News & Developments: Bowden TOD

[gnrc_louis]

Thanks! Looks pretty good I think too.

Bowden (albeit very slowly) is starting to look more complete as a whole.

This looks a lot better than I was expecting. This is outside RenewalSA's Bowden Development, but looks like they've heavily followed the urban design guidelines anyway. The apartment buildings are along Seventh St, and set back behind Gibson St, scale matches what has been established by Gibson and 7th on the opposite corner, and the very dilapidated heritage building will be restored and converted for cafe or similar usage.


Application here: https://plan.sa.gov.au/__data/assets/pd ... sEVBQe-eOY
(Better to look at the pictures in the application, whoever posted the pictures for the Advertiser looks to have everything set to potato quality.)

Developer wants to build 59 new townhouses and apartments, and a cafe, on a large block in Bowden



Another housing estate is proposed for Bowden, in Adelaide’s hip inner west.

West Bowden Developments has lodged plans with the State Planning Commission for 43 two and three-storey townhouses, and 16 apartments, on a 7500sqm block at 78 Gibson Street.

A local heritage-listed former shop and home will be incorporated into the development, partially restored and turned into a cafe.

Some of the building would need to be demolished due to its condition, according to the development’s application.





Ekistics Planning and Design’s report states that the plan – which proposes buildings up to five storeys tall – “represents appropriate and orderly development”.

“The diversity in accommodation types and housing options will cater for differing needs and price points within the housing market,” it says.

Consultation on the $16m proposal – which supersedes an earlier 12-storey design – closes on April 19.

West Bowden Developments is registered to Sydney-based director Hamidoula Popal.

The Bowden redevelopment began in 2008 and is the State Government’s first infill project.

[Nathan]

Not impressed with the Crows eyeing off the gasworks site.

That site has been promised to be a park and mixed-use community site to both existing residents, and every purchaser in the development. To replace what could be a stand-out public space mixed with the heritage features with an empty field that will be out of bounds to the community for much of the time would be a massive let down. It offers no benefit to anyone in the area.

It reeks of the Crows seeing government (RenewalSA) owned land close to the city, and thinking they can bat their eyes and get a nice gift.

[Llessur2002]

Not impressed with the Crows eyeing off the gasworks site.

That site has been promised to be a park and mixed-use community site to both existing residents, and every purchaser in the development. To replace what could be a stand-out public space mixed with the heritage features with an empty field that will be out of bounds to the community for much of the time would be a massive let down. It offers no benefit to anyone in the area.

It reeks of the Crows seeing government (RenewalSA) owned land close to the city, and thinking they can bat their eyes and get a nice gift.

Me neither. Especially as an oval the size of Thebarton would take up pretty much the entire site between Chief Street and Drayton Street and presumably mean the loss of some of the heritage buildings which have been deliberately retained.

Seeing as the Heritage Precinct was such a massive part of the overall development plan I'd be really shocked if this proposal got off the ground - it would fundamentally change the character of the entire development.

It's interesting that neither RenewalSA or Charles Sturt have made any comment regarding this plan - which does make me wonder if this is a unilateral announcement by the Crows to see what sort of traction can be gained. Looking at the various comments on the Crows Facebook page and the Advertiser article does seem to suggest a significant preference for Brompton over Thebarton. Not that it makes it right of course...

[Nathan]

Not impressed with the Crows eyeing off the gasworks site.

That site has been promised to be a park and mixed-use community site to both existing residents, and every purchaser in the development. To replace what could be a stand-out public space mixed with the heritage features with an empty field that will be out of bounds to the community for much of the time would be a massive let down. It offers no benefit to anyone in the area.

It reeks of the Crows seeing government (RenewalSA) owned land close to the city, and thinking they can bat their eyes and get a nice gift.

Me neither. Especially as an oval the size of Thebarton would take up pretty much the entire site between Chief Street and Drayton Street and presumably mean the loss of some of the heritage buildings which have been deliberately retained.

Seeing as the Heritage Precinct was such a massive part of the overall development plan I'd be really shocked if this proposal got off the ground - it would fundamentally change the character of the entire development.

It's interesting that neither RenewalSA or Charles Sturt have made any comment regarding this plan - which does make me wonder if this is a unilateral announcement by the Crows to see what sort of traction can be gained. Looking at the various comments on the Crows Facebook page and the Advertiser article does seem to suggest a significant preference for Brompton over Thebarton. Not that it makes it right of course...

Yeah, the mockups I've seen on BigFooty have shown people placing the oval in such a way that requires the demolition of all the heritage buildings along East St (and even removing East St itself). Looking at the some of the community groups, it baffles me that anyone is supportive of this development over what we were originally promised, given these are the same people that will argue over whether it should be called Brompton Heritage District" over "Bowden Heritage District". Surely any non Crows-affiliated person can see that a large grass field has a negligible community contribution over the original plans for the area.

