Strathalbyn Town Plan 2004 - Alexandrina Council

Introduction
Alexandrina Council has prepared a Town Plan for Strathalbyn to
guide the sustainable growth of the town through to 2020. The Plan
sets out key principles for development, as well as potential
opportunities for improving the balance of housing, retail, enterprise,
recreation and tourism activities within the town whilst conserving
Strathalbyn’s unique heritage character.
In formulating the Town Plan Council has consulted widely with the
local community and key stakeholders within the town to achieve
broad consensus. This has involved resident surveys, individual and
community meetings and open days. Two draft versions of the town
plan were also made widely available to members of the public, and
comments were solicited and assessed.
The Town Plan is therefore an important document which can help to
define Strathalbyn’s future role, based on analysis of critical issues
and open and frank consultation with interested parties. Whilst the
Town Plan has no statutory power - unlike the Alexandrina
Development Plan – it will be used to guide future strategic decision
making by Council on land use activities within the town. This in turn
may result in Development Plan amendments over time.
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Strathalbyn in Context
Strathalbyn is a town of much historic and heritage importance from a
European settlement perspective. It is located inland within the
Fleurieu Peninsula, approximately 45 kilometres south-east of
Adelaide and forms part of the Fleurieu Way tourist route. The town
has a wide variety of important heritage items of local and state
significance. The regional economy is based on agriculture,
viticulture, manufacturing and tourism.
Strathalbyn has developed as an orderly and compact regional town,
with a user-friendly town centre surrounded by land used for a mix of
residential, industrial, commercial, rural living, agistment, landscape
and grazing activity.
During the consultation process for the Town Plan many residents
stated that they did not wish Strathalbyn’s population to grow in an
unplanned and uncontrolled manner. They expressed a desire to
maintain the amenity and character of the town. Although residents
supported the containment of future development (notably housing)
within the urban boundary, they also wished to minimise any
detrimental effects of urban consolidation upon the unique ‘country
town’ character of the town. The Strathalbyn Town Plan therefore
balances the various desires of the community and provides an
orderly plan for the next fifteen years.
Pressure for additional residential and rural living development in and
around the township has grown in recent years. An appropriate
response to this pressure requires strategic guidance and
management, to ensure a continued orderly and economic approach
to any expansion of the township, to maintain and enhance the
vibrant town centre, and to take advantage of any opportunities for
improvement to surrounding landscape qualities.
Strathalbyn
Urban
Area
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Strathalbyn in Future
The 2020 Vision
Strathalbyn will continue to be a vibrant country town of outstanding heritage quality,
benefiting from carefully managed household growth within the urban boundary. The
town will provide high quality services and activities for local residents, the surrounding
area and visitors and will be a must-see destination within South Australia.
Residential Development
The need to provide appropriate guidelines for future residential
development within Strathalbyn was the most debated topic when
producing the Town Plan. In particular, the need to maintain the built
form heritage of Strathalbyn as a distinct ‘country town’ was stressed
by a large proportion of residents. A more contentious issue related
to how best to accommodated residential development within the
Residential (Golf Course) Zone in the north of the town. Residents
were clear that any future development should minimise visual impact
on the elevated land to the north of the town as this forms an
important backdrop setting for the town. Similarly, the retention of
open space on the entrance to the town from Adelaide Road was also
strongly supported.
Alexandrina Council is committed to an equitable outcome that
reflects community wishes and also provides the opportunity to
manage sustainable household growth within the town in the medium
to longer term.
Council and landowners have developed a concept plan for the land
north of the town which takes these factors into consideration and
provides the following outcomes:
• Urban containment;
• Replacement of golf course component with high quality
community open space networks;
• Use of landform and vegetation in the development design
process to preserve foothills character;
• Provision of a wide, open space corridor along the River Angas
that can be linked to existing open space networks;
• Retention of significant trees on-site;
• Preservation of key views from, and approaches to Strathalbyn;
• Diverse housing choice;
• Opportunities for retirement living in a safe environment in close
proximity to the town centre
• Environmentally sensitive design including water management
and flood mitigation; and
• Traffic management.
