cabinet cover sheet

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CABINET C O V E R SHEET

TITLE:

MINISTER:

DEPARTMENT FOR CORRECTIONAL S E R V I C E S FUTURE INFRASTRUCTURE NEEDS - IDENTIFICATION OF F U T U R E SITE(S)

Hon Terry Roberts MLC Minister for Correctional Services

P U R P O S E :

RELATIONSHIP TO G O V E R N M E N T POLICY:

R E S O U R C E S REQUIRED F O R IMPLEMENTATION:

To seek Cabinet's approval for potential site(s) for future Department for Correctional Services infrastructure requirements and approval to undertake due diligence on the preferred site(s).

Government has provided funding in the current financial year to undertake a business case of the future infrastructure needs of Correctional Services. Cabinet on 25/09/2003 gave approval for the investigation of potential site(s) for a New Women's Prison and New Youth Detention Centre. On 31/05/2004 Cabinet approved the revised parameters and approach for the development of the project which will be progressed under the Project Initiation Policy. Co-locating or separating the Youth Detention Centre from the Women's Prison will be one option to be considered within existing budget allocations.

The Government has provided sufficient resources to carry out the business case to establish the future infrastructure requirements of DCS. A Draft Business Case suggested that future development would be necessary, in which case a suitable site will need to be identified and secured while still available. At completion of the process, should Cabinet approve a site(s), funding would be required for procurement. It is anticipated that funding will be required in 2005/06. Should there be an option to procure a site earlier, funding will be required during 2004/05. The Department of Treasury and Finance have agreed with the resource calculations.

1. Appropriate community consultation will be required to outline the benefits of any future project and to support the site selection

ENVIRONMENTAL IMPACT: process. 2. Should there be future development, there will

be a significant positive economic impact on the local economy (through local employment and l

6. COMMUNITY, FAMILY, S M A L L BUSINESS, R E G I O N A L AND

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a buy local policy) and the environmental impact will be minimal.

3. Localised community opposition may be anticipated due to perceived impact on property values.

4. A site appropriately located with a facility that enables prisoners to have access to a range of rehabilitation programs is a key step towards a safer and more just community. The capacity to maintain families and support the children of prisoners will be increased.

7. R ISKS: 1.

2.

3.

4.

Site risks will be fully assessed as part of the due diligence process. Strict confidentiality about site exploration has been maintained to this stage. Community opposition can be anticipated at all possible sites. Anticipated public reaction to the consideration of a Youth Detention Centre's proximity to any new prison infrastructure (if approved by Government) can be expected.

8. CONSULTATION: Major Projects and Infrastructure Cabinet Committee; the Department of Treasury and Finance (DTF); the Office for Infrastructure and Development; the Land Management Corporation and Department for Families and Communities. Preliminary confidential consultation has occurred with some Local Councils to identify possible sites as per a previous Cabinet's determination. Further consultation with council(s) and the community will be required.

9. COMMUNICATION A comprehensive and transparent communication S T R A T E G Y : strategy will be developed and implemented

following approval of preferred site(s).

10. U R G E N C Y : Submitted as per the 10 day rule.

11. RECOMMENDATIONS: It is recommended that Cabinet: 4.1 Review the nine potential sites for future prison

infrastructure and advise which sites are to be subjected to further due diligence (at an estimated cost of $11,000 per site). These being: 4.1.1 Defence Science and Technology

Organisation (DSTO)- South; 4.1.2 D S T O - N o r t h ; 4.1.3 Evanston South, West of Main North

Road;

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4.1.4 Evanston South. East of Main North Road;

4.1.5 Bolivar; 4.1.6 Penfield; 4.1.7 Gepps Cross (former Abattoirs site); 4.1.8 Seaford Heights; and 4.1.9 Aldinga North.

4.2 Note that further evaluation will include consultation with local government and the community, and technical due diligence investigations;

4.3 Note that a project plan and communication strategy for the site acquisition process will be prepared and approved by the Minister for Correctional Services prior to implementation;

4.4 Note that on completion of the process, (should Cabinet approve a site(s)) funding will be required to purchase a site in 2005/06 or if it presents as an option in 2004/05. Cost estimated before the due diligence process to be in the order of $6M.

4.5 Approval for DCS to include in its search a site that would be suitable for a future New Men's Prison.

4.6 Note that consistent with a previous Cabinet direction the option of co-locating future prisons with a new Youth Detention Centre will be considered as an option.

I declare that I have no actual or potential confl ict of interest in relation to the proposals contained in this submiss ion

Hon Terry Roberts M L C Minister for Correctional Services

4J /09/04

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T O : PREMIER FOR CABINET

R E : DEPARTMENT FOR CORRECTIONAL S E R V I C E S (DCS) FUTURE INFRASTRUCTURE N E E D S - IDENTIFICATION OF SUITABLE SITE(S)

1 P R O P O S A L S

To request Cabinet to:

1.1 Review the nine potential sites for future new prison infrastructure and advise which sites should be subjected to further due diligence. These sites are: 1.1.1 Defence Science and Technology Organisation (DSTO) South; 1.1.2 Defence Science and Technology Organisation (DSTO) North; 1.1.3 Evanston South, west of Main North Road; 1.1.4 Evanston South, east of Main North Road; 1.1.5 Bolivar; 1.1.6 Penfield; 1.1.7 Gepps Cross (former Abattoirs site); 1.1.8 Seaford Heights; and 1.1.9 Aldinga North.

1.2 Approve further evaluation of the selected site(s) at an estimated cost of $11,000 per site;

1.3 Note that further evaluation would include consultation with local government, community consultation, and technical due diligence investigations;

1.4 Note that a project plan and communication strategy for the site acquisition process will be prepared and approved by the Minister for Correctional Services prior to implementation; and

1.5 Note that on completion of the process, should Cabinet approve a site(s) funding will be required to purchase the approved site in 2005/06.

1.6 To seek authorisation to include a site for a future New Men's Prison in DCS's search.

1.7 To seek clarification in relation to a site for a future New Youth Detention Centre (YDC) if it is to continue to be included in the land search or if the future Y D C and New Women's Prison are to be de-linked.

2. B A C K G R O U N D

2.1 The current Adelaide Women's Prison is located on a 30 ha site at Walkley Heights, north of Grand Junction Road and west of Walkleys Road. The prison accommodates approximately 80 prisoners and detainees in a mixture of secure and low-risk buildings. Apart from two self-contained units each

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accommodating 5 low-risk prisoners, the overall condition of the facilities is substandard by reasonable measures and unsuitable for effective, humane supervision of prisoners.

2.2 In 2001 a decision was made by the former Government for a New Women's Prison (NWP), capable of accommodating 120 persons with future expansion opportunity, to be investigated as a possible Public Private Partnership (PPP).

2.3 The P P P evaluation for a NWP was progressed by the current Government.

2.4 DCS has also been developing a proposal for a number of years to rationalise prison facilities for men. The investigations culminated in a budget submission being prepared which sought $700,000 in 2004/05 to enable DCS to undertake the preparation of further investigations and to develop a business case for a New Men's Prison to replace Yatala Labour Prison. It is anticipated that these investigations will be completed in the 04/05 financial year.

2.5 Subsequently, a decision was taken to bundle the NWP project with proposed requirements for a new Youth Detention Centre (YDC) development to maximise capital and operating cost efficiencies by locating the two facilities in reasonable proximity or possibly adjacent on the one site.

2.6 Original planning for the P P P proceeded on the basis that both the NWP and the integrated Y D C facilities would be located on surplus Oakden land, including the vacant land created by the progressive decommissioning of Strathmont Centre. The proposal was for the site to be cleared of all existing building assets and made available to the developer/operator as a greenfield site.

2.7 Considerable adverse public comment, against the Oakden site being used for the NWP and Y D C occurred at that time and the Government directed that a full range of sites be explored.

2.8 Cabinet on 25/09/2003 gave approval for the investigation of potential site(s) for a NWP and Y D C .

2.9 On 31/05/2004 Cabinet approved the revised parameters and approach for the development of the project which will be progressed under the Project Initiation Policy. Separating the Y D C from the NWP will be one option to be considered within existing budget allocations.

