it faces. A carport or garage should also be setback at least 0.5 metres further from the front boundary than the main face of the dwelling.
The front property boundary is usually not the kerb or the footpath, but typically an unmarked boundary, often approximately three metres back from the kerb or 300mm towards the kerb from your water meter. If you are unsure where your property boundaries are, it is recommended you engage the services of a licensed surveyor to accurately identify the boundaries of your land.
Secondary Street Setbacks Where a property is a corner block, there are also special requirements for setbacks from the secondary street. The minimum setback distance for a dwelling from the secondary street frontage varies according to the policy area and should be as follows: not less than 2 metres if located in MediumDensity Policy Area 12, Regeneration Policy Area 16 or Worthing Mine Policy Area 20; and not less than 3 metres in any other location.
In an established streetscape, dwellings should be setback from the front boundary by: (a) the same distance as one or the other of the adjoining buildings, provided the difference between the 2 adjoining buildings is less than or equal to 2 metres (see Figure 7)
A larger setback from a secondary street may however be required for taller (e.g. two-storey) buildings. If a single carport or garage is proposed facing a secondary street, it should be setback a minimum of 5.5 metres from that street boundary to make sure that two on-site car parking spaces are available. If a double carport or garage is proposed
Figure 7
(b) not less than the average of the setbacks of the adjoining buildings, if the difference between the
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Development from all property boundaries to help maintain the desired low-density residential character.
facing a secondary street, a lesser setback to that street boundary may be appropriate dependant on the size of the structure proposed and the setbacks of other buildings on the site and in the locality.
Dwellings with walls located on the boundary should be designed in accordance with the following, where: (a) a wall from an adjacent dwelling already exists on the boundary: (i) be located immediately abutting the adjacent wall (ii) be constructed to the same or to a lesser length and height as the adjacent wall (iii) be setback 2 or more metres behind the main face of the adjacent dwelling
Arterial Road Setbacks There is an exception to the above information regarding setbacks for properties that have boundaries adjoining an arterial road. Dwellings on these sites should be setback at least 8m, plus any provision for road widening and/or to address issues resulting from the presence of the road (for example, provision must be made for a turning area within the setback area to enable vehicles to enter and leave the site in a forward direction).
(b) no wall exists on the adjacent boundary: (i) be setback 2 or more metres behind the main face of the adjacent dwelling (ii) not exceed 6 metres in length (iii) not exceed 3 metres in height (iv) be sited no closer than 2.5 metres to a habitable room window or 3.5 metres if the wall is located to the north of the neighbouring window (c) adjoining communal open space or a public reserve, not to exceed (i) 50 per cent of the length of the boundary (ii) 4 metres in height.
Arterial roads in the Marion Council area include: - South Road - Diagonal Road - Marion Road - Oaklands Road - Cross Road - Sturt Road - Seacombe Road - Lonsdale Highway - Daws Road - Lander Road - Morphett Road (north of Seacombe Road) Note: Council is required to refer most applications for development on land fronting an arterial road to the Commissioner of Highways for advice or direction.
Garages, carports, pergolas, outbuildings and other similar buildings with walls located on the side or rear boundaries should:
Side Setbacks
(a) be constructed in accordance with the setback and size requirements of the following envelope diagram (Figure 9):
Side setbacks are important to ensure adequate daylight to windows, avoid unreasonable overshadowing of neighbours’ indoor and outdoor living areas, and to protect visual amenity. In some cases, houses are allowed to be built on a side boundary and in other cases, side setbacks are required. Building on a Side Boundary Building the side wall of a house on a side property boundary is discouraged in Hills Policy Area 11 and the Residential Character Policy Area 17. In these policy areas development should be well set back
Figure 9
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Development (a) 900 mm from an existing building on an adjacent allotment (b) 500 mm from the boundary in all other circumstances.
(b) be constructed at least 6 metres from any existing structure on the site located on the same boundary (c) not adjoin the length of the boundary (whether solid walls or open and including any existing similar structures built on or within 600 millimetres of that boundary) by more than: (i) 7 metres for enclosed side walls (ii) 8 metres for open sided walls (d) where a gable end wall faces the relevant side or rear boundary, the building may protrude beyond the building envelope as depicted in the envelope diagram above, provided all of the following criteria are met: (i) building height of the domestic outbuilding does not exceed 3.5 metres (ii) wall height to the gutter/fascia does not exceed 2.4 metres (iii) length of the wall on the boundary does not exceed 6 metres.
