{"id":"urban-renewal-act-1995","name":"Urban Renewal Act 1995","slug":"urban-renewal-act-1995","collection":"act","jurisdiction":"sa","status":"in_force","isInForce":true,"actNumber":null,"makingDate":null,"administeringDepartment":null,"currentVersion":{"id":110659,"registerId":"sa-urban-renewal-act-1995-current","compilationNumber":null,"startDate":"2026-04-03","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"1","sectionType":"section","heading":"Urban Renewal Act 1995","content":"South Australia\nUrban Renewal Act 1995\nAn Act to provide for the planning and redevelopment of specified areas within the State; to provide for various matters relating to the public administration of housing and urban development within the State; to provide for the creation of certain bodies to facilitate development within the State; and for other purposes.\n\nContents\nPart 1—Preliminary\n1\tShort title\n3\tInterpretation\nPart 2—The Minister\n4\tMinisterial powers\n5\tFunctions\n6\tDelegations\n7\tCommittees and subcommittees\nPart 2A—Urban Renewal Authority\n7A\tUrban Renewal Authority\n7B\tBoard of management\n7C\tFunctions of URA\n7D\tSpecific power of URA\n7E\tApplication of provisions of Public Corporations Act 1993 to URA\n7F\tAssociated matters\nPart 2B—Urban renewal\n7G\tPreliminary\n7H\tEstablishment of precincts\n7I\tPrecinct plans\n7J\tCertain matters to apply for the purposes of the Planning, Development and Infrastructure Act 2016\n7K\tPrecinct authority may be authorised to exercise specified powers\n7L\tGovernor may grant concession or make variation in relation to taxes etc on land within precinct\n7M\tCouncil by‑laws to be consistent with precinct plan\n7N\tConsultation with LGA on prescribed classes of regulations\nPart 3—Statutory corporations\nDivision 1—Formation of statutory corporations\n8\tFormation of bodies\nDivision 2—Ministerial control\n9\tMinisterial control\nDivision 3—Boards\n10\tAppointment of boards of statutory corporations\n11\tAllowances and expenses\n14\tValidity of acts\n15\tProceedings\n16\tGeneral management duties of board\nDivision 4—Staff etc\n17\tStaff\nDivision 5—Committees and delegations\n18\tCommittees\n19\tDelegations\nDivision 6—Operational, property and financial matters\n20\tCommon seal\n21\tSpecific powers\n22\tProperty to be held on behalf of Crown\n23\tTransfer of property etc\n24\tSecurities\n25\tTax and other liabilities\n26\tDividends\n27\tAudit and accounts\nDivision 7—Performance and reporting obligations\n28\tObjectives\n29\tProvision of information and reports to the Minister\n30\tAnnual report\nPart 4—Miscellaneous\n31\tAcquisition of land\n32\tPower to enter land\n33\tSatisfaction of Treasurer's guarantee\n34\tEffect of transfers\n35\tRegistering authorities to note transfer\n36\tOffences\n36A\tApprovals by Minister or Treasurer\n37\tRegulations\nSchedule 2—Transitional provisions\n1\tInterpretation\n3\tDissolution of Homestart\n4\tStaff\n5\tVesting of property etc in the Minister\n6\tStatutory fund\n7\tReferences\n8\tRegulations\nLegislative history\nAppendix—Divisional penalties and expiation fees\n\nThe Parliament of South Australia enacts as follows:\nPart 1—Preliminary\n1—Short title\nThis Act may be cited as the Urban Renewal Act 1995.\n3—Interpretation\n\t(1)\tIn this Act, unless the contrary intention appears—\nboard in relation to a statutory corporation, means the board of management of the statutory corporation;\ncouncil means a council within the meaning of the Local Government Act 1999;\nDepartment means the administrative unit designated from time to time by the Minister by notice in the Gazette as being the Department primarily responsible for assisting the Minister in the administration of this Act;\ndomestic partner means a person who is a domestic partner within the meaning of the Family Relationships Act 1975, whether declared as such under that Act or not;\nliability includes contingent liability;\nMinister means the Minister to whom the administration of this Act is committed, as constituted as a body corporate under the Administrative Arrangements Act 1994;\nprecinct means an area established as a precinct under Part 2B;\nrelative, in relation to a person, means the spouse, domestic partner, parent or remoter linear ancestor, son, daughter or remoter issue or brother or sister of the person;\nrelevant interest has the same meaning as in the Corporations Law;\nright includes a right of action;\nSAHT means the South Australian Housing Trust and includes a subsidiary of the South Australian Housing Trust;\nspouse—a person is the spouse of another if they are legally married;\nstatutory corporation means a corporate body established under this Act;\nURA means the Urban Renewal Authority continued in existence under this Act.\n\t(2)\tFor the purposes of this Act, a person is an associate of another person if—\n\t(a)\tthe other person is a relative of the person or of the person's spouse or domestic partner; or\n\t(b)\tthe other person—\n\t(i)\tis a body corporate; and\n\t(ii)\tthe person or a relative of the person or of the person's spouse or domestic partner has, or two or more such persons together have, a relevant interest or relevant interests in shares in the body corporate the nominal value of which is not less than 10 per cent of the nominal value of the issued share capital of the body corporate; or\n\t(c)\tthe other person is a trustee of a trust of which the person, a relative of the person or of the person's spouse or domestic partner or a body corporate referred to in paragraph (b) is a beneficiary; or\n\t(d)\tthe person is an associate of the other person within the meaning of the regulations.\nNote—\nFor definition of divisional penalties (and divisional expiation fees) see Appendix.\nPart 2—The Minister\n4—Ministerial powers\n\t(1)\tThe Minister may—\n\t(a)\tsue and be sued;\n\t(b)\tacquire, hold, deal with and dispose of real and personal property (or an interest in real or personal property), and grant or hold a lease or licence;\n\t(c)\tacquire, hold, deal with and dispose of shares in, or securities issued by, another body corporate, or participate in the formation of another body;\n\t(d)\tafter consultation with the Treasurer, borrow money and obtain other forms of financial accommodation;\n\t(e)\testablish and operate ADI accounts and invest money;\n\t(f)\tenter into any kind of contract or arrangement;\n\t(g)\tundertake projects and enter into joint ventures;\n\t(h)\tafter consultation with the Treasurer—\n\t(i)\tgrant a mortgage or charge over an asset of the Minister;\n\t(ii)\tenter into a contract of guarantee or indemnity;\n\t(iii)\tissue debentures or promissory notes that are charged over specified assets of the Minister;\n\t(iv)\tissue inscribed debenture stock in accordance with a scheme prescribed by the regulations;\n\t(i)\texercise other powers that are necessary, expedient or incidental to the functions of the Minister or the Department.\n\t(2)\tThe liabilities of the Minister are guaranteed by the Treasurer.\n\t(3)\tThe Governor may, by proclamation—\n\t(a)\ttransfer an asset, right or liability to the Minister;\n\t(b)\ttransfer an asset, right or liability of the Minister—\n\t(i)\tto the Crown; or\n\t(ii)\tto an agent or instrumentality of the Crown.\n\t(4)\tA proclamation under subsection (3) providing for the transfer of an asset, right or liability of the Minister may make other provisions that in the opinion of the Governor are necessary or expedient in connection with the transfer.\n5—Functions\nThe functions of the Minister include—\n\t(aa)\tto establish precincts for the purposes of urban renewal or redevelopment, and to promote efficient planning and project facilitation in relation to those precincts;\n\t(a)\tto promote a strong housing sector within the community and to facilitate the provision of public housing, and housing finance or assistance;\n\t(b)\tto initiate, undertake, support and promote the development of land and housing in the public interest and to encourage and facilitate public and private sector investment and participation in the development of the State;\n\t(c)\tto promote planning and development systems that support sustainable and affordable housing outcomes within the community;\n\t(d)\tto support the undertaking of development that is consistent with achieving the housing outcomes that apply under paragraph (c), including by participating in the scheme established by section 122 of the Planning, Development and Infrastructure Act 2016 (to the extent prescribed by regulations under that section);\n\t(e)\tto work to ensure that new developments that affect housing outcomes are well-planned and appropriately serviced, and to improve the amenity of existing communities;\n\t(f)\tto develop and implement policies and strategies to promote and improve housing and urban development within the State (and to keep those policies and strategies under review);\n\t(g)\tto respond to community interest in housing and urban development, to consult with community groups on issues associated with housing and urban development, and to contribute to informed debate on development within the State;\n\t(h)\tto ensure that property or other resources within the Minister's portfolio are managed responsibly and in accordance with the policies of the Government;\n\t(i)\tto promote the effective, fair and efficient allocation of public resources to benefit housing and urban development within the State;\n\t(j)\tto promote a high level of co-operation between the public and private sectors in respect of housing and urban development within the State, and to encourage initiative and achievement within the Department;\n\t(k)\tto carry out other functions that are necessary, expedient or incidental to the promotion of housing and urban development, that are assigned to the Minister under this Act or other Acts, or that are determined by the Minister.\n6—Delegations\n\t(1)\tThe Minister may delegate powers or functions conferred on or vested in the Minister—\n\t(a)\tto a specified person or body; or\n\t(b)\tto a person occupying a specified office or position.\n\t(2)\tA delegation—\n\t(a)\tmay be made subject to conditions and limitations specified in the instrument of delegation; and\n\t(b)\tif the instrument of delegation so provides, may be further delegated by the delegate; and\n\t(c)\tis revocable at will and does not prevent the Minister from acting personally in a matter.\n7—Committees and subcommittees\n\t(2)\tThe Minister may establish committees and subcommittees for the purposes of this Act.\n\t(3)\tThe procedures to be observed in relation to the conduct of the business of a committee will be—\n\t(a)\tas determined by the Minister;\n\t(b)\tinsofar as the procedure is not determined under paragraph (a)—as determined by the relevant committee.\nPart 2A—Urban Renewal Authority\n7A—Urban Renewal Authority\n\t(1)\tThe Urban Renewal Authority established as a statutory corporation under Part 3 of this Act continues as a statutory corporation constituted by these provisions.\n\t(2)\tThe URA—\n\t(a)\tcontinues as a body corporate; and\n\t(b)\tsubject to a limitation imposed by or under an Act, has all the powers of a natural person together with the powers conferred on it by or under this Act or other Acts.