There's plenty of large factory sites that are selling up in the area, there's no reason why the Crows can't buy one of those, but by naming the gasworks it really does point to wanting a government handout, especially after their attempt at grabbing a parklands site for free.

[rev]

What a disgraceful outcome it would be.

I doubt it will happen, but I also wouldn't be surprised if it did happen.
Olsen, "former" Liberal hack in the Crows big seat..Liberal state government. The way some things get done in this state.

[Llessur2002]

I'm confused as to why anyone who lives in Bowden/Brompton would think this was a better outcome than the proposed heritage precinct. I can think of the following possibilities:

1) The prospect of a semi-public pool which would arguably be a positive for the area. However as far as I know a pool is not guaranteed to be part of the proposal and would be unlikely to be a family-friendly leisure pool, more likely a standard rectangular one for lap swimming.

2) The prospect of the development attracting more infrastructure to the area - I've read some posts about whether it would spur a tram line extension further along Port Road to Chief Street and/or along War Memorial Drive to the Oval. However, unless there's some sort of fans' club attached to the proposal I can't see why the handful of players and staff would warrant this.

3) The presence of the Crows HQ might spur further development and general improvement of the surrounding area. There might be a small amount of weight to this - I could, for example, see the club providing funds for Chief Street streetscape improvements etc.

Aside from the above unlikely-to-be-realised benefits I can only see an overall negative impact to the area compared to the original plans

Edit: One benefit very likely to be realised would be that the area would be cleaned up far quicker than it will be waiting for the heritage precinct to be realised. It really is moving at a glacial pace at the moment...

[Nathan]

The glacial pace of the heritage precinct at the moment has been remediation over the past two years.

On your 3rd point, council is already moving on streetscape improvements for Chief St. There was a community feedback round last year, which I assume is now being fed into planning.

[Llessur2002]

The glacial pace of the heritage precinct at the moment has been remediation over the past two years.

It's still glacial-pace remediation. I barely see any activity on site these days.

[Nathan]

So it seems the Crows-Gasworks idea is just a thought bubble.

One of the Charles Sturt councillors has been talking to RenewalSA and provided an update on one of the community Facebook groups. As of Wednesday RenewalSA have had no contact from the Crows regarding the proposal. As far as they're concerned, the existing plans for the heritage precinct are still the priority.

[gnrc_louis]

So it seems the Crows-Gasworks idea is just a thought bubble.

One of the Charles Sturt councillors has been talking to RenewalSA and provided an update on one of the community Facebook groups. As of Wednesday RenewalSA have had no contact from the Crows regarding the proposal. As far as they're concerned, the existing plans for the heritage precinct are still the priority.

Thanks for the update. That's great news - it would've been very out of place.

[Nathan]

Well, fuck.

BOWDEN – FORMER GASWORKS SITE
Renewal SA has held a long-term vision to remediate and transform the former Gasworks site – also known as the Bowden Heritage Precinct – into a vibrant, healthy and active precinct as part of the Bowden redevelopment.

Over the past few months, we have had numerous parties reach out to us to discuss this site, some of which have been reported in the media and others which have not.

This has coincided with an overall review of Bowden that we have been undertaking to ensure the project continues to align with changing market demands and delivers the best outcomes for South Australia.

We have therefore decided to seek interest from external parties on development options for the former Gasworks site to take advantage of the increased interest we are receiving from both local and interstate parties.

The site, formerly operated by Origin Energy, totals six hectares and is bounded by the Outer Harbor Railway Line, Drayton, Chief and Second Streets.

The process will seek to ensure the vision and objectives of the Bowden project are achieved and deliver clear benefits to the local community and State. There will also be a requirement to include the reuse of structures of heritage and cultural significance.

We will be taking the former Gasworks site to market in a two-stage process – a Registration of Interest followed by a Request for Proposal. This will be an open and public competitive process and subject to necessary probity requirements required for the sale of such a significant State-owned asset.

Renewal SA will continue to undertake community and stakeholder engagement around this project to ensure feedback is incorporated in the process.

We anticipate that the ROI will be in the market via the SA Tenders and Contracts website in July.

I look forward to keeping you updated on these and other significant development and investment opportunities over the coming months.

Chris Menz, Chief Executive

[SRW]

Over the past few months, we have had numerous parties reach out to us to discuss this site, some of which have been reported in the media and others which have not.

This tease indicates a pretty twisted understanding of transparency.

This will be an open and public competitive process and subject to necessary probity requirements required for the sale of such a significant State-owned asset.

