SA Planning Report: the subject site
Property at a glance
| Field | Value |
|---|---|
| Address | the subject site |
| Title | (lot/plan reference redacted) |
| Lot | (lot/plan reference redacted) |
| Council | To be confirmed |
| Zone | General Neighbourhood (GN) |
| Subzone | None |
| Overlays | Airport Building Heights (Regulated) — All structures over 15 metres; Prescribed Wells Area; Regulated and Significant Tree |
| Technical & Numeric Variations (TNVs) | None listed for this property |
| Code version | Planning and Design Code Version 2026.8 (30 April 2026) |
The property is a single lot in the General Neighbourhood Zone, subject to three overlays that constrain aerodrome height, water resources, and tree protection. The General Neighbourhood Zone permits predominantly residential development with complementary non-residential uses, but the Airport Building Heights overlay restricts structures taller than 15 metres to a controlled height ceiling. No subzone applies.
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Planning controls applying
General Neighbourhood Zone (GN)
Desired Outcome (DO 1): "Low-rise, low and medium-density housing that supports a range of needs and lifestyles located within easy reach of services and facilities. Employment and community service uses contribute to making the neighbourhood a convenient place to live without compromising residential amenity."The zone is designed for residential-led development with flexibility for small-scale commercial services. The zone's Desired Outcome emphasises low-rise, low-to-medium-density character, walkability and local convenience.
Key Performance Outcomes and DTS/DPF Criteria:| Control | Performance Outcome | DTS/DPF Criterion |
|---|---|---|
| Building Height | PO 4.1: Buildings contribute to a low-rise suburban character | DTS/DPF 4.1: No greater than 2 building levels and 9 m; wall height no greater than 7 m (excluding gable end) |
| Site Coverage | PO 3.1: Building footprints allow sufficient space for light, ventilation and amenity | DTS/DPF 3.1: Development does not result in site coverage exceeding 60% |
| Primary Street Setback | PO 5.1: Buildings setback to match existing streetscape pattern | DTS/DPF 5.1: Setback determined contextually by existing abutting buildings; if no abutting buildings, 5 m minimum |
| Secondary Street Setback | PO 6.1: Setback from secondary street to achieve separation and suburban character | DTS/DPF 6.1: At least 900 mm, or if an abutting building is closer, the setback of that building from its secondary street |
| Side Boundary Setback | PO 8.1: Setback to provide separation and light/ventilation to neighbours | DTS/DPF 8.1: For wall height ≤ 3 m: 900 mm; for wall height > 3 m and not south-facing: 900 mm + 1/3 of extent above 3 m; for south-facing > 3 m: 1.9 m + 1/3 of extent above 3 m |
| Rear Boundary Setback | PO 9.1: Setback from rear to provide separation, light/ventilation, POS and landscaping | DTS/DPF 9.1: For site < 301 m²: 3 m (ground floor), 5 m (upper levels); for site ≥ 301 m²: 4 m (ground floor), 6 m (upper levels) |
| Density / Allotment Size | PO 2.1: Allotments of suitable size to accommodate dwelling form and remain compatible with low-density pattern | DTS/DPF 2.1: Maximum 1 dwelling per existing allotment, unless subzone allows otherwise; OR detached dwelling minimum 300 m² site area and 9 m frontage; semi-detached 300 m² and 9 m; row dwelling 250 m² and 7 m (averaged); group dwelling 300 m² average and 15 m total frontage; residential flat building 300 m² average and 15 m total frontage |
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Airport Building Heights (Regulated) Overlay — All structures over 15 metres
Desired Outcome (DO 1): "Management of potential impacts of buildings and generated emissions to maintain operational and safety requirements of registered and certified commercial and military airfields, airports, airstrips and helicopter landing sites."This overlay applies across multiple registered airfields in South Australia. The qualifier "All structures over 15 metres" means the overlay's height controls are relevant only to buildings or structures that would otherwise exceed 15 metres.