\n\t(3)\tPart 3, other than section 8, applies to the URA.\n7B—Board of management\nThe board of management of the URA will be constituted of 7 persons.\n7C—Functions of URA\n\t(1)\tThe functions of the URA are as follows:\n\t(a)\tto initiate, undertake, support and promote residential, commercial and industrial development in the public interest, particularly for urban renewal purposes, including by—\n\t(i)\tacquiring, assembling and using land and other assets in strategic locations, including in areas identified for urban renewal; and\n\t(ii)\tpromoting community understanding of, and support for, urban renewal by working with government agencies, local government, community groups and organisations involved in development, in the development or redevelopment of land; and\n\t(iii)\tundertaking preliminary works (including remediation of land) to prepare land for development and other functions such as planning and co‑ordination for the purposes of such development;\n\t(b)\tto encourage, facilitate and support public and private sector investment and participation in the development of the State, including by performing its functions to facilitate development that is attractive to potential investors;\n\t(c)\tto acquire, hold, manage, lease and dispose of land, improvements and property, including land and housing formerly held under the South Australian Housing Trust Act 1995 transferred to the URA, particularly with a view to—\n\t(i)\treducing social disadvantage within the community through urban renewal, including the renewal of public housing by promoting, facilitating or undertaking—\n\t(A)\tthe creation of a mixture of public and private housing in particular locations; and\n\t(B)\tan increase in the supply of affordable housing and community housing; and\n\t(ii)\tmanaging projects involving the development of land and housing, including for urban renewal purposes (on its own behalf or on behalf of other agencies or instrumentalities of the Crown); and\n\t(iii)\tmanaging the orderly development of areas through the management and release of land, including areas of undeveloped or under developed land, as appropriate; and\n\t(iv)\tholding land and other property to be made available, as appropriate, for commercial, industrial, residential or other purposes;\n\t(d)\tto act as a landlord in relation to public housing and for this purpose the functions of the URA include the functions that are the same as the functions of SAHT in Part 2 Division 1 of the South Australian Housing Trust Act 1995 (but nothing in this paragraph prevents the URA from delegating any such function to SAHT);\n\t(e)\tto carry out the functions formerly carried out by the Land Management Corporation established under the (revoked) Public Corporations (Land Management Corporation) Regulations 1997;\n\t(f)\tto support the undertaking of development that is consistent with achieving its other functions and the outcomes that apply under this section, including by participating in the scheme established by section 122 of the Planning, Development and Infrastructure Act 2016 (to the extent prescribed by regulations under that section);\n\t(g)\tto carry out other functions conferred on the URA by the Minister.\n\t(2)\tThe URA must, in carrying out functions related to urban renewal, take into account relevant existing or proposed development by private sector bodies and consider involving such bodies in urban renewal projects the URA proposes to undertake.\n\t(3)\tDespite section 21(2), the URA may carry out its functions alone, or in a trust scheme, partnership, joint venture, or any other scheme or arrangement for the sharing of profits established in accordance with this Act.\n7D—Specific power of URA\nIn addition to the powers conferred on the URA under this Act, the URA may, in relation to acting as a landlord in relation to public housing, exercise any power that is the same as a power of SAHT in Part 2 Division 1 of the South Australian Housing Trust Act 1995 (but nothing in this paragraph prevents the URA from delegating any such power to SAHT).\n7E—Application of provisions of Public Corporations Act 1993 to URA\nSections 8 to 10 and Part 3 of the Public Corporations Act 1993 apply to the URA.\n7F—Associated matters\nThe URA should, so far as is reasonably practicable, ensure that its activities are—\n\t(a)\tco‑ordinated with the activities of other public authorities; and\n\t(b)\tconsistent with the planning of a desirable physical and social environment; and\n\t(c)\tconducive to the enhancement of the physical or social development objectives of the Government.\nPart 2B—Urban renewal\n7G—Preliminary\nIn this Part—\nPlanning Minister means the Minister to whom the administration of the Planning, Development and Infrastructure Act 2016 is committed;\nprecinct authority, in relation to a precinct, means the entity appointed by the Minister as the precinct authority for the precinct under this Part;\nprecinct plan means a precinct master plan or precinct implementation plan for a precinct established under this Part;\nState Planning Commission means the State Planning Commission established under the Planning, Development and Infrastructure Act 2016.\n7H—Establishment of precincts\n\t(1)\tThe Minister may, at the request of a council or other person or body, by notice in the Gazette, establish a specified area of land as a precinct if the Minister is satisfied that to do so will facilitate—\n\t(a)\tthe development of the area for the purposes of urban renewal; or\n\t(b)\tthe provision of land suitable for commercial, industrial or residential purposes close to public transport; or\n\t(c)\tthe establishment of new industries; or\n\t(ca)\tdevelopment for the purposes of a designated growth area or declared project area both within the meaning of section 162 of the Planning, Development and Infrastructure Act 2016; or\n\t(d)\tother planning and development outcomes for the renewal or redevelopment of a distinct area, having regard to any relevant provisions of a state planning policy under the Planning, Development and Infrastructure Act 2016.\nNote—\nAn area of land established as a precinct need not be a single parcel of land but may be comprised of multiple areas of land (whether those areas of land are adjacent or adjoining or otherwise).\n\t(2)\tA request under subsection (1) must—\n\t(a)\tbe in a form determined by the Minister that complies with any requirements prescribed by the regulations; and\n\t(b)\tbe accompanied by—\n\t(i)\ta business case in a form determined by the Minister that—\n\t(A)\tproposes a name and identifies the area for the proposed precinct; and\n\t(B)\tproposes the objectives of the precinct that are to apply for the purposes of subsection (8)(b)(i); and\n\t(C)\tproposes the body that is to constitute the precinct authority; and\n\t(D)\tproposes the manner in which consultation with the community relating to the precinct should be conducted; and\n\t(E)\tidentifies any assets or infrastructure that might be expected to be transferred to another entity in connection with the establishment or development of the precinct, or if or when the precinct plan is revoked under this Part; and\n\t(F)\tsets out proposed arrangements for the provision of services provided (as at the time of the request) within the proposed precinct by the relevant council (including any agreement with that council); and\n\t(G)\taddresses any other matter, or complies with any other requirement, prescribed by the regulations; and\n\t(ii)\tthe fee (if any) prescribed by the regulations.\n\t(3)\tBefore publishing a notice under subsection (1), the Minister must, within a period prescribed by the regulations—\n\t(a)\tconsult with and have regard to the views of—\n\t(i)\tthe Planning Minister and the State Planning Commission; and\n\t(ii)\tany council within the area of the proposed precinct; and\n\t(b)\tconsider the extent to which the establishment of the precinct is consistent with any relevant provisions of a state planning policy under the Planning, Development and Infrastructure Act 2016.\n\t(4)\tThe Minister must not publish a notice under subsection (1) that relates to land that forms part of the Adelaide Park Lands within the meaning of the Adelaide Park Lands Act 2005 unless the Adelaide Park Lands Authority has consented to the publication of the notice.\n\t(6)\tSubject to subsection (7), the Minister must, when publishing a notice under subsection (1), also publish (in the case of the establishment of a precinct pursuant to a request under subsection (1)) a copy of the business case that accompanied the request to which the notice relates.\n\t(7)\tSubsection (6) does not require the Minister to publish any part of the business case that, in the opinion of the Minister, contains commercial information of a confidential nature.\n\t(8)\tA notice under subsection (1) must—\n\t(a)\tassign a name to the precinct; and\n\t(b)\tspecify the objectives of the precinct being matters—\n\t(i)\tthat are of importance to the planning and redevelopment of the precinct; and\n\t(ii)\tthat must be taken into account in the planning process for the precinct under this Part; and\n\t(c)\tappoint a precinct authority for the precinct.\n\t(9)\tThe Minister must, within 28 days of the publication of a notice under subsection (1)—\n\t(a)\tprovide a report setting out the location, extent and reasons for the establishment of the precinct to the Environment, Resources and Development Committee of the Parliament; and\n\t(b)\tpublish a copy of the report on a website determined by the Minister.\n\t(10)\tThe Minister may, in relation to the objectives referred to in subsection (8)(b), refer the matter to the State Planning Commission for the State Planning Commission to provide advice on relevant planning, development and assessment issues in the precinct.\n\t(11)\tIn providing advice, the State Planning Commission must take into account—\n\t(a)\tthe character of the precinct and adjacent areas; and\n\t(b)\tthe potential social, economic and environmental impacts of the proposed redevelopment of the precinct; and\n\t(c)\tthe resilience of the environment to cope with urban renewal within the precinct; and\n\t(d)\tthe degree of confidence in the prediction of impacts resulting from the proposed redevelopment of the precinct; and\n\t(e)\tthe extent to which undesirable impacts which may occur are likely to be irreversible; and\n\t(f)\tthe extent to which impacts, and requirements for monitoring and assessing impacts, will be ongoing; and\n\t(g)\tthe presence of other statutory assessment or policy frameworks which provide other procedures or processes to address any issues of concern.\n\t(12)\tThe State Planning Commission must submit to the Minister a report setting out its advice within the time specified by the Minister.\n\t(13)\tThe Minister must, on the receipt of a report under subsection (12)—\n\t(a)\tgive a copy of the report to the precinct authority; and\n\t(b)\tensure that copies of the report are reasonably available for inspection (without charge) and purchase by the public at places determined by the Minister.