1

Residential
Development

Introduction

This brochure explains Councils requirements for
the various types of residential development
proposals, from a single dwelling through to multiple
units, extensions to existing housing and the building
of additional housing on an allotment where a house
already exists.

This brochure discusses:
What Zone am I in?
What types of dwellings can be built where?
The Residential Zone and Policy Areas
Setbacks from Streets
Side Setbacks
Rear Setbacks
Private Open Space
Site Coverage and Floor Area Ratio
Building Height
Car parking and Driveways
Overlooking
Overshadowing
Building Appearance
Energy Efficiency
Reducing Noise Impact
Other Information

What Zone am I in?

Councils requirements for residential
developments vary, dependant on the zoning of
the property. To find out what zone and policy area
your property is in, you may:

Refer to the Mapping Section contained in the
Marion Council Development Plan (available
for viewing at www.planning.sa.gov.au or at
the Council Offices).
Enter your property details at the SA Council
Maps website at
www.sacouncilmaps.sa.gov.au
Contact the City of Marion on 8375 6600




What types of dwellings can be built
where?

Council is often asked questions like How many
new dwellings can be built on my land? or Can I
subdivide? The minimum site area and frontage
widths for the various dwelling types are set out in
Tables 1 and 2 respectively at the back of this
brochure. However, it is important to note that a
proposal should meet the minimum site area and
frontages outlined, in addition to other relevant
Development Plan considerations. The number of
dwellings that can practically fit on a site will
therefore be affected not only by the lands area
and dimensions, but also by the constraints of the
site and the locality, and the design of the
development.

A dwelling is a building or part of a building
used as a self-contained residence (Development
Regulations 2008).

Different dwelling types are encouraged in different
zones and policy areas, and some dwelling types
are specifically discouraged in some areas. The
following briefly describes the different types of
dwellings.

Detached Dwelling

A detached dwelling is a building that is not
attached to any other building and which contains
only one dwelling. The dwelling must be the only
one on that site and it must have frontage to a road
(Figure 1).

Figure 1
Last Updated January 2012
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Residential
Development

Detached dwellings are appropriate in all Policy
Areas in the Residential Zone.

Semi-Detached Dwelling

A semi-detached dwelling is a dwelling that is one
of two dwellings erected side by side, joined
together and forming one building. Each semi-
detached dwelling has frontage to a road and has its
own exclusive site (i.e. front yard and back yard).
Other names for semi-detached dwellings are
maisonettes and duplexes (Figure 2).



Figure 2

Semi-detached dwellings may be appropriate in the
following policy areas:
Medium Density Policy Area 12
Northern Policy Area 13
Oaklands Park Policy Area 14
Regeneration Policy Area 16
Residential Character Policy Area 17
(except in the suburb of Marion)
Southern Policy Area 18
Worthing Mine Policy Area 20

Row Dwelling

A row dwelling is a dwelling that is one of three or
more dwellings erected side by side, joined together
and forming one building (Figure 3). Each row
dwelling has frontage to a road and has its own
exclusive site (i.e. front yard and back yard). Other
names for row dwellings are terrace houses.



Figure 3

Row dwellings may be appropriate in the following
policy areas:
Medium Density Policy Area 12
Northern Policy Area 13
Oaklands Park Policy Area 14
Regeneration Policy Area 16
Southern Policy Area 18
Worthing Mine Policy Area 20

Group Dwelling

A group dwelling is one of a group of two or more
buildings, each of which contains only one dwelling,
and where one or more of the buildings does not
have frontage to a public road (Figure 4). A typical
feature of development involving group dwellings is
a shared driveway providing access to the
dwellings.


Figure 4

Group dwellings may be appropriate in the following
policy areas:



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Residential
Development
Hills Policy Area 11
Medium Density Policy Area 12
Northern Policy Area 13
Oaklands Park Policy Area 14
Regeneration Policy Area 16
Southern Policy Area 18

Residential Flat Building

A residential flat building is a single building that
contains two or more dwellings, but does not include
a semi-detached dwelling, row dwelling or group
dwelling (Figure 5). A typical feature of a
development involving a residential flat building is a
shared driveway and dwellings joined together
and/or constructed above other dwellings. Many
examples of this form of development were
constructed in the 1970s but modern apartment
development also falls into this category.



Figure 5

Residential Flat Buildings may be appropriate in the
following policy areas:
Medium Density Policy Area 12
Northern Policy Area 13
Oaklands Park Policy Area 14
Regeneration Policy Area 16
Southern Policy Area 18

Multiple Dwelling

A multiple dwelling is one dwelling occupied by
more than 5 persons who live independently of one
another and share common facilities within that
dwelling (Figure 6).