Key Performance Outcome and DTS/DPF:| Control | Performance Outcome | DTS/DPF Criterion |
|---|---|---|
| Building Height | PO 1.1: Building height does not pose a hazard to aerodrome operation | DTS/DPF 1.1: Buildings are located outside the area marked "All structures" (no height limit prescribed) and do not exceed the height specified in the Airport Building Heights (Regulated) Overlay as shown on the SA Property and Planning Atlas. Where more than one value applies, the lowest value is applicable. |
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Prescribed Wells Area Overlay
Desired Outcome (DO 1): "Sustainable water use in prescribed wells areas."This overlay applies to land within a designated prescribed wells area — typically areas where groundwater abstraction is significant and extraction rates must be sustainable.
Key Performance Outcome and DTS/DPF:| Control | Performance Outcome | DTS/DPF Criterion |
|---|---|---|
| Water Supply Sustainability | PO 1.1: Development involving irrigation, water-dependent industry, potable water or wastewater disposal has a lawful, sustainable and reliable water supply that does not place undue strain on water resources in prescribed wells areas | DTS/DPF 1.1: Development satisfies either: (a) the On-site Wastewater Systems Code or AS/NZS 1547 and South Australian amendments; OR (b) for groundwater use: avoids waterlogging, avoids falling/rising water table, does not increase salinity, minimises pollution risk |
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Regulated and Significant Tree Overlay
Desired Outcome (DO 1): "Conservation of regulated and significant trees to provide aesthetic and environmental benefits and mitigate tree loss."This overlay protects trees on the Significant Tree Register or meeting the Code's diameter-at-breast-height (DBH) thresholds.
Key Performance Outcomes and DTS/DPF Criteria:| Control | Performance Outcome | DTS/DPF Criterion |
|---|---|---|
| Tree Retention (Regulated) | PO 1.1: Regulated trees are retained where they [are of value to amenity or function] | DTS/DPF 1.1: None are applicable — all tree-damaging activities require Performance Assessment against the PO |
| Tree Retention (Significant) | PO 1.2: Significant trees are retained where they [are of value to amenity or function] | DTS/DPF 1.2: None are applicable — all tree-damaging activities require Performance Assessment against the PO |
| Tree-Damaging Activity (standalone) | PO 1.3: A tree-damaging activity not in connection with other development satisfies [retention criteria and environmental justification] | DTS/DPF 1.3: None are applicable — Performance Assessment required |
| Tree-Damaging Activity (with development) | PO 1.4: A tree-damaging activity in connection with other development satisfies [a range of siting, design and justification criteria] | DTS/DPF 1.4: None are applicable — Performance Assessment required |
| Ground Work Affecting Trees | PO 2.1: Regulated and significant trees, including roots, are not unduly compromised by excavation, filling or sealing within vicinity to support retention and health | DTS/DPF 2.1: None are applicable — Performance Assessment required |
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General Development Policies (Part 4)
Several Part 4 General Development Policies apply across all zones and overlays:
- Design in Urban Areas (PO 1.1 to PO 33.3, including overlooking, private open space, parking, fences, decks, and residential amenity) — applies to all development and includes mandatory criteria for privacy, solar access to POS, and car parking design.
- Transport, Access and Parking (Tables 1 & 2) — specifies car-parking rates and driveway design.
- Interface Between Land Uses — applies where development is adjacent to sensitive receivers (schools, hospitals, child care, etc.).
- Hazards (Bushfire, Flooding, Landslip, Coastal) — confirm whether the property is in a hazard zone; unlikely for Fulham Gardens but should be verified.
- Native Vegetation — applies if the property contains native vegetation meeting clearance thresholds.