2.10 Subsequently discussions have identified that the Department for Families and Communities are reconsidering their options and are unlikely to be able meet the DCS planing schedule.

2.11 Consequently site investigation has progressed giving consideration to the possible location of a NWP and or a New Men's Prison. Co-locating the proposed two new prisons will enable sharing of prison facilities, which will lead to capital and operating cost savings far in excess of the savings, which may be achieved by collocating the NWP and YDC. Both the capital and operating cost savings will be generated irrespective of the timing of the

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construction of each facility. The capital cost savings will occur when the second facility is constructed, due to the some facilities not having to be duplicated. The operating cost savings will similarly accrue after the second facility becomes operational. The fact that both these facilities are in the same portfolio and share operational policies ensures that savings will be generated.

2.12 A new Y D C being located in a different portfolio and operating under different policies and procedures, lessens the chances of savings being generated from collocation. However, some of these sites may also be suitable for a new Y D C .

2.13 The Government has provided funding of $158k in the current financial year to complete business case investigations on the NWP future infrastructure.

2.14 On completion of due diligence, a suitable site for a NWP (and possible men's prison) will need to be identified and reserved for this purpose while still available, in which case, funding of up to $6M will be required in 2005/06.

3. DISCUSSION

3.1 During 2003/04 a selective tender was called to identify potential suitable sites of approximately 60 hectares in size within 45 km of the CBD. To do so, Adelaide based property consultants Colliers International was engaged in February 2004. The Land Management Corporation (LMC) also provided additional advice on a further four potential sites.

Other key site identification and evaluation criteria taken into account included:

3.1.1 Topography - (where relatively flat land is preferred - particularly for perimeter security detection systems and lighting);

3.1.2 Access - (where the site is accessible by sealed road and in reasonably close proximity to public transport);

3.1.3 Services - (where adequate or expandable public utilities should be readily accessible, eg electricity, gas, water and sewer, telephone, etc) and Emergency Services (such as fire, ambulance, police, medical etc should all be within close proximity to the site);

3.1.4 Community Resources (which are valuable support networks for effective rehabilitation and pre-release including education facilities, sporting and recreational clubs, shopping facilities, community service organisations, housing for staff, etc. These services are, in many instances equal in importance to staff and prisoners);

3.1.5 Preferably greater than 2 km road distance from a school. 3.1.6 Easements - (preferably nil); 3.1.7 Development considerations ( preferably nil); 3.1.8 Geo-technical studies, including depth of water table; 3.1.9 Environmental; 3.1.10 Heritage issues; 3.1.11 Native title;

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3.1.12 Demolition and rehabilitation of sites; 3.1.13 Zoning; and 3.1.14 Urban encroachment.

3.2 It is noted that the above criteria are consistent with the "Australasian Correctional Planning Framework Guidelines" which are regarded as the standard for prison site selection in Australia.

3.3 A copy of the report prepared by Colliers International is attached (Attachment A) Location maps of the two southern sites and the DSTO South site are also attached (Attachment B).

3.4 The Consultants initial search resulted in the identification of approximately 100 sites that matched some of the selection criteria. Many of these sites were then eliminated because they failed to meet key criteria including private ownership, (the potential cost of connecting) available services, suitable topography, proximity to schools, and/or lack of utility services.

3.5 In March 2004, the consultants, representatives of the agencies and a group of sub-consultants with special expertise in planning, engineering, vegetation and geo-technical and site conditions inspected 16 short-listed sites. Seven sites were selected as best fitting most of the selection criteria.

3.6 Most areas in the Adelaide Hills were considered unsuitable due to the fact they were not publicly owned land, were of unsuitable topography, were located some distance from infrequent or non-existent public transport, or because they were in the Hills Face Zone or in water shed areas.

3.7 The Mount Barker area however was explored as the local council had previously indicated that it was receptive to the concept of a prison being built in the area. Three sites were evaluated and eliminated because of not meeting the above criteria or that additional traffic generated could require the building of a second exit ramp off the South Eastern Freeway.

3.8 The sites outlined below are considered suitable for further consideration.

3.9 A N A L Y S I S OF THE SITES

3.9.1 Site 1 - DSTO South - Edinburgh Park - Stage 9

General Description: An extensive flat site (approx 145 ha) east of Bolivar Rd extension and abutting 5 t h Avenue, approximately 24 km north of the CBD, with considerable scope for the development of multiple (2) facilities. This is a DCS preferred site.

Merits: a) Extensive land holding for multiple (2) facilities; b) Site of even topography within 45 km of the CBD; c) Public ownership;

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d) Not suitable for residential development due to aircraft noise and a prison(s) development on the site would act as a buffer for future residential or industrial development.

e) Good existing buffers - 750 metres from Salisbury North residential development (further separated by the standard gauge railway), RAAF Base to the north and west and proposed industrial development to the east;

f) The RAAF base would act as the buffer zone on one side, reducing the total area required;

g) Emergency services & community services within close distance; h) Access to all utilities.

Disadvantages: a) None identified at this stage

3.9.2 Site 2 - DSTO NORTH (South of Bellchambers Road and East of West Avenue)

General Description: An extensive holding approximately 26 km north of the C B D which provides considerable scope with respect to placing the facilities within the total area available. To the east, the site boundary is the Adelaide to Gawler railway line; to the west of West Ave is the Edinburgh RAAF Base and to the south is the aerospace research precinct. This is a DCS preferred site.

Merits: a) Extensive land holding for multiple (2) facilities; b) Site of even topography within 45 km of the C B D ; c) Public ownership; d) Good existing buffers (railway, roads, open drainage swale); e) Emergency services & community services within close distance; f) No abutting residential development; and g) Access to all utilities.

Disadvantages: a) Access over drainage swale may require localised road-works,

including flaring of bridge; b) Development may be "seriously at variance" with development plan;

and c) Potential soil and ground water contamination. d) May be considered too close to Elizabeth Town Centre.

3.9.3 Site 3 - Evanston South - West of Main North Road

General Description: A 63 hectare site south of Gordon Road between Main North Road and the Adelaide to Gawler railway line and approximately 35 kilometres north of Adelaide Central Business District. This regular shaped block of land is owned by the Land Management Corporation and is immediately surrounded by general farming land with minor commercial development fronting Main North Road near the corner of Gordon Road. This is a DCS preferred site.

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Merits: a) Land size suitable for multiple (2) facilities; b) Site of even topography within 45 km of the CBD; c) Public ownership; d) Consent use within zone; e) Good existing buffers (railway, Main North Road); f) Adequate distance and separation from schools (While Trinity College

is 650 metres to the north it is on the opposite side of Main North Road which provides a physiological and psychological separation);

g) No abutting residential development; and h) Access to all utilities and public transport.

Disadvantages: a) Access from Main North Road; and b) Gawler Council has not yet been approached.

3.9.4 SITE 4 - Evanston South - East of Main North Road

General Description: A 120 hectares site south of Tivers Road and east of Main North Road, approximately 35 kilometres north of Adelaide Central Business District. This regular shaped block of land is also owned by the Land Management Corporation and is immediately surrounded by general farming land with minor commercial development fronting along Tivers Road.

Merits: a) Land size suitable for multiple (2) facilities; b) Within 45 km of the CBD; c) Consent use within zone; d) Public ownership; e) Good existing buffers (Main North Road and farming land); f) No abutting residential development and outside defined urban growth

boundary; g) Emergency services & community services within close distance; and h) Access to utilities.

Disadvantages: a) Sloping topography with major watercourse on north east corner; b) Access from Main North Road. (Unsealed road access of greater

distance than Site 1); c) School (Trinity College) within 2 km albeit not within sight lines; d) Further from utilities than Site 1; e) Further from public transport than Site 1; and f) Gawler Council has not been approached;

3.9.5 SITE 5 - Bol ivar

General Description: A 59-hectare site approximately 16 km north of the CBD. The property is located west of Port Wakefield Road, to the north of Little Para River and south of the Bolivar sewage treatment works and is owned by S A Water Corporation.