Figure 6

The Residential Zone and Policy Areas

Residential Zone

Marion Council has one Residential Zone
containing 11 separate policy areas, each with its
own desired character for the future. Throughout
the policy areas there are a range of dwelling types
anticipated. Increased dwelling densities are
intended for areas in close proximity to centres,
public transport routes and public open space.

Cement Hill Policy Area 10

This policy area comprises former cement and tile
manufacturing industrial sites. It is a policy area
primarily accommodating detached dwellings at low
densities on individual allotments.
Hills Policy Area 11

The desired character is of a high quality residential
environment containing appropriately designed
houses set in attractively landscaped, relatively
large gardens. This desired character is also
derived from the existing prevailing character where
it is based on low-density detached dwellings of a
variety of architectural styles on relatively large,
sloping allotments. The importance of the
landscape character, the protection of existing trees
and vegetation and the revegetation of land are all
emphasized, particularly in those parts of the policy
area that function as a backdrop to the Adelaide
Plains or contribute to scenic coastal landscapes.
Other important features are the varied natural
topography, natural watercourses and steep gullies,
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Residential
Development
and interfaces with adjoining areas of open space
including Hills Face and coastal land. This
landscape character warrants protection from
inappropriate development and earthworks.

Medium Density Policy Area 12

This policy area encompasses areas especially
suitable for a wide range of low and medium-density
housing, such as detached, semi-detached, row and
group dwellings, residential flat buildings, supported
accommodation and student and other special
purpose housing. Medium density development is
especially suited to areas in proximity to centres and
public transport, and to areas where such
development already occurs (as in the area
redeveloped by the former South Australian Housing
Trust in Mitchell Park).

Northern Policy Area 13

The desired character of the policy area is of an
attractive residential environment containing one
and two storey, low-to-medium density dwellings of
a variety of architectural styles. This will be
achieved through a combination of the retention of
existing housing stock in good condition, and the
redevelopment of other properties generally at
greater densities than that of the original housing.
The overall character of the built form will gradually
improve, while the range of dwelling types will
increase to meet a variety of accommodation needs.

Oaklands Park Policy Area 14
A policy area that is to accommodate a wetland
development. Whilst it is unlikely that residential
development will occur the policy area allows for a
possible range of dwelling types, including medium
density housing, at the periphery.
Racecourse Policy Area 15
A policy area primarily accommodating detached
dwellings at low densities in association with a range
of horse keeping activities. Horse keeping activities
are to be developed to minimise adverse
environmental impacts, especially on stormwater
runoff and adjoining residential development.
Regeneration Policy Area 16
The desired character of the policy area is derived
from high quality and distinctive living environments
at a higher density compared to that typical of the
original dwelling stock in the area. It will be
characterised by integrated development at low-
medium and medium densities, with a wide range
of dwelling types to meet a variety of
accommodation needs for public housing tenants
and the private housing sector.

Buildings of up to two storeys in height are
appropriate, with three storey buildings also being
appropriate provided the impact of their additional
height and bulk does not adversely impact on
existing neighbouring development and
neighbouring amenity.

Medium density development should predominate
adjacent to public open space reserves, major
transport routes, shops and community facilities,
but can be dispersed throughout the area as part of
major comprehensive redevelopment projects.

Residential Character Policy Area 17

Edwardstown, Glandore and Glengowrie
New development in those parts of the policy area
located in the suburbs of Edwardstown, Glandore
and Glengowrie will reinforce the attractive
established character of the predominantly single-
storey, detached houses. New development will
largely comprise the replacement of less attractive
or unsound dwellings with new detached dwellings,
and in more limited situations, new semi-detached
dwellings.

Replacement dwellings will be appropriately
designed modern interpretations of the pre-1950's
buildings remaining in the area in the locality of the
development site.

Dwellings will incorporate elements typical of
homes in the area, including articulated roof
forms comprising combinations of gable, Dutch-
gable and hips, chimneys, projecting front
verandas/porches/porticos, timber-framed windows
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Residential
Development
and external walls constructed of a mixture of brick,
painted brick, stone, and rendered masonry.

Garages and carports will be discreetly located well
behind the main face of the associated dwelling or
the rear of the dwelling, with design and materials to
complement the dwelling.

Alterations and additions to dwellings will occur
without significantly altering the dwelling's
appearance from the street unless it involves the
removal of unsympathetic additions/alterations to the
front facade or will improve the appearance of a
building as viewed from a street frontage.

Marion
In that part of the policy area located in the suburb of
Marion, the established character is primarily low
density detached dwellings on large allotments. This
form of development will continue through the
replacement of detached dwellings with the same.