\n\t(14)\tThe precinct authority must, other than in circumstances prescribed by the regulations, establish the following panels in relation to a precinct:\n\t(a)\ta design review panel to provide advice to the authority in relation to—\n\t(i)\tdesign elements (in both public and private areas in the precinct) relating to all aspects of planning and development within the precinct; and\n\t(ii)\trelevant design issues that arise in the planning and development of the precinct; and\n\t(iii)\tpractices and procedures that should be adopted in order to promote the use of innovative design solutions to planning and development issues that arise within the precinct (whether due to the nature of the natural or constructed environment within the precinct or for any other reason); and\n\t(iv)\tany other matter relating to design within the precinct;\n\t(b)\ta community reference panel comprising representatives of persons who live in or around the precinct to provide advice to the authority in relation to the views of such persons in relation to the plans for the precinct.\n\t(15)\tThe precinct authority may establish any other panel considered appropriate to provide advice relating to planning and development within the precinct.\n\t(16)\tThe precinct authority must comply with any requirements of the Minister in relation to—\n\t(a)\tthe composition of a panel under this section; and\n\t(b)\tthe manner in which consultation with the community relating to a precinct should be conducted; and\n\t(c)\tthe manner in which a panel under this section may assist in such consultation.\n\t(17)\tA person authorised in writing by a council within the area of a precinct may attend (but not participate in) any meeting of a panel under this section and may have access to papers provided to members of the panel for the purposes of the meeting.\n\t(18)\tIf the panel considers that a matter dealt with at a meeting attended by a representative of a council should be treated for any reason as confidential, the panel may advise the council of that opinion, giving the reason for the opinion, and the council must treat the matter as confidential.\n\t(19)\tSubject to subsection (20), the Minister may, in accordance with any requirements of the regulations—\n\t(a)\tvary; or\n\t(b)\trevoke,\na notice under subsection (1).\n\t(20)\tSubsection (19)(a) does not apply with respect to a variation in order to take action which, in the opinion of the Minister, is—\n\t(a)\tminor in nature and has no, or no significant, substantive effect; or\n\t(b)\tcorrecting an error.\n\t(21)\tThe Minister must, before acting under subsection (19)(b), be satisfied that the precinct authority has consulted with any council within the area of the precinct about—\n\t(a)\tthe transfer of any assets or infrastructure to the council on the revocation of the notice (including, if relevant, in connection with the operation of section 23); and\n\t(b)\tother matters that appear to be relevant to the council in connection with the provisions of this Part no longer applying in relation to the precinct.\n7I—Precinct plans\n\t(1)\tThe precinct authority must prepare and maintain a precinct master plan and precinct implementation plans for a precinct established under this Part.\n\t(2)\tA precinct master plan should seek to promote any relevant provisions of a state planning policy under the Planning, Development and Infrastructure Act 2016 and may—\n\t(a)\tset out principles and policies for achieving the objectives specified by the Minister in establishing the precinct; and\n\t(b)\tset out the spatial structure of the precinct and how the precinct is to be integrated with surrounding areas; and\n\t(c)\tmake provision with respect to the mix of land uses and scale of development intended for the precinct; and\n\t(d)\tidentify—\n\t(i)\texisting critical infrastructure within the precinct; and\n\t(ii)\trelevant infrastructure works required in the precinct for the purposes of urban renewal; and\n\t(e)\tspecify design guidelines for development, which may include specific design criteria relating to buildings or classes of buildings; and\n\t(f)\tspecify the zones, subzones and overlays that will apply in the precinct and make provision in relation to any other matter which the Planning and Design Code under the Planning, Development and Infrastructure Act 2016 may provide for, including specifying classes of development within the area that will be taken to be deemed‑to‑satisfy development for the purposes of that Act; and\n\t(g)\tprovide for the provision of open space or the making of payments (insofar as it is relevant to development within the precinct) in connection with the requirements imposed under section 198 of the Planning, Development and Infrastructure Act 2016; and\n\t(h)\taddress, adopt or incorporate any other matter specified by the Minister.\n\t(3)\tA precinct implementation plan—\n\t(a)\tmay apply to all or part of a precinct; and\n\t(b)\tmust specify the area to which it applies.\n\t(4)\tA precinct implementation plan should, in relation to the area to which it applies, seek to promote any relevant provisions of a state planning policy under the Planning, Development and Infrastructure Act 2016 and may—\n\t(a)\tspecify, in particular—\n\t(i)\tdetailed plans and maps relating to—\n\t(A)\troads; and\n\t(B)\tsizes and arrangements of allotments; and\n\t(C)\tbuilding heights and density; and\n\t(D)\tpublic places; and\n\t(ii)\tan implementation framework, including in relation to infrastructure works; and\n\t(b)\taddress, adopt or incorporate any other matter specified by the Minister.\n\t(5)\tThe precinct authority must, in preparing a precinct plan, have regard to any relevant provisions of the Planning and Design Code.\n\t(6)\tA provision of a precinct plan may—\n\t(a)\trefer to or incorporate wholly or partially and with or without modification, a standard or other document prepared or published by a prescribed body, either as in force at the time the provision comes into operation or as in force from time to time; and\n\t(b)\tbe of general or limited application; and\n\t(c)\tmake different provision according to the persons, things or circumstances to which it is expressed to apply; and\n\t(d)\tprovide that any matter or thing is to be determined, dispensed with or regulated according to the discretion of the Minister, precinct authority or any other prescribed person or body.\n\t(7)\tA precinct plan is a public document of which a court or tribunal will take judicial notice, without formal proof of its contents.\n\t(8)\tThe precinct authority must, in relation to any proposal to create a precinct plan—\n\t(a)\tprepare a draft of the proposal; and\n\t(b)\ttake reasonable steps to consult with—\n\t(i)\tany design review panel, community reference panel or other panel established for the precinct under section 7H(14); and\n\t(ii)\tany Government Department or other agency that has a direct interest in the matter; and\n\t(iii)\teach council that has a direct interest in the matter,\nin relation to the proposal; and\n\t(c)\t—\n\t(i)\tin the case of a precinct master plan—\n\t(A)\tby public advertisement, give notice of the place or places at which copies of the draft are available for inspection (without charge) and purchase and invite interested persons to make written representations on the proposal within a period specified by the precinct authority; and\n\t(B)\thold a meeting where members of the public may attend and make representations in relation to the proposal, if the Minister considers it necessary or desirable for such a meeting to be held; or\n\t(ii)\tin the case of a precinct implementation plan—undertake such public consultation on the proposal as is determined by the Minister to be appropriate.\n\t(10)\tThe precinct authority must, after complying with the requirements of subsection (8)—\n\t(a)\tprepare a report on the matters raised during the consultation period; and\n\t(b)\tprovide a copy of the report to the Minister and the Planning Minister.\n\t(11)\tThe Minister and the Planning Minister must take into account the contents of the report received under subsection (10)(b) before taking action under subsection (13)(a) in relation to the precinct plan to which the report relates.\n\t(12)\tThe Minister may seek the advice of the State Planning Commission on a report received under subsection (10)(b) (and, in particular, the State Planning Commission may consider and advise on the report in the context of the relevant report prepared by the State Planning Commission under section 7H(12)).\n\t(12a)\tThe Minister may, in accordance with any requirements of the regulations, amend a precinct plan.\n\t(13)\tA precinct plan, or an amendment to a precinct plan—\n\t(a)\thas no force or effect until—\n\t(i)\tin the case of a precinct master plan—adopted by the Minister on the recommendation of the Planning Minister; or\n\t(ii)\tin the case of a precinct implementation plan—adopted by the Minister; and\n\t(b)\tmay have effect from the date of publication in the Gazette, or from a later date specified in the precinct plan or amendment (as the case may be).\n\t(14)\tSection 74 of the Planning, Development and Infrastructure Act 2016 applies to the adoption or amendment of a precinct master plan as if references in that section to an approval or amendment of a designated instrument under Part 5 of that Act were references to the adoption or amendment of a precinct master plan under this section.\n\t(15)\tThe precinct authority must, as soon as is reasonably practicable after the adoption of a precinct plan—\n\t(a)\tmake appropriate provision for the publication of the precinct plan, including by publication in the Gazette; and\n\t(b)\tensure that copies of the precinct plan are reasonably available for inspection (without charge) and purchase by the public at a place or places determined by the precinct authority; and\n\t(c)\tensure that public notice is given of any amendment to a precinct plan within a reasonable time after the amendment is adopted or made (as the case may be).\n\t(16)\tThe Minister must, as soon as is reasonably practicable after the adoption of a precinct plan, publish on a website determined by the Minister—\n\t(a)\ta copy of a report provided to the Minister under subsection (10); and\n\t(b)\tany advice received from the State Planning Commission under subsection (12) on the report.\n\t(17)\tThe Minister may, on the recommendation of the Planning Minister, by notice in the Gazette, revoke a precinct master plan.\n\t(18)\tThe Minister may, by notice in the Gazette, revoke a precinct implementation plan.\n\t(19)\tThe Minister must, within 28 days of the adoption of, or an amendment to, a precinct implementation plan, or the revocation of a precinct plan—\n\t(a)\tprovide a report on the matter to the Environment, Resources and Development Committee of the Parliament; and\n\t(b)\tpublish a copy of the report on a website determined by the Minister.