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Merits: a) Land size may be suitable for multiple (2) facilities dependant on SA

Water Corp buffers; b) Site of even topography within 45 km of the CBD; c) Public ownership; d) No abutting development and outside defined urban growth boundary; e) Council support and consent use within zone; f) Good existing buffers (salt pans, established trees and roads); g) Acceptable distance from emergency & community services but further

removed than Sites 1 and 2; and h) Close to most utilities.

Disadvantages: a) Abutting sewage treatment works; b) Low lying land with possible shallow water table; c) Significant potential for flooding or inundation; d) Saline soils and ground water may require special attention to footings; e) Main Bolivar trunk sewer line transgresses the site in a north south

direction, effectively reducing the useable land available; f) Need to change or extend public transport routes; g) Potential insect and odour problems; h) Need to bridge the Little Para River; i) Access difficulties onto Port Wakefield Road during prison shift

changes; and i) Might fail to comply with Australasian Correctional Planning

Framework.

3.9.6 Site 6 - Penfield - Stenbonheath Road

General description: A site of approximately 48 hectares, situated 29 km north of the CBD. The property has three street frontages, these being Stenbonheath Rd, with Womma Rd to the north and Bellchambers Rd to the south. Established residential development is diagonally opposite the northeastern corner.

Meri ts: a) Land size may be suitable for multiple (2) facilities b) Site of even topography within 45 km of the CBD; c) Public ownership d) No adjoining development apart from residential area diagonally

opposite the north east corner; e) Access and frontage to three roads; and f) Access to most utilities, public transport and community facilities

Disadvantages: a) Land size marginally under criteria for multiple (2) facilities. b) Adjacent to a residential urban renewal area; c) Arguably in variance with strategic aspects of the Development Plan.

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3.9.7 Site 7 - Gepps Cross - former Abattoirs site

General description: large parcel of land in private ownership, within 14 km of the C B D

Merits: a) Land size suitable for multiple (2) facilities b) Site of even topography within 45 km of the C B D ; c) Access and frontage to either Main North Road or Port Wakefield Road; d) Access to all utilities, public transport and community facilities; e) No adjoining residential development.

Disadvantages: a) Private ownership; b) Land most probably requires decontamination from arsenic and other

chemicals as well as extensive carcase burial sites; c) Possible demolition costs; d) Some significant trees on the site; e) New access with traffic lights required to either Main North Road or

Port Wakefield Road.

3.9.8 Site 8 - Seaford Heights

General Description: 143 hectares of cleared land between Main South Road, Victor Harbor Road and Robinsons Road and adjacent to the Pedler Creek Dump. Currently owned by the LMC and mainly Zoned Residential with part Zoned Urban.

Merits a) Land size and topography suitable for multiple (2) facilities and is within 45 Km of the CBD b) Public ownership c) No schools within 2 km road distance. d) DCS Facilities could act as a further buffer between residential

development to the west of Main South Road and the Pedler Creek rubbish tip.

e) The facilities would help justify improved public transport to existing development in Seaford.

Disadvantages a) Local Government has previously indicated that they would not be

supportive. b) Current public transport would not meet the requirements of any facility

built on the site. c) New highway exits would need to be built off either Main South Road or

Victor Harbor Road or both. d) Any new facility would put further pressure on limited emergency

services in the area.

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3.9.9 Site 9 - North of A ld inga

General Description: 309 hectares of Rural Zoned land held by LMC, of this the area bounded by Main South Road, Iverene Rd, Old Coach Rd and Thomas Rd, totalling 64 hectares has been suggested by the LMC to be suitable for the development of DCS facilities.

Merits a) Within the 45 km of the CBD b) Public ownership.

c) No close residential development or schools

Disadvantages a) Local Government has previously indicated that it would not be

supportive. b) Public utilities to the site would need to be extended and upgraded. c) Public transport in the area is not adequate to support the facilities. d) Likely public objection to land suitable for viticulture production being

utilised by institutions. e) Local facilities could not support pre-release rehabilitation programs. f) Current emergency services may not be adequate to meet site

selection criteria minimum requirements. 3.10 Economic , Financial and Budgetary Implications

3.10.1 Funding will be required in the 2005/06 financial year, if Cabinet approves acquisition of land once the due diligence process is completed. This is considered realistic based on detailed project planning. In this context, it must be recognised that:

3.10.2 DCS has sought valuations of the preferred sites, but as they are part of larger parcels of land the valuation of the site(s) will be part of the due diligence process.

3.10.3 Preliminary contact has already been made with local councils (except Gawler and Onkaparinga);

3.10.4 Comprehensive site identification and site selection processes have been completed;

3.10.5 With exception of one proposed site, all sites are government owned, allowing for expeditious purchase and will not require a net cash outlay;

3.10.6 The project plan was developed by identified procurement specialists and already contains a very conservative factor for prolonged community consultation and required government processes; and

3.10.7 Identified land may not continue to be available or additional costs may arise for the LMC to hold parcels of land for D C S .

3.10.8 The Department of Treasury and Finance will continue to be engaged throughout the ongoing processes.

3.11 Required Resources

3.11.1 Project Steering and Management Committees and a project team will be reestablished within the provisions of current resources. An amount of

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$700,000 has been allocated in 2004/05 for the preparation of a business case for a New Men's Prison and $158,000 to complete the business case for the New Women's Prison. Note that funding will be required to purchase a site in 2005/06, should Cabinet approve a site on the completion of due diligence and that DCS has included this in it's bi-lateral bids

3.11.2 Cost of due diligence of each site has been estimated at $11,000.

3.12 Approval Process

3.12.1 DCS is consulting with Government agencies to establish a Process Plan that ensures efficiency and flexibility in the process for acquisition of land whilst maintaining appropriate accountability.

3.13 Communi ty Impact

3.13.1 This submission proposes further evaluation of Cabinet's preferred sites, selected from the nine possible sites. Cabinet's approval is being sought now for this additional evaluation work on these sites to be undertaken through a public process. It is inevitable that the community will become aware of these further investigations, hence, the need for Cabinet approval and a transparent development approach.

3.13.2 It is proposed to initially approach all relevant Councils in relation to sites approved for further consideration. Due diligence processes will then be initiated for sites most likely to be suitable. A comprehensive community consultation process will follow. Some local objections may occur. It is noted however that prisons are a "clean" industry which boost local employment opportunities whilst also providing a positive economic impact on the local economy.

3.13.3 Appropriately located new DCS facilities, where prisoners can readily maintain family contact, have access to education and other rehabilitation programs, and can participate in pre-release work experience or education within the community are seen as critical to effective rehabilitation and reintegration into the community on release.

3.14 Risk Management Strategy

3.14.1 A project plan and communication strategy will be developed and submitted to the Minister for Correctional Services for approval prior to any public consultation.

3.14.2 Once the Government has announced the possible sites, it is proposed that community consultancy group(s) be formed to enable the local community to have input into the design and operation of the facility. This strategy has been most successful in Western Australia where a new Women's Low Security Prison has been built within a high-density urban area. Through this Local Community Consultation Group, community sentiments have changed from being negative initially to supportive with a high level of interaction.

3.15 Consultat ion

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3.15.1 The Project Analysis Branch of the Department of Treasury and Finance, the Office for Infrastructure Development and the Land Management Corporation have all been consulted and have provided ongoing guidance throughout the process. The Department for Families and Communities has worked with D C S in the early stages and while they have indicated that they are reviewing their requirements, consultation continues. Following discussion with the Department of Treasury and Finance and the Office for Infrastructure and Development, the possible need to build a new Men's Prison was factored into the site selection to realise economies should the Y D C and N W P be delinked. Preliminary consultation has occurred with Mt Barker Council, Salisbury Council and Playford Council. As outlined above any further consultation will occur in accordance with a comprehensive communication and consultation plan in accord with Cabinet/ Ministerial approval.