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Council is committed to providing a clear framework to guide
residential development and will therefore undertake a Plan
Amendment Report to formalise the concept plan for the land north of
the town and introduce appropriate design policies into the
Alexandrina Development Plan. Whilst there will be opportunities to
consider residential development in alternative locations, the land to
the north of the town will be the focus of future residential
development over a 7 to 10 year period.
Strathalbyn North Concept Plan
Development Principles
A series of Development Principles have been produced which set the
context for growth and guide future development. These are outlined
on the following pages.
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Principle 1
Sensitive and Attractive Urban Domains
Create and enhance sensitive and attractive domains for
housing outside the terraces and within the town boundary
Residential development should be undertaken sensitively to create a
series of distinct residential domains, which offer a degree of choice
for purchases, but which also reflect the cultural heritage of the town.
By the end of 2004 there was approximately 5.2 hectares of
undeveloped residential zoned land available in Strathalbyn with the
potential to deliver around 50 allotments. Based on previous
completion rates, this land could be expected to be developed within
12 months.
The redevelopment of the land north of the town in accordance with a
concept plan and design policies could be expected to deliver 570
dwellings as well as retirement units over an extended period.
Beyond that, development of the Future Urban land in the south west
corner of the town between the railway line and the Goolwa –
Strathalbyn Road could deliver a further 235 dwellings over 3.5 years.
The Old Bull Creek site in the north west corner of town could deliver
170 dwellings over 2.5 years. This could result in some additional
1,000 dwellings in the period to 2020.
Development within the Future Urban Zone would need to ensure
appropriate interface with adjoining zones, and sensitive design to
minimise the impact on key views and approaches into the town. In
addition the scope and demand for horticultural industry use in the
south west of the town adjacent to the railway line will need to be
assessed in the longer term to determine the economic benefits that
this can deliver for the town.
Strathalbyn should be a town of lifestyle opportunities. Opportunity
for people to purchase housing of different styles and sizes. The
opportunity to build on smaller blocks for those not interested in
gardening. The opportunity to live near the town centre and linear
park. The opportunity for retirees and the elderly to live in safe
convenient housing.
Council is also keen to explore the potential for a suitable site to
accommodate home-based industries which may require larger than
normal domestic sheds and on-site parking with space to
accommodate commercial vehicles. Such businesses may include
plumbers, electricians, and road hauliers. There has been some
interest expressed in this type of development from the community.
Land adjacent to the Langhorne Creek Road at the south east
entrance to the town has been suggested for this type of activity,
which would require large allotments of 2,000 – 3,000 sq metres to
accommodate a residential dwelling and a large outbuilding / hard
standing area.
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Principle 2 Supporting Population
Promote the sustainable growth of the urban area through the
planned release of strategic housing sites and regular review of
population and household growth figures and projections.
The overall aim of the Town Plan is to plan and manage the future
development of Strathalbyn to support sustainable population growth
in the period to 2020.
The level of house building outlined in Principle 1 could result in an
additional 2,400 people within the population (including single
householders in retirement units). This would represent population
growth of around 3.6% per annum. Natural population growth and
migration would also have a bearing on overall population within
Strathalbyn, however growth of 3.6% per annum sits comfortably
between long term historic trends (2.3%) and high growth projections
(4.5%) based on recent trends.
This level of house building and population growth is therefore
supported in the Town Plan. It represents a sustainable solution to
providing on-going housing land within the urban area, whilst
ensuring sensitive design within the existing landscape. It is also
likely to deliver a level of population growth that can be managed
within existing and planned future social and physical infrastructure
within the town.
It is essential that the Town Plan is monitored against robust
demographic forecasting so that the changing needs of specific
groups within the population may be catered for.
As the provision of goods, services and facilities within Strathalbyn is
improved, the aim will be to increase the importance of the town as
the focus for the former Strathalbyn District region. A reduction in the
level of dependence on competing towns within the region will
improve Strathalbyn’s overall economic performance and promote
more sustainable patterns of transport for employment, shopping and
access to services.