Development capacity
Likely dwelling typologies
Given the GN zone's DTS/DPF 2.1 criteria and the property's context, the following dwelling types are capable of being erected:
#### Single Detached Dwelling
- Minimum site area: 300 m² (exclusive of any battle-axe handle)
- Minimum frontage: 9 m
- Pathway: Code Assessed — Deemed-to-Satisfy, provided all DTS/DPF criteria are met (height 9 m max, site coverage 60% max, setbacks as above, POS per Design Table 1, parking per Transport Table 1)
- Expected timeline: 10–15 business days (uncontested, no notification)
- Minimum site area per dwelling: 300 m²
- Minimum frontage per dwelling: 9 m
- Pathway: Code Assessed — Deemed-to-Satisfy if all DTS/DPF criteria satisfied
- Expected timeline: 10–15 business days (uncontested)
- Minimum site area per dwelling: 250 m²
- Minimum frontage: 7 m (averaged)
- Pathway: Code Assessed — Deemed-to-Satisfy if all DTS/DPF criteria met
- Expected timeline: 10–15 business days
- Minimum site area per dwelling (average, including common areas): 300 m²
- Minimum frontage (total): 15 m
- Additional considerations: PO 22.1 to PO 25.2 (Design in Urban Areas — Group dwellings) apply; common driveway, soft landscaping, waste storage, and communal POS must comply with DTS/DPF 22.1 through 26.3
- Pathway: Code Assessed — Performance Assessed (no DTS for group-dwelling layout, design or amenity; merit-based assessment of PO 22.1 through PO 25.2 required)
- Expected timeline: 20–30 business days if notified; 15–20 if uncontested
- Minimum site area per dwelling (average, including common areas): 300 m²
- Minimum frontage (total): 15 m
- Additional considerations: PO 22.1 to PO 29.7 (Design in Urban Areas — RFB amenity, communal open space, car parking, waste storage) apply; mandatory communal POS per Design Table 2
- Height: 2 building levels and 9 m max (DTS/DPF 4.1 zone)
- Pathway: Code Assessed — Performance Assessed (no DTS for RFB built form or layout; merit-based assessment of amenity, car parking, communal space, overlooking, and landscape integration required)
- Expected timeline: 20–30 business days if notified; 15–20 if uncontested
Site-specific assumptions
Without a site survey or title, the following must be confirmed:1. Actual site area and frontage: DTS/DPF 2.1 thresholds depend on the property's measured dimensions. Verify against the title. 2. Existing structures: Any existing dwelling or building reduces yield. DTS/DPF 2.1 limits development to "not more than 1 dwelling on an existing allotment" unless the proposal creates new allotments in accordance with subdivision rules (DTS/DPF 2.3). 3. Tree presence: If a regulated or significant tree is present, tree-damaging activity requires Performance Assessment and may constrain building siting and site coverage. 4. Utilities: Confirm mains water and sewer availability. If on-site wastewater treatment is required, Prescribed Wells Area overlay compliance (on-site system design) is required. 5. Aerodrome height limit: Confirm the exact height limit applicable to the property on the SA Property and Planning Atlas. If it is lower than 9 m, the zone's standard height is superseded.
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Assessment pathway summary
| Development Type | Pathway | Relevant Authority | Notification | Typical Timeline |
|---|---|---|---|---|
| Single detached dwelling (DTS-compliant) | Code Assessed — Deemed-to-Satisfy | Council delegate | No | 10–15 business days |
| Dual occupancy (DTS-compliant) | Code Assessed — Deemed-to-Satisfy | Council delegate | No | 10–15 business days |
| Group dwelling (3+) | Code Assessed — Performance Assessed | Council delegate or CAP (if complex/contested) | Yes (if CAP) | 20–30 business days |
| Residential flat building | Code Assessed — Performance Assessed | Council delegate or CAP (if complex/contested) | Yes (if CAP) | 20–30 business days |
| Tree removal / major tree-damaging activity | Code Assessed — Performance Assessed | Council delegate | Depends on scale | 15–25 business days |
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Pathway analysis
Assessment Classification — The Planning, Development and Infrastructure Act 2016
Under s 102 of the PDI Act, development is classified into four pathways. For this property:
#### Pathway 1: Code Assessed — Deemed-to-Satisfy (Single Dwelling or Dual Occupancy)
Applicable to: Single detached dwelling, semi-detached dwelling, or row dwellings erected on a single existing allotment, where all DTS/DPF criteria are satisfied. Criteria to meet (DTS/DPF):- Height: 9 m, 2 building levels, wall height ≤ 7 m (DTS/DPF 4.1)