In this area the design and style of new dwellings, or
alterations and additions to existing dwellings, is less
constrained and more diverse, while the
maintenance and enhancement of the generous and
vegetated garden character is most important.

Hammerhead allotments are specifically
discouraged.

Southern Policy Area 18

This policy area encompasses the generally
established residential areas in the suburbs of
Hallett Cove (east of the Adelaide-Noarlunga
railway), Sheidow Park (north), and Trott Park. Land
is typically undulating with some areas of steeper
terrain.

The existing character of streetscapes is largely
derived from single-storey detached dwellings built
since the 1970s and which incorporate generous
front and rear setbacks.

The desired character of the policy area is derived
from predominantly single-storey, low density
dwellings exhibiting a variety of architectural styles.
Future development of vacant land within the area
will contribute to a mix of housing densities and
housing types to improve housing diversity.

New buildings will maintain the existing pattern and
scale of existing buildings and be designed to
minimize alteration of the natural or existing
landform. The built form, architectural and
landscape design of individual sites should make a
positive contribution to the streetscape.

Watercourse Policy Area 19

The design, scale, location and appearance of
development should primarily be detached
dwellings on large allotments, pleasant
streetscapes, landscaping and open space, and
have regard to local topography and the
enhancement of natural features, views and vistas.

Development should be located so that it does not
interfere with the drainage function of the
watercourse and is sited above the predicted 1-in-
100-year average return interval flood event.

Land division for residential purposes would involve
the development of broadacre land which is not
currently provided with service infrastructure. A
stormwater strategy is required to address the
methods of stormwater disposal, including issues of
quality and quantity of run-off.

Worthing Mine Policy Area 20

In this Policy Area development should comprise
predominantly detached, semi-detached and row
dwellings, although no dwelling type is non-
complying.

Medium density housing designed specifically for
the elderly is appropriate in the portion of the zone
within 200 metres of Hallett Cove District Centre.

For this type of development, an average site area
not less than 250m is appropriate, provided the
gradient of the site is less than 1 in 20.

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Residential
Development
Other Requirements

Once you have determined what type of dwellings
and the maximum number of dwellings that may be
able to be accommodated on an allotment (by
considering the policy area and an allotments site
area and frontage), the actual layout and design of
these dwellings can be considered. These
requirements are outlined in detail under the
following headings:

Setbacks from Streets

Front Setback
Front setback is the distance from the front
boundary of a property to the closest part of the
dwelling on that property (excluding any open
verandahs, porches, windows etc.)
The front property boundary is usually not the kerb
or the footpath, but typically an unmarked
boundary, often approximately three metres back
from the kerb or 300mm towards the kerb from
your water meter. If you are unsure where your
property boundaries are, it is recommended you
engage the services of a licensed surveyor to
accurately identify the boundaries of your land.
In an established streetscape, dwellings should be
setback from the front boundary by:
(a) the same distance as one or the other of the
adjoining buildings, provided the difference
between the 2 adjoining buildings is less than or
equal to 2 metres (see Figure 7)

Figure 7

(b) not less than the average of the setbacks of the
adjoining buildings, if the difference between the
adjoining buildings is greater than 2 metres
(see Figure 8).


Figure 8

Where no established streetscape exists, front
setbacks should be as follows:
Hills Policy Area 11 not less than 8 metres
Worthing Mine Policy Area 20 not less than
5.5 metres
All other policy areas not less than 5 metres

Additionally, a carport or garage should have a front
setback of at least 5.5 metres from the property
boundary of the street that it faces. A carport or
garage should also be setback at least 0.5 metres
further from the front boundary than the main face
of the dwelling.
Secondary Street Setbacks

Where a property is a corner block, there are also
special requirements for setbacks from the
secondary street. The minimum setback distance
for a dwelling from the secondary street frontage
varies according to the policy area and should be
as follows:
not less than 2 metres if located in Medium-
Density Policy Area 12, Regeneration Policy
Area 16 or Worthing Mine Policy Area 20; and
not less than 3 metres in any other location.

A larger setback from a secondary street may
however be required for taller (e.g. two-storey)
buildings.

If a single carport or garage is proposed facing a
secondary street, it should be setback a minimum
of 5.5 metres from that street boundary to make
sure that two on-site car parking spaces are
available. If a double carport or garage is proposed
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Residential
Development
facing a secondary street, a lesser setback to that
street boundary may be appropriate dependant on
the size of the structure proposed and the setbacks
of other buildings on the site and in the locality.
Arterial Road Setbacks

There is an exception to the above information
regarding setbacks for properties that have
boundaries adjoining an arterial road.