3.15.2 Consultation with Planning SA and the Economic Development Board has commenced.

4 RECOMMENDATIONS

With regard to a site for future Department for Correctional Services (DCS) infrastructure requirements it is recommended that Cabinet:

4.1 Review the nine potential sites for future prison infrastructure and advise which sites are to be subjected to further due diligence (at an estimated cost of $11,000 per site). These being: 4.1.1 Defence, Science and Technology (DSTO) South; 4.1.2 DSTO North; 4.1.3 Evanston South, West of Main North Road. 4.1.4 Evanston South, East of Main North Road; 4.1.5 Bolivar; 4.1.6 Penfield; 4.1.7 Gepps Cross - former Abattoirs site; 4.1.8 Seaford Heights; and 4.1.9 Aldinga North.

4.2 Note that further evaluation will include consultation with local government, and the community, and technical due diligence investigations;

4.3 Note that a project plan and communication strategy for the site acquisition process will be prepared and approved by the Minister for Correctional Services prior to implementation; and

4.4 Note that on completion of the process, (should Cabinet approve a site(s)) funding will be required to purchase a site in 2005/06 or if it presents as an option in 2004/05._Estimated cost before the due diligence process to be in the order of $6M.

4.5 Approval for DCS to include in its search a site that would be suitable for a future New Men's Prison.

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4.6 Note that consistent with a previous Cabinet direction the option of co-locating future prisons with a new Youth Detention Centre will be considered as an option.

Hon Terry Roberts MLC Minister for Correctional Services

12 /09/04

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C O M M E R C I A L IN CONFIDENCE

P R O P E R T Y S E A R C H & R E V I E W

POTENTIAL SITES FOR A & ISO 9002 Lie 6350

Standards Australia

PROPOSED PRISON & DETENTION CENTRE

UNDER INSTRUCTION FROM

DEPARTMENT FOR CORRECTIONAL SERVICES

APRIL 2004 OUR REFERENCE: C 1 4 1 8 : R0044

Colliers International Consultancy and Valuation Pty Limited ABN 88 076 848 112

Level 10, 99 Gawler Place, Adelaide SA 5000 Ph: 61 8 8305 8888 Fax: 61 8 8231 7712

C O M M E R C I A L IN C O N F I D E N C E

Contents

1 P R E A M B L E . 1

2 SELECT ION CRITERIA ...2

3 S E A R C H & R E V I E W P R O C E S S 3

3.1 INITIAL SELECTION STAGE 3 3.2 SECOND SELECTION STAGE 4 3.3 THIRD SELECTION STAGE 4

4 R E V I E W O F S E L E C T E D S I T E S 5

5 FINDINGS 6

Property Search & Review

Potential Sites for a Proposed New

Prison & Detention Centre

APPENDICES: A Cnr Paech and Sims Roads, Mount Barker B State Sports Park, Gepps Cross C Evanston South (Kudla) - West of Main North Road D Evanston South - East of Main North Road E Stenbonheath Road, Penfield F DSTO - South of Bellchamber Road G Bolivar


1 PREAMBLE

The South Australian Government intends to develop a new women's prison and youth detention centre to replace existing outdated facilities.

Adult prisoners are the responsibility of Department for Correctional Services (DCS), part of the Justice Portfolio and juveniles are the responsibility of Family and Youth Services, a part of the Department of Human Services (DHS). DCS is managing initial investigations on behalf of both parties.

At present, the women's prison is located at Walkley Heights and youth detention facilities at Cavan and Magill. The facilities are not able to meet current management or capacity requirements.

The new women's facility is to provide "village precinct" style accommodation for up to 120 women initially, but with a capacity to expand to 150 beds, while the new juvenile facility is to provide similar style accommodation for up to 84 juveniles.

This report addresses locational matters at a strategic level and in sufficient detail to allow an initial view to be taken on locational options that meet the needs of the proposed use(s). The purpose of the report is to allow the Government to make an initial decision as to the locational options which are to come under more formal and open consideration for the new facilities, and to do so confident in the knowledge that none are likely to present any immediate surprises as to site suitability.

The report has been written by Geoff Rose, Manager, Consulting Services, Colliers International, under the direction of Geoff Hayter, State Director, Consulting Services and Brian Post, Manager, Physical Resources, DCS. Assistance and input have also been provided by:-

• Alan Rumsby, Director, Nolan Rumsby Planners, as regards planning issues;

• Brett Nilsen, Associate, Connell Wagner, as regards engineering services issues;

• Brenton Harris, Senior Geotechnical Engineer, Coffey Geosciences Pty Ltd, as regards geotechnical and site condition issues; and

• Peri Coleman, Director, Delta Environmental Consulting, as regards vegetation issues, including vegetation.




DEPARTMENT FOR CORRECTIONAL SERVICES 1 PROPERTY SEARCH & REVIEW POTENTIAL SITES FOR A PROPOSED NEW PRISON & DETENTION CENTRE APRIL 2004


In accordance with our normal practice, Colliers International Consultancy and Valuation Pty Limited confirms that this report is confidential to Department for Correctional Services. No responsibility is accepted to any third party and neither the whole of the report nor any part or reference thereto, may be published in any document, statement or circular or in any communication with third parties without our prior written approval of the form and context in which it will appear.

2 SELECTION CRITERIA

The task has been to prepare a high level investigation of potential sites to identify a minimum of 4 and maximum of (say) 10 sites potentially suited to the Department's needs and that in the first instance comply with certain site selection criteria.




The proposed facilities will each be sited on a 12 hectare secured residential area, with a buffer surround of 100 metres, deducing a site area of 30 hectares each. Whilst it is not essential that the facilities are located adjacent to each other, one site to accommodate both facilities is preferred.

The site selection criteria identified in the tender brief, initially established that the selected sites would be:-

• within 45 km radius of Adelaide Central Business District (CBD); • either under private ownership or under a public sector instrumentality;

• relatively flat or of even topography; • not under a flight path; • accessible by sealed road and in close proximity to public transport; • accessible to public utilities, services and emergency services; • in reasonable proximity to community resources; and • in accordance with Australian Planning Criteria.

There is a preference that any new development will ultimately accord with Development Plan requirements, however current planning constraints have not precluded a site from consideration for initial review. In addition, any proposal will ultimately be subject to a comprehensive consultative process with the local community, council and other interest parties.

We note an excerpt from Australian Correctional Planning Framework Guidelines that provides additional reference to site selection and development criteria.


COMMERCIAL IN CONFIDENCE

On review of the initial selection criteria, and in consultation with DCS, the criteria were subsequently refined as follows:-

• emergency services to be within 15 -20 minutes; • community services to be within 1 0 - 1 5 kilometres radius; and • unsealed road access not to be regarded as insurmountable.

In addition to the above selection criteria, previous site search material undertaken by or on behalf of DCS, was provided to assist in the selection process. Consideration was also open to confidential discussion with Salisbury, Playford, Onkaparinga and Mount Barker Councils and with LMC. We also noted discussion with ETSA Utilities in relation to the Angle Park site.

3 SEARCH & REVIEW PROCESS

3.1 INITIAL SELECTION STAGE In order to establish the initial sweep of potential properties, the selection criteria provided a parameter of being within 45 kilometres of the Adelaide CBD. However, an initial assumption was made that there would be very limited potential for suitable sites within 25 kilometres of the CBD. On this basis, two arcs - one at a radius of 25 kilometres and a second at 45 kilometres, centred on the Adelaide CBD - were delineated.

This provided an initial visual perspective of the areas with the highest potential. The process also confirmed that there are, in fact, very limited opportunities within 25 kilometres of the CBD, with the exception of a very small number of sites to the north, generally located within recognised industrial precincts.

It became evident that, similarly, there are limited opportunities within an arc between One Tree Hill to the north east and Lenswood to the east, due to a number of factors, not the least of which include Hills Face zoning, steep sloping topography, sparsity of services and difficulty with access.

Following from consultation with the DCS, the southern region was designated a low priority zone.

This initial overview of potential regions and sectors resulted in two primary areas within which to concentrate the search. One covers an arc to the north of the city, spanning from Port Gawler to One Tree Hill, with the second arc centred on the South Eastern Freeway.