Rear Setbacks Dwellings in the Hills Policy Area 11 should be set back at least 8 metres from the rear boundary. In all other policy areas, the rear boundary setback for single storey dwellings should be a minimum of 6 metres, however the minimum setback can be reduced to 3 metres for a portion of the building as long as that portion does not exceed half the total width of the rear allotment boundary as outlined in Figure 10.
If a shed, carport, garage or similar is proposed and it is not built on a side boundary, then it should be setback a minimum of 600mm if an open structure or 1m if involving a solid or enclosed wall. Side Setbacks When Not on a Boundary Minimum setback from side boundaries where the wall height is not greater than 3 metres: (a) 2 metres within Hills Policy Area 11 (b) 1 metre in all other circumstances. Figure 10
Where the wall height is between 3 metres and 6 metres: (a) 3 metres if adjacent southern boundary (b) 2 metres in all other circumstances.
Two storey components of dwellings should be setback a minimum of 8 metres from the rear allotment boundary, or 6 metres on sites within the Regeneration Policy Area 16 or the Medium Density Policy Area.
Where the wall height is greater than 6 metres: (a) if not adjacent the southern boundary, 2 metres plus an additional setback equal to the increase in wall height above 6 metres (b) if adjacent the southern boundary, 3 metres plus an additional setback equal to the increase in wall height above 6 metres.
Private Open Space (POS) An area of open space (i.e. yard area) that is private (i.e. located to the side or rear of a house and fenced to a height of 1.8m) should be provided for every house, in accordance with the following table:
Minimum setback from side boundaries for the roof, including eaves and gutters:
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Development Site area of dwelling
Minimum area of POS
250 square metres or greater
20% of site area
Provisions
Site Coverage and Floor Area Ratio
Balconies, roof patios, decks and the like, can comprise part of this area provided the area of each is 10 square metres or greater.
The Development Plan contains policies that limit how much of an allotment can be covered by buildings. The relevant “maximum site coverage” and “floor area ratio” requirements for each policy area are set out in Table 3 at the back of this brochure.
One part of the space should be directly accessible from a living room and have an area equal to or greater than 10 per cent of the site area with a minimum dimension of 5 x 5 metres and a maximum gradient of 1-in-10. Less than 250 square metres
20% of the site area or 35 square metres (whichever is the greater)
Car parking Dwellings should incorporate the following minimum number of onsite car parking spaces (one of which should be covered): 2 per detached, semi-detached, or row dwelling containing up to 3 bedrooms. 3 per detached, semi-detached, or row dwelling containing 4 or more bedrooms. 1.5 per dwelling plus 1 visitor space per 3 dwellings for a group dwelling or residential flat building.
Balconies, roof patios and the like can comprise part of this area provided the area of each is 8 square metres or greater.
Note: "Bedrooms” includes rooms capable of being used as bedrooms.
One part of the space is directly accessible from a living room and has an area of 16 square metres with a minimum dimension of 4 x 4 metres and a maximum gradient of 1-in-10.
Vehicle Access and Driveways The width of driveway crossovers should be minimised and have a maximum width of: (a) 3 metres wide for a single driveway (b) 5 metres wide for a double driveway. Access points should be located at least one metre away from existing street trees, street infrastructure (i.e. signs, stobie poles etc.) and side entry pits in the kerb and, if the site is a corner block, access points should also be located away from the corner (a minimum of 6m from the intersection of the site’s two road boundaries).
A minimum of 70% of the private open space provided should be open to the sky and free from roofed structures such as verandas, carports, garages and outbuildings. Private open space should not include driveways, effluent drainage areas, rubbish bin storage, sites for rainwater tanks and other utility areas, parking areas or common areas, and should have a minimum dimension of: (a) 2.5 metres for ground level or roof-top private open space (b) 2.0 metres for upper level balconies or terraces.