Dwellings on these sites should be setback at least
8m, plus any provision for road widening and/or to
address issues resulting from the presence of the
road (for example, provision must be made for a
turning area within the setback area to enable
vehicles to enter and leave the site in a forward
direction).

Arterial roads in the Marion Council area include:
- South Road - Diagonal Road
- Marion Road - Oaklands Road
- Cross Road - Sturt Road
- Seacombe Road - Lonsdale Highway
- Daws Road - Lander Road
- Morphett Road (north of Seacombe Road)

Note: Council is required to refer most applications for
development on land fronting an arterial road to the
Commissioner of Highways for advice or direction.

Side Setbacks

Side setbacks are important to ensure adequate
daylight to windows, avoid unreasonable
overshadowing of neighbours indoor and outdoor
living areas, and to protect visual amenity. In some
cases, houses are allowed to be built on a side
boundary and in other cases, side setbacks are
required.
Building on a Side Boundary

Building the side wall of a house on a side property
boundary is discouraged in Hills Policy Area 11 and
the Residential Character Policy Area 17. In these
policy areas development should be well set back
from all property boundaries to help maintain the
desired low-density residential character.

Dwellings with walls located on the boundary
should be designed in accordance with the
following, where:
(a) a wall from an adjacent dwelling already exists
on the boundary:
(i) be located immediately abutting the
adjacent wall
(ii) be constructed to the same or to a lesser
length and height as the adjacent wall
(iii) be setback 2 or more metres behind the
main face of the adjacent dwelling

(b) no wall exists on the adjacent boundary:
(i) be setback 2 or more metres behind the
main face of the adjacent dwelling
(ii) not exceed 6 metres in length
(iii) not exceed 3 metres in height
(iv) be sited no closer than 2.5 metres to a
habitable room window or 3.5 metres if the
wall is located to the north of the
neighbouring window
(c) adjoining communal open space or a public
reserve, not to exceed
(i) 50 per cent of the length of the boundary
(ii) 4 metres in height.

Garages, carports, pergolas, outbuildings and other
similar buildings with walls located on the side or
rear boundaries should:

(a) be constructed in accordance with the
setback and size requirements of the
following envelope diagram (Figure 9):

Figure 9
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Residential
Development
(b) be constructed at least 6 metres from any
existing structure on the site located on the
same boundary
(c) not adjoin the length of the boundary
(whether solid walls or open and including
any existing similar structures built on or
within 600 millimetres of that boundary) by
more than:
(i) 7 metres for enclosed side walls
(ii) 8 metres for open sided walls
(d) where a gable end wall faces the relevant
side or rear boundary, the building may
protrude beyond the building envelope as
depicted in the envelope diagram above,
provided all of the following criteria are met:
(i) building height of the domestic
outbuilding does not exceed 3.5 metres
(ii) wall height to the gutter/fascia does not
exceed 2.4 metres
(iii) length of the wall on the boundary does
not exceed 6 metres.

If a shed, carport, garage or similar is proposed and
it is not built on a side boundary, then it should be
setback a minimum of 600mm if an open structure or
1m if involving a solid or enclosed wall.

Side Setbacks When Not on a Boundary

Minimum setback from side boundaries where the
wall height is not greater than 3 metres:
(a) 2 metres within Hills Policy Area 11
(b) 1 metre in all other circumstances.

Where the wall height is between 3 metres and 6
metres:
(a) 3 metres if adjacent southern boundary
(b) 2 metres in all other circumstances.

Where the wall height is greater than 6 metres:
(a) if not adjacent the southern boundary, 2
metres plus an additional setback equal to
the increase in wall height above 6 metres
(b) if adjacent the southern boundary, 3 metres
plus an additional setback equal to the
increase in wall height above 6 metres.

Minimum setback from side boundaries for the roof,
including eaves and gutters:
(a) 900 mm from an existing building on an
adjacent allotment
(b) 500 mm from the boundary in all other
circumstances.

Rear Setbacks

Dwellings in the Hills Policy Area 11 should be set
back at least 8 metres from the rear boundary.

In all other policy areas, the rear boundary setback
for single storey dwellings should be a minimum of
6 metres, however the minimum setback can be
reduced to 3 metres for a portion of the building as
long as that portion does not exceed half the total
width of the rear allotment boundary as outlined in
Figure 10.

Figure 10

Two storey components of dwellings should be
setback a minimum of 8 metres from the rear
allotment boundary, or 6 metres on sites within the
Regeneration Policy Area 16 or the Medium
Density Policy Area.

