Parliamentary Committees

PUBLIC WORKS COMMITTEE: EVANSTON LAND RELEASE

Mr PICCOLO (Light) (11:10): I move:

That the 378^th report of the Public Works Committee, entitled Evanston Land Release, be noted.

I would like to make a few brief comments on the report that has been tabled in parliament. The Land Management Corporation owns 291 hectares of land on the southern perimeter of the township of Gawler. Of this, 109 hectares is zoned deferred urban or rural but is within the existing urban growth boundary comprising 47 hectares at Evanston Gardens and 67 hectares at Evanston South. Devine Communities, Lanser Communities and Trinity College own, or have contractual interests in, the adjacent land, which, together with LMC's land, provides a total area of approximately 199 hectares, which has been identified for residential development in the short term.

The Land Management Corporation proposes to commit to fund detailed design and infrastructure works associated with the rezoning of the land for residential purposes at Evanston and selling/legal costs are at an estimated cost of up to $16.226 million. The infrastructure involves:

stormwater infrastructure, including waterways, retarding basins and wetlands to accommodate the stormwater generated by the development;

an aquifer storage and recharge facility to facilitate stormwater reuse for public spaces and possibly irrigation of the Trinity campus;

upgraded perimeter roads, including a signalised intersection at Main North Road and Tiver Road; and

a community contribution of $3.2 million towards community facilities for the benefit of the development area.

The holdings are anticipated to realise a total of $48.5 million, being $17.5 million for Evanston Gardens (after the consideration of a landscaped buffer zone along the Main North Road frontage) and $31 million for Evanston South, following rezoning and without any extraneous infrastructure requirements.

Some perimeter land of the Evanston South holding may be needed to accommodate the possible Gawler East connector road. If so, the Land Management Corporation will seek compensation from the Department for Transport, Energy and Infrastructure.

In June 2009 council lodged a statement of intent to rezone the locality to residential, and I can now also report that the draft EPA was released in the middle of this year, and in fact the council has now referred that EPA to the minister as of Monday night for authorisation. On another occasion, I will make some comments about that process, which I think has not been entirely satisfactory.

LMC will try to sell the land with the infrastructure obligations becoming the responsibility of the successful purchaser. It is expected that a purchaser will reduce the price offered by an amount commensurate with the infrastructure obligations that the purchaser considers to be above the normal development obligations of purchasing a broadacre parcel.

The Land Management Corporation is also negotiating to sell three hectares of land at Evanston South to Trinity College, Gawler to facilitate its planned student accommodation facilities. If the sale proceeds, the net projected income will not be adversely affected. Outcomes associated with the works include:

provision of residential allotments to help meet population growth projections and enhance housing affordability;

the establishment of an aquifer storage and recovery system (subject, of course, to the viability being confirmed) to irrigate public spaces in the locality;

improved traffic movement and safety; and

a community contribution totalling $2.2 million for community facilities for the benefit of the development area.

I will also add that this development will generate some additional traffic, which will need to be carefully managed for the local community.

The committee has inquired whether this proposal may adversely affect traffic management within the town of Gawler—and I think that question was actually raised in the committee by the member for Waite—and whether there is a need for an overpass at Evanston Gardens. The committee is assured by the evidence before it and by the evidence of witnesses that an overpass is not warranted at this time, and the council supports the conclusion.

Given the savings achieved by not constructing an overpass, there will be a community contribution of $2.2 million which will be used to extend facilities at the Karbeethan Reserve and develop a community centre at Evanston Gardens. Part of those contributions has been spent by the council in anticipation of receiving it. The committee has also been assured that most of the traffic generated from within the proposed development will flow to Adelaide without going through Gawler. It is expected to use Main North Road, Angle Vale Road and the NExy route. This conclusion is supported by the council and a number of traffic studies.

The Land Management Corporation will mandate outcomes to ensure that land is developed as swiftly as possible, that it is not banked by a third party, and that minimum outcomes are achieved on the sale of the land. Obligations under the development deed, or the existence of an infrastructure deed, will be registered on all the titles.

A structure plan has been created to provide the rules within which the development of core infrastructure will be undertaken. This will bind the landowners and other interested parties. The development plan amendment process will also set a framework across the whole area and which parcels of land are subjected to it. I can advise the house that the DPA is consistent with the evidence given to the committee on the direction of the development.