Retention of one on-street visitor car parking space for every two allotments is also required. Driveways servicing a hammerhead/battleaxe allotment or more than one dwelling should provide a driveway access in accordance with the following table:
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Development No. of dwellings served by driveway
Driveway width at property boundary and for first 6m*
Driveway width beyond first 6m
Widening required for passing
Minimum landscaped strip either side of driveway
1-2 3
3m 3m
3m 3m
-
0.5m 0.5m
4-7
4.5m
3m
8+
6m
5m
Only if driveway longer than 30m Widen to 5m at point 25m from front property boundary and every 25m thereafter
-
Division must also be gained before the access is constructed. A separate Permit Application Form is available and must be completed and submitted to obtain that approval.
Visual Privacy Council’s Development Plan seeks to ensure new developments maintain a ‘reasonable’ level of privacy between neighbours. New development should therefore minimise potential overlooking from upper floor windows, decks and balconies into habitable room windows and useable private open space areas of neighbouring properties. Overlooking can be minimised through the adoption of one or more of the following:
0.8m
1.0m
* Where a driveway access is onto an arterial road, the minimum width at the front property boundary and for the first 6m along the driveway is 6 metres wide.
Building layout Location and design of windows and balconies Screening devices Landscaping Adequate separation Permanently fixed external screens
On an arterial road, vehicle access points should be minimised or avoided where possible, and vehicles should be able to enter and exit the site in a forward direction. Council is required to refer most applications for development on land fronting an arterial road to the Commissioner of Highways for advice and direction.
Care should also be taken in the design of any residential development involving a new driveway to ensure that: on the footpath area, driveways grade toward the road and, at the front property boundary, the ground level is between 50mm and 150mm above the top of the kerb within the property, the driveway is not too steep (particularly if it is to function as a required car parking area) and that there are appropriate transition grades on the driveway to avoid cars ‘scraping’.
Overshadowing
Note: Suitable treatment of windows can include permanently fixed translucent/opaque glass in that part of the window below 1.7m above the floor level, or window sill heights of 1.7m above the floor level
Development should minimise potential overshadowing of adjoining properties. In particular, new dwellings should be sited and designed to ensure that sunlight is still available to ground level private open space, upper level balconies and habitable rooms of adjacent dwellings.
Building Height Each residential policy area describes the appropriate height and scale of buildings for that particular area. It is important to have regard to the existing character of the locality, and minimising issues such as visual impact, overshadowing and overlooking.
(Please refer to separate brochure ‘Driveways’ for further information on Council requirements for driveways).
In addition to obtaining Development Approval for your proposed residential development, if a new driveway access (i.e. crossover and invert) is proposed, approval from Council’s Infrastructure
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Development Additionally, a maximum building height is prescribed. Building height refers to the maximum vertical distance between the natural or finished ground level at any point of any part of a building and the finished roof height at its highest point.
New houses should be designed so that doorways and windows face the street. The external walls and roofs of buildings should not incorporate highly reflective materials which will result in glare.
Maximum building height within: (a) Medium Density Policy Area 12: (i) 2 storeys of not more than 9 metres (ii) 2 storeys plus attic of not more than 10 metres (b) Regeneration Policy Area 16 (i) 3 storeys of not more than 12 metres (c) Residential Character Policy Area 17: (i) within the suburb of Marion, 2 storeys of not more than 9 metres (ii) in all other areas, one storey with an ability to provide a 2 storey addition within the roof space subject to Principles of Development Control within the policy area (d) all other policy areas (i) 2 storeys of not more than 9 metres.
In addition to the above, the appearance of any new development should meet the desired character of the relevant Policy Area. Special design requirements apply in the following areas: Residential Character Policy Area 17 – where consistent building appearance is desired; and the Hills Policy Area 11, Worthing Mine Policy Area 20, Watercourse Policy Area 19 and Southern Policy Area 18 of the Residential Zone – where requirements specific to sloping sites are applicable. Carports and garages should not dominate the front of any house and/or streetscape. Double carports or garages clearly visible to streets should be designed to reduce the apparent total width of the doorway, which should be no wider in dimension than 50% of the frontage of the allotment. They should also be compatible with the house in terms of roof form and pitch, scale, materials and detailing.
Note: For the purpose of Public Notification, any dwelling with a building height greater than 9 metres is classified as a Category 2 form of development, with the exception of the Residential Character Policy Area 17, where a dwelling with a height greater than 9 metres is noncomplying.