Private Open Space (POS)

An area of open space (i.e. yard area) that is
private (i.e. located to the side or rear of a house
and fenced to a height of 1.8m) should be provided
for every house, in accordance with the following
table:
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Residential
Development

Site area of
dwelling
Minimum
area of POS
Provisions

250 square
metres or
greater


20% of site
area
Balconies, roof patios,
decks and the like, can
comprise part of this area
provided the area of
each is 10 square metres
or greater.

One part of the space
should be directly
accessible from a living
room and have an area
equal to or greater than
10 per cent of the site
area with a minimum
dimension of 5 x 5
metres and a maximum
gradient of 1-in-10.

Less than
250 square
metres


20% of the
site area or
35 square
metres

(whichever is
the greater)

Balconies, roof patios
and the like can
comprise part of this area
provided the area of
each is 8
square metres or greater.

One part of the space is
directly accessible from a
living room and has an
area of 16 square metres
with a minimum
dimension of 4 x 4
metres and a maximum
gradient of 1-in-10.

A minimum of 70% of the private open space
provided should be open to the sky and free from
roofed structures such as verandas, carports,
garages and outbuildings.

Private open space should not include driveways,
effluent drainage areas, rubbish bin storage, sites for
rainwater tanks and other utility areas, parking areas
or common areas, and should have a minimum
dimension of:
(a) 2.5 metres for ground level or roof-top private
open space
(b) 2.0 metres for upper level balconies or terraces.

Site Coverage and Floor Area Ratio

The Development Plan contains policies that limit
how much of an allotment can be covered by
buildings. The relevant maximum site coverage
and floor area ratio requirements for each policy
area are set out in Table 3 at the back of this
brochure.

Car parking

Dwellings should incorporate the following minimum
number of onsite car parking spaces (one of which
should be covered):
2 per detached, semi-detached, or row dwelling
containing up to 3 bedrooms.
3 per detached, semi-detached, or row dwelling
containing 4 or more bedrooms.
1.5 per dwelling plus 1 visitor space per 3
dwellings for a group dwelling or residential flat
building.

Note: "Bedrooms includes rooms capable of being used
as bedrooms.

Vehicle Access and Driveways

The width of driveway crossovers should be
minimised and have a maximum width of:
(a) 3 metres wide for a single driveway
(b) 5 metres wide for a double driveway.

Access points should be located at least one metre
away from existing street trees, street infrastructure
(i.e. signs, stobie poles etc.) and side entry pits in
the kerb and, if the site is a corner block, access
points should also be located away from the corner
(a minimum of 6m from the intersection of the sites
two road boundaries).

Retention of one on-street visitor car parking space
for every two allotments is also required.

Driveways servicing a hammerhead/battleaxe
allotment or more than one dwelling should provide
a driveway access in accordance with the following
table:
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Residential
Development

No. of
dwellings
served
by
dri veway
Driveway
width at
property
boundary
and for
first 6m*
Driveway
width
beyond
first 6m
Widening
required
for
passing
Minimum
landscaped
strip either
side of
dri veway
1-2 3m 3m - 0.5m
3 3m 3m Only if
driveway
longer
than 30m
0.5m
4-7 4.5m 3m Widen to
5m at
point 25m
from front
property
boundary
and every
25m
thereafter
0.8m
8+ 6m 5m - 1.0m

* Where a driveway access is onto an arterial road, the
minimum width at the front property boundary and for the
first 6m along the driveway is 6 metres wide.

On an arterial road, vehicle access points should be
minimised or avoided where possible, and vehicles
should be able to enter and exit the site in a forward
direction. Council is required to refer most
applications for development on land fronting an
arterial road to the Commissioner of Highways for
advice and direction.

Care should also be taken in the design of any
residential development involving a new driveway to
ensure that:
on the footpath area, driveways grade toward the
road and, at the front property boundary, the
ground level is between 50mm and 150mm
above the top of the kerb
within the property, the driveway is not too steep
(particularly if it is to function as a required car
parking area) and that there are appropriate
transition grades on the driveway to avoid cars
scraping.

(Please refer to separate brochure Driveways for further
information on Council requirements for driveways).

In addition to obtaining Development Approval for
your proposed residential development, if a new
driveway access (i.e. crossover and invert) is
proposed, approval from Councils Infrastructure
Division must also be gained before the access is
constructed. A separate Permit Application Form is
available and must be completed and submitted to
obtain that approval.

