Calls for infrastructure to support northern housing boom
Tens of thousands of people will move to Adelaide’s north in the next decade, but will the roads, schools and services support the soaring population?
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Demand for housing in Adelaide’s booming northern suburbs has surged since the onset of Covid-19 on the back of government stimulus, low interest rates and the revived dream for a quarter-acre block.
But there are rising concerns that upgrades to local infrastructure are failing to keep up with the growing population.
Tens of thousands of new residents will relocate to Adelaide’s sprawling north during the next decade, with new housing estates popping up from Buckland Park, through Angle Vale and up to Roseworthy.
The population of Adelaide’s outer north is expected to increase by up to 36,700 over the next decade, to potentially 175,000 residents by 2030.
University of South Australia planning expert Professor Andrew Beer said the HomeBuilder scheme had accelerated the boom in housing construction, but investment in road, rail and social infrastructure was failing to keep up.
“There is a real question around whether the public infrastructure is going to be provided in a way that really meets the timely needs of those new residents,” he said.
“One of the things that has been talked about in Adelaide’s north is where’s the mass public transport, and there has been discussion about a railway line going all the way to Buckland Park - that’s a discussion worth having.
“When you’ve got so much growth happening over such a wide area, where’s the integrated transport strategy that says OK, we’ve got five, six, seven or 10 points of very rapid growth - how are we going to get them integrated together so that people can move between them and also move to places of employment without massive congestion.
“It takes a long time to plan for and develop new pieces of infrastructure including power supply, water supply and most especially roads - if we don’t take action now we’ll have these problems in five years’ time.”
Urban Development Institute SA chief executive Pat Gerace said the Northern Expressway and Northern Connector road projects had unlocked Adelaide’s outer north to billions of dollars worth of housing development.
And while developers were delivering road, retail and other services within their estates, Mr Gerace said there was a “missing middle” of infrastructure connecting the pockets of growth.
“The developers are doing their bit on the ground, the state and federal government partnerships provide the major infrastructure like the expressways, but we have gaps in the missing middle infrastructure - the types of infrastructure joining these areas so that they are part of a coordinated vision,” he said.
“It’s things like broader stormwater management across multiple boundaries. It isn’t technically the responsibility of state government, but is too hard for councils because they don’t often tend to think outside of their boundaries - it’s where there needs to be more of a focus.
“One of the other key issues is the speed and timing - a developer funds and builds infrastructure up-front within their development, and they make it as self-sufficient as possible, but the government infrastructure like the connecting roads and schools - they often don’t tend to invest in these areas until there is a public outcry or call for it.”
In terms of roads, Salisbury Council is currently seeking financial support for a $100m upgrade of Waterloo Corner and Kings roads, while Playford Council is hoping the state government will take the lead on a duplication of Curtis Rd.
Playford Mayor Glenn Docherty said it was one example of the investment needed to support the north’s surging population.
“There’s still a number of issues going forward that all levels of government and the private sector need to work together on - whether that’s collector roads through suburbs outside of individual estates, whether it’s building of even more schools and community services - it’s vitally important that the South Australian government and the federal government invest in those services as people are moving into the community,” he said.
“As the community continues to grow over the next 10 to 15 years it will place more pressure on those services and infrastructure such as Curtis Rd, the Lyell McEwin Hospital and increasing police and fire-fighting resources along with schooling.
“Public transport has also been something that has stirred a lot of emotion in the northern suburbs, particularly with the ongoing delays to the Gawler rail line electrification.
“What’s needed is integrated community transport services, particularly in our fast growing communities, that not only goes north-south from the suburbs to the city, but also east-west to connect up parts of Playford, Salisbury, Gawler and Tea Tree Gully - easy, safe, accessible and fast inter-community transport is needed.
“And once electrification of the rail line is complete, I’d encourage the government to look at appropriate park and rides right across the Gawler rail line - whether in Playford, Salisbury or Gawler.”
A state government spokeswoman said proposals to rezone significant parcels of land for housing were only supported once infrastructure requirements were agreed between the land owners, local council and state government.
“This ensures future development will not occur without the necessary supporting infrastructure,” she said.
“In the north, major housing projects are designed to incorporate social and physical infrastructure, such as schools, shopping centres and roads, as well as walking, cycling and running trails.
“The state government is investing a record $17.9bn in infrastructure across South Australia including in Adelaide’s north.”
MAJOR HOUSING PROJECTS IN THE NORTH
St Yves, Roseworthy
Developer: Land Vision Group
Development size: 68ha
Number of houses: 800+
Project timeframe: 20 years
A $2.4bn residential and commercial development off Horrocks Highway, south of Roseworthy, will include more than 800 homes, retail and a new school campus.