Energy Efficiency
Battleaxe Allotments
Housing development should be designed and sited to conserve energy and minimise waste. Development should provide for efficient solar access to buildings and open space all year around. Buildings should be sited and designed so that the open spaces associated with the main activity areas face north for exposure to winter sun. Buildings should be sited and designed to ensure adequate natural light and winter sunlight is available to the main activity areas of adjacent buildings. Roof pitches should facilitate the efficient use of solar hot water services and photovoltaic cells. Development should be designed to minimise consumption of non-renewable energy through
Buildings on battleaxe allotments or the like (i.e. dwellings behind the front dwelling in a residential flat building and group dwelling development) should be single storey and be designed to maintain the privacy of adjoining properties.
Building Appearance Buildings should be designed to reduce their visual bulk and provide visual interest through design elements such as: articulation colour and detailing small vertical and horizontal components design and placing of windows variations to facades.
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Development dwellings on land located within 30 metres of a Commercial Zone, Industry Zone, Light Industry Zone or Mineral Extraction Zone, Category 2 public notification is likely to be required.
designing the roof of buildings with a north facing slope to accommodate solar collectors.
Reducing Noise Impact
Category 2 notification means that the Council must formally notify owners and occupiers of other properties in the area. An additional fee is payable and it is suggested that, as a matter of courtesy, you discuss your proposal with your neighbours prior to lodging your application.
Where any new dwellings are proposed next to an arterial road or close to either an existing or potential significant noise source (e.g. within 60 metres of the Industry/Commerce Edwardstown Policy Area 5), then Council will typically require that noise protection measures are included in the design for those houses. Design and construction of additions to existing dwellings in these situations should also have regard to reducing noise impact.
Some residential developments may also require Category 3 public notification. Category 3 notification means that the Council must formally notify owners and occupiers of other properties in the area, and place an advertisement in The Messenger newspaper.
General design features that should be considered include: Use of specialised construction techniques and building materials including insulation of walls and roofs and double glazing of windows The orientation of windows and other openings away from the noise sources. Particularly, bedrooms should be located furthest away from the noise source Positioning of balconies and other external building elements to minimise infiltration of noise Use of continuous fencing and walls of solid construction to screen noise Increasing the distance between the source of the noise and the dwellings.
Stormwater Drainage To avoid excessive stormwater runoff, at least 20% of the site should not be built upon and remain unpaved. In residential areas north of Seacombe Road, all new houses must be provided with an on-site stormwater detention/retention system (this slows the flow of stormwater that is discharged to the street water table). Stormwater Detention Systems should be designed to meet the runoff flow requirements contained in Council’s Information Brochure “Stormwater Detention”.
New dwellings in noise-affected locations should meet the provisions of: Australian Standard 3671: Acoustics – Road Traffic Noise Intrusion, Building Siting and Construction; and Australian Standard 2107: Acoustics Recommended Design Sound Levels and Reverberation Times for Building Interiors.
In residential areas south of Seacombe Road, all stormwater must be either connected to an on-site detention tank as above, or be connected with impervious pipe to the street water table or rear of allotment drains (where easements exist).
Other Information
Easement and Encumbrances
Public Notification
The Certificate of Title for a property contains information regarding the location and nature of any easements and the details of any encumbrances that apply to the land. If your proposed development extends over an easement or is affected by an encumbrance on your property, documentation must be submitted to the Council
In some cases, two-storey dwellings and flat buildings, dwellings with a building height greater than 9m, development where a solid wall is proposed to be built on a side or rear boundary, and
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Development demonstrating that the authority controlling the easement (e.g. SA Water, ETSA etc.) or the person(s) holding the encumbrance have approved the proposed structures. Regulated and Significant Trees Any work that may substantially damage or affect a regulated or significant tree or trees requires approval from the Council. For clarification on what a regulated/significant tree is and what are considered to be tree damaging activities, please refer to the separate Information Brochure “Regulated & Significant Trees”.
Want to Know More? The above information is advisory only. It is intended to provide a guide and a general understanding of the key points associated with the particular topic. It is not a substitute for reading the relevant legislation or the Development Plan. It is recommended that if you are intending to undertake development, you seek professional advice or contact the Council for any specific enquiries or for further assistance concerning the use and development of land.