Visual Privacy

Councils Development Plan seeks to ensure new
developments maintain a reasonable level of
privacy between neighbours. New development
should therefore minimise potential overlooking
from upper floor windows, decks and balconies into
habitable room windows and useable private open
space areas of neighbouring properties.
Overlooking can be minimised through the adoption
of one or more of the following:

Building layout
Location and design of windows and balconies
Screening devices
Landscaping
Adequate separation
Permanently fixed external screens

Note: Suitable treatment of windows can include
permanently fixed translucent/opaque glass in that part
of the window below 1.7m above the floor level, or
window sill heights of 1.7m above the floor level

Overshadowing

Development should minimise potential
overshadowing of adjoining properties. In particular,
new dwellings should be sited and designed to
ensure that sunlight is still available to ground level
private open space, upper level balconies and
habitable rooms of adjacent dwellings.

Building Height

Each residential policy area describes the
appropriate height and scale of buildings for that
particular area. It is important to have regard to the
existing character of the locality, and minimising
issues such as visual impact, overshadowing and
overlooking.

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Residential
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Additionally, a maximum building height is
prescribed. Building height refers to the maximum
vertical distance between the natural or finished
ground level at any point of any part of a building
and the finished roof height at its highest point.

Maximum building height within:
(a) Medium Density Policy Area 12:
(i) 2 storeys of not more than 9 metres
(ii) 2 storeys plus attic of not more than 10
metres
(b) Regeneration Policy Area 16
(i) 3 storeys of not more than 12 metres
(c) Residential Character Policy Area 17:
(i) within the suburb of Marion, 2 storeys
of not more than 9 metres
(ii) in all other areas, one storey with an
ability to provide a 2 storey addition
within the roof space subject to
Principles of Development Control
within the policy area
(d) all other policy areas
(i) 2 storeys of not more than 9 metres.

Note: For the purpose of Public Notification, any dwelling
with a building height greater than 9 metres is classified
as a Category 2 form of development, with the exception
of the Residential Character Policy Area 17, where a
dwelling with a height greater than 9 metres is non-
complying.

Battleaxe Allotments

Buildings on battleaxe allotments or the like (i.e.
dwellings behind the front dwelling in a residential
flat building and group dwelling development) should
be single storey and be designed to maintain the
privacy of adjoining properties.

Building Appearance

Buildings should be designed to reduce their visual
bulk and provide visual interest through design
elements such as:
articulation
colour and detailing
small vertical and horizontal components
design and placing of windows
variations to facades.

New houses should be designed so that doorways
and windows face the street. The external walls and
roofs of buildings should not incorporate highly
reflective materials which will result in glare.

In addition to the above, the appearance of any
new development should meet the desired
character of the relevant Policy Area. Special
design requirements apply in the following areas:
Residential Character Policy Area 17 where
consistent building appearance is desired; and
the Hills Policy Area 11, Worthing Mine Policy
Area 20, Watercourse Policy Area 19 and
Southern Policy Area 18 of the Residential Zone
where requirements specific to sloping sites
are applicable.

Carports and garages should not dominate the front
of any house and/or streetscape. Double carports
or garages clearly visible to streets should be
designed to reduce the apparent total width of the
doorway, which should be no wider in dimension
than 50% of the frontage of the allotment. They
should also be compatible with the house in terms
of roof form and pitch, scale, materials and
detailing.

Energy Efficiency

Housing development should be designed and sited
to conserve energy and minimise waste.
Development should provide for efficient solar
access to buildings and open space all year
around.
Buildings should be sited and designed so that
the open spaces associated with the main
activity areas face north for exposure to winter
sun.
Buildings should be sited and designed to
ensure adequate natural light and winter
sunlight is available to the main activity areas of
adjacent buildings.
Roof pitches should facilitate the efficient use of
solar hot water services and photovoltaic cells.
Development should be designed to minimise
consumption of non-renewable energy through
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Development
designing the roof of buildings with a north facing
slope to accommodate solar collectors.

Reducing Noise Impact

Where any new dwellings are proposed next to an
arterial road or close to either an existing or potential
significant noise source (e.g. within 60 metres of the
Industry/Commerce Edwardstown Policy Area 5),
then Council will typically require that noise
protection measures are included in the design for
those houses. Design and construction of additions
to existing dwellings in these situations should also
have regard to reducing noise impact.

General design features that should be considered
include:
Use of specialised construction techniques and
building materials including insulation of walls
and roofs and double glazing of windows
The orientation of windows and other openings
away from the noise sources. Particularly,
bedrooms should be located furthest away from
the noise source
Positioning of balconies and other external
building elements to minimise infiltration of noise
Use of continuous fencing and walls of solid
construction to screen noise
Increasing the distance between the source of
the noise and the dwellings.

