News & Developments: Prospect

[Patrick_27]

Exciting times for Prospect!

We now have a vacant commercial lot on the main road surrounded by a cheap colourbond fence.

Feeling more and more like O'Connell North Adelaide every day.

I sense sarcasm, Crawf.

[Pistol]

http://www.realestate.com.au/property-r ... -201514794

Fingers crossed developers want to do something engaging with this space and we don't end up with junk like at "Churchill Mews"...

[TomE]

Sorry, Sarcasm.

The now vacant Prospect Rd site (Mara's cinema) is eerily similar to the Le Cornu site.

[TomE]

Sorry, Sarcasm.

The now vacant Prospect Rd site (Mara's cinema) is eerily similar to the Le Cornu site.

Somebody is listening. Nice new temp fence in place so we can watch construction...

[EBG]

A project Under construction near 40 Churchill Rd, 4 stories plus under ground car park. Picture Monday 4 July 2016

[ghs]

This one is going to be assessed by the DAC on Thursday.

I notice that there's always a few 'for sale' signs on Churchill road. Seems that many of the locals
are selling up because they know that they can potentially get a good price by selling their property
to a developer.

39 Churchill Road

[Ben]

Shame almost none of these have ground level retail. Would've been a great little cafe strip with all these medium rise buildings.

[Nathan]

Shame almost none of these have ground level retail. Would've been a great little cafe strip with all these medium rise buildings.

Yup. And again with the blank wall to the street, with everyone looking out to the sides.

[TomE]

Seems that many of the locals are selling up because they know that they can potentially get a good price by selling their property
to a developer.

OR

If you don't sell up your neigbours either side will sell to a developer first. Then you are left with a single storey freestanding house with two 4 storey giants to the North and South.

There are a couple larger 4 x 822m2 sites sitting on Churchill not moving at the moment.

[TomE]

Shame almost none of these have ground level retail. Would've been a great little cafe strip with all these medium rise buildings.

I think this will come in time. It already has a large Chemist, Doctors sugery, Pub (Reepham) Thai ... Just missing an On The Run at the SOuthern end

Prospect Council has spent a fair bit raising the standard of curbing and vegetation along Churchill to make it quite nice.

[Ben]

This one going before the DAC on Thursday. 6 Levels 21m high and has a ground floor cafe - finally!

60 Belford Avenue Prospect

http://dac.sa.gov.au/__data/assets/pdf_ ... Report.pdf

[PeFe]

Latest update on the new Palace Nova Cinemas.
From The Advertiser

$20m cinema key to unlocking Prospect economy



A $20 million, 14-screen cinema development is being touted as the catalyst for an upgrade of one of Adelaide’s most driven thoroughfares.

The Village Heart, a strip of Prospect Rd running south of the town hall and boasting the cafe and cultural heart of Prospect, is embracing new businesses through recent successful auction sales and is set to welcome a night-time economy when the new Palace Nova cinema, replete with cafes and shops, is completed next year.

“More people are moving to inner city areas like Prospect and Bowden, Kent Town and Mile End,” said cinema developer Steve Maras.

“We have a different profile of resident living there, that’s interesting developers. There are Vietnamese and Mexican restaurants on Prospect Rd that wouldn’t have opened five or 10 years ago. They’re catering to the needs of the younger generations.”

Full article : http://www.adelaidenow.com.au/business/ ... 0e4ed1c9ed

[stumpjumper]

There are some interesting issues of urban design and fair treatment involved in the higher density development under the Inner Metropolitan Growth Strategy (IMGS), as well as some undeclared political pressures.

For a start, development and progress are inevitable, and a good thing. If there were no development, there'd be no city.

However, once the government gets involved in the shape of development, via zoning and other legislation, it becomes relevant to question what goals are set and what means are used to achieve them.

In the case of Prospect, the rezoning is intended to increase the population of the area, both to reduce urban sprawl and to boost the local economy. But nothing is without cost. The rezoning for higher density has delivered cash benefits to some landowners whose properties have increased considerably in value. If they are owner occupiers, the gain has been tax free. It has also reduced the value of some properties adjacent new multilevel developments. The owners of these properties will not be able to develop their properties in the same way, and are barred by statute from recovering for their loss. Other nearby properties will suffer loss of amenity from overshadowing.

The higher density development will also increase local loads in traffic and infrastructure, and may mean the loss of cheap retail tenancies which have acted as affordable incubator sites for new businesses.

The new apartments tend to attract transient residents who do not become actively involved with the community to the same extent as occupiers of single dwelling sites.

On the positive side, a lot of profitable building activity has been generated, and the higher density is good for local businesses.

There is an alternative to the main road development which is promoted by the government and the development industry through the Property Council which has lobbied strongly for the new planning regime. That alternative is the ongoing 'densification' of the suburbs beyond the main roads.

About 7% of houses are demolished annually in the Prospect area. These single houses are the lower quality stick, and each is generally replaced by two three bedroomed dwellings. Usually, one or two residents living in the existing house are replaced by four people or more occupying the two new dwellings. Because the new dwellings have off street parking usually for two cars, the developments cause fewer parking problems. There is less point loading of infrastructure, because the suburban network was designed for four or five people at that location when it was installed.