Contact Details - City of Marion Development Services Division 245 Sturt Road Sturt SA 5047
PO Box 21 Oaklands Park SA 5046
Telephone (08) 8375 6685 Facsimile (08) 8375 6899 Email Website
[email protected] http://www.marion.sa.gov.au
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Development Minimum Allotment Areas
Cement Hill Policy Area 10
Table 1
Detached Dwelling
Semi-detached Dwelling
Row Dwelling
Group Dwelling
Residential Flat Building (average site area)
420m²
--
--
--
--
Site Area (Site Gradient)
Hills Policy Area 11
Medium Density Policy Area 12
Northern Policy Area 13
700m² (1:5)
300m²
375m²
--
270m²
210m² (180m² if adjoining public open space > 2500m²)
250m²
250m²
320m²
250m² (210m² if adjoining public open space > 2500m²)
300m²
300m²
Oaklands Park Policy Area 14
420m²
350m²
325m²
450m²
325m² (1 storey = 4 dwellings) 280m² (2 storeys = 4 dwellings)
Racecourse Policy Area 15
560m²
--
--
--
-250m² (1 storey) 200m² (2 storeys) 150m² (3 storeys)
Regeneration Policy Area 16
250m²
220m²
170m²
250m² (1 storey) 200m² (>= 2 storeys)
Residential Character Policy Area 17
420m²
420m²
--
--
--
Southern Policy Area 18
420m²
350m²
280m²
300m²
300m² (1 storey) 250m² (2 storeys)
Watercourse Policy Area 19
10,000m²
--
--
--
--
Site Area (Site Gradient)
Site Area (Site Gradient)
Site Area (Site Gradient)
330m² (1:8)
Worthing Mine Policy Area 20
Hammerhead lots should have a frontage to a public road not less than 4m (comprised of 3m wide paved driveway access and 0.5m landscaping either side). An allotment for the purposes of a detached, semi-detached or row dwelling should not be less than 20 metres in depth. An allotment for the purposes of a group dwelling/s or residential flat building/s should not be less than 45 metres in depth
14
Residential
Development Minimum Site Frontages
Table 2
(frontage to arterial roads shown in brackets)
Cement Hill Policy Area 10
Detached Dwelling
Semidetached Dwelling
Row Dwelling
Group Dwelling
Residential Flat Building
15m
--
--
--
--
Frontage Width (Site Gradient)
Hills Policy Area 11
18m (1:10)
Medium Density Policy Area 12
10m (12m)
9m (12m)
Northern Policy Area 13
12m (12m)
9m (12m)
Oaklands Park Policy Area 14
15m
9m (12m fronting Oaklands Road)
7m (12m) (6m (12m) when site adjoins public open space >2500m²) 7m (12m) (6m (12m) when site adjoins public open space >2500m²) 7.5m (12m fronting Oaklands Road)
15m
--
9m (12m)
Racecourse Policy Area 15 Regeneration Policy Area 16 Residential Character Policy Area 17 Southern Policy Area 18 Watercourse Policy Area 19
Worthing Mine Policy Area 20
--
18m (18m)
18m (18m)
20m (20m)
20m (20m)
20m
18m
--
--
--
8m (12m)
7m (12m)
18m (18m)
18m (18m)
15m
15m
--
--
--
14m (14m)
12m (12m)
8m (12m)
20m (20m)
20m (20m)
--
--
--
--
--
Frontage Width (Site Gradient)
Frontage Width (Site Gradient)
Frontage Width (Site Gradient)
10m (1:8)
10m (1:8)
10m (1:8)
--
--
Hammerhead lots should have a frontage to a public road not less than 4m (comprised of 3m wide paved driveway access and 0.5m landscaping either side).
An allotment for the purposes of a detached, semi-detached or row dwelling should not be less than 20 metres in depth.
An allotment for the purposes of a group dwelling/s or residential flat building/s should not be less than 45 metres in depth
15
Residential
Development Site Coverage & Floor Area Ratio Maximum Site Coverage Cement Hill Policy Area 10 Hills Policy Area 11 Site Area >375m²
Medium Density Policy Area 12
270m² -375m²
Table 3 Maximum Floor Area Ratio
40%
--
35%
0.4
1-2 storey = 40% 3 storey = 40%
0.6 0.8
130m² or 40%
0.6
(whichever is greater)
100m² or 40%
375m²
Regeneration Policy Area 16
40%
270m² -375m²
1-2 storey = 40% 3 storey = 40%
0.6 0.8
130m² or 40%
0.6
(whichever is greater)
220m²-269m²
100m² or 40%
0.7
(whichever is greater)