St Yves will be at the heart of the broader development of up to 4400 homes between Roseworthy and Hewett, set to boost the local population by up to 12,000 people.
The development is expected to appeal to young families wanting to secure a spot at Trinity College, which has committed to building a $30m R-10 campus for 650 students within the 68ha estate. It will also have 8000sq m of retail space including a supermarket.
Liberty and Eden, Two Wells
Developer: Land Australia (Hickinbotham)
Development size: 400ha
Number of houses: 3500
Project timeframe: 20 years
Eden and sister development Liberty are expected to boost the Two Wells population from around 2500 to 10,000. It is one of the largest residential land developments in SA currently being undertaken in the private sector.
The first residents moved there in 2019, with around 3500 new homes earmarked for the 400ha site.
The $1.2 billion project is expected to create more than 3000 jobs in the region, and around 470 construction jobs a year over the next 20 years.
Springwood Estate, Gawler East
Developer: Wel.Co
Development size: 220ha
Number of houses: 2000
Project timeframe: 10 years
The $500m project will deliver close to 2000 homes for 6000 residents over 10 years. It was recently acquired by Melbourne-based developer Wel.Co, run by former Essendon AFL footballer Andrew Welsh.
Around 500 homes have already been built or are currently under construction at the 220ha project, which was previously being overseen by local developer Arcadian Property.
Gawler East Link Rd, which runs through the heart of the Springwood “village centre” and connects to Main North Rd, opened in October, while construction of a $20m shopping centre featuring a Drakes supermarket recently commenced.
An X Convenience petrol station services the area, while a childcare centre is also under construction.
Riverlea, Buckland Park
Developer: Walker Corporation
Development size: 1340ha
Number of houses: 12,000
Project timeframe: 20 years
Construction of the state’s largest master-planned community started earlier this year.
Previously known as the Buckland Park development, it will include 12,000 homes for 30,000 people, shops, a business hub, 50ha of lakes, 420ha of open space and four schools.
It is predicted $3bn will be invested over 20 years and 10,000 jobs created during the development.
More than 240 house and land packages have been sold, and construction of an 80,000sq m retail and homemaker centre, comprising a mix of shops, restaurants and cafes, will commence early next year.
Stage one of Riverlea is on track for completion by early September with the first residents to move in next year.
Eyre, Penfield
Developer: AVJennings
Development size: 121ha
Number of houses: 2000
Project timeframe: 18 years
The $450m project was launched in 2012, with plans for 2000 new homes to accommodate 5000 residents.
More than 1000 people have already moved into the estate, which features the Eyre Sports Park facility, a Drakes supermarket, childcare centre, medical centre, service station, convenience store and parks and gardens.
Close to 1300 lots of varying sizes are still to be developed and sold, with the project estimated for completion in 2030.
Virginia Grove, Virginia
Developer: Lanser
Development size: 84ha
Number of houses: 937
Project timeframe: 9 years
Launched in 2015, Virginia Grove is located within walking distance of the Virginia Shopping Centre, Woolworths and two childcare centres, and is 25 minutes from Gawler and 35 minutes from the Adelaide CBD.
The entire development has been designed around a series of “fitness loops” to support healthy living and outdoor exercise.
It features a network of trails with 3km and 1.75km loops, a central lake and reserve precinct including water views, a series of lakes, play spaces, shelters, BBQ facilities, a basketball half-court, pump track, skate park and open spaces.
A new childcare centre also features, with the project expected to reach completion in 2024.
Miravale, Angle Vale
Developer: Lanser
Development size: 64ha
Number of houses: 815
Project timeframe: 6 years
Launched in 2018, Miravale is located in the heart of Angle Vale, directly across the road from Virgara Winery.
The 64ha project is also close to the new B-12 super school, Riverbanks College, and the Angle Vale Community Sports Centre, while the new Northern Connector makes Adelaide a 40 minute drive away.
On completion in 2024, Miravale will offer 8ha of green, open space, including a central park featuring BBQ facilities, basketball court, playground and outdoor fitness equipment.
A network of fitness trails will connect the open spaces, while a new childcare facility will be within walking distance of every home.
The Entrance, Angle Vale
Developer: Fairland
Number of houses: 750
Project timeframe: 10 years
Around 750 allotments will be released over the next 10 years at Fairland’s estate, The Entrance, on a site originally owned by the Virgara family.
The new community will be surrounded by vineyards and will feature 10ha of open space and vineyards.
The development is one of several land estates that have developed around the Angle Vale township in the past few years, with Woodbridge, Miravale and Burgundy estates already in active building stages.
Big-name investment has come to town too, with an Aldi store, OTR and Bunnings nearby.
The Entrance will welcome 1650 new residents over the course of the project.
A display village is planned for late 2022.
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