\n7J—Certain matters to apply for the purposes of the Planning, Development and Infrastructure Act 2016\n\t(1)\tA relevant authority within the meaning of the Planning, Development and Infrastructure Act 2016 must accept that—\n\t(a)\ta proposed development in a precinct is deemed‑to‑satisfy development for the purposes of that Act to the extent that the development is certified by the precinct authority as being deemed‑to‑satisfy development under section 7I(2)(f) of this Act; and\n\t(b)\ta proposed division of land in a precinct satisfies the conditions specified in section 102(1)(c) or (d) of the Planning, Development and Infrastructure Act 2016 to the extent that such satisfaction is certified by the precinct authority.\n\t(2)\tThe Minister may, in appointing a precinct authority for a precinct under section 7H(8)(c), if the Minister considers it appropriate to do so, limit the powers of the precinct authority so that the precinct authority may not exercise the power referred to in subsection (1)(b).\n\t(3)\tAny requirement imposed by a council or the State Planning Commission under section 198 of the Planning, Development and Infrastructure Act 2016 must be consistent with any provision made by the precinct authority under section 7I(2)(g) of this Act.\n\t(4)\tThe Planning, Development and Infrastructure Act 2016 must be read subject to the operation of this section.\n7K—Precinct authority may be authorised to exercise specified powers\n\t(1)\tA precinct authority may, if authorised by the Governor to do so by regulation, exercise, in relation to a matter that is directly relevant to the management, development or enhancement of a precinct established under this Part, a specified statutory power—\n\t(a)\tto grant an approval, consent, licence or exemption; or\n\t(b)\tto provide a service or infrastructure; or\n\t(c)\tto impose and recover a rate, levy or charge; or\n\t(d)\tto make by‑laws under the Local Government Act 1999 or the Local Government Act 1934; or\n\t(e)\tprescribed under this paragraph by regulation.\n\t(2)\tIf an authorisation is given under subsection (1)—\n\t(a)\tin the case of a power to grant an approval, consent, licence or exemption—\n\t(i)\tthe statutory power may be exercised by the precinct authority as if the power had been duly delegated to it by the authority, body or person in whom the power is primarily vested; and\n\t(ii)\tthe precinct authority must consult with the authority, body or person in relation to the exercise of the power (but is not bound to comply with directions as to the exercise of the power given by that authority, body or person); and\n\t(b)\tany statutory provisions governing, or incidental to, the exercise of the power must be observed by the precinct authority as if it were the authority, body or person in whom the power is primarily vested; and\n\t(c)\twithout limiting paragraph (b), the precinct authority may exercise any other statutory power that is necessary or expedient for, or incidental to, the proper exercise of the statutory power that is authorised to be exercised by the Governor under subsection (1); and\n\t(d)\tany statutory provisions for appeal against or review of a decision to exercise, or to refrain from exercising—\n\t(i)\ta statutory power that is authorised to be exercised by the Governor under subsection (1); or\n\t(ii)\ta statutory power under paragraph (c),\napply in relation to a decision by the precinct authority in relation to the exercise of the power.\n\t(3)\tIf a precinct authority makes a by‑law under the Local Government Act 1999 or the Local Government Act 1934 under subsection (1)(d), the by‑law—\n\t(a)\tcannot be altered without the consent of the precinct authority; and\n\t(b)\tis revoked if—\n\t(i)\tthe regulation under this section giving the authorisation to make by‑laws is revoked; or\n\t(ii)\tthe relevant precinct is dissolved.\n\t(4)\tWithout limiting subsection (1), a precinct authority may, if authorised by the Governor to do so by regulation, in relation to raising revenue for the purposes of the management, development or enhancement of a precinct established under this Part—\n\t(a)\timpose a rate under the Local Government Act 1999 (as if it were a council); and\n\t(b)\trequire a council to collect the rate on behalf of the precinct authority.\n\t(5)\tIf a rate is imposed under subsection (4)—\n\t(a)\tChapter 10 of the Local Government Act 1999 will apply subject to any modifications prescribed by the regulations; and\n\t(b)\tthe council must comply with the requirement made by the precinct authority (and make a payment to the precinct authority of the amount recovered on account of the imposition of the rate); and\n\t(c)\tthe precinct authority is liable to pay to the council an amount determined in accordance with the regulations on account of the costs of the council in complying with the requirements imposed by the precinct authority (which may be set off against the amount payable by the council to the precinct authority); and\n\t(d)\tif the precinct to which the rate relates is dissolved—the council may, for a period of 5 years, or such longer period as the Minister may allow, continue to impose any rate imposed by the precinct authority under subsection (4)(a) and applying at the time of the dissolution (and, to avoid doubt, a rate continued under this paragraph is to be treated as if it were a rate imposed under subsection (4)(a)).\n\t(6)\tIf a regulation is made under this section, the Minister must as soon as practicable after the publication of the regulation, prepare a report on the matter (which must include details of any submissions made by a council in consultation under subsection (8)) and cause copies of the report to be laid before both Houses of Parliament.\n\t(7)\tA regulation made under subsection (1)(e) cannot come into operation until the time has passed during which the regulation may be disallowed by resolution of either House of Parliament.\n\t(8)\tA regulation cannot be made under—\n\t(a)\tsubsection (1)(c) authorising the exercise of a power under the Local Government Act 1999 in relation to the imposition or recovery of a rate, levy or charge; or\n\t(b)\tsubsection (4),\nexcept after consultation with the relevant council.\n\t(9)\tThe Legislative Instruments Act 1978 applies to a regulation made under this section as if references in that Act to the Legislative Review Committee of the Parliament were references to the Environment, Resources and Development Committee of the Parliament.\n7L—Governor may grant concession or make variation in relation to taxes etc on land within precinct\n\t(1)\tThe Governor may, by regulation, with respect to land within a precinct, grant a concession or make a variation in relation to taxes, rates or charges imposed by or under an Act which apply in relation to the land (including so as to modify the provisions of another Act) and any such regulation will have effect according to its terms and despite the provisions of the other Act.\n\t(2)\tA regulation cannot be made under subsection (1) in relation to rates or charges imposed under the Local Government Act 1999 except after consultation with the relevant council.\n7M—Council by‑laws to be consistent with precinct plan\nIf a by‑law made by a council under the Local Government Act 1999 or the Local Government Act 1934 relating to a precinct is inconsistent with a precinct plan, the precinct plan prevails to the extent of the inconsistency.\n7N—Consultation with LGA on prescribed classes of regulations\n\t(1)\tA regulation of a prescribed class cannot be made for the purposes of this Part unless the Minister has given the LGA notice of the proposal to make the regulation and given consideration to any submission made by the LGA within a period (of between 3 and 6 weeks) specified by the Minister.\n\t(2)\tIn this section—\nLGA means the Local Government Association of South Australia.\nPart 3—Statutory corporations\nDivision 1—Formation of statutory corporations\n8—Formation of bodies\n\t(1)\tThe Governor may, by regulation, establish—\n\t(a)\ta statutory corporation under this Act;\n\t(b)\ta subsidiary of a statutory corporation under this Act.1\n\t(2)\tRegulations establishing a statutory corporation—\n\t(a)\tmust name the body; and\n\t(b)\tmust provide for the constitution of a board of management as the body's governing body; and\n\t(c)\tmust specify the functions of the body; and\n\t(d)\tmay limit the powers of the body; and\n\t(e)\tmay specify procedures that will be followed in the event of a proposal to dissolve the body; and\n\t(f)\tmay make other provisions (not inconsistent with this Act) that in the opinion of the Governor are necessary or expedient for the purposes of the body.\n\t(3)\tA statutory corporation—\n\t(a)\tis a body corporate; and\n\t(b)\tsubject to a limitation imposed by or under an Act, has all the powers of a natural person together with the powers specifically conferred on it by or under this Act or other Acts.\n\t(4)\tThe Governor may, by regulation—\n\t(a)\talter the name of a statutory corporation; or\n\t(b)\tvary the constitution of the board of management of a statutory corporation; or\n\t(c)\talter the functions of a statutory corporation; or\n\t(d)\talter or limit the powers of a statutory corporation; or\n\t(e)\tmake other provisions (not inconsistent with this Act) that in the opinion of the Governor are necessary or expedient for the purposes of the statutory corporation.\n\t(5)\tThe Governor may, by regulation—\n\t(a)\tdissolve a body established under this section; and\n\t(b)\ttransfer the assets, rights and liabilities of a body dissolved under this provision (either as a whole or in separate parcels specified by regulation)—\n\t(i)\tto the Minister; or\n\t(ii)\tto another statutory corporation; or\n\t(iii)\tto SAHT; or\n\t(iv)\tto the Crown, or to another agent or instrumentality of the Crown (not established under this Act); or\n\t(v)\twith the agreement with the person or body—to a person or body that is not an agent or instrumentality of the Crown; and\n\t(c)\tmake other provisions that in the opinion of the Governor are necessary or expedient in connection with the dissolution of the body.\n\t(6)\tHowever, if a regulation is in force under paragraph (e) of subsection (2) in respect of the statutory corporation, a statutory corporation must not be dissolved unless the Governor is satisfied that any relevant procedure prescribed under that paragraph has been followed.\n\t(7)\tIf a regulation establishing a statutory corporation under this section is disallowed by either House of Parliament, the assets, rights and liabilities of the statutory corporation become assets, rights and liabilities of the Minister.\nNote—\n1\tA subsidiary will also be a statutory corporation for the purposes of this Act.\nDivision 2—Ministerial control\n9—Ministerial control\nA statutory corporation is subject to the control and direction of the Minister.\nDivision 3—Boards\n10—Appointment of boards of statutory corporations\n\t(1)\tA member of a board is appointed by the Governor on conditions determined by the Governor and for a term, not exceeding three years, determined by the Governor and, at the expiration of the term of appointment, is eligible for reappointment.\n\t(2)\tThe Governor must appoint a member of a board as the board's presiding member.