News & Discussion: General CBD Development

[Brando]

Amazing what insurance money can do...

[Wayno]

From the Australian

Urban designer David Cooke reveals 30-year master plan to revitalise Adelaide city centre

ADELAIDE’S CBD could get a massive population boost, new sporting facilities and a tram loop servicing rejuvenated public squares under a 30-year vision underpinned by a bid for the 2030 Commonwealth Games, Adelaide urban designer and architect David Cooke says.

In perhaps the most major privately produced document analysing the future planning and development needs of the city to date, Mr Cooke’s master’s thesis — produced over a year at the world-leading University of California, Berkeley — lays out a multibillion-dollar vision for Adelaide, and how it can be achieved.

Key to this is redeveloping the southwest corner of the city — underpinned by the development of housing for an athlete’s village which can be repurposed into residential housing and aged care/supported accommodation.

The major elements of Mr Cooke’s 300-plus page thesis are:

ATHLETE’S VILLAGE — the infill development of the southwest corner of the CBD with a variety of new housing options, increasing density while preserving natural light, increasing walkability and boosting the population by 17,000.

* TRAM EXTENSION — the tram would loop past all of the city’s squares, also connecting the airport to the CBD.
* NATIONAL CYCLING CENTRE — a world-class velodrome partially underground into Victoria Park, with a BMX track integrated within the landscape.
* RIVERBANK ARENA — rejuvenating Memorial Drive as an arena that could be used for public and sporting events, including tennis, basketball and netball facilities.
* HOCKEY FIELDS — new playing fields in the South Parklands which can be returned to public use after the Games.
* PARKLANDS ATHLETIC STADIUM — track and field facilities in the South Parklands adjacent to existing transport and schools.
* BROADCAST CENTRE — a media facility based in the west end university district which could then become a media and broadcast school.
* CLOSING OUR SQUARES — reshaping the city’s squares and closing them off to traffic to make them more usable and attractive public spaces.
* CYCLING LOOP — A continuous city cycling loop through the parklands.

Mr Cooke, who is a director of architecture firm Hames Sharley, says if SA is to prosper it needs to get the capital city functioning well, which means a greater population, better public spaces, a walkable city and good transport options.

Mr Cooke said his vision did not necessarily need to involve the Commonwealth Games, but a well-planned bid could provide the catalyst to drive the rejuvenation of the city.

Economic analysis, produced in collaboration with Berkeley business students, also showed his plan would be an economic boom for the state. The three-stage plan would generate an economic benefit of $1.38 billion in the first stage and $4.44 billion by the end of the second stage.

The document focuses development of new housing and facilities around Whitmore Square, in the southwest corner of the city.

The first stage would cost $580 million, including $150 million for the tram loop. The second stage would cost another $2 billion.

Mr Cooke’s starting point for his research was the 20 separate reports which have been produced by the State Government and other agencies in the past 13 years setting out a vision for the CBD, ranging from the State Strategic Plan in 2004, to reports from the Integrated Design Commission and other government agencies.

“There’s hundreds of thousands of dollars worth of intellectual knowledge and international experience in these reports which struggle for implementation, but they all essentially say the same thing,’’ Mr Cooke said.

“They’re generally all talking about improving housing within the city centre and bringing more people in to live in the city centre and a higher diversity of housing.’’

The Adelaide City Council’s and State Government’s population target for 2040 is 45,000 but the population is currently just 13,000 within the city centre.

Mr Cooke says Adelaide does not need to build high-rise residential towers to vastly grow its population.

Redevelopment of the very low density housing within the existing residential precincts of the city centre would boost population significantly at low to medium height buildings.

This would preserve natural light and allow for many smaller developers to become involved, building a variety of housing types.

“This becomes the vision for Adelaide over the next 30 years ... and it actually starts to reference what the founding fathers of our city back in 1836 were trying to create when they came to South Australia,’’ Mr Cooke said.

Higher density housing, albeit only up to a height of 10 storeys, would boost the city’s population by 17,000 just in the southwest corner of the city alone, while creating walkable urban streets and maintaining natural light.

“This particular part of Adelaide is 10 per cent, in terms of land area, of the city centre. Within that 10 per cent, using these design rules and building typologies, you can achieve 17,000 residents — or 50 per cent of the city centre population target — without a building over 10 stories,’’ Mr Cooke said.

“Most of the buildings are 4-6 storeys, delivered on small parcels.’’

The small parcel size also created opportunities for local property developers who would be ruled out if larger developments were proposed.

Mr Cooke said there should be strict rules about access to natural light and cross-ventilation in order to create streetscapes which were attractive for residents.

“You’re maintaining the quality of the streetscape and the city, by establishing development rules which the private sector is then able to respond to, while linking back to the city’s original development pattern.

“It’s actually incredibly dense, and it’s relatable to Adelaide. Adelaide isn’t a tall city.’’