On the basis of the above, a first sweep of potential sites was undertaken. This search was essentially premised on the identification of all sites of 60 hectares and above under single ownership within the designated sectors. A total of 67 sites were identified in the northern sector and 50 in the south eastern sector. DEPARTMENT FOR CORRECTIONAL SERVICES 3 PROPERTY SEARCH & REVIEW POTENTIAL SITES FOR A PROPOSED NEW PRISON & DETENTION CENTRE APRIL 2004





The rationale associated with the selection of, initially, only sites of 60 hectare and above, was premised on the potential for one site to accommodate more than one facility. In addition, it was assumed that identifying all sites of 60 hectares and above would ensure a sufficient number of potential sites for consideration in the first instance.

Information was then collated on each of the identified sites, including address, legal and title details, Valuer General's Site and Capital Values, improvements as designated by the Valuer General, Local Government area, land area, ownership details, zoning and topography.

3.2 SECOND SELECTION STAGE As a result of this initial sweep, and to thin the number of sites identified, the selection criteria were again refined, firstly to specify land within a 45 minute drive from the Adelaide CBD and, secondly to exclude all sites:-

within 2 kilometres of a school; within a Hills Face zone; within a Watershed zone; with apparently excessive gradients; and/or abutting residential development.

Applying the above criteria resulted in a second round list of 45 potential properties, representing 32 in the northern sector and 13 in the south eastern sector. The sites were further delineated between Government owned sites and privately owned properties, numbering 5 and 40 respectively.

The project group (Colliers International and DCS) then reviewed these potential sites to further cull to an optimum number of around 10 sites. Selection criteria, further defined, eliminated sites with housing improvements or other significant capital improvements, along with other sites perceived by DCS as being unsuitable. This process culled the list to a total of 13 potential sites, with one under Government ownership and the balance privately owned.




3.3 THIRD SELECTION STAGE Further to an internal review by DCS of the 13 sites, selection criteria shifted emphasis towards a preference for Government owned sites. Given that only one of the 13 sites was under the ownership of a government instrumentality, the site search was then extended. Government owned sites within 2 kilometres of a school were also now to be taken into consideration.

A review of previous site selection reports, and an approach to Land Management Corporation (LMC) resulted in the identification of an additional 5 potential northern sites that accorded with the selection criteria and were of a government ownership. Other potential sites within the Onkaparinga Council area were also identified, however, in accordance with DCS views, these sites were again classified by DCS as low priority.


4

C O M M E R C I A L I N C O N F I D E N C E

REVIEW OF SELECTED SITES

A joint site inspection of the final list of 17 selected sites was undertaken on 17 March 2004 by the consultant team, along with representatives of DCS. The site inspections comprised discreet roadside appraisals only, with no properties actually entered.

The purpose was to establish a "first impressions" review, identifying locational attributes including access, surrounding development, proximity to community services and facilities, existing improvements, site details, the apparent availability of site services, along with planning, environmental and heritage issues relative to the potential sites.

Specific responsibilities within the consultant group covered the elements such as the following:-

• Colliers International as regards general property characteristics; • Nolan Rumsby Planners as regards planning analysis in terms of land use

and physical site suitability, contextual considerations with respect to the locality, Development Plan and strategic policy directions, access and total traffic movements;

• Connell Wagner as regards proximity to services, access and traffic issues, existing site services, existing infrastructure condition, stormwater drainage, potential for inundation and other pertinent engineering issues;

• Coffey Geosciences as regards geotechnical characteristics, potential soil contamination, expected subsurface conditions and site history; and

• Delta Environmental Consulting as regards significant vegetation issues, including native vegetation.

The tour of inspection resulted in the immediate elimination of further sites and condensed the list of sites for which preliminary reviews were to be undertaken to seven. The sites eliminated were generally either too remote from services, subject to inundation or too difficult to access.




A brief review of each of the remaining sites is included at Appendix A-G.

These sites are:-

• Corner Paeach and Sims Roads, Mount Barker; • State Sports Park, Gepps Cross; • Evanston South (Kudla) - West of Main North Road; • Evanston South - East of Main North Road; • Stebonheath Road, Penfield; • DSTO - South of Bellchambers Road; and • Bolivar.


COMMERCIAL IN C O N F I D E N C E

The reviews incorporate comments from each member of the consultant team. As instructed, and so as to preserve initial confidentiality, no investigations were undertaken beyond the inspection itself and a review of publicly available information or knowledge already held.

Finally, each incorporates a summary of the pros and cons of each site.

5 FINDINGS Property Search & Review

In conclusion, it is recommended that this report be used by DCS as a basis for early decision making as regards a short list of preferred potential sites for the proposed detention facilities, preparatory to more detailed due diligence investigations. We have summarised our findings into the table overleaf.



DEPARTMENT FOR CORRECTIONAL SERVICES PROPERTY SEARCH & REVIEW POTENTIAL SITES FOR A PROPOSED NEW PRISON & DETENTION CENTRE APRIL 2004

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CNR PAECH AND SIMS ROADS, MOUNT BARKER G E N E R A L

A site of approximately 65 hectares, situated approximately 36 kilometres south east of the Adelaide CBD.

The property is specifically located on the south eastern corner of the intersection of Paech Road with Sims Road, approximately 3 kilometres south east of the Mount Barker town centre.

Immediately surrounding development is general farming land, however we note a significant residence on the opposite side of Sims Road. Waldorf School is approximately 800 metres to the west on Sims Road.

The site is in private ownership, shown to be MD & BP Liebelt. The Valuer Generals Capital Value assessment of the property is $253,000.




P L A N N I N G

The subject site is set in open pastoral districts of Mount Barker, but on the margins of the township, within 150m of the planned south-westerly town growth (up to Bald Hills Road).

It is an elevated, moderate to gently sloping cleared site, set up from its open surfaced frontage, to the junction of Sims Road with Peach Road. Access to the site is indirect and in need of upgrading, with poor road geometry or with compromised access conditions through residential streets (via Duffield Avenue/Murray Avenue) onto Wellington Road. There is alternate road access via Alexandrina Road/Bald Hills Road/Hartman Road, the latter road also of residential street design in need of upgrading.

The section of Sims Road from its Hartman Road junction, a distance of some 150m, requires reconstruction and surfacing as far as the proposed site entry.

There are substantial, high quality residences in this rural district. The site's elevation and exposure from a wide part of the rural district will undoubtedly be the source of concern in the subject Rural (Mount Barker) Zone, in which rural productivity and maintenance of the pleasant open rural landscape are the primary objectives.

The proposed use is "non-complying" within the subject zone (together with all unlisted uses) and is therefore subject to rigorous planning scrutiny.

Bushfire safety, building design, and the standards and packaging of services (or extensions of mains) are additional matters for consideration for this site.



ENGINEERING ISSUES

The site is accessible from either Peach Road or Sims Road, the latter being an unsealed road in a narrow road reserve (9 metres). This may need to be widened to accommodate an appropriate access.

Existing overhead power transects the site. The location of water and sewer mains adjacent to the site could not be confirmed, but the presence of a dwelling opposite suggests the availability of a water supply. Telstra services were identified underground in Sims Road (northern side).

G E O T E C H N I C A L A N D S ITE CONDITION

The site is undulating, and generally covered with cropped pastures. Existing infrastructure including cattle ramps and a shearing shed indicate previous agricultural land usage. The soil profile is expected to comprise residual soils overlying rock. No obvious slope stability problems were observed.




Salient observations include:

• the soils at the site are expected to adequately support conventional shallow spread footings for the one and two storey buildings proposed;

• depending on the depth to rock, deep excavations may be problematic; and

• potential contamination issues may arise from the past use of herbicides, pesticides and other agricultural chemicals.

VEGETATION

The site is currently used as hayfield. While there are no visible vegetation issues, there is evidence that the field supports a mixed ley, so isolated native herbaceous plants and grasses may germinate in winter and spring. No vegetation issues were noted.

P R O S & C O N S O F S ITE

P R O S • major community services in close proximity; • council supportive of site; and • land size suitable for both facilities.

C O N S • school within 1 km; • elevated site visible from wide rural part of the district; • access roads may require upgrade; • development may be contingent upon establishing a new freeway

interchange for council; • proposed use "non complying" within zone; • deep excavations may be problematic depending on depth to rock; and • site in private ownership.



