How can I provide feedback?



    Your View: Housing Strategy
    Reply PAID 61
    City of Holdfast Bay
    PO BOX 19
    SA 5048




    Brighton Civic Centre,
    24 Jetty Road, Brighton

    Who can I contact for more information?



    T 8229 9999

    What are the next steps?

    Following the completion of round one of our community engagement, the draft Housing Strategy will be available for round two community engagement next year, before
    being finalised for implementation.

    What happens to my feedback?

    The comments from this engagement will assist us to focus writing a detailed draft Housing Strategy which will be respond to your views and the changes to the planning system.

    Where can I view The Housing Strategy Proposed Directions at

    ›› Brighton Library, 26 Jetty Road Brighton

    ›› Glenelg Library, 1 Colley Tce, Glenelg
    ›› Brighton Civic Centre, 24 Jetty Road, Brighton

    Why do we need a Housing Strategy?

    While housing development may seem to be a largely market-driven activity, councils play an important role by setting the policy framework for the types of development that can happen in different areas. Council’s Development Plan covers issues such as allotment sizes, the types and density of housing, design standards, and supporting infrastructure.

    To enable the development of more and different types of homes in the City of Holdfast Bay, and to meet both local and State objectives, Council must make changes to its Development Plan and associated policies.

    A housing strategy will guide change and help Council manage the growth that will occur. The intent is to expand housing diversity to meet the needs of different types of households, in a way that 

    Has there been other engagement on this subject?

    This is the first engagement on a housing strategy – to seek a response on the key directions.

    There will be another round of engagement when the directions and your feedback are translated in to a draft Housing Strategy.

    What are the key dates and next steps?

    Engagement will begin on Tuesday 31 October for 3 weeks and close 5 pm on Monday 20 November. The project website will be kept up to date so you can find out where the project is at, and what is the next step.

    What is the difference between density and rise?

    Density can be measured in a number of ways and relates to the number of dwelling units (or people) living within a given area. The definition of Net Residential Density is used to consider density at the individual block level. It is the number of dwelling units within a given residential area that excludes all other land uses like roads, open space, retail and commercial areas. The following density figures are commonly used:

    ·  low density (fewer than 35 dwelling units per hectare)

    ·  medium density (35-70 dwelling units per hectare)

    ·  high density (greater than 70 units per hectare).

    Rise is a term used regarding building height. Rise is often expressed as:

    Low rise (1-2 storeys above ground level),

    medium rise (3-6 storeys)

    high rise (7 or more storeys). 

    Is this for a Development Plan Amendment (DPA)?

    This engagement is not about a DPA yet – it is about hearing from the community about the suggested locations for maintaining larger allotments and locations where further medium density housing types could be appropriate. The response from the community will guide the production of a Housing Strategy for the City of Holdfast Bay. Implementing the Housing Strategy will include changing zoning through a DPA and other actions. 

    Why are you proposing to add high density near Jetty Road?

    There are policies allowing medium and high rise and medium density housing in the vicinity. While having this conversation about the locations for further density and alternative forms of housing in the missing middle, it is worth considering whether to also expand the existing higher density/medium-rise options in this location. 

    What type of development might be anticipated in the proposed urban corridors?

    A range employment and living activities are envisaged for urban corridors. This might be mixed use housing and retail or commercial with shop top housing, apartments, units and townhouses. It is suggested that generally such developments be 2-4 storey with a maximum of 6-7 storeys in designated nodes. We are seeking feedback on where these nodes should be.

    Current zoning has concentrations of activity allowed at Anzac Highway near Tapleys Hill Road, and on Brighton Road between the rail line and Yarmouth Street to the south.

    Where will designated nodes of 6-7 storeys be allowed?

    Generally this type of zone would be located in activity centres in locations where public transport, services, facilities and housing are designed to converge and support each other. Currently policy allows 6 storeys on the Brighton Road edge of the Glenelg District Centre zone and up to 7 or  8 storeys on sites in that zone that are large strategic sites.

    What are some of the major aspects of the plan that the community will have a role in determining during consultation?

    The engagement is about the determining the most suitable locations for maintaining larger allotments, increasing medium density housing, a small addition to higher density housing and urban corridors with mixed uses including housing. It is also about attitudes to allowing more diverse housing forms including granny flats, over garage housing, studios, shop-top and small office home office (SOHO). The suggested change to the Streetscape Character area in Glenelg East recognises its considerable medium density housing and its strategic location between two important public transport corridors. 

    How will you ensure the local character and history of Holdfast Bay is protected through these changes?

    The pressure to increase housing stock may be displaced from character and heritage areas by providing targeted opportunities for more and different forms of medium density housing in a medium rise form within walking distance of public transport routes. 

    Why keep larger allotments? How does this help housing options?

    Seeking to retain larger allotments will provide options for people that have families who want space, for those with hobbies that need space, and for trees that will have benefits for the environment and amenity – maintaining a wide range of choices.  It is intended to allow a range of missing middle housing forms that may be added to a property without needing land division – thereby retaining the land size and providing for additional small households.

    How do we respond to a lower than average level of open space?

    While the 2012 report on open space for the City of Holdfast Bay identified a lower than average amount of formal open space within the council area, the residents also have a very significant coastal area within 2 km in which to enjoy outdoor activities. There is a continuing need to assess and reassess open space needs as population density increases.

    As part of developing the Housing Strategy, we will be undertaking a review of our Open Space and Public Realm Strategy.

    How will parking be addressed as we keep increasing density?

    Additional density and population will support increasing transit frequency and by allowing more mixed use along the main transit corridors it should be easier to walk or cycle for local needs. Parking is always a matter for consideration and will be addressed when directions and more detailed policies are considered.

    How is housing affordability addressed?

    Allowing a mix of low rise-multiple house building types can achieve increased residential densities with lower impact on the character of residential areas in the suburbs. More affordable housing options may also be achieved through expanded choices of building types and sizes, floor space configurations and locations. The market is still a key determinant of price for both purchase and rental.

    Do the additional density areas take account of flooding potential?

    Flood mapping has been undertaken for Marion and Holdfast Bay Council areas and works are planned to manage and lessen impacts in likely and flood prone locations. Having clear directions about where we want to develop housing next will be used to align and assist with prioritising funding for future stormwater management activities.

    Will more dense housing further reduce the tree cover in the council area when we want to increase it for climate and amenity reasons?

    Property owners have differing expectations about their gardens. We has an ongoing and significant commitment to tree planting in the public realm – in streets and public spaces – providing shade and amenity and a pleasant environment to encourage active recreation including walking and cycling to transport and for health and leisure. We also offers a range of community information sessions around improving the local environment 

    What is missing middle housing?

    A range of housing types that are neither traditional low density (one dwelling on a moderate sized allotment) or high rise (multilevel apartments or units).  Missing middle forms are intended to enable small building, small footprint dwellings utilising shared spaces in locations that are near transit and within walkable distances of facilities and services.  They can provide choices to meet needs of a changing population including granny flats (multigenerational housing), courtyard housing, dual occupancy (2 houses on an allotment), 'Fonzie' over-garage flats (mews, lofts), contemporary 'six-pack' flats, row housing at 1-3 storey, 'big house' apartments, mixed use, SOHO (small office home office) and shop-top housing.  We have compiled some images of these forms of housing available here and further information is also available in The 30 Year Plan for Greater Adelaide 2017 Update p.65.