Council will work as a facilitator with other government agencies to
ensure that adequate services are in place to cater for the changing
population structure of Strathalbyn over time. This will include
maintaining and improving service relating to:
• Health care;
• Primary and secondary education;
• Childcare;
• Aged care;
• Public transport;
• Crime prevention;
• Sport, culture and recreation.
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Principle 3 Linear Park
Extend and enhance the River Angas Linear Park as a key
open space and natural corridor
The existing Linear Park provides valuable community open space
which is well utilised, and could create a greater corridor of
movement for pedestrians and cyclists from north to south. The park
should be safeguarded, and effective links to new development
should be an important consideration of any development
application. Protection of existing native habitats must be a priority.
Much of the land adjacent to the Linear Park has already been
developed, however there is scope to extend public access into any
new residential development abutting the river, in particular as part of
any development of the land north of the town.
Future development abutting the River should improve the
environmental management of the natural watercourses and address
issues such as erosion and pest plants and weeds through site
rehabilitation. Links into the existing network should be promoted
wherever possible.
New developments within close proximity to the park should consider
whether they can use the Linear Park as a ‘green transportation
corridor’ and promote cycling and walking for residents, visitors,
customers and employees.
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Principle 4 Rural Setting
Maintain views to hills from Dawson, High
and Murray Streets
Along with its urban character, the rural setting of Strathalbyn is one
of its most important features. Most buildings in the town are single
storey and there are attractive views to the northern hills from Dawson
Street, High Street and Murray Street.
These views should be maintained by ensuring that development
within the town has a minimal impact on the rural setting, by
safeguarding important sightlines where possible, and ensuring
sensitive design, landscaping and screening in other cases. In
addition the Town Plan will ensure that future residential development
of land north of the town is sited and designed to protect the upper
slopes of the hills to the north.
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Principle 5 Rural Approach
Retain open landscape setting on approach
to Strathalbyn from Mount Barker
The approach to Strathalbyn from Mount Barker passes through an
area of attractive landscape setting, and development of land north of
the town will need to be sensitively designed to ensure that visual
impact is minimised. This is proposed through retention of land
adjacent to Adelaide Road for landscape or open space use. In
addition the approach from Goolwa is also important and should be
sensitively addressed in future, whilst entry to the town from
Langhorne Creek could be improved through high quality
landscaping and signage.
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Principle 6 Historic Town Centre
Retain and enhance the ambience and character of the area within the Terraces
Future growth of Strathalbyn needs to take into account the potential
for intensification or infill development within the existing township
boundaries.
Studies have indicated that there are limited opportunities for land
division within the historic areas. Within the Terraces existing large
blocks should therefore be maintained. The social and economic
benefits of heritage conservation are considerable, and include
increased tourism revenue and the maintenance of a desirable high
quality residential environment.
Mill Street historic buildings – redevelopment opportunities
It is critical that future development in Strathalbyn is mindful of the
unique heritage character of the town. Development will therefore be
guided by new heritage policies to be introduced in the Development
Plan through a Plan Amendment Report.
Specific initiatives to enhance the historic character of the town
centre could include:
• Redevelopment of Mill and Grain Store buildings on Mill Street
as a flagship tourism activity venture;
• Redevelopment of commercial and industrial buildings around
Rankine Street for high quality mixed use activities including
retail, restaurant, office and tourist accommodation;
• Sensitively designed tourist accommodation within the four
Terraces
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Principle 7 District Centre Precinct
Provide a high standard of day to day retail needs within the
Terraces, focussed on the Dawson Street area
The need to improve the overall retail offer of the town for local
residents and visitors is a key issue, particularly as the local
population increases over time. This will involve increasing the
volume of retail floorspace, and this should have a positive rather
than a negative impact on the town centre. To this end, the existing
District Centre zoning is correct to focus development on the town
centre.
The Council should work closely with retailers, developers and other
local businesses and stakeholders to secure the sensitive
redevelopment and refurbishment of the Dawson Street area. This
should focus on addressing the entire block of land between Dawson
Street, West Terrace, South Terrace and Albyn Terrace.
Murray Street to facilitate the scope for future retail development
within the southern end of the town.