\n\t(3)\tThe Governor may appoint a suitable person to be the deputy of a member of a board and to act as a member of a board during a period of absence of the member (and a reference in this Act to a member of a board will be taken to include, unless the contrary intention appears, a reference to a deputy while acting as a member of a board).\n\t(4)\tThe Governor may remove a member of a board from office—\n\t(a)\tfor breach of, or non-compliance with, a condition of appointment, or on any other basis specified in the instrument of appointment or under an agreement between the Minister and the member; or\n\t(b)\tfor misconduct; or\n\t(c)\tfor failure or incapacity to carry out official duties satisfactorily; or\n\t(d)\tif serious irregularities have occurred in the conduct of the board's affairs or the board has failed to carry out its functions satisfactorily and the board's membership should, in the opinion of the Governor, be reconstituted for that reason.\n\t(5)\tThe office of a member of a board becomes vacant if the member—\n\t(a)\tdies; or\n\t(b)\tcompletes a term of office and is not reappointed; or\n\t(c)\tresigns by written notice to the Minister; or\n\t(d)\tis convicted of an indictable offence or sentenced to imprisonment for an offence; or\n\t(e)\tis removed from office under subsection (4).\n\t(6)\tOn the office of a member of a board becoming vacant, the Governor may appoint a person to the vacant office.\n11—Allowances and expenses\nA member of a board is entitled to remuneration, allowances and expenses determined by the Governor.\n14—Validity of acts\n\t(1)\tAn act or proceeding of a board is not invalid by reason only of a vacancy in its membership or a defect in the appointment of a member.\n15—Proceedings\n\t(1)\tThe member appointed to chair meetings of a board will preside at meetings of the board or, in the absence of that member, a member chosen by those present will preside.\n\t(2)\tA quorum of a board consists of a number ascertained by dividing the total number of members by half, ignoring any fraction resulting from the division, and adding one (and no business may be transacted at a meeting of the board unless a quorum is present).\n\t(3)\tA decision carried by a majority of votes cast by members at a meeting of a board is a decision of the board.\n\t(4)\tEach member present at a meeting of a board has one vote on a question arising for decision and, if the votes are equal, the member presiding at the meeting has a second or casting vote.\n\t(5)\tA resolution of a board—\n\t(a)\tof which prior notice was given to members of the board in accordance with procedures determined by the board; and\n\t(b)\tin which at least the majority of members of the board expressed their concurrence in writing,\nwill be taken to be a decision of the board made at a meeting of the board.\n\t(6)\tA board must have accurate minutes kept of its proceedings.\n\t(7)\tSubject to this Act, a board may determine its own procedures.\n16—General management duties of board\n\t(1)\tThe board of a statutory corporation is responsible to the Minister for overseeing the operations of the statutory corporation (and any subsidiary) with the goal of—\n\t(a)\tsecuring continuing improvements in performance; and\n\t(b)\tprotecting the long term viability of the statutory corporation and the Crown's financial and other interests in the statutory corporation.\n\t(2)\tWithout limiting the effect of subsection (1), the board must for that purpose ensure as far as practicable—\n\t(a)\tthat appropriate strategic and operational plans and targets are established; and\n\t(b)\tthat the statutory corporation (and any subsidiary) have appropriate management structures and systems for monitoring management performance against plans and targets and that corrective action is taken when necessary; and\n\t(c)\tthat appropriate systems and practices are established for management and financial planning and control, including systems and practices for the maintenance of accurate and comprehensive records of all transactions, assets and liabilities and physical and human resources of the statutory corporation (and any subsidiary); and\n\t(d)\tthat all such plans, targets, structures, systems and practices are regularly reviewed and revised as necessary to address changing circumstances and reflect best current commercial practices; and\n\t(e)\tthat the Minister receives regular reports on the performance of the statutory corporation (and any subsidiary), and on the initiatives of the board; and\n\t(f)\tthat the Minister is advised, as soon as practicable, of any material development that affects the financial or operating capacity of the statutory corporation (or any subsidiary) or gives rise to an expectation that the corporation (or any subsidiary) may not be able to meet its debts as and when they fall due.\nDivision 4—Staff etc\n17—Staff\n\t(1)\tThe Minister will, after consultation with the Chief Executive of the Department and the statutory corporation, determine the staffing arrangements for a statutory corporation (and such staff will, subject to this Act or unless the Minister otherwise determines, be Public Service employees).\n\t(2)\tA statutory corporation may, with the approval of the Minister or under an authorisation conferred by regulation, engage agents or consultants, and enter into other forms of contract for the provision of services.\n\t(3)\tA statutory corporation may, by arrangement with the appropriate authority, make use of the services, facilities or staff of a government department, agency or instrumentality.\n\t(4)\tHomeStart Finance (a statutory corporation under this Act) is declared not to be a national system employer for the purposes of the Fair Work Act 2009 of the Commonwealth.\n\t(5)\tThe Governor may, by proclamation, fix a day on which subsection (4) will expire.\nDivision 5—Committees and delegations\n18—Committees\n\t(1)\tA board must establish such committees (including advisory committees or subcommittees) as the Minister may require.\n\t(2)\tA board may establish such other committees (including advisory committees or subcommittees) as the board thinks fit.\n\t(3)\tSubject to a direction of the Minister, the membership of a committee will be determined by the board that established the committee and may, but need not, consist of, or include, members of the board.\n\t(4)\tThe procedures to be observed in relation to the conduct of the business of a committee will be—\n\t(a)\tas determined by the Minister or the relevant board; or\n\t(b)\tinsofar as the procedure is not determined under paragraph (a), as determined by the committee.\n19—Delegations\n\t(1)\tA board may delegate a function or power conferred on or vested in the board (or its statutory corporation) under this Act—\n\t(a)\tto a specified person or body; or\n\t(b)\tto a person occupying a specified office or position.\n\t(2)\tA delegation—\n\t(a)\tmay be made subject to conditions and limitations specified in the instrument of delegation; and\n\t(b)\tif the instrument of delegation so provides, may be further delegated by the delegate; and\n\t(c)\tis revocable at will and does not prevent the board from acting itself in a matter.\nDivision 6—Operational, property and financial matters\n20—Common seal\nA statutory corporation must have a common seal and if a document appears to bear the common seal of the statutory corporation, it will be presumed in the absence of proof to the contrary that the common seal of the statutory corporation was properly affixed to the document.\n21—Specific powers\n\t(1)\tWithout limiting another provision of this Act, but subject to a limitation or condition imposed by the Minister in relation to the statutory corporation, a statutory corporation may—\n\t(a)\tsue and be sued;\n\t(b)\tacquire, hold, deal with and dispose of real and personal property (or an interest in real or personal property), and grant or hold a lease or licence;\n\t(c)\twith the approval of the Minister or as authorised by regulation—acquire, hold, deal with and dispose of shares in, or securities issued by, another body corporate, or participate in the formation of another body;\n\t(d)\twith the approval of the Minister or as authorised by regulation—borrow money and obtain other forms of financial accommodation;\n\t(e)\testablish and operate ADI accounts and invest money;\n\t(f)\tenter into any kind of contract or arrangement;\n\t(g)\texercise other powers conferred by regulation;\n\t(h)\texercise other powers that are necessary, expedient or incidental to the functions of the statutory corporation.\n\t(2)\tA statutory corporation must not establish a trust scheme or a partnership or other scheme or arrangement for sharing of profits or joint venture with another person or undertake an operation or transaction pursuant to such a scheme or arrangement.\n\t(3)\tHowever, subsection (2) does not apply if—\n\t(a)\tthe statutory corporation is acting with the approval of the Minister; or\n\t(b)\tthe other party to the scheme or arrangement is another statutory corporation or SAHT; or\n\t(c)\ta regulation provides that subsection (2) does not apply to the statutory corporation.\n\t(4)\tThe Minister must obtain the concurrence of the Treasurer before giving an approval under subsection (1)(d).\n22—Property to be held on behalf of Crown\nA statutory corporation holds its property on behalf of the Crown.\n23—Transfer of property etc\n\t(1)\tThe Minister may with the concurrence of the Treasurer, by notice in the Gazette—\n\t(a)\ttransfer an asset, right or liability of the Minister to a statutory corporation or to SAHT;\n\t(b)\ttransfer an asset, right or liability of a statutory corporation—\n\t(i)\tto the Minister; or\n\t(ii)\tto another statutory corporation; or\n\t(iii)\tto SAHT; or\n\t(iv)\tto the Crown, or to another agent or instrumentality of the Crown (not established under this Act); or\n\t(v)\tin prescribed circumstances, subject to prescribed conditions (if any), and with the agreement of the person or body—to a person or body that is not an agent or instrumentality of the Crown;\n\t(c)\ton the revocation of a precinct plan under Part 2B, transfer an asset, right or liability of a statutory corporation or an agent or instrumentality of the Crown to a person or body that is not an agent or instrumentality of the Crown, with the agreement of the person or body.\n\t(2)\tA notice under subsection (1) may make other provisions that in the opinion of the Minister are necessary or expedient in connection with the relevant transfer.\n\t(3)\tHowever, the Minister must not act under subsection (1)(b) if to do so would contravene an express agreement entered into by the Minister that limits the Minister's powers in relation to the statutory corporation.\n24—Securities\n\t(1)\tA statutory corporation may, with the approval of the Minister—\n\t(a)\tgrant a mortgage or charge over an asset of the statutory corporation; or\n\t(b)\tenter into a contract of guarantee or indemnity; or\n\t(c)\tissue debentures or promissory notes that are charged over the assets of the statutory corporation generally, or over specified assets of the statutory corporation; or\n\t(d)\tissue inscribed debenture stock in accordance with a scheme prescribed by the regulations.