STATE SPORTS PARK, GEPPS CROSS G E N E R A L

A total parcel of around 40 hectares situated approximately 10 kilometres north of the Adelaide CBD.

The property abuts a railway corridor to the north and Briens Road to the east. Immediately surrounding development includes residential to the east of Briens Road, developed circa 1960's, rail corridor and vacant land to the north, vacant land to the south and the Velodrome and a Woolworth's distribution centre to the west. The site comprises four parcels, three of which are owned by the Minister for Environment and Conservation, and a central parcel that is owned by the City of Port Adelaide and Enfield. The Valuer Generals Capital Value assessment of the property is $2,120,000 (portion extrapolated).




PLANNING

This is a moderate sized site, cleared in association with its former stock holding use by SAMCOR and set down from its heavily trafficked Briens Road frontage. Access will be taken from, at least, Main North Road via an extension to the existing access service road. Should Briens Road access also be taken it is likely that slip lanes and, potentially, a sheltered right turn lane will be required, with consequent widening of the road pavement, and loss of portion of the mature flank of trees.

The land is within the MOSS (Recreation) Zone of the City of Port Adelaide and Enfield where recreational and "institutional" activities of an open nature are intended. The authorised concept plan for the State Sports Park provides for the development of additional sites for active recreational, unstructured passive, community and "institutional" uses on land in the order of 7 to 8 hectares in area. These development sites are to be accessed via a new road network with links to Briens Road and connecting also with Main North Road. Extensive landscape buffering is provided for along Briens Road, with stormwater detention areas located centrally to the site.

The proposal is a consent, on-merit matter. It is suggested that any development of this site would need to support the authorised concept plan and confine any future building works to a setdown location below the brow of the hill with buildings of minimal height/bulk and impact on the open vistas across State Sports Park.

ENGINEERING ISSUES

The site is adjacent the junction of two significant services corridors (Grand Junction Road, Hampstead Road) and, accordingly, all site services are anticipated to be readily available.

The adjacent Velodrome has reported some problems with saline groundwater, but the additional elevation of the site should assist in managing this issue.




The site has a general fall towards the west, and was covered with short grass and some mature trees at the time of the site visit. The soil profile at the site is expected to resemble a Red Brown Earth type RB3/RB5 classification, although at the highest part of the site (in the south east corner), a soil profile resembling a Brown Solonised soil may be expected.

Previous land usage may have included stock holding, activities associated with the adjacent abattoir, and the possible washing of rail carriages.

Property Search & Salient observations include:

• the soils at the site are expected to adequately support conventional shallow spread footings for the one and two storey buildings proposed. Highly calcareous soils associated with the upper part of the Brown Solonised soil profile can be unsuitable as a founding stratum;

• the RB3/RB5 soil profile typically contains high plasticity clay soils. Such clays can undergo large swelling and shrinking movements with changes in soil moisture content. Shallow footings at the site will need to be designed to accommodate these highly reactive soils. Careful consideration of the landscaping will be required, particularly with respect to the planting of trees and shrubs near to buildings; and

• potential contamination issues include those arising from the prior use of sheep dip, animal carcass disposal, arsenic based pesticides, other metals and organic compounds, including hydrocarbons adjacent to the disused rail line.

V E G E T A T I O N

A cleared site, ringed by a plantation of juvenile to mature native trees. Some remnant vegetation may occur along the creekline. No vegetation issues were noted.


P R O S • community services in close proximity; • government and council owned land; • good existing buffers (railway, Briens Road); and • consent use within zone.

C O N S • land size suitable for one facility only; • sloping site; and • questions as to contamination.





EVANSTON SOUTH (KUDLA) - WEST OF MAIN NORTH ROAD G E N E R A L

A site of around 63 hectares (south of Gordon Road) situated approximately 35 kilometres north of the Adelaide CBD.

The property is a regularly shaped parcel abutting the Adelaide/Burra railway line to the west and Main North Road to the east. Immediately surrounding development includes general farming land, with some minor commercial development fronting Main North Road near the corner of Gordon Road.

The Registered Proprietor is the Land Management Corporation. General's Capital Value assessment of the property is $253,000.

The Valuer




PLANNING

A moderate sized agricultural holding put to cereal cropping and grazing. It is an elongated site with a gentle fall from Main North Road to the railway line to the west.

It is separated from a plant nursery and mixed commercial/rural/residential holdings to the north by the unmade Gordon Road. It is considered highly unlikely that Transport SA would support a new crossover/entry to the subject site, for the subject purposes, from Main North Road. Access would almost certainly be restricted to Gordon Road and then directly across a Main North Road median break.

The land is outside the defined urban growth boundary of the Metropolitan Adelaide Planning Strategy, 2003, and falls within the Rural Zone of the Town of Gawler. Whilst the Rural Zone objectives promote the continuing productive use of land the subject land is a low yielding farm, unlike the more intensive orchard, field cropping and horticultural production of land further to the west. Its retention for farming must therefore be considered, subject to proper land capability analysis, to be of marginal productive value.

The land is bounded to the north by extensive land holdings within the Rural A Zone, being land set aside for future urban expansion. To the west and south is land in the subject Rural Zone. Within the same zone, some 1 km to the south, flanking the Council boundary with the City of Playford, is a belt of the Metropolitan Open Space System (MOSS), a strategic open space separating the metropolitan districts on the northern Adelaide plains.

This northern interface with future housing may pose some siting and design constraints given the sensitivity of this northern land to prejudicial activities. The subject land is also modest in size and is constrained in terms of access, with likely restrictions from Main North Road and the rail corridor to the west.



The proposed use is a consent, on-merit matter within the subject zone and one which is able to be supported as an essential public use located in an orderly and economic fashion, and in an area outside the key productive districts, also not required to support housing or urban growth of metropolitan Adelaide.

ENGINEERING ISSUES

The site is bordered on the western side by rail lines and the eastern side by Main North Road. The development of an access from Main North Road would need to be carefully addressed and may need to be incorporated with the adjacent garden centre. Service connections would likely be obtained from Main North Road.

Potential Sites for a GEOTECHNICAL A N D S ITE CONDITION Proposed New

Prison & Detention The site is relatively flat. Commercial properties are present south and north. Centre The site was grassed with some mature trees at the time of the investigation.

The soil profile at the site is expected to resemble a Red Brown Earth type RB3/RB5 classification.




• potential contamination issues include the use of herbicides, pesticides and other farming chemicals. Adjacent to the rail corridor, arsenic based herbicides and organic compounds such as hydrocarbons may be potential issues.

VEGETATION

The site is used as a hayfield, with a plantation of juvenile native shrubs and trees around the perimeter. No vegetation issues were noted.





P R O S • land size suitable for both facilities; • government owned land; • even topography; • consent use within zone; • good existing buffers (railway, Main North Road); and • no adjoining residential development and outside defined urban

C O N S boundary. Property Search &

Review

access from Main North Road. Potential Sites for a Proposed New


DEPARTMENT FOR CORRECTIONAL SERVICES PROPERTY SEARCH & REVIEW POTENTIAL SITES FOR A PROPOSED NEW PRISON & DETENTION CENTRE APRIL 2004

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EVANSTON SOUTH - EAST OF MAIN NORTH ROAD G E N E R A L

A site of around 120 hectares, situated approximately 35 kilometres north of the Adelaide CBD.

The property is a near regular shaped parcel abutting four street frontages, including Main North Road to the west and Tiver Road to the north.

Immediately surrounding development includes general farming land, with some hobby farm uses fronting Tiver Road. Trinity College is around 600 metres to the north of Tiver Road. We also note a proposal by Trinity College to make Tiver Road the southern access route to the College, however, Gawler Council has held off on any decision given road safety concerns expressed by Transport SA of traffic from Tiver Road entering a high speed section of Main North Road.




The Registered Proprietor is Land Management Corporation. General's Capital Value assessment of the property is $649,500.

The Valuer

PLANNING

A substantial open farming holding on moderate to gently sloping land punctuated by a deep ravine on its north-eastern corner. The land is used for open grazing and/or cereal production and is substantially cleared of vegetation.

