SA Planning Report — the subject site

Property at a glance

The property is a residential allotment in the General Neighbourhood Zone, subject to three overlays that constrain built form (Airport Building Heights for structures exceeding 15 m), water resources (Prescribed Wells Area), and tree protection (Regulated and Significant Tree). The absence of TNVs means the zone's standard site-area, frontage and built-form criteria apply state-wide.

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Planning controls applying

General Neighbourhood Zone (GN) — Desired Outcome and Core Controls

The General Neighbourhood Zone is the primary control layer. It contemplates a mix of housing types (detached dwellings, semi-detached, row dwellings, group dwellings, residential flat buildings) together with small-scale complementary services (shops, consulting rooms, offices, community facilities). The zone operates within a hierarchy of performance outcomes and designated performance features (DPF) that define the deemed-to-satisfy pathway — meeting all applicable DPF criteria results in automatic approval; departure from any DPF criterion triggers a performance-assessed pathway against the underlying Performance Outcome (PO).

#### Key Built-Form Controls

The DTS criterion is: Building height (excluding garages, carports and outbuildings) no greater than 2 building levels and 9m, and wall height no greater than 7m (not including a gable end).

A two-level, 9 m dwelling is the maximum deemed-to-satisfy. Any proposal exceeding 9 m or 2 levels must be assessed on merit against PO 4.1 (contributing to low-rise suburban character).

The DTS criterion is: The development does not result in site coverage exceeding 60%.

Site coverage is the horizontal footprint of all buildings (dwelling, garages, ancillary structures) expressed as a percentage of total site area. The 60 % threshold is binding for deemed-to-satisfy; exceeding it triggers performance assessment against PO 3.1's underlying intent (space around buildings, light, ventilation).

The DTS criterion is context-dependent:

• Both abutting buildings exist: average setback of the abutting buildings minus 1 m.
• One abutting building exists (not corner): that building's setback minus 1 m.
• One abutting building exists (corner site): that building's setback minus 1 m.
• No abutting buildings: 5 m minimum.

The DTS criterion is: Building walls are set back from the boundary of the allotment with a secondary street frontage: at least 900mm; or if a building on the abutting allotment is closer to the secondary street than 900mm, not less than the distance of that building.

The DTS criterion depends on site size:

• Site < 301 m²: 900 mm (ground floor), or 1.5 m + 1/3 of wall height above 3 m (north-facing walls above 3 m).
• Site ≥ 301 m²: 900 mm (ground floor), or 1.5 m + 1/3 of wall height above 3 m (south-facing); 1.9 m + 1/3 above 3 m (south-facing).

The DTS criterion depends on site size and building level:

• Site < 301 m²: 3 m (ground floor), 5 m (upper levels).
• Site ≥ 301 m²: 4 m (ground floor), 6 m (upper levels).

The DTS criterion establishes minimum site area and frontage by dwelling type:

#### Private Open Space — Design in Urban Areas, Table 1

All residential dwellings must provide private open space (POS) to designated minimums:

#### Car Parking — Transport, Access and Parking General Development Policies

Residential dwellings require off-street car parking. The General Off-Street Car Parking Requirements table (not reproduced in full here) typically requires 1–2 spaces per dwelling depending on type and location. Parking must meet the dimensions and setback criteria in DTS/DPF 19.1–19.5 (Design in Urban Areas).

#### Ancillary Buildings — PO 11.1 / DTS/DPF 11.1

Garages, carports, sheds and ancillary structures are subject to strict DTS criteria:

• Floor area: 60 m² (site ≤ 500 m²) or 80 m² (site > 500 m²).
• Garage setback from primary street: at least 5.5 m.
• Garage door width: not exceeding 7 m, or 50 % of site frontage (whichever is lesser), unless the dwelling has two or more building levels.
• Side/rear boundary walls: 900 mm minimum (not more than 11.5 m in length, and combined boundary walls not exceeding 45 % of boundary length).
• Wall height: 3 m maximum (not including gable).
• Soft landscaping: 10–25 % of site area (depending on site size), retain existing soft landscaping or provide new.

Airport Building Heights (Regulated) Overlay

• Structures up to and including 15 m are not subject to the overlay constraint.
• Any structure proposed to exceed 15 m requires assessment against the overlay's PO 1.1 and must not pose a hazard to a registered aerodrome (likely Adelaide Airport, given Fulham Gardens' proximity).
• The specific height limit is determined by the SA Property and Planning Atlas. The analyst must check the Atlas to confirm the exact height ceiling for this allotment.

For residential development, exhaust stacks are not ordinarily contemplated, so DTS/DPF 1.2 is satisfied trivially.

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Prescribed Wells Area Overlay

However, if the property is not connected to a town water supply and proposes an on-site bore, or if wastewater is to be managed on-site (e.g., septic system), DTS/DPF 1.1 requires compliance with the 'On-site Wastewater Systems Code' or AS/NZS 1547 (as amended for SA). The overlay does not prevent development; it ensures water sustainability.

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Regulated and Significant Tree Overlay

If a regulated or significant tree is present and cannot be retained without compromising the dwelling design, a separate development application for tree removal/damaging activity is required. This application is assessed on merit against PO 1.3 and PO 1.4 (no DTS pathway exists). Tree removal consent is not guaranteed — it must be justified on grounds of structural risk, disease, or overriding site constraints.