New dwellings in noise-affected locations should
meet the provisions of:
Australian Standard 3671: Acoustics Road
Traffic Noise Intrusion, Building Siting and
Construction; and
Australian Standard 2107: Acoustics -
Recommended Design Sound Levels and
Reverberation Times for Building Interiors.
Other Information
Public Notification

In some cases, two-storey dwellings and flat
buildings, dwellings with a building height greater
than 9m, development where a solid wall is
proposed to be built on a side or rear boundary, and
dwellings on land located within 30 metres of a
Commercial Zone, Industry Zone, Light Industry
Zone or Mineral Extraction Zone, Category 2 public
notification is likely to be required.

Category 2 notification means that the Council must
formally notify owners and occupiers of other
properties in the area. An additional fee is payable
and it is suggested that, as a matter of courtesy,
you discuss your proposal with your neighbours
prior to lodging your application.

Some residential developments may also require
Category 3 public notification. Category 3
notification means that the Council must formally
notify owners and occupiers of other properties in
the area, and place an advertisement in The
Messenger newspaper.

Stormwater Drainage

To avoid excessive stormwater runoff, at least 20%
of the site should not be built upon and remain
unpaved.

In residential areas north of Seacombe Road, all
new houses must be provided with an on-site
stormwater detention/retention system (this slows
the flow of stormwater that is discharged to the
street water table). Stormwater Detention Systems
should be designed to meet the runoff flow
requirements contained in Councils Information
Brochure Stormwater Detention.

In residential areas south of Seacombe Road, all
stormwater must be either connected to an on-site
detention tank as above, or be connected with
impervious pipe to the street water table or rear of
allotment drains (where easements exist).

Easement and Encumbrances

The Certificate of Title for a property contains
information regarding the location and nature of any
easements and the details of any encumbrances
that apply to the land. If your proposed
development extends over an easement or is
affected by an encumbrance on your property,
documentation must be submitted to the Council
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demonstrating that the authority controlling the
easement (e.g. SA Water, ETSA etc.) or the
person(s) holding the encumbrance have approved
the proposed structures.

Regulated and Significant Trees

Any work that may substantially damage or affect a
regulated or significant tree or trees requires
approval from the Council. For clarification on what
a regulated/significant tree is and what are
considered to be tree damaging activities, please
refer to the separate Information Brochure
Regulated & Significant Trees.

Want to Know More?

The above information is advisory only. It is intended
to provide a guide and a general understanding of
the key points associated with the particular topic. It
is not a substitute for reading the relevant legislation
or the Development Plan.

It is recommended that if you are intending to
undertake development, you seek professional
advice or contact the Council for any specific
enquiries or for further assistance concerning the
use and development of land.

Contact Details - City of Marion
Development Services Division

245 Sturt Road PO Box 21
Sturt SA 5047 Oaklands Park SA 5046

Telephone (08) 8375 6685
Facsimile (08) 8375 6899

Email council@marion.sa.gov.au
Website http://www.marion.sa.gov.au
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Minimum Allotment Areas Table 1


Detached
Dwelling
Semi-detached
Dwelling
Row Dwelling
Group
Dwelling
Residential Flat
Building
(average site area)
Cement Hill
Policy Area 10
420m -- -- -- --
Hills Policy
Area 11
Site Area
(Site Gradient)

700m (<1:10)

900m
(1:10 - 1:5)

1100m (>1:5)
-- --
Site Area
(Site Gradient)

700m (<1:10)

900m
(1:10 - 1:5)

1100m (>1:5)
--
Medium Density
Policy Area 12
300m 270m
210m
(180m if adjoining
public open space >
2500m)
250m 250m
Northern Policy
Area 13
375m 320m
250m
(210m if adjoining
public open space >
2500m)
300m 300m
Oaklands Park
Policy Area 14
420m 350m 325m 450m
325m (1 storey <=3
dwellings)
280m (1 storey >=4
dwellings)
280m (2 storeys <=3
dwellings)
240m (2 storeys >=4
dwellings)
Racecourse
Policy Area 15
560m -- -- -- --
Regeneration
Policy Area 16
250m 220m 170m
250m
(1 storey)
200m
(>=2 storeys)
250m (1 storey)
200m (2 storeys)
150m (3 storeys)
Residential
Character
Policy Area 17
420m 420m -- -- --
Southern Policy
Area 18
420m 350m 280m 300m
300m (1 storey)
250m (2 storeys)
Watercourse
Policy Area 19
10,000m -- -- -- --
Worthing Mine
Policy Area 20
Site Area
(Site Gradient)

330m (<1:20)

330m (1:20 -1:10)

450m (1:10 - 1:8)

540m (>1:8)
Site Area
(Site Gradient)

330m (<1:20)

