As a construction professional, you will be working in a context where the Planning and Design Code or similar assessment tools are essential to guide development submissions and the design and operations of construction projects. Although you may not be required to directly contribute to the creation of planning assessment documents and tools, a familiarity with the general structure and how to read and interpret them will be essential for your professional life. This assignment helps you to build the skills in reading and interpreting the Planning and Design Code. The Planning and Design Code actually applies directly to specific contexts and potential projects, so this assessment uses a scenario-based design to make the application of your knowledge relevant to the real world.
• CO1. Relate the principles of development and control to various projects and localities.
• CO2. Critically review the Planning, Development and Infrastructure Act and Regulations, and the related Australian standards.
• CO3. Relate the Building Code of Australia to projects of all kinds using drawings and other information.
• CO4. Compose reports on building and planning matters and analyse non-compliance with regulations.
You have just been appointed to a junior position for a small property developer in Adelaide and who is interested in purchasing a piece of land located at 7 Cavendish Avenue, Devon Park SA 5008. The dimensions of the land are 21m wide x 53m deep with a total area of 1113m2.
As a developer who wants to maximise their profits your employer wants to ensure that they construct a building/s that is going to proceed through the development approval process quickly, be well received by the public and avoids any holdups by meeting the Deemed-to-Satisfy (DTS) provisions of the relevant zone in the Planning and Design Code and using the following documents:
• The state government’s strategic 30 year plan for greater Adelaide (Government of South Australia, n.d.)
• The City of Port Adelaide Enfield City Plan 2030;
• The Planning and Design Code: https://code.plan.sa.gov.au/; and
• Guide to the Phase Three (Urban Areas) Planning and Design Code (PlanSA 2021)
Due to a number of large projects on the go at the moment your supervisor is extremely time poor and has delegated the process of researching a proposal for the site to you, who has a limited knowledge of the planning process. This is a great opportunity for you to learn the planning system so you can start from the very beginning and run what you have found past them for approval at the different stages of the assessment process.
Part a: Regulation And Strategic Analysis
This introductory component of the assessment requires you to explore the broad context of the regulatory environment and the strategic plans that encompass the area.
The first thing that you are asked to do is provide a report on why it is important to plan and regulate development and what the onsequences of unregulated development could be. You want them to give you a brief rundown of what the key statutory components are that are used to regulate development and what each statutory component’s role is and why. You also need to investigate the role of the Council in the development assessment process.
The state government has a strategic plan called the 30 Year Plan for Greater Adelaide 2017 Update (Government of South Australia, n.d.), and the strategic plan for the City of Port Adelaide Enfield is called the City Plan 2030 (City of Port Adelaide Enfield, 2020).
Discuss some of the key points in the 2 strategic plans that relate to development and the promoting of development in the area, and the process that the State Government and the City of Port Adelaide Enfield would have used in developing those strategic plans.
It is also important that you demonstrate an understanding of how the visions from the state and local strategic plans feed into the Planning and Design Code, and how the Planning and Design Code uses these strategic plans to guide development in the area.
Part b: Development Plan Analysis And Response
Your new supervisor wants you to understand the process in interpreting the Planning and Design Code and assessing a development that the planner would do and how it is a great benefit for us as the developers to do before going to the council with a development application. This can save us time and money by submitting an application that ticks all the boxes of the Planning and Design Code.
• The first thing that you need to do is download a copy of the Guide to the Phase Three (Urban Areas) Planning and Design Code (PlanSA 2021),
• You then need to find the correct zone on the Planning and Design Code website that relates to the site and then determine what type of building that we could build on this site that meets the requirements of the Planning and Design Code in regard to the zone outcome, and what is envisaged for the zone. You need to address how your proposal will meet the zone outcomes and what is envisaged for the site in detail.
• Once you have a proposal you will provide it along with how it meets all the DTS provisions of that zone and the relevant overlays in the Planning and Design Code. You then need to apply the steps of the development process to the proposal, explaining particular opportunities or challenges in relation to the proposal.
• While you are cautiously optimistic about your proposal you are aware that most proposals are approved with some conditions that you might not be happy with. Your supervisor has asked you to anticipate what these conditions might be and then explain how you would formulate an appeal using the proper appeals process to try and achieve a satisfactory outcome.
Report Format: Scenario
This assessment is to be presented a report format, with headings as you consider appropriate, clear structure, and formal, professional language. As a formal document, it should provide extensive reference to the strategic and policy documents you have been directed to. Since this assignment is scenario-based it might help for you to consider your role as a new employee for a major developer and your audience: the supervisor who has taken you on and wants professional and accurate advice about the regulatory environment and your proposal as it relates to this site.
To be successful in your new career you need to demonstrate a good working knowledge of the regulatory environment and planning process to impress your new supervisor and make their job easier for them.
Remember the persuasive purpose of this assessment: you need to use evidence from the relevant documents and align your responses to that evidence to persuade your reader that you are familiar with development regulation and that your proposal is likely to succeed.
At specific stages of the report you may need to consider:
• Why is planning and regulation so important, and what can go wrong if development is unregulated?
• What are the key points from the state government strategic plans and the City of Port Adelaide Enfield
strategic vision, and how do the two interact?
• How should you interpret the Planning and Design Code? What are some of the most important considerations?
• Why is zoning so crucial and how does it shape the types of proposals that can be made? What are the key provisions of development control for this site and how does your proposal respond explicitly to them?
• How do the Steps of Development Assessment relate to your proposal?
• How can you pre-empt the conditions that may be imposed during the approval process, and how will you prepare for an appeal process to have your proposal approved?