Mr Cooke said another benefit was that Colonel Light’s original grid design for the city could be slowly “completed”, making it easier to walk through the city.

Mr Cooke said there were a lot of vacant sites in the southwest corner of the city, as well as a lot of government-owned land, which made it a good candidate for long-term redevelopment.

“It evolves over time, it doesn’t all have to happen at once,’’ he said.

Mr Cooke’s urban design involves a number of smaller streets which would be similar to pedestrian mews with a European feel, as well as larger streets shared by vehicles, trams and pedestrians.

Mr Cooke said lower-rise developments with good streetscapes would be more attractive for families who currently avoided living in the CBD.

A new tram loop connecting the city’s squares would mean that 75 per cent of city residents would be within five minutes’ walk of the tram, and 95 per cent within eight minutes.

Mr Cooke’s vision also involves an international-standard velodrome designed partially underground into Victoria Park, with a BMX track running over the side, hockey fields which can be retuned to public use after the Games, and a revitalisation of Memorial Drive.

A possibly contentious element of Mr Cooke’s vision includes putting buildings on the corners of Whitmore Square, and reducing the size of the road which runs around it. Such a proposal defines the square as an urban room, while maintaining the same size of open space of the square.

“There’s an opportunity by reducing the streets ... to give that land back to open space, back to Whitmore Square,’’ he said.

Mr Cooke said a number of other events could be tied into the Commonwealth Games strategy, including the BMX World Championships, the University Games and other youth-focused events, perhaps even the X-Games.

“That starts to build up our brand and our experience in hosting events, and creates longevity post-Adelaide 2030,’’ he said.

Mr Cooke said if planning started soon, the pitfalls of rushed development which came with Games bids could be avoided.

But he said his vision for Adelaide was a good one regardless of a Games bid.

“This approach is almost independent of Adelaide being successful at hosting the Games or not.

“This could be used as a document to help that succeed and I would be ecstatic if that were the case.

“But it’s more than that. This is the overall complete masterplan, focusing finally on the city centre. We focus so much as a metropolitan city on everything else.

“It’s rule number one, you start at the centre and you work your way out.

“Focusing on doing small incisions such as the tram loop, called Light’s Loop, $150 million — a single track, dual-way — that starts to repair the squares.

“There’s a lot of talk about tram extensions to Prospect, we need to go to Norwood and Unley. We do, but we need to get the city done first.’’

If the event were to be held in Adelaide, Mr Cooke says we would need accommodation for 6500 athletes, or about 2000 apartments, including accessible accommodation.

A dining hall, international media centre and sports venues would also be required.

The six key visions in the thesis, Short Term Games, Long Term Gains. A Plan to foster Adelaide’s urbanity and identity through the Commonwealth Games, are

* HOUSING — higher density and greater diversity
* HEALTH — increase participation in sports and recreation
* MOBILITY — walking and cycling as a first choice supported by the tram network
* ECONOMIC — greater employment opportunities
* IDENTITY — increase awareness of Adelaide
* PRIDE — reinstate state and city pride.

Mr Cooke will launch his vision for the city at a private event on Thursday 29th October.

[Wayno]

and some images from the above article:

An artist’s impression of the changes under David Cooke’s master plan for revitalising Adelaide.

30-yr-plan-4.jpg (62.61 KiB) Viewed 4052 times

The document focuses development of new housing and facilities around Whitmore Square, in the southwest corner of the city.

30-yr-plan-1.jpg (61.52 KiB) Viewed 4052 times

A new Riverbank arena is part of the plans.

30-yr-plan-2.jpg (46.85 KiB) Viewed 4052 times

The proposed National Cycling Centre would partially run underneath Victoria Park.

30-yr-plan-3.jpg (28.32 KiB) Viewed 4052 times

[Goodsy]

Looks fantastic

[Cranjer]

That's interesting. Apparently my 100-year old bluestone will be turned into apartments...

[Dvious]

I see buildings on the parklands, god forbid, kill it with fire in the sake of Activation!

[phenom]

That's interesting. Apparently my 100-year old bluestone will be turned into apartments...

I can't seem to access the article to see what the colour keys mean but based on the drawings the 3-storey townhouse I live in (built only circa ~2008) and the others are to be replaced.

For such a major research project and with the benefit of google/nearmap etc it might have been a bit more realistic to have designated new building where 'new buildings' haven't recently been built and/or where rows of heritage cottages exist.

[Wayno]

Anyone have insight to the profile of city apartment purchasers? Obviously a blend of investors and owner-occupiers, but what mix? Are investors mostly international? Perhaps driven by the parents of international students?

[Vee]

Anyone have insight to the profile of city apartment purchasers? Obviously a blend of investors and owner-occupiers, but what mix? Are investors mostly international? Perhaps driven by the parents of international students?

