The overall goal of the Master Plan is to create a vibrant community hub that offers leading edge accommodation for South Australians with disability and allow for increased social inclusion in the way of integrated, community living.
The Master Plan offers purpose-built accommodation for people with disabilities and a contemporary model of service delivery, based on person centred thinking, where the individual is placed at the centre of decisions which impact their lives.
The retirement living component of the Master Plan – Brighton Dunes – will help to fund the construction of Minda’s purpose-built facilities and Minda will remain owner through a licence arrangement with occupants.
Extensive consultation has occurred with a broad range of stakeholders, and feedback has directly influenced the Stage 1 Master Plan design – with the first round of community consultation occurring in 2009, followed by an additional round in 2011 as a result of Minda’s commitment to engage with the community. The Development Policy Advisory Committee held a public meeting at Minda in March 2015, which allowed the community to share their thoughts on the Development Planning Amendment which impacts Minda’s proposed Stage 2 of the Master Plan.
Minda acknowledges that the DPA and the Master Plan and vision for the Minda site represents a change from the past, in terms of what an institutional site should look like. However, this change is considered both necessary and positive for both the Minda community and broader community.
Common concerns raised about the Master Plan
Impact on the sand dunes
Minda’s proposal will not, in any way, damage the primary and secondary sand dunes.
The primary sand dunes and a buffer area to the east of the dunes are located within the Coastal Conservation Zone. The only remaining undeveloped secondary dune area is proposed to be protected by Minda.
Furthermore, the current Coastal Conservation Zone boundary incorporates a buffer area between the primary dunes and the zone boundary that was established when the zone was created.
Shadowing of the sand dunes
There is only very minor shading of the primary dunes during mid-winter – all clear of shadow after 10.30am on 21 June (as indicated in the pictures below).
The beach side of the dunes are in shadow in the early morning, caused by the height of the dune itself, and the eastern end of the dune is covered by exotic trees and shrubs, which already provide shadow.
The top of the primary dunes are currently degraded and require rehabilitation and revegetation. Minda is working with Council and the State Government to enable the Coast Park pathway to be completed through the back of the dunes, allowing public access through the Minda site, and will provide an opportunity to rehabilitate the dunes as part of this initiative.
Impact on traffic and car parking in the local area
Two comprehensive reports from experts have been prepared – one by Minda and one by the City of Holdfast Bay to review the findings.
Both expert studies confirmed that traffic volumes from the Master Plan can be accommodated within the existing road network. The traffic modeling and road designs for the Master Plan have been completed to ensure impact to local areas is not detrimental – with proposed on-site parking available for residents and visitors.
Furthermore, the City of Holdfast Bay has not raised concerns about traffic impacts on surrounding road networks.
Height of buildings and impact on neighbouring properties
The Master Plan offers artist impressions of 1 x 9 storey building that is located centrally on the Minda site as part of a future stage, with illustrated buildings alongside staggered downwards in height to integrate into the local environment.
Building locations were revised following the consultation of the Master Plan to ensure that buildings did not result in shadowing of properties to the south.
Minda is looking to increase the height of certain buildings in order to retain the open space of its current 28-hectare site. The proposed DPA will limit Minda’s Master Plan to nine storeys, now and into the future.
Current zoning allows up to 3 storeys near residential boundaries. This is a more imposing built form on adjacent properties than the setbacks proposed for the 4 storey buildings within the proposed zone, which are over 30 metres from the southern site boundary.
The proposed building envelope allows for up to 6 storeys at 30m from the southern boundary, but Minda is proposing only 4 storeys.
Council has queried whether Minda could include buildings of lower height, spread more densely over the site. The issue here is that the research undertaken by Minda during the Master Plan clearly established a niche market for sea front retirement apartments that are not available elsewhere in the district.
This means that Minda can include retirement living with less risk and fewer buildings on the site, which is critical given that the Master Plan is being funded from within Minda resources and that it is a not-for-profit organisation.
Effect on local character
The proposed new buildings along the western edge of the site, and all are well spaced from one another. The buildings have small footprints, and the undeveloped secondary dune is protected from development.
The taller buildings are located well within the site and will not have a big impact on the character of the surrounding neighbourhoods.
There is a misconception that there will be buildings towering over the beach. In fact, from the beach, beachgoers will only be able to see the tops of one or two buildings.
Increase in the number of residents
The current Master Plan can accommodate a capacity of up to 1,000, dwellings but Minda is only proposing 680 across the long term vision.
Expansion of commercial activities on the site
Minda is already engaged in commercial activity at the Brighton site (such as a café, cleaning and gardening crews and more) and is looking to introduce additional small-scale commercial activities as part of the Master Plan. These include a small number of practitioner suites, allied health services, new café and news agency, which will all be accessible to the local community.