South Australia reveals new strategy for rezoning with 12,000 homes in Barossa

It could shift how new suburbs are planned and delivered across the state.

A major land rezoning in Concordia, in the Barossa Valley, is set to enable 12,000 new homes to support an estimated 25,000 to 30,000 residents over the next 30 years. 

Located about 40km north of Adelaide’s CBD, Concordia was identified as a strategic growth area by the SA government in 2023. The rezoned land spans 984 hectares, making it one of the largest planned residential projects in the state. 

The latest step in the process is the release of the Concordia Basic Infrastructure Scheme, which is a planning blueprint outlining proposed infrastructure for the area, including new roads, neighbourhoods and a train station. It also earmarks potential sites for a future health facility, schools, sports and recreation spaces, community centres and a retail hub. 

According to the state government, the scheme introduces a fresh approach for South Australia, with infrastructure planning and delivery occurring in parallel with housing development. No residential construction can begin until requirements, costs and funding arrangements for essential infrastructure are finalised. 

A key feature is a new charging model that pre-defines the way infrastructure will be funded. This model sets out cost-sharing arrangements between landowners and developers before rezoning and development starts.  

The government has confirmed it will adopt this approach for other future greenfield projects statewide, replacing the existing infrastructure deeds. 

“The Infrastructure Scheme model will become the new benchmark for how to plan and develop growth areas, replacing ineffective and inefficient methods of the past that delayed and made critical housing supply more expensive,” SA premier Nick Champion said.  

Barossa Council mayor Bim Lange said the council had worked closely with stakeholders to make sure the community’s needs were addressed.  

“Council has partnered with stakeholders in planning for delivery of critical community and social infrastructure which complements the State’s Infrastructure Plan,” Mr Lange said. 

“This includes extensive negotiations to ensure adequate provision of social infrastructure including recreation, sporting, administration and cultural.” 

Alongside the scheme, the SA government has formally adopted the Concordia Code Amendment, rezoning the land from rural to residential to allow the creation of a masterplanned community. 

With the rezoning now in place, the project’s timeline estimatescivil and landscape works beginning by the end of 2027, and the first homes starting construction by late 2029. 

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