\n\t(2)\tThe Minister must obtain the concurrence of the Treasurer before giving an approval under subsection (1).\n\t(3)\tA liability of a statutory corporation incurred with the concurrence of the Treasurer is guaranteed by the Treasurer.\n25—Tax and other liabilities\n\t(1)\tThe Treasurer may require a statutory corporation to pay all or specified rates, duties, taxes and imposts, and to assume other liabilities and duties (either generally or of a specified kind), as would apply under the law of the State if the statutory corporation were a public company.\n\t(2)\tThe Treasurer may require a statutory corporation to pay to the Treasurer, for the credit of the Consolidated Account, such amounts as the Treasurer from time to time determines to be equivalent in effect to either (or both) of the following:\n\t(a)\tincome tax and other taxes or imposts that the statutory corporation does not pay to the Commonwealth but would be liable to pay under the law of the Commonwealth if it were constituted and organised in such manner as the Treasurer determines to be appropriate for the purposes of this subsection as a public company or, in the case of a statutory corporation with two or more divisions, as two or more public companies; and\n\t(b)\tcouncil rates that the statutory corporation would be liable to pay to a council if the statutory corporation were a public company.\n\t(3)\tAmounts determined to be payable under subsection (2) must be paid by the statutory corporation at the times and in the manner determined by the Treasurer.\n26—Dividends\n\t(1)\tA statutory corporation to which this section applies must, before the end of each financial year, recommend to the Minister that the statutory corporation pay a specified dividend, or not pay a dividend, for that financial year, as the statutory corporation considers appropriate.\n\t(2)\tThe Minister may, in consultation with the Treasurer, by notice to the statutory corporation—\n\t(a)\tapprove a recommendation of the statutory corporation under subsection (1); or\n\t(b)\tdetermine that a specified dividend be paid, or that no dividend be paid,\nas the Minister and the Treasurer consider appropriate.\n\t(3)\tA statutory corporation to which this section applies must, if so required by the Minister at any time during a financial year, recommend to the Minister that a specified interim dividend or specified interim dividends be paid by the statutory corporation for that financial year, or that no such dividend or dividends be paid by the statutory corporation, as the corporation considers appropriate.\n\t(4)\tThe Minister may, in consultation with the Treasurer, by notice to the statutory corporation—\n\t(a)\tapprove a recommendation of the statutory corporation under subsection (3); or\n\t(b)\tdetermine that an interim dividend or interim dividends be paid, or that no interim dividend be paid,\nas the Minister and the Treasurer consider appropriate.\n\t(5)\tIf a dividend or interim dividend or dividends is or are to be paid by a statutory corporation, the dividend or interim dividend or dividends must be paid by the statutory corporation to the Minister in the manner and at the time or times determined by the Minister in consultation with the Treasurer.\n\t(6)\tIf the Minister receives an amount from a statutory corporation under this section, the Minister may, in consultation with the Treasurer—\n\t(a)\tallocate that amount, or a part of that amount, in a manner determined by the Minister; or\n\t(b)\tpay that amount, or a part of that amount, for the credit of the Consolidated Account.\n\t(7)\tA recommendation under this section must be made by the board of the statutory corporation and may not be made by a person or committee pursuant to a delegation.\n\t(8)\tThis section applies to a statutory corporation that is required to comply with this section by the Minister in consultation with the Treasurer.\n27—Audit and accounts\n\t(1)\tA statutory corporation must, unless exempted by the Minister after consultation with the Treasurer, establish and maintain effective internal auditing of its operations.\n\t(2)\tA statutory corporation must keep proper accounting records in relation to its financial affairs, and must have annual statements of accounts prepared in respect of each financial year.\n\t(3)\tThe accounting records and statements of accounts must comply with any applicable instructions of the Treasurer under section 41 of the Public Finance and Audit Act 1987.\n\t(4)\tThe Auditor-General may at any time audit the accounts of a statutory corporation and must audit the annual statement of accounts.\nDivision 7—Performance and reporting obligations\n28—Objectives\n\t(1)\tThe Minister may, after consultation with a statutory corporation, prepare a statement setting various objectives, targets or goals that the statutory corporation is to pursue over the period specified in the statement and dealing with such other matters as the Minister considers appropriate.\n\t(2)\tThe statutory corporation must review the statement whenever it is necessary to do so on account of a direction of the Minister under this Act, and in any event at least once in every twelve month period.\n\t(3)\tThe Minister may, after consultation with a statutory corporation, amend a statement issued in relation to that statutory corporation at any time.\n\t(4)\tThe Minister must consult with the Treasurer if the statutory corporation is to be set financial objectives, targets or goals.\n29—Provision of information and reports to the Minister\n\t(1)\tA statutory corporation must, at the request of the Minister, furnish the Minister with such information or records in the possession or control of the statutory corporation as the Minister may require in such manner and form as the Minister may require.\n\t(2)\tIf a record in the possession or control of a statutory corporation is furnished to the Minister under this section, the Minister may make, retain and deal with copies of the record as the Minister thinks fit.\n\t(3)\tIf a statutory corporation considers that information or record furnished under this section contains matters that should be treated for any reason as confidential, the statutory corporation may advise the Minister of that opinion giving the reason for the opinion, and the Minister may, subject to subsection (4), act on that advice as the Minister thinks fit.\n\t(4)\tIf the Minister is satisfied on the basis of the statutory corporation's advice under subsection (3) that the statutory corporation owes a duty of confidence in respect of a matter, the Minister must ensure the observance of that duty in respect of the matter, but this subsection does not prevent the Minister from disclosing the matter as required in the proper performance of ministerial functions or duties.\n30—Annual report\n\t(1)\tA statutory corporation must, on or before 30 September in each year, prepare and present to the Minister a report on the operations of the statutory corporation during the financial year that ended on the preceding 30 June.\n\t(2)\tThe report must incorporate the audited accounts and financial statements of the statutory corporation.\n\t(3)\tThe Minister must, within 12 sitting days after receiving a report under this section, have copies of the report laid before both Houses of Parliament.\nPart 4—Miscellaneous\n31—Acquisition of land\nA statutory corporation may, with the consent of the Minister, acquire land for a purpose associated with the performance of its functions under and in accordance with the Land Acquisition Act 1969.\n32—Power to enter land\n\t(1)\tA person authorised in writing by the Minister to do so may enter land and conduct a survey, valuation, test or examination that the Minister considers necessary or expedient for the purposes of this Act.\n\t(2)\tA person must not enter land under this section unless the person has given reasonable notice of his or her intention to do so to the occupier of the land.\n\t(3)\tA person must not, without reasonable excuse, hinder a person in the exercise of a power under this section.\nPenalty: Division 6 fine.\n\t(4)\tThis section does not limit a power conferred by or under an agreement or mortgage, or by or under another Act or law.\n33—Satisfaction of Treasurer's guarantee\nA liability of the Treasurer arising by virtue of a guarantee under this Act is to be paid out of the Consolidated Account (which is appropriated to the necessary extent).\n34—Effect of transfers\n\t(1)\tThe transfer of an asset, right or liability under this Act operates by force of this Act and despite the provisions of another law.\n\t(2)\tThe transfer of a liability under this Act operates to discharge the body from which the liability was transferred from the liability.\n35—Registering authorities to note transfer\n\t(1)\tThe Registrar-General or another authority required or authorised under a law of the State to register or record transactions affecting assets, rights or liabilities, or documents relating to such transactions, must, on application under this section, register or record in an appropriate manner the transfer to the Minister or another body of an asset, right or liability by regulation, proclamation or notice under this Act.\n\t(2)\tAn instrument relating to an asset, right or liability that has transferred to the Minister or a body by regulation, proclamation or notice under this Act must, if the instrument is executed by the Minister or the body and is otherwise in an appropriate form, be registered or recorded by the Registrar-General or another appropriate authority despite the fact that the Minister or the body has not been registered or recorded as the proprietor of the property under subsection (1).\n\t(3)\tThe vesting of property by regulation, proclamation or notice under this Act, and an instrument evidencing or giving effect to that vesting, are exempt from stamp duty.\n36—Offences\n\t(1)\tA prosecution for an offence against this Act may be commenced within three years after the date of the alleged commission of the offence or, with the authorisation of the Attorney-General, at a later time within five years after the date of the alleged commission of the offence.\n\t(2)\tAn apparently genuine document purporting to be signed by the Attorney-General and to authorise the commencement of proceedings for an offence against this Act will be accepted in legal proceedings, in the absence of proof to the contrary, as proof of the authorisation.\n36A—Approvals by Minister or Treasurer\nA matter under this Act for which the approval of the Minister or the Treasurer is required will be regarded as having that approval—\n\t(a)\twhether the approval is given in respect of that particular matter or a class of matters to which it belongs; and\n\t(b)\twhether the approval is given by the Minister or Treasurer or by a person acting with the authority of the Minister or Treasurer.\n37—Regulations\n\t(1)\tThe Governor may make regulations that are contemplated by, or necessary or expedient for the purposes of, this Act.