Housing development in Scarpantoni Drive, McLaren Flat

Under the state government’s Planning and Design Code (the Code), the development site is zoned Township Neighbourhood, the same as all existing residential areas in McLaren Flat. This zoning under the Code replaced the Township Zone, McLaren Flat Policy Area under the former Development Plan in March 2021.

The Desired Outcome for the Township Neighbourhood Zone is the:
Accommodation of a range of housing types that respond to housing preferences in a manner that contributes to and enhances township streetscapes and original settlement patterns.

The development site is within the McLaren Flat township boundary, which has been unchanged for decades. The township boundary is at the southern edge of the land aligning with Scarpantoni Drive and Conte Drive, and adjoining the Rural Zone to the south. A map is provided further below.

The development application for land division (number 22037670) was lodged in November 2022, proposing 68 housing allotments and new roads.

The developer has proposed allotments ranging in size from 1175sqm at the southern edge to 480sqm at the northern edge, as well as 13 smaller allotments as low as 266sqm on the northern side of the I.J. Bruce Reserve.

The initial land division plan does not link directly to Main Road as the only portion of this allotment to join Main Road is to be maintained as a walkway within a 15.24m wide reserve and an easement for infrastructure services such as storm and wastewater pipes.

The plan shows the creation of a new road from Scarpantoni Drive opposite Paula Court, with an internal road network including the linking of Scarpantoni Drive and Conte Drive at the southern edge. Two entrances to the estate reduce the impact on existing homes and provides fire emergency exits.

Road width specifications are set by state government and need to meet the minimum width of 14.2m for internal roads common to subdivisions of this type (matching the Orchard Estate to the west).

Following initial assessment by council’s Planning officers, the developer is currently amending the land division plan.

The development application is currently being assessed by council’s Planning team. Assessment will follow the requirements of the Planning, Development and Infrastructure Act 2016 and the associated 2017 Regulations and the relevant provisions of the Planning and Design Code, including the Township Neighbourhood Zone and the relevant overlays and general development policies will be applied.

Currently, council’s Planning team and technical staff are assessing the application plans and consultant reports. This includes a range of matters including traffic, reserves, vegetation, stormwater and wastewater management. It is anticipated that the application plans and reports will evolve through discussions between council staff and the developer’s representatives.

Various state government agencies are also reviewing the application to provide comments and requirements before a decision is made by council. 

 This includes the:

• State Planning Commission (planning conditions)
•  Department for Infrastructure and Transport (main road intersections and bus services)
• Department of Education (local school) SA Water (mains water, not wastewater)

A number of these agencies have provided responses to the developer’s Related resources initial plan, which can be viewed via the link below:

https://plan.sa.gov.au/development_application_register#view-22037670-DAP

Please note that the affordable housing provisions do not apply to this land division, meaning that the homes built in the development are not restricted to a lower price point.

As part of council’s ongoing maintenance and renewal program, the wastewater system, known as the Community Wastewater Management System (CWMS) was upgraded in 2019 and capacity exists to service allotments in this land division and future divisions on the undeveloped portions within the township.

In cases where infrastructure is required to be installed to meet the needs of a new development, the costs of the works are borne by the developer. This includes roads, footpaths, reserves, storm and wastewater infrastructure.

On completion of the works, all infrastructure is passed to the relevant authorities (majority council) with a warranty period managed via bond agreements/bank guarantees.

For clarity, in McLaren Flat the responsibilities are:

• Potable (drinking) water – SAWater
• Storm and wastewater (CWMS) – Council
• Roads and paths within subdivision – Council
• Main Road – Dept Infrastructure and Transport
• Parks and reserves – Council
• Electricity – SA Power Networks
• School – Department of Education
• Post office – Australia Post/private

Large subdivisions must set aside at least 12.5% of the land for community use such as a park or reserve, however the option exists for developers to pay a contribution in lieu of open space. In the case of this division, if adjoining parks provide adequate open space, dependant upon final site plan design, a contribution to the state Open Space fund would result.

The Township Neighbourhood Zone specifically excludes land division from requiring public notification, being an expected form of development (i.e. it is expected that houses are built in a residential area). Accordingly, the state legislation prevents council from being able to undertake a public notification process – this means that community consultation is not included for this assessment.

However, the land division plan can be viewed during office hours at council’s Noarlunga office during business hours or an early version of the plan is available on the PlanSA website a:

https://plan.sa.gov.au/development_application_register#view-22037670-DAP

Please note that amendments to the plans are currently underway, and it is common for plans to change a number of times prior to decision.

The assessment process can take months or even years to determine, given the technical complexities of larger subdivisions. The speed at which this is resolved is generally driven by the developer.

Some works may occur prior to development approval being granted, such as removal of vines, and minor earthworks, however, council currently has no knowledge of a start date for these works.

Once approval is granted, a developer may wish to undertake works for the whole site, a part of the site or do nothing, as land division consent is not linked to times for building homes. Rather, the developer will respond to changing housing market conditions as they deem appropriate.