- Site coverage: ≤ 60% (DTS/DPF 3.1)
- Primary street setback: As per DTS/DPF 5.1 (contextual)
- Secondary street setback: ≥ 900 mm or match abutting building (DTS/DPF 6.1)
- Side boundary setback: As per DTS/DPF 8.1 (900 mm or 1/3 formula for walls > 3 m)
- Rear boundary setback: As per DTS/DPF 9.1 (3–6 m depending on site size and level)
- Private open space: Per Design Table 1 (e.g., 60 m² for a ground-level 3-bed house, with 3 m minimum dimension)
- Car parking: Per Transport Table 1 (typically 1–2 spaces for a dwelling, depending on bed count)
- Design in Urban Areas: Ancillary buildings per DTS/DPF 13.1–13.2; overlooking per DTS/DPF 10.1–10.2; windows per DTS/DPF 11.1–11.2
- Trees: If a regulated or significant tree is present, tree-damaging activity is not DTS-compliant (see below)
- Aerodrome overlay: If the proposed building height is ≤ 15 m, DTS/DPF 1.1 is typically met (no aerodrome-specific height limit bites unless < 9 m is prescribed on the Atlas)
- Relevant Authority: Council delegate (officer decision under s 112(1) PDI Act)
- Notification: No public notification required (s 115 PDI Act)
- Decision: Council must grant planning consent (s 107(1) PDI Act)
- Timeline: 10–15 business days from lodgement (straightforward assessment)
- Referrals: None compulsory; optional referrals to council's engineers (stormwater) and arborist (if trees nearby)
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#### Pathway 2: Code Assessed — Performance Assessed (Group Dwelling, RFB, or DTS Non-Compliance)
Applicable to:- Group dwellings or residential flat buildings (no DTS for layout/amenity exist; PO assessment mandatory)
- Any dwelling type failing one or more DTS/DPF criteria (e.g., site coverage 65%, or height 10 m due to topography, or setback 3 m instead of 4 m)
- Tree-damaging activity in connection with development (PO 1.4, Regulated and Significant Tree Overlay)
- Applicant must lodge the Development Application with supporting documentation (architectural plans, site analysis, design statement, tree report if trees affected, arborist report if trees present)
- Council assesses the proposal against the relevant Performance Outcomes (POs):
- Seriously at Variance test (s 107(2)(c) PDI Act): Council must declare whether the proposal is or is not seriously at variance with the Desired Outcomes and Performance Outcomes of the Code. A proposal can be refused on merit (failing PO assessment) while still being declared not seriously at variance (i.e., it is a policy-compliant use, just with design/built-form shortcomings). Seriously at variance is a high threshold — used when the proposal fundamentally contradicts the Code's strategic intent (e.g., a dense high-rise apartment block in a rural zone).
- Notification: Typically required (s 115 PDI Act) — the application is notified to adjoining properties for 10 business days; representations for/against are collected and assessed.
- Relevant Authority:
- Appeal: If council refuses or imposes unreasonable conditions, applicant may appeal to the Environment, Resources and Development (ERD) Court within 14 days (s 130 PDI Act).
- Timeline: 20–30 business days if uncontested (officer assessment); 30–45 business days if notified and contested (CAP assessment).
- Specialist reports likely required:
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#### Pathway 3: Impact Assessed — Restricted Development
Not applicable to residential development on this property. The GN zone's Table 4 (Restricted Development) is not excerpted in the ordinance text supplied, but it is standard that single dwellings, dual occupancies, and group dwellings are not Restricted in neighbourhood zones. Restricted Development is typically industrial, extractive, or hazardous uses.---
#### Pathway 4: Accepted Development
Not applicable. Residential development is not Accepted (no consent) under the Code; all dwellings require at least Deemed-to-Satisfy or Performance-Assessed consent.---
Referrals under Part 9.1 (Referrals)
Mandatory referrals (prescribed bodies under s 122 PDI Act):| Prescribed Body | Trigger | Likely for this Property |
|---|---|---|
| DIT (Commissioner of Highways) | Access to or from a State Maintained Road (Freeway, Arterial, State Highway) | Unlikely — unless the subject site abuts a State road. Confirm from council. |