It is lined along much of its Tiver Road flank to the north with a mix of industrial and commercial activities, with concrete batching, brick and concrete tile sales yard, warehousing and manufacturing activities. It is also bounded by moderate sized rural/residential holdings of 5 to 10 hectares in area to the north and south, with a residence on its compact residential site on the Bentley Road/Tiver Road corner.

Access will need to be taken off Tiver Road, which is a substantial and made public road, rather than Main North Road.

The subject land has the same zoning and contextual considerations as the previous site except that a site of this size is less constrained by neighbouring conditions of expectations for future urban (housing) development on its northern boundaries.

Any development of this site will be more appropriately developed behind the Tiver Road commercial flank, or with access from its southern, unmade road, Hayles Road. In this way the potential access and visual impacts can be managed, with the building development appropriately landscaped and buffered from its Rural A Zone boundary to the north.

ENGINEERING ISSUES

The site is located on the eastern side of Main North Road and is accessed from Tiver Road. Services connections would similarly be obtained from Main North Road or Tiver Road. DEPARTMENT FOR CORRECTIONAL SERVICES 14 PROPERTY SEARCH & REVIEW POTENTIAL SITES FOR A PROPOSED NEW PRISON & DETENTION CENTRE APRIL 2004


A major watercourse transects the northern corner of the site that may present the need for a bridge structure.


The site has a general fall towards Main North Road at the western edge of the site. The site was grassed with some mature trees at the time of the investigation.

The soil profile at the site is expected to resemble a Red Brown Earth type RB3/RB5 classification, although the profile may be more stony than at Site 4A, due to the proximity to the lower slopes of the Mount Lofty Ranges. A deep creek channel was observed to cut across the site.




• potential contamination issues include the use of herbicides, pesticides and other farming chemicals.

V E G E T A T I O N

Much of the site is hayfield with patches of remnant vegetation (trees and shrubs) in the SE corner. Some old orchard areas were noted, and should be checked for residual lead arsenate. The balance is currently supporting cereal cropping, with juvenile roadside plantations.


P R O S • land size suitable for both facilities; • government owned land; • consent use within zone; • good existing buffers (Main North Road); and • no adjoining residential development and outside defined urban growth

boundary. C O N S

• access from Main North Road; • school within 2 km; and • sloping topography with major watercourse on north east corner.






STEBONHEATH ROAD, PENFIELD G E N E R A L

A site of around 48 hectares, Adelaide CBD.

situated approximately 29 kilometres north of the

The property has three street frontages, with a principal frontage to Stebonheath Road between Bellchambers Road to the south and Womma Road to the north. Immediately surrounding development includes unimproved land to the west, east and north and DSTO to the south on the opposite side of Bellchambers Road. Established residential development is diagonally opposite to the north east corner.

The Registered Proprietor is the Land Management Corporation. General's Capital Value assessment of the property is $238,500.

The Valuer




P L A N N I N G

This site comprises an open grazing paddock with scattered semi-mature plantings. Largely level, it enjoys unrestricted access to its abutting two lane roads, Stebonheath Road, Womma Road and Bellchambers Road. It is unrestricted by open drainage swales (affecting land to the east of Stebonheath Road or to the south of Bellchambers Road) associated with the flood detention systems across the northern Adelaide plains.

The subject land is within a General Industry Zone of the City of Playford. The land is flanked by the DSTO site to the south, the well established Elizabeth West industrial estate to the east of Stebonheath Road and land within the more productive northern plains districts of Virginia set aside within the Horticulture Zone of the City of Playford. Whilst industrial land should be retained for manufacturing and various enterprise activities and desirably support the continuation of the strong manufacturing employment base of the district, such demands can reasonably be met on relinquished land at the DSTO.

Diagonally to the north-east of the Womma Road/Stebonheath Road intersection is the long established Peachy Road housing belt of the South Australian Housing Trust, set aside within a Residential Regeneration Zone where comprehensive redevelopment and urban renewal is intended.

Development of the subject land for the proposal would also isolate two private holdings to the north-western corner off Womma Road, which could not be sustained as standalone general industrial sites remote from the balance of the Elizabeth West industrial estate and which would need to be rezoned or acquired as part of the proposal.



The proposal is a consent on-merit matter. As a required public use the proposal commands some support but, as it would entail the wholesale removal of the remaining broadacre general industrial land at Elizabeth West, its development as proposed is, arguably, "seriously at variance" with the Development Plan and, if so, must not be approved pursuant to the Development Act.

ENGINEERING ISSUES

The site is accessed from Stebonheath Road and Womma Road, both of which are small distributor roads. Sewerage and an overhead power supply are located along the western side of Stebonheath Road. A water connection for the site would need to be confirmed.

GEOTECHNICAL AND S ITE CONDITION

The site is reasonably flat and was covered with cropped pasture and mature trees at the time of the site visit. A mobile grain silo and some grazing sheep indicates ongoing agricultural land usage. Some uncontrolled dumping including car tyres and incinerated materials, was observed adjacent to the road reserves bordering the site. The soil profile at the site is expected to resemble a Red Brown Earth type RB3/RB5 classification.







• potential contamination issues include the use of herbicides, pesticides and other farming chemicals, and the uncontrolled dumping adjacent to road reserves.

VEGETATION

The site has dense perimeter plantation around a cereal paddock, with some possible remnant vegetation areas on the first of the northern blocks. No vegetation issues were noted.




P R O S

C O N S

site of even topography; the only development surrounding is residential, diagonally opposite north east corner; government ownership; access and frontage to three roads; and consent use development within zone.


land size marginally under criteria for both facilities; adjacent to a residential urban renewal area; and Potential Sites for a arguably at variance with strategic aspects of the Development Plan. prison ̂ Detention

Centre



DSTO - SOUTH OF BELLCHAMBERS ROAD G E N E R A L

An extensive land holding to the south of Bellchambers Road and approximately 26 kilometres north of the Adelaide CBD, being portion of the former Defence Science and Technology Organisation.

The area most likely to be considered suited for detention facility use, is to the east of West Avenue, south of Bellchambers Road and the west of the Adelaide Gawler railway line.

Ownership is presently being transferred to the LMC. The Valuer General has not separately assessed the subject land.

PLANNING

The subject site is located south of Bellchambers Road/Penfield Road, a sealed two lane road linking Main North Road and the Elizabeth Regional Centre to the east with Heaslip Road to the west. Heaslip Road is a significant north-south road corridor linking Port Wakefield Road, at Bolivar, with Angle Vale.

The land is levelled and cleared, but contains sporadic vegetation regrowth and planting throughout. The site is set behind a significant open drainage swale, restricting access to defined bridging locations off Bellchambers Road, near the western margins of the site. As such, localised roadworks and flaring of the bridging is likely to be required, at least, to accommodate the anticipated movement demand of the proposal.

The subject land is in the Enterprise Zone in the City of Salisbury. Development of this land is prescribed in the Defence Precincts Structure Plan, identifying new roads, linked with a realignment of Stebonheath Road and extending south beyond the Edinburgh Airbase into Direk. Points of access are to be limited and key links with the Elizabeth Regional Centre and the bus/rail interchange are proposed. Other considerations are the drainage and landscaping requirements.

Compatible technology-based industries in related defence, research, automotive, manufacturing and distribution are intended in designated industrial precincts over portion of the subject site whilst the larger balance is intended for aerospace and defence activities, with support services and activities related to the neighbouring Regional Centre.

Given the land's prior ownership by the Commonwealth Government and its institutional nature and status - fenced and secured from general public access -the proposed use is less likely to be perceived as of broader community interest and more likely to produce a simpler planning outcome.






It is however zoned to promote private investment and business enterprise which value-add to the key Government defence and research establishments in this district. The development of a public institutional use on this strategic site contravenes the express directions under the recently authorised Development Plan.

ENGINEERING ISSUES

The site is accessed from Bellchambers Road or West Terrace. A stormwater open channel and detention basin is located in the north west corner. Numerous services transect the site including water and power. Major power transmission lines are located along the northern extent.


The site was generally flat and grassed at the time of the investigation. Existing infrastructure includes some of the original DSTO ammunition storage buildings, and a small wetland.

