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What will Council retain through this commercial arrangement?
The commercial arrangement requires Commercial & General to develop the site in accordance with the endorsed design concept. The design concept incorporates a portion of open space on the corner of O’Connell Street and Tynte Street.
This area of open space in the form of a plaza will be retained by Council in line with our ambition to support the delivery of civic infrastructure to foster community connections.
How does the proposed development respect the adjacent heritage buildings and North Adelaide context more generally?
The podium levels of the development are designed to complement the height of nearby heritage buildings such as the Archer hotel. The upper tower levels are set back significantly from the boundary and step up gradually, which provides visual relief to the nearby low-rise buildings. Materials and finishes will be selected with consideration of the existing streetscape character including heritage places.
Will council be running the carpark in the new development?
The proposal will include publicly accessible car parking to support the retail and commercial uses on the site. Council will not be involved in managing this car park.
Will the development include affordable housing?
It is proposed that the development will include 15% affordable housing, and this is reflected in the contract between the City of Adelaide and Commercial & General.
What are my options if I am unhappy about the proposal?
In December 2020, following a comprehensive evaluation process Council selected Commercial & General to develop the site and has now entered into a contractual arrangement. The City of Adelaide and Commercial & General are now required to carry out their obligations as set out in the contract.
On 17 March 2021 the developer lodged a planning application for the design concept which had been endorsed by Council.
The assessment of the proposal will be undertaken by the State Commission Assessment Panel (SCAP). As the application is a category 2 development for public consultation purposes only property owners or occupiers of adjacent land will have the opportunity to comment on the application.
For more information on this process please visit the Plan SA website here.
How will traffic be managed during construction?
The Head Contractor will be required to produce a comprehensive Traffic Management Plan prior to construction beginning. This is a future activity (2022).
What overshadowing impacts will this development have on residential properties near the site?
The building will cast shadow at various times of day and year. The design incorporates generous setbacks from the street frontage and large spacing between the towers to reduce the shading effect (total combined footprint of the three towers is less than 30% of the site footprint).
A shading study is required under the Development Application process.
What impact will the development have on existing businesses in O’Connell Street?
The development will have an overall positive impact on existing businesses by bringing more residents and visitors into the precinct and reactivating O’Connell Street as a vibrant destination.
What is the development application process?
Developments greater in value than $10M are determined by the State Commission Assessment Panel (SCAP). Under the Development Regulations 2008, these projects will be referred to the Government Architect for advice. The nature of these projects lend themselves to the pre-lodgement and design review process, case managed by the relevant State Government Department.
The development application has been lodged and it will be assessed against the objectives and principles of the Adelaide (City) Development Plan.
For further information on the development application process please visit the Council website here.
What is the impact of this commercial arrangement on CoA ratepayers if C&G are not paying for the land up front?
Council will receive staged payments from Commercial & General which once the development is complete will be a total of $25.5M. There is no negative impact to ratepayers as this payment amount is greater than Council’s contribution to the purchase of the site.