\n\t(2)\tWithout limiting the generality of subsection (1), the regulations may—\n\t(a)\tmake provision for, or in relation to, the form or content of any agreement between a statutory corporation and another party;\n\t(b)\tmake provision in relation to—\n\t(i)\tthe operations of a statutory corporation;\n\t(ii)\tthe dissolution of a statutory corporation;\n\t(c)\tmake provision for matters relevant to landlord and tenant issues arising from the provision of public housing;\n\t(d)\tmake provision for information to be kept by statutory corporations, and for the provision of reports or returns to the Minister or a prescribed person or authority;\n\t(e)\tprescribe penalties, not exceeding $500, for a breach of a regulation.\n\t(3)\tThe regulations may—\n\t(a)\tbe of general or limited application; and\n\t(b)\tmake different provision according to the persons, things or circumstances to which they are expressed to apply; and\n\t(c)\tprovide that a matter or thing is to be determined, dispensed with, regulated or prohibited according to the discretion of the Minister or a prescribed person or authority.\nSchedule 2—Transitional provisions\n1—Interpretation\nIn this Schedule—\nHomestart means Homestart Finance Ltd (ACN 008 272437);\nrelevant day means the day on which this Schedule comes into operation;\nUrban Land Trust means the South Australian Urban Land Trust (as in existence immediately before the relevant day).\n3—Dissolution of Homestart\nHomestart is, by force of this clause, dissolved.\n4—Staff\n\t(1)\tThe Governor may, by proclamation, transfer the employment of a person who was an officer or employee of Homestart or the Urban Land Trust immediately before the relevant day—\n\t(a)\tto the Department; or\n\t(b)\tto SAHT; or\n\t(c)\tto a statutory corporation established under this Act.\n\t(2)\tThe transfer of a person under subclause (1) does not affect—\n\t(a)\texisting conditions of employment or existing or accruing rights to leave; or\n\t(b)\ta process commenced for variation of those conditions or rights.\n5—Vesting of property etc in the Minister\n\t(1)\tThe Minister succeeds to all the property, assets, rights, powers, liabilities and obligations of Homestart and the Urban Land Trust.\n\t(2)\tHowever, subclause (1) does not apply to property, assets, rights, powers, liabilities or obligations vested by the Governor, by proclamation, in—\n\t(a)\tthe Crown; or\n\t(b)\tanother Minister of the Crown; or\n\t(c)\tan agent or instrumentality of the Crown; or\n\t(d)\ta statutory corporation established under this Act.\n\t(3)\tThe vesting of property by this clause, and an instrument evidencing or giving effect to that vesting, are exempt from stamp duty.\n\t(4)\tThe Registrar-General or another authority required or authorised under a law of the State to register or record transactions affecting assets, rights or liabilities, or documents relating to such transactions, must, on application under this clause, register or record in an appropriate manner a vesting under this clause.\n\t(5)\tAn instrument relating to an asset, right or liability that has vested in the Minister or a body under this clause must, if the instrument is executed by the Minister or the body and is otherwise in an appropriate form, be registered or recorded by the Registrar-General or another appropriate authority despite the fact that the Minister or the body has not been registered or recorded as the proprietor of the property under subclause (4).\n6—Statutory fund\nThe South Australian Urban Land Trust Fund vests in the Minister.\n7—References\nThe Governor may, by proclamation, declare that a reference in an Act or instrument (or an instrument of a specified class) to Homestart or the Urban Land Trust is to be taken to be a reference to the Minister, or to a body specified in the proclamation.\n8—Regulations\nThe regulations may contain other provisions of a saving or transitional nature consequent on the enactment of this Act.\nLegislative history\nNotes\n\t•\tPlease note—References in the legislation to other legislation or instruments or to titles of bodies or offices are not automatically updated as part of the program for the revision and publication of legislation and therefore may be obsolete.\n\t•\tEarlier versions of this Act (historical versions) are listed at the end of the legislative history.\n\t•\tFor further information relating to the Act and subordinate legislation made under the Act see the Index of South Australian Statutes or www.legislation.sa.gov.au.\nFormerly\nHousing and Urban Development (Administrative Arrangements) Act 1995\nLegislation repealed by principal Act\nThe Urban Renewal Act 1995 repealed the following:\nUrban Land Trust Act 1981\nLegislation amended by principal Act\nThe Urban Renewal Act 1995 amended the following:\nHousing Improvement Act 1940\nPrincipal Act and amendments\nNew entries appear in bold.\nYear\nNo\nTitle\nAssent\nCommencement\n1995\n42\nHousing and Urban Development (Administrative Arrangements) Act 1995\n4.5.1995\n1.7.1995 (Gazette 15.6.1995 p2842)\n1995\n109\nSouth Australian Housing Trust Act 1995\n21.12.1995\n1.1.1996 (Gazette 21.12.1995 p1759)\n1999\n33\nFinancial Sector Reform (South Australia) Act 1999\n17.6.1999\nSch (item 29)—1.7.1999 being the date specified under s 3(16) of the Financial Sector Reform (Amendments and Transitional Provisions) Act (No. 1) 1999 of the Commonwealth as the transfer date for the purposes of that Act: s 2(2) \n2006\n43\nStatutes Amendment (Domestic Partners) Act 2006\n14.12.2006\nPt 46 (s 128)—1.6.2007 (Gazette 26.4.2007 p1352)\n2007\n20\nStatutes Amendment (Affordable Housing) Act 2007\n14.6.2007\nPt 4 (ss 85—91)—1.7.2007 (Gazette 28.6.2007 p2826)\n2009\n58\nStatutes Amendment (National Industrial Relations System) Act 2009\n26.11.2009\nPt 5 (s 31)—1.1.2010 (Gazette 17.12.2009 p6351)\n2009\n84\nStatutes Amendment (Public Sector Consequential Amendments) Act 2009\n10.12.2009\nPt 79 (s 189)—1.2.2010 (Gazette 28.1.2010 p320)\n2013\n45\nHousing and Urban Development (Administrative Arrangements) (Urban Renewal) Amendment Act 2013\n24.10.2013\nPt 2 (ss 4—10) & Sch 1 (cl 3)—18.9.2014 (Gazette 18.9.2014 p5251)\n2015\n8\nStatutes Amendment (Boards and Committees—Abolition and Reform) Act 2015\n18.6.2015\nPt 41 (ss 267 & 268)—1.7.2015 (Gazette 25.6.2015 p3076)\n2016\n14\nPlanning, Development and Infrastructure Act 2016\n21.4.2016\nSch 6 (cll 25 to 30)—19.3.2021 (Gazette 4.3.2021 p822)\n2025\n23\nState Development Coordination and Facilitation Act 2025\n22.5.2025\nSch 3 (cll 15 to 17)—7.10.2025 (Gazette 4.9.2025 p3773)\nProvisions amended\nNew entries appear in bold.\nEntries that relate to provisions that have been deleted appear in italics.\nProvision\nHow varied\nCommencement\nLong title\namended under Legislation Revision and Publication Act 2002\n\n\namended by 45/2013 s 4\n18.9.2014\nPt 1\n\n\ns 1\namended by 45/2013 s 5\n18.9.2014\ns 2\nomitted under Legislation Revision and Publication Act 2002\n\ns 3\n\n\ns 3(1)\n\n\ncouncil\ninserted by 45/2013 s 6(1)\n18.9.2014\nDepartment\nsubstituted by 20/2007 s 85(1)\n1.7.2007\ndomestic partner\ninserted by 43/2006 s 128(1)\n1.6.2007\nprecinct\ninserted by 45/2013 s 6(2)\n18.9.2014\nrelative\namended by 43/2006 s 128(2)\n1.6.2007\nSACHA\ninserted by 109/1995 Sch 1 cl 3(a)\n1.1.1996\n\ndeleted by 20/2007 s 85(2)\n1.7.2007\nSAHT\namended by 109/1995 Sch 1 cl 3(b)\n1.1.1996\nspouse\nsubstituted by 43/2006 s 128(3)\n1.6.2007\nURA\ninserted by 45/2013 s 6(3)\n18.9.2014\ns 3(2)\namended by 43/2006 s 128(4)\n1.6.2007\nPt 2\n\n\ns 4\n\n\ns 4(1)\namended by 109/1995 Sch 1 cl 3(c)\n1.1.1996\n\namended by 33/1999 Sch (item 29(a))\n1.7.1999\ns 4(2)\namended by 109/1995 Sch 1 cl 3(d)\n1.1.1996\ns 4(3)\namended by 109/1995 Sch 1 cl 3(e)\n1.1.1996\ns 5\namended by 20/2007 s 86(1)—(4)\n1.7.2007\n\namended by 45/2013 s 7\n18.9.2014\n\namended by 14/2016 Sch 6 cl 25\n19.3.2021\ns 6\n\n\ns 6(1)\namended by 109/1995 Sch 1 cl 3(f)\n1.1.1996\ns 7\n\n\ns 7(1)\ndeleted by 8/2015 s 267(1)\n1.7.2015\ns 7(2)\namended by 8/2015 s 267(2)\n1.7.2015\nPt 2A\ninserted by 45/2013 s 8\n18.9.2014\ns 7C\n\n\ns 7C(1)\namended by 14/2016 Sch 6 cl 26\n19.3.2021\nPt 2B\ninserted by 45/2013 s 8\n18.9.2014\ns 7G\n\n\nDevelopment Assessment Commission\ndeleted by 14/2016 Sch 6 cl 27(1)\n19.3.2021\nPlanning Minister\namended by 14/2016 Sch 6 cl 27(2)\n19.3.2021\nprecinct authority\namended by 23/2025 Sch 3 cl 15\n7.10.2025\nState Planning Commission\ninserted by 14/2016 Sch 6 cl 27(3)\n19.3.2021\ns 7H\n\n\ns 7H(1)\namended by 14/2016 Sch 6 cl 28(1)\n19.3.2021\n\namended by 23/2025 Sch 3 cl 16(1)\n7.10.2025\nnote\ninserted by 23/2025 Sch 3 cl 16(2)\n7.10.2025\ns 7H(3)\namended by 14/2016 Sch 6 cl 28(2)\n19.3.2021\n\namended by 23/2025 Sch 3 cl 16(3)\n7.10.2025\ns 7H(5)\namended by 14/2016 Sch 6 cl 28(3)\n19.3.2021\n\ndeleted by 23/2025 Sch 3 cl 16(4)\n7.10.2025\ns 7H(10)—(12)\namended by 14/2016 Sch 6 cl 28(4)\n19.3.2021\ns 7H(19)\namended by 23/2025 Sch 3 cl 16(5)\n7.10.2025\ns 7I\n\n\ns 7I(2)\namended by 14/2016 Sch 6 cl 29(1)—(3)\n19.3.2021\n\namended by 23/2025 Sch 3 cl 17(1)\n7.10.2025\ns 7I(4)\namended by 14/2016 Sch 6 cl 29(4)\n19.3.2021\ns 7I(5)\nsubstituted by 14/2016 Sch 6 cl 29(5)\n19.3.2021\ns 7I(8)\namended by 23/2025 Sch 3 cl 17(2)\n7.10.2025\ns 7I(9)\ndeleted by 23/2025 Sch 3 cl 17(3)\n7.10.2025\ns 7I(12)\namended by 14/2016 Sch 6 cl 29(6)\n19.3.2021\ns 7I(12a)\ninserted by 23/2025 Sch 3 cl 17(4)\n7.10.2025\ns 7I(13)\namended by 23/2025 Sch 3 cl 17(5)\n7.10.2025\ns 7I(14)\nsubstituted by 14/2016 Sch 6 cl 29(7)\n19.3.2021\ns 7I(16)\namended by 14/2016 Sch 6 cl 29(6)\n19.3.2021\ns 7I(17)\namended by 23/2025 Sch 3 cl 17(6)\n7.10.2025\ns 7J\n\n\ns 7J(1)\nsubstituted by 14/2016 Sch 6 cl 30(1)\n19.3.2021\ns 7J(3)\namended by 14/2016 Sch 6 cl 30(2)\n19.3.2021\ns 7J(4)\namended by 14/2016 Sch 6 cl 30(3)\n19.3.2021\nPt 3\n\n\nss 12 and 13\ndeleted by 20/2007 s 87\n1.7.2007\ns 14\n\n\ns 14(2)—(4)\ndeleted by 20/2007 s 88\n1.7.2007\ns 17\n\n\ns 17(1)\namended by 20/2007 s 89\n1.7.2007\n\namended by 84/2009 s 189\n1.2.2010\ns 17(4)\ninserted by 58/2009 s 31\n1.1.2010\n\nmay expire by proclamation: s 17(5)\n\ns 17(5)\ninserted by 58/2009 s 31\n1.1.2010\ns 21\n\n\ns 21(1)\namended by 33/1999 Sch (item 29(b))\n1.7.1999\ns 21(3)\namended by 109/1995 Sch 1 cl 3(g)\n1.1.1996\n\namended by 20/2007 s 90\n1.7.2007\ns 23\n\n\ns 23(1)\namended by 109/1995 Sch 1 cl 3(h)\n1.1.1996\n\namended by 20/2007 s 91\n1.7.2007\n\namended by 45/2013 s 9\n18.9.2014\ns 25\n\n\ns 25(1)\namended by 109/1995 Sch 1 cl 3(i)\n1.1.1996\ns 25(2)\namended by 109/1995 Sch 1 cl 3(j), (k)\n1.1.1996\ns 25(4)\ndeleted by 109/1995 Sch 1 cl 3(l)\n1.1.1996\ns 28\n\n\ns 28(2)\namended by 109/1995 Sch 1 cl 3(m)\n1.1.1996\nPt 4\n\n\ns 36A\ninserted by 109/1995 Sch 1 cl 3(n)\n1.1.1996\nSch 1\nomitted under Legislation Revision and Publication Act 2002\n\nSch 2\n\n\ncl 2\nomitted under Legislation Revision and Publication Act 2002\n\nTransitional etc provisions associated with Act or amendments\nHousing and Urban Development (Administrative Arrangements) (Urban Renewal) Amendment Act 2013, s 10 and Sch 1 cl 3\n10—Review\n\t(1)\tThe Minister must cause a review of the operation and impact of this Act to be conducted and a report on the results of the review to be submitted to him or her within 2 years after the commencement of this Act.