Murray
Street –
Potential
District
Centre
Expansion
Existing historic and active frontages should be retained, but the
overall streetscape could be improved through better design of
corner sites and land to the rear of buildings. Alternative car parking
arrangements should be considered to maximise the amount of retail
space available, and innovative approaches to using Donald Street
should also be addressed.
A new supermarket should be a priority to meet the needs of an
expanding population and to claw back current leaked expenditure to
other centres. Council may also consider extending the District
Centre Zone to include land to the east around South Terrace and
The existing block between Dawson Street, South Terrace, West
Terrace and Albyn Terrace should be the focus for improving retail
provision within the town. Initiatives including redevelopment,
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selective demolition and infill development should be considered,
providing the historic character of the town is maintained. The area
would benefit from an urban design framework and concept plan
focused on creating ‘active’ street frontages and strengthening the
visual aspect of the Dawson Street / South Terrace corner.
Donald Street Redevelopment Opportunities
New facilities could include a new supermarket, speciality shops,
consulting rooms and offices. The area should be considered
holistically, with the aim being to create a contemporary country town
ambience. There is scope to consider the way Donald Street is used
by considering full / partial pedestrianisation, outdoor dining, and
areas for street traders.
Potential improvements to Dawson Street
and surrounding areas
Significant scope exists to redevelop land between Rankine Street
and the River Angas. The area consists of a series of commercial and
industrial buildings. There is an opportunity to relocate some of these
uses to provide a high quality development site for town centre
mixed-use activities that can make better use of the view to the Linear
Park. The future role of the car park between Rankine Street and
Catherine Street should also be examined to establish whether some
or all of the land currently used for parking could also be more
effectively utilised.
Rankine Street Redevelopment Opportunities
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Principle 8 Antique Town Precinct
Grow the already successful ‘Antique Town’
Strategy, focussed on the High Street Area
The Antique Town concept should be supported through the
implementation of relevant development plan policies. This should
include restricting the amount of non-retail uses within the High Street
and surrounding area and safeguarding historic buildings, facades
and streetscapes.
The Antique Town strategy and the proposals and initiatives set out in
this strategy should be complementary to ensure that one does not
prejudice the other. In addition, options for funding, delivery and
management of town centre improvements should be linked closely
to the Antique Town approach.
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Principle 9
Industry / Enterprise Precinct
Facilitate an Enterprise Zone promoting small
business development, light manufacturing and
The Council should maintain its industrial zoning and policies for land
at the southern end of the town. Strathalbyn has always had a strong
agro-business sector and this is growing, serving the needs of not
just the local area but also the wider region. Strathalbyn is
experiencing growth in light manufacturing activities that directly
support the larger agro-business sector.
should the Greyhound / Harness racing track become available for
development it could be considered for light industrial use / business
incubator centre with suitable buffering to adjoining areas.
The land identified for future industrial development is appropriate
with respect to locality and proximity to the township and residential
areas, however provision of infrastructure south of Forrest Road is an
issue. Clustering of ‘like’ activities should also be utilised in order to
maximise efficiencies in the utilisation of infrastructure as the zone
develops, and this process should be guided through the
development of a concept plan or master plan.
Council will work with key stakeholders to identify a series of remedial
works, marketing and promotion that can collectively promote a
portion of the Industry Zone in the south of the town as a high quality
Enterprise Zone. This should be targeted at key sectors (e.g. food
processing) and linked to other tourism and economic development
initiatives. ‘Craft’ and local industries should be integrated as part of
the Strathalbyn tourism experience, possibly introducing a visitor trail
from the town centre out to the Racecourse. The potential for creating
business incubator units will also be explored. In the longer term,
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Principle 10 Heritage Conservation
Protect the heritage character of three key areas within the
Strathalbyn township as well as individual heritage assets
Development within the town should protect the character of the
central, northern and western historic conservation areas.
Development should be guided by new heritage conservation policies
in the Development Plan, specifically the retention of the architectural
and environmental character of the area, retention of early
streetscape characteristics, and ensuring that new development is
appropriate in scale, materials and general character so that it does
not detract from the historic quality and ongoing management and
promotion of the town.