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Development capacity

Dwelling Yield by Typology

Given the site dimensions (not measured on site; to be confirmed by survey), the following dwelling types are theoretically permissible under the General Neighbourhood Zone:

#### Single Detached Dwelling (Most Likely)

• Zone constraint: GN DTS/DPF 2.1 permits "not more than 1 dwelling on an existing allotment" (without new land division).
• Minimum site area: 300 m² (for detached, non-terrace).
• Minimum frontage: 9 m.
• Building height: 9 m, 2 levels maximum (DTS/DPF 4.1).
• Site coverage: ≤ 60 % (DTS/DPF 3.1).
• Primary street setback: 5 m (DTS/DPF 5.1) — assuming no established abutting buildings.
• Side setback (ground floor): 900 mm minimum.
• Rear setback: 3–4 m (ground floor, depending on site size).
• Private open space: 24 m² (site < 301 m²) or 60 m² (site ≥ 301 m²), with minimum 16 m² accessible from a living room.
• Ancillary structures: Garage 60 m² max, setback 5.5 m from street.
• Car parking: 1–2 spaces on-site (depends on dwelling size; confirmed by Transport, Access and Parking table).

#### Semi-Detached Dwelling (Dual Occupancy)

• Zone constraint: GN DTS/DPF 2.1 permits semi-detached dwellings; however, these require separate allotments (each dwelling requires its own legal title or a strata/community title arrangement).
• Minimum site area per dwelling: 300 m².
• Minimum frontage per dwelling: 9 m (total 18 m frontage for two dwellings side-by-side).
• Building height: 9 m, 2 levels max.
• Site coverage: ≤ 60 % per allotment.
• Primary street setback: 5 m (DTS/DPF 5.1).
• Side boundary setback: 900 mm from boundary shared with external allotment (DTS/DPF 7.2 — "Dwelling walls in a semi-detached, row or terrace arrangement are setback at least 900mm from side boundaries shared with allotments outside the development site").
• Private open space: 24 m² (site < 301 m²) or 60 m² (site ≥ 301 m²) per dwelling.
• Car parking: 1–2 spaces per dwelling.

#### Row Dwelling / Terraced Development

• Zone constraint: GN DTS/DPF 2.1 permits row dwellings; each requires minimum 250 m² and 7 m frontage (averaged across the row).
• Example: 3 row dwellings would require 750 m² total and ≈ 21 m frontage (7 m × 3).
• Building height, site coverage, setback: Same as detached/semi-detached.
• Land division: Required to create separate allotments or strata lots.

#### Group Dwelling (3+ Dwellings on a Single Site, No Separate Allotments)

• Zone constraint: GN DTS/DPF 2.1 permits group dwellings; minimum 300 m² average site area per dwelling, 15 m total frontage.
• Example: 3 dwellings = 900 m² minimum site area, 15 m frontage minimum.
• Building height, setbacks: Same as detached.
• Private open space: Table 1 (24 m² or 60 m² per dwelling, depending on site size).
• Car parking: 1 space per dwelling minimum, typically 2 for family dwellings.
• Common driveway: DTS/DPF 24.2 requires "a single common driveway" (not multiple separate access points).
• Driveway width: 3 m (for ≤ 3 dwellings); 5.5 m (for > 3 dwellings), with passing bays every 30 m.
• Soft landscaping: 10–25 % of site area (depending on size).

#### Residential Flat Building (Apartment Complex)

• Zone constraint: GN DTS/DPF 2.1 permits residential flat buildings; minimum 300 m² average site area per dwelling, 15 m total frontage.
• Building height: 9 m, 2 levels max (GN DTS/DPF 4.1) — this caps residential flat buildings at 2 storeys in the General Neighbourhood Zone. This significantly limits apartment density.
• Example: A 2-level, 900 m² site could accommodate up to 3 apartments (300 m² average per apartment) but would be tightly constrained by setback, coverage, and parking requirements.
• Private open space: Communal open space per Table 2; minimum 50 m² + 4 m² per dwelling above 5 dwellings (up to 250 m²).
• Car parking: 1 space per apartment + 0.33 visitor spaces per apartment.

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Most Likely Scenario: Single Detached Dwelling

The site's most straightforward development is a single detached dwelling with the following characteristics:

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Pathway analysis

Code Assessed — Deemed-to-Satisfy (Most Likely)

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Code Assessed — Performance Assessed

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Impact Assessed — Restricted Development

The General Neighbourhood Zone's Table 4 (Restricted Development) is not reproduced in the Code text above, but based on standard practice, Restricted pathways in residential zones typically apply only to:

• Major subdivision (e.g., > 10 new allotments without a Concept Plan);
• Mixed-use or non-residential development incompatible with the zone intent;
• Development on land subject to specific heritage or environmental constraints (e.g., demolition of a State Heritage Place).

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Prescribed-Body Referrals and Agency Engagement

#### Department for Infrastructure and Transport (DIT)

#### Department for Environment and Water (DEW) / Arborist Review

#### SA Water

#### Country Fire Service (CFS)

#### Native Vegetation Council

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.