| SA Country Fire Service (CFS) | Development in a Bushfire Hazard Overlay | Unlikely — Fulham Gardens is not typically bushfire-prone. Confirm from the SA Property and Planning Atlas. |
| SA Water | Connection to or impact on SA Water reticulation (mains water/sewer) | Likely — most metropolitan residential development is referred to SA Water for sewerage / water availability confirmation. |
| EPA (Environment Protection Authority) | Scheduled premises, air/noise/discharge emissions above threshold | Unlikely for residential use, unless it is in a prescribed Noise Control District. |
| Native Vegetation Council | Native vegetation clearance ≥ 0.5 ha or specific tree species | Unlikely — residential block typically does not trigger; confirm if any native vegetation present. |
| Department for Environment and Water (DEW) | Ramsar wetlands, listed species habitat, water resources | Unlikely — confirm from council. |
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Timeline and costs
| Stage | Duration | Cost (Typical) |
|---|---|---|
| Pre-lodgement planning consultation | 1–2 weeks | $0–2,000 (if engaging consultant) |
| Development Application preparation | 2–4 weeks | $1,500–5,000 (architectural + consulting) |
| Lodgement to determination (DTS, uncontested) | 10–15 business days | Included in above |
| Lodgement to determination (Performance Assessed, notified) | 30–45 business days | Included above; +$1,000–3,000 for specialist reports (arborist, traffic, etc.) |
| Council referral responses | Varies | Included |
| CAP meeting (if required) | 1–2 weeks (scheduling) | Nil (if council hearing); $200–500 if legal representation |
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Recommended next steps
Immediate actions
1. Confirm council: The property record does not identify the council. Based on the suburb Fulham Gardens (postcode 5024), the property is likely in City of Onkaparinga or City of Marion. Verify via the SA Property and Planning Atlas or the council website. This is essential for lodgement pathway and specific design policies.
2. Site survey and title extract: Obtain a certified plan of the property showing: - Actual site area and frontage (to confirm DTS/DPF 2.1 compliance) - Existing structures or improvements - Any easements, covenants, or restrictions - Slope and orientation
3. SA Property and Planning Atlas search: Visit atlas.sa.gov.au and search the property to confirm: - Exact aerodrome height limit (if any) applicable under the Airport Building Heights Overlay - Any other overlays not listed in the property record - Flood zones, bushfire hazard, significant trees register
4. Trees survey: Walk the property and neighbouring land within 20 m to identify any large trees (DBH ≥ 200–300 mm depending on council). If any are present and listed as significant, engage a certified arborist for a tree survey and valuation report before proposing a design. This will inform siting and site-coverage decisions.
5. Pre-lodgement meeting with council: Book a meeting with the council's planning team (no fee, typically 30–45 minutes). Bring: - Title and recent survey (if available) - Photos of the site and surrounding context - A sketch of the proposed development (use, storeys, rough footprint) - List of any issues identified (trees, services, aerodrome height, slope) Outcome: Council will confirm: - Is the proposed dwelling type DTS-compliant or Performance Assessed? - Are there any site-specific design policies or local heritage overlays not in the state-wide Code? - What referrals are likely? - Is notification likely?
Specialist reports to obtain (depending on proposal)
| Report | Trigger | Cost | Timeline |
|---|---|---|---|
| Arborist survey + Tree Protection Plan | Regulated or significant tree present; tree-damaging activity proposed | $800–2,000 | 1–2 weeks |
| On-site wastewater design | If mains sewer unavailable (Prescribed Wells Area overlay compliance) | $1,500–3,000 | 2–3 weeks |
| Geotechnical / slope assessment | If site slope > 1 in 8 (12.5%); proposed earthworks > 1 m | $1,500–3,000 | 2–3 weeks |
| Acoustic assessment | If near a busy road or existing noise source (unlikely for Fulham Gardens) | $1,200–2,500 | 2 weeks |
| Traffic/access assessment | If proposing 4+ dwellings or complex site access | $1,500–3,000 | 2–3 weeks |
| Heritage assessment | If property or nearby land is in a Heritage Area Overlay (confirm with council) | $1,500–3,000 | 2–3 weeks |
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Code provisions to read in full
Before engaging an architect or lodging, read and understand:
1. General Neighbourhood Zone Assessment Provisions — Part 2 of the Code - Desired Outcome DO 1 - Performance Outcomes PO 1.1–12.1 - DTS/DPF 1.1–12.1 - Specific attention: DTS/DPF 2.1 (site area / frontage), DTS/DPF 3.1 (site coverage), DTS/DPF 4.1 (height), DTS/DPF 5.1–9.1 (setbacks)
2. Design in Urban Areas General Development Policies — Part 4, Section "Design" - Relevant POs: PO 10.1–10.2 (overlooking), PO 11.1–11.2 (windows/streetscape), PO 12.1 (outlook), PO 13.1–13.4 (ancillary buildings), PO 14.1 (garage appearance), PO 16.1 (dwelling additions), PO 17.1 (private open space), PO 19.1–19.6 (car parking and driveways) - DTS/DPF to understand: DTS/DPF 10.1–10.2, DTS/DPF 11.1–11.2, DTS/DPF 13.1–13.2, DTS/DPF 14.1, DTS/DPF 17.1 (Design Tables 1 & 2), DTS/DPF 19.1–19.6
3. Transport, Access and Parking General Development Policies — Part 4 - Transport, Access and Parking Table 1 (General Off-Street Car Parking Requirements) — determines parking rate for dwelling by bed count - Transport, Access and Parking Table 2 (Off-Street Car Parking Requirements in Designated Areas) — if the property is in a "designated area" (e.g., high-activity zone, within 400 m of rapid transit) - DTS/DPF: Understand driveway design (Design in Urban Areas DTS/DPF 19.3–19.6) and garage setback (DTS/DPF 14.1)
4. Airport Building Heights (Regulated) Overlay Assessment Provisions — Part 3 - Desired Outcome DO 1 - PO 1.1 and DTS/DPF 1.1 - Critical: Once you have the exact height limit from the SA Property and Planning Atlas, compare it to the proposed building height. If the proposed height exceeds the prescribed limit, the development must be Performance Assessed against PO 1.1 (hazard to aerodrome).
5. Prescribed Wells Area Overlay Assessment Provisions — Part 3 - Desired Outcome DO 1 - PO 1.1 and DTS/DPF 1.1 - If mains sewer is available, compliance is simple (use it). If not, the on-site wastewater system must comply with the referenced standards (On-site Wastewater Systems Code, AS/NZS 1547).
6. Regulated and Significant Tree Overlay Assessment Provisions — Part 3 - Desired Outcomes DO 1 - Performance Outcomes PO 1.1–2.1, PO 3.1 - Critical: DTS/DPF is "None are applicable" — all tree-damaging activity is Performance Assessed. Understand what constitutes "tree-damaging activity" (s 66 PDI Act) and the PO's criteria for retention.
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Engaging a planner
When to engage: Before you have final plans, but after confirming the council and understanding the site constraints (trees, utilities, height limit). A planning consultant can:- Conduct a detailed Code compliance audit and advise whether your proposal is DTS or Performance Assessed
- Identify risks (tree, slope, aerodrome, utilities) and recommend specialist reports
- Prepare the pre-lodgement meeting notes and design brief for the architect
Sources & legislation
Every claim in this report is grounded in the following authoritative documents. Click any link to open the in-force version directly.
- PDI Act 2016 — Planning, Development and Infrastructure Act 2016 (SA) — Primary statute. Establishes the State Planning Commission, the Planning and Design Code, and the four assessment pathways (Accepted, Deemed-to-Satisfy, Performance Assessed, Restricted).
- PDI Regulations 2017 — Planning, Development and Infrastructure (General) Regulations 2017 (SA) — Regulations under the PDI Act — referral triggers, prescribed development classifications, application requirements.
- Planning & Design Code — South Australian Planning and Design Code — Single state-wide instrument. Zones, subzones, overlays and General Development Policies — gazetted under the PDI Act.
- SA Planning Portal — PlanSA — South Australian Planning Portal — Statutory lodgement portal for development applications. Hosts the SAPPA viewer and the Code in its in-force form.
- Part 4 — General Development Policies — Planning and Design Code Part 4 — General Development Policies — Cross-zone policies — car parking, design quality, signage, advertising, infrastructure, hazards.
- Adelaide Airport Curfew Act 2000 — Adelaide Airport Curfew Act 2000 (Cth) — Airport Building Heights (Regulated) and adjacent overlays trigger Commonwealth airport referrals (Aviation Reference Point obstacle limitation surfaces).
- Development Act 1993 (repealed) — Development Act 1993 (SA) — repealed — The pre-PDI Act statute. Historic approvals may still rely on it; included as a navigational reference only.