New allotments should reflect the existing country town character of
Strathalbyn in terms of size, and Council will seek to prohibit the use
of hammerhead allotments in future subdivision approvals.
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Principle 11
Recreation, Sport and Open Space
Develop a diversity of recreation and sport facilities which are
accessible by walking and cycling using the Linear Park
Existing sport, recreation and open space facilities should be
maintained and enhanced. The demand for new facilities should be
carefully investigated along with other initiatives (e.g. relocation of
other community facilities so that any synergies and opportunities can
be identified). In particular the development of a new multi- purpose
indoor sport / recreation / community centre should be considered
further, with land adjacent to the Recreation (Polo) Ground along
Callington Lane as a potential location. New developments should
contribute to the provision of open space and recreation facilities
within the town. Where possible, the Linear Park should be upgraded
and expanded should be used as a major pedestrian / cycle access
route between different activities within the town, minimising the need
to travel by car. Should the existing caravan park adjacent to the Oval
be relocated in future then this site offers potential to provide a high
quality public recreation area.
The management and enhancement of the natural and built
environment is a fundamental principle of the Town Plan.
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Principle 12 Promote Tourism
Support a range of projects and initiatives that enhance the
tourist offer of the town, including new accommodation, events
and marketing
Tourism can make an increasingly important contribution to the
town’s economy and good planning is critical to ensure that it
maintains its unique appeal. As well as safeguarding the heritage of
the town, the Town Strategy should also identify and promote suitable
sites for tourist uses including accommodation and the reuse of
important buildings for tourism related uses.
In addition the Strategy should promote the Antique Town concept,
as well as other unique selling points such as Strathalbyn’s horse
racing and equestrian focus and reputation. Measures to promote this
sector should be identified so that it can complement, rather than
compete with existing activities. The overall message that Strathalbyn
is an attractive and fun place to visit and stay overnight should be
clearly marketed through effective links to wider strategies and
initiatives.
The potential for linking new walking, cycling and horse riding trails
within Strathalbyn and to adjacent areas will be explored, and
marketing Strathalbyn as a ‘hub’ for these activities will be important
to raise the profile of the town as a tourist destination. This could
include the use of vacant buildings as museums and interpretive
centres, for example the development of a cycling museum using the
vacant buildings on Mill Street Other marketing initiatives may focus
on horse racing / riding / polo weekends, gourmet food and wine
events, and selling the European heritage aspects to overseas
visitors, notably connections with Scottish settlers.
Provision of boutique tourist accommodation is a priority for
Strathalbyn in order to capture overnight visitors. A number of sites
could be considered for this purpose, including land around Rankine
Street or on Adelaide Road.
Land at Langhorne Creek
Road could be considered
for a new serviced caravan
park, and would be well
located to provide seasonal
accommodation for workers
at the Langhorne Creek
Vinyards.
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Strategic Sites and Development Opportunities
The Principles above highlight a number of strategic residential and
town centre opportunities, as well as a number of more specific
redevelopment initiatives that could contribute to improving the
amenity and vitality of Strathalbyn. These are shown geographically
on the following plan.
In addition the proposed concept plan to guide residential
development on land at the north of the town is also provided. This
shows how different sized allotments can be utilised to minimise the
visual impact of design on hills face areas, and how road layouts,
access and open space provision can be combined to meet the
aspirations of the community.
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Next Steps
The Strathalbyn Town Plan has been adopted by Alexandrina Council
as its framework to guide future development within the town over the
period to 2020. Over the next few years Council will progress a series
of Plan Amendment Reports (PARs) to allow the Development Plan
Zonings to better reflect the principles set out in this document. This
process is already underway with a Heritage PAR and Residential
(Strathalbyn North) PAR both due to go on public consultation in the
near future.
Council will regularly review progress against the key objectives and
initiatives set out in the Town Plan. The Plan will be used to inform
other government agencies and key stakeholders about likely growth
scenarios for the town in order to ensure that appropriate physical
and social infrastructure is provided.
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