And this tidbit pretty much confirms the behind the scenes moves. 'Necessary probity' as though it's an only obligation to begrudgingly tick and not itself a goal of public administration.

[how good is he]

So it talks about the sale of “such a significant State-owned asset”. It’s a bit vague what will be for sale in the 6 hectare site. I would expect the ovals/public open space to be excluded from sale as public assets but could the character buildings be bought by the Crows or anyone else (or possibly have say a 99-year lease, to effectively control/own them anyway)?

[Nathan]

And this tidbit pretty much confirms the behind the scenes moves. 'Necessary probity' as though it's an only obligation to begrudgingly tick and not itself a goal of public administration.

That seem to be on the money, given the timing of RenewalSAs press release, and then this appears in the Advertiser today:

Adelaide Crows partner with developer Pelligra to plan Brompton gasworks clubrooms
https://www.adelaidenow.com.au/news/sou ... cc0fd5ce69

The Adelaide Crows are zeroing in on Brompton’s Gasworks site for a new headquarters, backed by the developer of Holden’s former Elizabeth plant.

Melbourne-based developer Pelligra has become a financial partner with the Crows, helping co-ordinate plans for a commercial/residential development at the 6ha disused gasworks site.

It is understood Pelligra also has been charged with selling the Crows’ West Lakes training and office complex, where the club has been based since it was founded in 1990.

The Sunday Mail has been told talks about the Brompton site with its owner, state government land agency Renewal SA, have involved the Crows paying a nominal sale price but shouldering the financial burden of extensive, costly land remediation.

It is understood the club’s negotiators recently have focused efforts on Brompton – revealed on May 7 by Crows chairman John Olsen as a potential new headquarters – ahead of Thebarton Oval.

Asked about the Bowden joint venture with Pelligra, a Crows spokesman said: “The club is continuing to undertake due diligence on its two preferred sites for a new headquarters – Thebarton Oval and the Brompton Gasworks.

“We have also engaged the services of a project management group and an architect, along with a range of other consultancies to further assess the feasibility of both locations.” Pelligra chairman Ross Pelligra did not respond to requests for comment.

After inquiries from the Sunday Mail, Renewal SA on Friday night revealed it had “decided to seek interest from external parties on development options for the former gasworks site to take advantage of the increased interest we are receiving from both local and interstate parties”. Treasurer Rob Lucas, the minister responsible for Renewal SA, insisted talks about the gasworks were at an early stage and vowed “there’ll be no free kick for the Crows”.

Opposition Leader Peter Malinauskas, an ardent Port Adelaide supporter whose electorate includes Brompton, said he was prepared to back the Crows’ plans if they allowed for appropriate community open space, heritage protection and land clean-up.

Mr Malinauskas said he had contacted Mr Olsen, also the Liberal Party federal president, and sought a formal briefing.

It is understood Pelligra’s three-piece task is to manage the financial and land contamination risk, by putting money into the Brompton project, plus helping achieve an optimal price for the current Crows’ West Lakes headquarters.

Pelligra’s Adelaide property portfolio includes the former Holden plant, now known as Lionsgate Business Park, and the CBD’s Wakefield Hospital site.

Freehold ownership of the gasworks site would reduce planning approval risks and give the Crows a blank slate for developing offices, ovals and clubrooms.

Thebarton Oval is leased by the SANFL and is the home of the Adelaide Footy League.

The federal government has granted the Crows $15 million to relocate their headquarters from West Lakes.

In an email newsletter sent on Friday, Renewal SA chief executive Chris Menz said the former gasworks site would be taken to market in a two-stage process – a registration of interest followed by a request for proposal.

“This will be an open and public competitive process and subject to necessary probity requirements required for the sale of such a significant state-owned asset,” Mr Menz said.

Numerous parties had reached out to discuss the site in the past few months, he said, which had coincided with an “overall review” of the Bowden project.

The gasworks site, sold to the government in 2010, is part of the wider Bowden higher density infill redevelopment, which involves 20 separate residential and commercial projects, including the Plant 4 market and retail complex in the former Clipsal building.

When revealing the Brompton site as the Crows’ second option, Mr Olsen said a Crows takeover “would enable a green space to be built within that Brompton-Bowden area”.

At the time, Mr Olsen said many components of the designs for a training and administrative facility at the aquatic centre in North Adelaide – abandoned last year – would transfer to both the Brompton and Thebarton Oval sites.

[Norman]

I wouldn't have a problem with it if it includes open space that can be used by the public 75% of the time. At least this way we know that it will be maintained at a decent level while still allowing for public access, and the council would not be charged with the upkeep.

I wonder how the other clubs based in Melbourne address this, if they use closed playing fields or open space.