Public transport to Adelaide will be provided by a rail corridor which has an existing station at Tambelin on Clarke Road. A bus service will be provided and have an interchange at this rail station from 2011. That is part of the government's commitment to bus services throughout the town of Gawler.

The Land Management Corporation has advised that the wetlands and open spaces shown in evidence are at a concept stage to illustrate the principles behind them, but obligations to provide these features will be imposed upon developers as part of the council's DPA as well as obligations contained within the development deed. Wetlands will be provided as permanent water bodies with tension basins to hold back post development flows. The committee has also been assured that a high level of open space (around 22 to 25 per cent) is also a mandated requirement that developers will have to meet.

Based on the evidence the committee has received and considered and pursuant to section 12C of the Parliamentary Committees Act 1981, the Public Works Committee reports to parliament that it recommends the proposed public work.

Mr HAMILTON-SMITH (Waite) (11:17): I rise to support the motion that the report on Evanston be accepted. Gawler is changing. What was once a quiet, rural country town is rapidly becoming an annex to the city of Adelaide, and I think the proposal that has come forward from the state Labor government is further proof of that point. This development is extensive, and it will change the character and the nature of Gawler. It comes without, in my view, a thorough and well considered infrastructure plan to support it.

There is concern within Gawler that, if you are going to develop the Gawler region and create these housing developments, you need to build the roads, you need to build the stormwater management infrastructure, you need to provide public transport services, and you need to make sure the school and the health support services to sustain that growth are provided.

Although there is some mention of this in the report, I think there is a need for a broader vision from the current state government on a future for Gawler that spells out the long-term plans for the region. We have had the government's 30-year plan, which has created considerable concern, not only in Gawler but also in the Mount Barker area, where development just seems to be bounding ahead without necessarily due consideration being given to infrastructure needs and how the township and the community will cope with that adjustment to their quality of life. Having said that, I think the chair of the committee has raised all the relevant points, and so I commend the motion to the house.

Mr PENGILLY (Finniss) (11:19): I followed this with great interest. As the member for Waite indicated, it is a matter of some concern amongst a considerable number of members of the Gawler community. It is probably a bit similar to what we are seeing at Mount Barker at the moment. Country people very much value their country way of life. I might also add that, down at Seaford Rise, having ever-widening suburban areas thrust upon them does not please everybody by any stretch of the imagination, and that is the concern. Having said that, we do support the motion; that is not an issue.

However, one wonders where this is all going to stop. On hearing the news last night about the leaked document from cabinet on possible or suspected closures of schools (and heaven knows what else) one wonders where this is all going to finish. Do we really need to make a rod for our own back in providing infrastructure in these outer suburban areas? As the member for Waite said it is a satellite suburb of Adelaide now, as is Mount Barker, and Seaford Rise if it goes ahead.

It is a matter of concern. I recall the Hon. Robert Brokenshire in another place introducing a bill about the Willunga Basin. All these things are not simplistically pushed to one side. I note that large areas could have a fair degree of urban renewal done on them in the current metropolitan area of Adelaide. While some are happening there is a lot not happening.

How far do we extend this city? It is about 100 kilometres now from north to south, spread along the coast. I point out that the government, by its legislation on marine parks, has not included Adelaide. With the largest population in the state, there is no marine park off the City of Adelaide. Ultimately, if we are not careful, all of these things are going to overwhelm future governments and the way of life in South Australia. Yes, we are supportive but we do express concerns about the future of Gawler and its laid-back country way of life.

Mr PICCOLO (Light) (11:22): I thank the members opposite for their contribution. I would like to reassure the house that the issues of infrastructure are addressed in this proposal. In fact, this proposal was almost five years in the making with discussions between government agencies and the council. The DPA which will give effect to this proposal is a council DPA and not a ministerial DPA.

I can assure members that the issues of infrastructure—whether they be community infrastructure, like schools and halls, etc.—are clearly addressed in this proposal and, in fact, some of those facilities have been built even before people have arrived. Issues around stormwater management and transport are clearly addressed. There will be public transport available to this area and, in fact, there will be public transport available before people arrive at this locality.

I acknowledge that there are concerns about the population growth in our state and it is certainly true in this area, as it is in other areas. I have been on the record quite publicly to ensure that infrastructure will follow where the need arises. I think the concerns expressed are probably not appropriate for this development and I would seek the house's support for the motion.

Motion carried.