Previous studies within the DSTO complex have encountered significant soil and groundwater contamination associated with previous defence land usage. The soil profile at the site is expected to resemble a Red Brown Earth type RB3/RB5 classification.




• potential contamination issues include the use of herbicides, pesticides and other farming chemicals (prior to its use as a defence facility), and a variety of potential contamination associated with the defence land use.

V E G E T A T I O N

The site is lightly treed grazing land. Many trees appear to be planted specimens, with a number of exotic species. The low intensity of use that this land has been subject to in recent times suggests that some remnant grass and herbaceous species may be starting to re-establish themselves on the site. No specific vegetation issues were noted.






P R O S & C O N S OF S ITE

P R O S

C O N S

extensive land holding for both facilities; site of even topography; government ownership; no abutting residential development; and good buffers (railway, roads, open drainage swale).

access over drainage swale may require localised roadworks, including P r° p eRevfe^ r C h &

flaring of bridge; development may be "seriously at variance" with Development Plan; and Potential Sites for a potential soil and groundwater contamination. Pn^nTDtteStion

Centre



BOLIVAR G E N E R A L

A site of approximately 59 hectares situated approximately 16 kilometres north of the Adelaide Central Business District.

The property is specifically located to the west of Port Wakefield Road, to the north of Little Para River (wetlands and linear reserve) and south of the Bolivar sewage treatment works. The land has a substantial surrounding of buffer, being saltpans to the west, wetlands to the south and a dense treed buffer to the east, together with the Little Para River. There is no adjoining development, other than the Bolivar Sewage Treatment Works to the north.

The Registered Proprietor is SA Water Corporation. General has not separately assessed the subject land.

We note that the Valuer




PLANNING

This land is set west of Port Wakefield Road between the Little Para River, the Bolivar Sewage Treatment Works sedimentation lagoons and Penrice's salt evaporation pans. The land is low lying and protected from inundation by levee banks flanking the Little Para River and also by the salt evaporation pans to the west. It is largely level and contains a number of mature eucalypts.

Access is presently restricted to an indirect link from Port Wakefield Road, at the north of the Globe Derby estate, via Ryans Road. The proposal will probably require upgraded access to provide for a more convenient link with the Bolivar Treatment works site and connection with the median break in the Port Wakefield Road dual carriageway.

The subject land is in part within the Special Uses Zone, and in part within the MOSS (Recreation) Zone, of the City of Salisbury. This zoning is also reflected in the Salisbury Structure Plan. It is, in whole, located outside the urban growth boundary as defined in the Metropolitan Planning Strategy. The subject proposal is a consent on merit matter in both zones. It is a use, which closely matches the objectives for the Special Uses Zone, which is intended to accommodate special public and private uses of an institutional and open character.

Subject to confirming land suitability and providing adequate and more direct public road access, the proposal is well placed on this site. It sits most comfortably with the Development Plan designation of the land provided it confines most building site works within the (northern most) Special Uses Zone and retains the corridor flanking the Little Para River in an open state.

ENGINEERING ISSUES

The site is adjacent the Little Para River and Bolivar Sewage Treatment Plant. The ground is low lying and it is anticipated the water table will be shallow. The site is accessed along a gravel track with numerous drainage crossings.



All services are anticipated to be in close proximity to the site with the exception of gas, which was not noted during the inspection. In particular overhead power services are adjacent the site and a water main is located along the gravel access track.


The site is generally low lying, with some water observed lying at the surface. The site was generally covered with grass and mature trees. Some sheep were observed on the site, indicating some ongoing agricultural land usage. Shallow saline groundwater is expected across the site. Property Search &

Review Orange brown sandy soils were observed at the surface adjacent to the unsealed road. The soil profile may resemble an intergrade between the Red Brown Earth type RB6/RB7 classification, and estuarine muds and sands. These estuarine soils are typically weak and compressible.


• lightly loaded or flexible structures may be expected to be founded on conventional shallow spread footings. Heavily loaded or settlement sensitive structures may require deep piled footings, particularly where the estuarine soils are encountered;

• excavations at the site may require continuous support (eg closed shoring), and dewatering due to the expected presence of the shallow groundwater. This may affect all excavations for footings, services trenches and the like;

• acid sulphate soils or biosolids from the adjacent Bolivar treatment works may potentially be present at the site;

• special attention to detailing concrete strength and cover to reinforcing steel in the footings may be required to limit deterioration caused by saline soils and groundwater; and

• the potential for flooding and inundation must be assessed, noting that the land may need to be elevated with imported fill.

V E G E T A T I O N

The site currently supports grazing. 'Parkland clearing' of eucalypts has occurred over much of the site. Smith and Brewer (undated) found significant stands of remnant native vegetation (including several species with conservation significance) in their survey of the paddocks surrounding the northern ponds of the Bolivar Treatment Works, so it would be expected that this site could contain similar associations.






P R O S land size suitable for both facilities; site of even topography; government ownership; land outside urban growth boundary and consent use within zone; no abutting development; and good buffers (salt pans, trees and roads). Property Search &

U O N S Review abutting sewage treatment works; low lying land with possible shallow water table; Potential Sites for a potential for flooding or inundation; and p ^^Detention saline soils and groundwater may require special attention to footings. Centre main Bolivar trunk sewer line transgresses the site in a north south direction.






A P P E N D I X A

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Attachment B

DEPARTMENT FOR CORRECTIONAL SERVICES

The Land Management Corporation (LMC) has identified four potential sites, in addition to those short-listed by the consultants.

These are: • DSTO Southern • Gepps Cross • North of Aldinga • Seaford Hieghts

The DSTO South site is DCS's preferred site and is some distance further from Elizabeth Centre than the DSTO North site identified in the Consultants Report.

The Gepps Cross site is not favoured as it is in private ownership and there is a high risk of soil contamination.

The Land Management Corporation (LMC) has identified two of it's land holdings in the outer southern metropolitan area which meet the area requirement and preliminary investigations by the Department for Correctional Services indicate that they also meet sufficient number of the selection criteria to be considered for a prison precinct.

Comments supplied by the L M C are as follows:

1. North of Aldinga • L M C holds 309 hectares of land in Rural Zone • Current policy is to hold in the short to medium term given the level of demand

for land for residential development in the southern metropolitan area. • The area bounded by Main South Rd, Iverene Rd, Old Coach Rd and Thomas Rd

contains 3 parcels each of 32 ha, so 2 of those could be combined to provide a 64 ha parcel.

2. Seaford Heights • L M C holds 143 hectares of land mainly in a Residential Zone, with some zoned

Urban, being a buffer between potential housing and the Pedler Creek dump. • Current policy is to hold pending the development of the northern part of the

Seaford development area (Seaford Meadows) • The area bounded by Main South Rd and the Victor Harbor Rd to the south of

Wheaton Rd comprises 32 ha with 111 ha to the north of Wheaton Rd.

These areas are identified on the attached maps.

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32.3700 4171/674 4317/925

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L132214 D38725 A51

57.5500 5191/256

LI32215 D38725 A52

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BISCAY.ROAD

L A C E Y . D R I V E

L ^ ^ A J D I N G S B E A C H R O A D

i m c © DCDB reproduced by permission of DEH Ecense 0005 Aerial photography reproduced by permission of DEH license 637 Datum: GDA94; Projection: Lamberts Conic Conformal LMC does not guarantee the accuracy of any data shown hereon n:Mandops\rick\arcmapdocs\tenure_plans.mxd 2 June 2003 Aldinoa_A3_portrait.pdf

Legend

' LMC Tenure

Urban Growth Boundary o ^ 100 200

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DCDB reproduced by permission of DEH Ecense 0005 Aerial photography reproduced by permission of DEH license 637 Datum: GDA34; Projection: Lamberts Conic Conformal LMC does not guarantee the accuracy of any data shown hereon n:Mandops\rick\arcmapdocs\tenure_plans.mxd 2 June 2003 Seaford_(South)_A3_portrait.pdf

Legend

L M C L a n d B a n k

S e a f o r d ( S o u t h ) LMC Tenure

'Urban Growth Boundary

cabinet cover sheet

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