Don't know but guess that our excellent education services for international students, large degree of centralization of higher education facilities in the city, minimal transport costs eg tram, free bus and affordability for students would attract investment In the apartment market by parents and investors.

Interesting to read about this mooted zero deposit incentive? for new construction in the overheated/oversupplied? Melbourne apartment market. Telling?

Zero dollars deposit on Chinese property investors for off the plan apartments in Melbourne and serviced apartments on the Gold Coast. These deals were being spruiked to potential property investors at a conference in Shanghai.

Property Observer:
http://www.propertyobserver.com.au/forw ... oject.html

[PeFe]

From News.com.au

SA’s Westpac House for sale at $180m

DELAIDE’S most recognisable office tower is up for sale in arguably the city’s biggest CBD investment opportunity in recent years.
Market sources say the 31-floor Westpac House on King William St is likely to fetch upwards of $180 million in what is expected to a speedy and seamless sale.
The building last came to the market 11 years ago when Sydney based Abacus Property Group paid $102 million for the tower and two small, adjacent buildings.
Colliers International’s Ian Thomas has been appointed to handle the sale alongside Knight Frank’s Guy Bennett and CBRE’s Philip Rundle.
“Westpac House dominates the CBD skyline,” said Mr Thomas. “The tower building is one of only two premium grade properties in the Adelaide CBD and houses blue chip, corporate and private sector tenants.
“It is on par with commercial property investments across Australia. Its ability to attract a‘who’s who’ of tenants, and maintain itself ahead of the competition, augurs well for investors considering a long-term investment horizon.”
Westpac House was originally known as the State Bank building, before the bank’s collapse in 1991, when it was purchased by Santos and renamed the Santos Building.
It has been known as Westpac House since 2007.
Mr Bennett said Adelaide’s property reputation as a safe haven and major benefactor of the continued growth in China, southeast Asia and India was integral to any sale.
“Demand for quality Adelaide CBD investment assets remains strong,” he said. “This is the ultimate trophy asset in Adelaide.” Overseas, syndicate and private investors are likely to be attracted to the strong investment proposition he said.
Westpac House encompasses three buildings plus a large plaza and pedestrian thoroughfares. and basement car parking and service areas.



Rental income will not be an issue for any buyer said Mr Bennett with the building supported by a staggered lease expiry and a blue chip tenancy mix with high profile tenants including Westpac, Seek, the SA Government and AON.
The opportunity for capital and rental growth, a high and sustainable cash flow, rare and exclusive panoramic views over Adelaide will help drive any sale.
“The property still has repositioning and value add opportunities for potential purchasers via lobby refurbishment, leasing, and improving the NABERS Energy efficiency,” he said.
Mr Thomas said Westpac House would be highly sought after in an increasingly popular investment market.
“Competition for Adelaide CBD investments has strengthened in 2015 due to demand from institutional investors in acquisition phase plus a more active private investor market,” he said.
“Large domestic and offshore institutions are also in the market looking for prime quality assets with a preference for long lease terms to secure tenants.
“Adelaide’s property market, particularly the office sector, is experiencing increased demand as investors look for appealing yields and an alternative to the stock market. For investors, Adelaide offers more attractive yields than the eastern seaboard property markets.”
CBRE’s Philip Rundle said Westpac House, together with the adjoining Delmont and Perpetual buildings, offered a lettable area of 31,678.3sqm.
“With three street frontages, the property enjoys one of the most high profile positions in the CBD,” Mr Rundle said. “It has enjoyed excellent rental growth, very high occupancy levels, and strong tenant retention since it was built.
The building’s design, flexible and relatively large floor plates and expansive views set the building standard for the Adelaide CBD he said.
http://www.adelaidenow.com.au/realestat ... 7583669084

[crawf]

Anyone know what's happening with the building on the corner of Currie and KWS? - Adelaide Metro on the ground floor.

It's entirely covered in scaffolding .

[Patrick_27]

Anyone know what's happening with the building on the corner of Currie and KWS? - Adelaide Metro on the ground floor.

It's entirely covered in scaffolding .

Hopefully they're pulling it down! In comparison to what was there before, it's a massive piece of crap.

I believe it's asbestos ridden and as a result it's mostly empty, they're probably upgrading so it meets code.

[Vee]

Focus on Remembrance Day today saw these pics of the new Anzac Centenary Walk on Kintore Ave revealed...
via @HamiltonSmith

Interpretive wall from local black granite & an open blade fence.
Feature of Anzac Memorial Centenary Memorial Walk

https://mobile.twitter.com/HamiltonSmit ... 7705063424

Construction begins next week.

[crawf]

Looks good

[ml69]

Looks good

Agreed looks really nice and a quality enhancement.

If they could only now do the logical thing and extend the open blade fencing to the North Tce frontage (so it matches) and also opens up the view of Govt House from North Tce. Now is the time to find an extra million or so to finally do this!!