The Playford North Urban Regeneration Project is the most significant urban regeneration/development project in metropolitan Adelaide. The project encompasses all aspects of residential development and community life to redress issues currently evident in the Peachey Belt, an area encompassing Smithfield Plains and Davoren Park in the northern part of the City of Playford.
Such a massive project could not be undertaken without careful consideration of the funding requirements and the cost sharing arrangements. Over the years, there have been many attempts to address the community and housing issues within the Peachey Belt. Many strategies have been developed and never put into action.
Since 2002, Council staff has been working collaboratively with the State Government, South Australian Housing Trust and the Office of the North to develop a comprehensive project to address the regeneration of the Peachey Belt. There has been considerable analysis of the capital and recurrent expenditure required to achieve urban regeneration of this area, and the urban development of the Greenfield land north of Curtis Road in Munno Para West. The basis of the analysis has been on a shared expenditure between the future developer, the State Government and Council. Council’s contribution to the project is in the order of $23 million over the next ten years, The capital costs anticipated to be incurred by Council primarily relate to the public realm, that is streetscape, stormwater infrastructure, open space, as well as recurrent expenditure to support the community regeneration programs being proposed by the State in respect to education, community health, and provision of community support programs. The financial implications for Council relate to the overall capital and recurrent commitment to the project area in light of the existing demands for services from across the whole Council.
The financial model quarantines additional rate income from the project area to be directed specifically back to the area from which it is collected. The apportioning of rates in this way has not been the preferred approach for the provision of services to the community. However, in this instance the approach is being applied to clearly identify the expenditure required to achieve urban regeneration that will specifically benefit the Peachey Belt area, and therefore is considered appropriate.
The State Government has been unable to independently address the social needs of the area. Likewise, Council has been unable to independently address the issues in the Peachey Belt and establish a self sustaining community without State Government intervention and continued support.
The Playford North Urban Regeneration Project will demonstrate that a master-planned approach can financially achieve the best outcome for the community, Council and the State.