My figures for Prospect show that the same 20 year population targets would be achieved by the turnover and redevelopment of lower quality stock described, without the need for the IMGS and the problems it brings, while still delivering its advantages with the exception of low income housing, which the 'ongoing turnover' doesn't address.

Driving the IMGS were the government keen to be seen to be making big moves, and parts of the property industry geared towards multilevel housing.

I have spoken to various people involved, and have heard some interesting points of view. For example, the planning minister, John Rau, told me that my suggestion that enough houses were demolished each year and replaced by two dwellings to reach the government's targets only applied to the 'worst areas' of Prospect, and wouldn't apply, he said, 'in Salisbury Terrace, for example'. In fact, demolitions in Salisbury Terrace are above the 7% rate that would achieve the target population. A major builder told me that there was good money to be made by building the one into two smaller developments, while another builder called small developments 'rats and mice' and was interested only in multi level tilt slab work, where the profits were higher.

It seems to me that the IMGS overlooks what I'm calling the 'on going process of densification' and is being driven by political considerations by the government and by profit expectations by the property industry. The community is a weaker voice, and it is bearing the costs of the IMGS. The Prospect Council is driven by its mayor and political aspirant David O'Loughlin, who is keen to see as much building activity as possible in Prospect to build his stocks for when he stands again as ALP candidate for the seat of Adelaide.

Recently, I have heard that there is some regret in the government at the inequitable outcomes of the IMGS and it is being scaled back. It has even been said that the IMGS is not good planning practice, and is under review,

[dbl96]

A developer wants to build 800 new apartments as part of a 20-storey complex in this luxury suburb

James Hetherington, City North Messenger
September 5, 2016 5:07pm
Subscriber only

Thorngate residents offered up to six times the value of their properties
About 1000 homes, apartments to be built around Glenside Hospital
Port Adelaide master plan revealed: New townhouses, shops, cafes
A DEVELOPER will push ahead with plans for a 20-storey complex containing 800 apartments, three levels of shopping and a retirement village in Thorngate despite opposition from residents and community leaders.

MichaelKris Real Estate is behind the plans for the tightly-held suburb and over the past year has been offering “option agreements” to residents.

So far, it is understood about 20 residents have signed the agreements, which gives the real estate company first right to buy the property before November 2017.

MichaelKris Real Estate declined to comment on its plans last week but it is understood the company is pushing ahead with a vision to build the complex off Main North Rd and is still approaching property owners.

Prospect Mayor David O’Loughlin confirmed he had met with the developers, who outlined their intent for area, which is zoned as residential.

Throngate, in Adelaide’s inner north, is one of South Australia’s most expensive suburbs.

While RP Data Corelogic does not record a median house price for the suburb because there’s been less than 10 sales over the past 12 months, sales in Thorngate over the past two years include a four-bedroom house on 879sq m for $1.3 million and a three-bedroom house on 571sqm for $850,000.


Thorngate is a tightly-held suburb. This home was recently listed on Realestate.com.au
Mr O’Loughlin confirmed he and Prospect chief executive Cate Atkinson were shown “a series of drawings, all done by hand and in colour”.

He also confirmed MichaelKris Real Estate approached the council to buy some of its land off Thorngate St.

The developer declined to reveal more detailed plans to the City North Messenger.

“It indicated a proposal for three stories deep of parking with 3000 spaces,” Mr O’Loughlin told City North Messenger.

“It included a 3-storey shopping centre under 12 storeys of apartments, three levels of retirement village which would include a private hospital and three levels of supersized penthouse apartments, complete with car lifts.

“(It is) the equivalent of over 20 storeys high and covering more than a city block.

“The whole thing is preposterous.

“We made it clear we would no way approve their design.

“It is … unapprovable almost anywhere in the state except the CBD.”

The likely size of the development would mean it would be likely assessed by the State Government’s Development Assessment Commission and Planning Minister John Rau.

Thorngate resident Paul Ellis wrote to Mr Rau in opposition of the proposal and received a written reply from the minister.

Mr Rau wrote that any proposal “of the scale mentioned” would not be in line with building heights in the suburb and it would be “difficult” to align the development with the surrounding area.

“Therefore it is reasonable to expect that any application formally proposing such a development would not be supported by the relevant planning authority and would most likely be refused,” the letter reads.

A public meeting about the development was held at Prospect Council in June, prompted by resident concerns over the legality of the developer’s “option agreements” and how the complex would impact their suburb.

Option agreements are common place when developers plan to build large buildings.

Churcher St resident Anna Fusco said residents were against the development because of traffic concerns and building heights.

“We’ve formed a task group with the council and are looking at different avenues to keep ahead of anything happening,” Ms Fusco said.

“We’ve emailed Kate Ellis who has contacted Mr Rau in opposition of it.

“Rachel Sanderson has also been very helpful.”

[Pistol]

60 Belford Street is on Realestate.com

http://www.realestate.com.au/property-a ... -124257422

Looks good!