330m (1:20-1:10 )

450m (1:10 - 1:8)

540m ( >1:8)
Site Area
(Site Gradient)

330m (<1:20)

330m (1:20 - 1:10)

450m (1:10 - 1:8)

540m ( >1:8)
-- --

Hammerhead lots should have a frontage to a public road not less than 4m (comprised of 3m wide paved driveway access and
0.5m landscaping either side).
An allotment for the purposes of a detached, semi-detached or row dwelling should not be less than 20 metres in depth.
An allotment for the purposes of a group dwelling/s or residential flat building/s should not be less than 45 metres in depth
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Residential
Development

Minimum Site Frontages Table 2
(frontage to arterial roads shown in brackets)


Detached
Dwelling
Semi-
detached
Dwelling
Row Dwelling
Group
Dwelling
Residential Flat
Building
Cement Hill
Policy Area 10
15m -- -- -- --
Hills Policy
Area 11
Frontage Width
(Site Gradient)

18m (<1:10)

20m (>1:10)
-- --
Frontage Width
(Site Gradient)

24m (<1:10)

26m (>1:10)
--
Medium
Density Policy
Area 12
10m (12m) 9m (12m)
7m (12m)
(6m (12m) when
site adjoins public
open space
>2500m)
18m (18m) 18m (18m)
Northern Policy
Area 13
12m (12m) 9m (12m)
7m (12m)
(6m (12m) when
site adjoins public
open space
>2500m)
20m (20m) 20m (20m)
Oaklands Park
Policy Area 14
15m
9m
(12m fronting
Oaklands Road)
7.5m
(12m fronting
Oaklands Road)
20m 18m
Racecourse
Policy Area 15
15m -- -- -- --
Regeneration
Policy Area 16
9m (12m) 8m (12m) 7m (12m) 18m (18m) 18m (18m)
Residential
Character
Policy Area 17
15m 15m -- -- --
Southern
Policy Area 18
14m (14m) 12m (12m) 8m (12m) 20m (20m) 20m (20m)
Watercourse
Policy Area 19
-- -- -- -- --
Worthing Mine
Policy Area 20
Frontage Width
(Site Gradient)

10m (<1:20)
11m (1:20 - 1:10)
15m (1:10 - 1:8)
18m (>1:8)
Frontage Width
(Site Gradient)

10m (<1:20)
11m (1:20 - 1:10)
15m (1:10 - 1:8)
18m (>1:8)
Frontage Width (Site
Gradient)

10m (<1:20)
11m (1:20 - 1:10)
15m (1:10 - 1:8)
18m (>1:8)
-- --


Hammerhead lots should have a frontage to a public road not less than 4m (comprised of 3m wide paved driveway access and
0.5m landscaping either side).

An allotment for the purposes of a detached, semi-detached or row dwelling should not be less than 20 metres in depth.

An allotment for the purposes of a group dwelling/s or residential flat building/s should not be less than 45 metres in depth





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Site Coverage & Floor Area Ratio Table 3



Maximum Site Coverage

Maximum Floor Area Ratio
Cement Hill
Policy Area 10
40% --
Hills Policy
Area 11
35% 0.4
Medium
Density Policy
Area 12
Site Area
>375m 1-2 storey =40%
3 storey =40%

270m -375m 130m or 40%
(whichever is greater)

<270m 100m or 40%
(whichever is greater)

0.6
0.8

0.6


0.7
Northern Policy
Area 13
40% 0.6
Oaklands Park
Policy Area 14
40% --
Racecourse
Policy Area 15
60%
(house & horse keeping activities)
--
Regeneration
Policy Area 16
Site Area
>375m 1-2 storey =40%
3 storey =40%

270m -375m 130m or 40%
(whichever is greater)

220m-269m 100m or 40%
(whichever is greater)

<220m 80m or 45%
(whichever is greater)

0.6
0.8

0.6


0.7

0.7
Residential
Character
Policy Area 17
40% 0.5
Southern
Policy Area 18
35% 0.5
Watercourse
Policy Area 19
-- --
Worthing Mine
Policy Area 20
-- --


Site coverage is calculated by dividing the total ground floor area of all buildings on the land (including the
dwelling, garages, carports and free-standing residential outbuildings but excluding pergolas that are unroofed) by
the total site area and multiplying by 100.

Site area is the total land size of an allotment excluding the area of the "handle" of hammerhead/battle-axe
allotments.

Floor area ratio means the ratio between:
a) the total floor area contained on all floors within a building or buildings (excluding areas permanently set aside
for the parking, loading, unloading or movement of vehicles); and
b) the area of the site, where the area of the site is expressed as a unity.