\n\t(2)\tThe Minister must, within 6 sitting days after receiving the report, cause copies of the report to be laid before both Houses of Parliament.\n3—Transitional provision\n\t(1)\tThe Governor may, during the first 12 months after commencement of this clause, by regulation, exempt a precinct authority from compliance with the requirements of section 7I(8) of the Urban Renewal Act 1995 (as inserted by this Act) relating to consultation on or publication of a draft precinct plan.\n\t(2)\tTerms used in this clause and also in Part 2B of the Urban Renewal Act 1995 (as inserted by this Act) have the same meanings in this clause as they have in Part 2B.\nStatutes Amendment (Boards and Committees—Abolition and Reform) Act 2015\n268—Transitional provision\nA member of an advisory committee established under section 7(1) of the Urban Renewal Act 1995 as in force immediately before the commencement of section 267 of this Act ceases to hold office on the commencement of this section.\nHistorical versions\nReprint No 1—1.1.996\n\nReprint No 2— 1.7.1999\n\n1.6.2007\n\n1.7.2007\n\n1.1.2010\n\n1.2.2010\n\n18.9.2014\n\n1.7.2015\n\n19.3.2021\n\nAppendix—Divisional penalties and expiation fees\nAt the date of publication of this version divisional penalties and expiation fees are, as provided by section 28A of the Acts Interpretation Act 1915, as follows:\n\nDivision\nMaximum imprisonment\nMaximum fine\nExpiation fee\n1\n15 years\n$60 000\n—\n2\n10 years\n$40 000\n—\n3\n7 years\n$30 000\n—\n4\n4 years\n$15 000\n—\n5\n2 years\n$8 000\n—\n6\n1 year\n$4 000\n$300\n7\n6 months\n$2 000\n$200\n8\n3 months\n$1 000\n$150\n9\n–\n$500\n$100\n10\n–\n$200\n$75\n11\n–\n$100\n$50\n12\n–\n$50\n$25\nNote: This appendix is provided for convenience of reference only.","sortOrder":0}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Act’s scope has been broadened since enactment. Key expansions include creation and powers of the Urban Renewal Authority (Part 2A: ss 7A–7F inserted 2013) and a precinct regime with planning and revenue powers (Part 2B: ss 7G–7N inserted 2013). Subsequent amendments aligned precinct planning and deemed‑to‑satisfy mechanisms with the Planning, Development and Infrastructure Act 2016 (ss 7I, 7J amended 2016/2021) and updated precinct and authority definitions in 2025. These changes extended the Act from administrative housing arrangements to a statutory framework granting land‑use override mechanisms, asset transfer powers, revenue‑raising and fiscal obligations (see ss 21, 23–25, 7K–7L)."},"complexity_factors":["Multiple institutional layers: Minister, Department, statutory corporations, URA, precinct authorities and panels create overlapping decision‑makers (ss 4, 7A–7F, 7G–7N).","Extensive discretionary powers: broad delegation, regulation‑making and discretion to determine procedures, confidentiality and approvals (ss 6, 7I(6)(d), 7I(12a), 37).","Cross‑legislative interaction: precinct plans and deemed‑to‑satisfy certifications operate by reading the Planning, Development and Infrastructure Act 2016 subject to this Act (ss 7I(5), 7J).","Financial and fiscal mechanisms: borrowing, securities, Treasurer concurrence and guarantees, and Treasurer power to require tax‑equivalents create fiscal complexity and contingent liabilities (ss 4(1)(d),(h), 24, 25, 33).","Asset transfer and vesting mechanics: statutory transfers by regulation/proclamation, stamping exemptions and registration rules affect property rights and titles (ss 4(3), 23, 34, 35; Schedule 2).","Revenue‑raising and rate powers for precinct authorities (including ability to require councils to collect rates) introduce novel local‑government finance interactions (ss 7K(4)–(5)).","Procedural and consultation requirements with multiple bodies (State Planning Commission, councils, LGA, parliamentary reporting) add layered compliance obligations (ss 7H(3),(9),(10)–(13), 7K(6)–(9), 7N).","Statutory corporation governance rules: board appointments, duties, reporting, audit and ministerial control create enterprise governance complexity (Part 3: ss 8–11, 16, 26–30)."],"plain_english_summary":"This Act lets the State create an Urban Renewal Authority (URA) and designate precincts for targeted redevelopment. It gives the Minister, the URA and appointed precinct authorities powers to acquire, hold, develop and transfer land, make precinct plans that can certify ‘deemed‑to‑satisfy’ development and, in some cases, levy charges or vary taxes. It affects landowners, councils, developers and the State budget because decisions, approvals and financial liabilities (including Treasurer guarantees and tax‑equivalent requirements) shift to statutory bodies and precinct authorities."},"kimi_summary":{"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":true,"description":"The legislation has grown significantly beyond its original 1995 scope. Originally titled the 'Housing and Urban Development (Administrative Arrangements) Act 1995', it primarily dealt with administrative restructuring and statutory corporations. Major amendments in 2013 (Part 2A and 2B) added the Urban Renewal Authority and the precinct-based urban renewal system, fundamentally transforming it into a comprehensive planning and development control mechanism that interfaces with the Planning, Development and Infrastructure Act 2016. The 2025 amendments further expanded the precinct powers. The Act now operates as a hybrid of corporate governance, public housing management, and strategic planning legislation."},"complexity_factors":["Multiple overlapping Parts and Divisions (Parts 1, 2, 2A, 2B, 3, 4) with distinct but related subject matters","Extensive cross-referencing to other Acts including the Planning, Development and Infrastructure Act 2016, Local Government Act 1999, Public Corporations Act 1993, and South Australian Housing Trust Act 1995","Nested conditional logic in delegation powers (sections 6, 19) with multiple sub-paragraphs and exceptions","Complex definition of 'associate' in section 3(2) with four alternative tests including shareholding percentages and trust relationships","Detailed procedural requirements for precinct establishment (section 7H) with 21 subsections including consultation requirements, business case specifications, and panel establishment obligations","Interplay between precinct plans and the Planning, Development and Infrastructure Act 2016 (sections 7I, 7J) creating parallel planning systems","Multiple mechanisms for transferring assets/liabilities (sections 4(3), 23, 34, Schedule 2) with different triggers and conditions","Regulation-making powers with specific limitations and consultation requirements (sections 7K, 7L, 7N, 37)","Transitional provisions in Schedule 2 dealing with dissolution of predecessor bodies (Homestart, Urban Land Trust)","Legislative history showing numerous amendments (1995, 1999, 2006, 2007, 2009, 2013, 2015, 2016, 2025) indicating evolutionary complexity"],"plain_english_summary":"**What this law does:**\n\nThis is South Australia's **Urban Renewal Act 1995**. It creates a legal framework for redeveloping specific urban areas (called \"precincts\") and establishes government bodies to manage housing and urban development.\n\n**Key things it covers:**\n\n*   **The Urban Renewal Authority (URA):** A government body that buys land, cleans it up, builds housing (including affordable housing), and acts as a landlord for public housing. It can work with private developers on joint projects.\n*   **Precincts:** The Minister can declare specific areas as \"precincts\" for renewal. Each precinct gets a \"precinct authority\" to manage it and create detailed plans (master plans and implementation plans) that override normal council planning rules.\n*   **Statutory corporations:** The Act allows the government to create other corporate bodies (like the former HomeStart Finance) with specific functions, boards of management, and financial powers.\n*   **Ministerial powers:** The relevant Minister has broad powers to acquire property, borrow money, enter contracts, and transfer assets between government bodies.\n\n**Who it affects:**\n\n*   **Residents** in areas declared as precincts (their local planning rules may change).\n*   **Local councils** (they must follow precinct plans and may lose some planning control).\n*   **Developers** (they get streamlined approval processes in precincts).\n*   **Public housing tenants** (the URA manages their housing).\n\n**Why it matters:**\n\nThis Act allows the government to bypass normal planning processes to fast-track major redevelopment projects. It centralises control over urban renewal in the Minister and the URA, potentially overriding local council planning schemes. It also manages the state's public housing stock and can offer tax concessions to encourage development in designated areas."},"summary":{"complexity_score":1,"scope_assessment":{"changed":false,"description":"Scope assessment cannot be performed. No legislative text was provided due to a broken URL. It is not possible to determine whether the Act's scope changed from its original intent without access to the current and historical versions of the legislation."},"complexity_factors":["No legislative text was retrievable — the source URL returned a 404 Page Not Found error","A website migration in March 2026 appears to have broken the hyperlink","Without the actual text, no provisions, sections, definitions, or operative clauses can be assessed for complexity","The complexity score of 1 reflects absence of analysable content, not simplicity of the underlying Act"],"plain_english_summary":"**What happened here?**\n\nThe link provided did not successfully retrieve the text of the **Urban Renewal Act 1995 (SA)**. Instead, it returned a 'Page Not Found' error from the South Australian legislation website, likely due to a broken or outdated hyperlink following a website update in March 2026.\n\n**What this means for the analysis:**\nBecause the actual legislative text was not provided, a meaningful legal analysis cannot be completed. No provisions, definitions, obligations, or rights created by the Act are available to review.\n\n**What is generally known about this Act:**\nThe Urban Renewal Act 1995 (SA) historically established a framework for urban renewal projects in South Australia, likely involving land redevelopment, government authority powers, and coordination of housing or infrastructure renewal in designated areas. However, **this summary cannot be verified or expanded** without access to the actual text.\n\n**What you should do:**\nVisit [www.legislation.sa.gov.au](https://www.legislation.sa.gov.au) directly and search for the *Urban Renewal Act 1995* to access the current version of the legislation."}},"importantCases":[],"_links":{"self":"/api/acts/urban-renewal-act-1995","history":"/api/acts/urban-renewal-act-1995/history","analysis":"/api/acts/urban-renewal-act-1995/analysis","conflicts":"/api/acts/urban-renewal-act-1995/conflicts","importantCases":"/api/acts/urban-renewal-act-1995/important-cases","documents":"/api/acts/urban-renewal-act-1995/documents"}}