PRO: Fort Largs redevelopment

[stumpjumper]

The government has asked RenewalSA to oversee the residential development of the land at Largs Bay adjacent the newly renovated police academy. The land concerned includes the State Heritage listed 19th century coastal battery, complete with guns. The fort was part of a defensive system built to protect Adelaide from Russian warships which it was believed at one time at one time might be bothered to attack Adelaide.

The land could accommodate up to 200 or so houses, depending on allotment sizes, and depending whether the old fort is demolished or not.

That's the issue. The fort is protected by the state's highest level of heritage listing, but this government has a history of setting aside such listings by ministerial direction to facilitate development. In this case, the local council would like to retain the old fort, and there are indications that the community agrees. However, using special powers under the state's planning legislation - powers meant to facilitate major infrastructure projects - the minister has removed places from the state heritage register, whatever the opposition to such a move.

With RenewalSA declining to comment on the question of retaining the heritage-listed fort, it seems likely that the minister is considering its demolition.

There are two arguments against such a move.

There is the desire of the local council and it appears, the public, to retain the fort. A responsible and responsive government should not ignore the attitude of the council and public sentiment, particularly in relation to publicly owned land.

Then there is the argument that used creatively, such an unusual and interesting structure could be a feature of a redevelopment of the site, regardless of its heritage status. Certainly it's easier for a developer to work with a cleared site, but the result is too often a cookie cutter copy of standard, current design that has worked elsewhere. That approach keeps the risk managers happy, and is likely to result in a profitable development, especially in a seaside location such as this one. But there are numerous examples here and overseas where a developer has worked with features such as the fort on this site, using it to create a unique atmosphere, and selling point, for the development. Done successfully, the cash yield to the government could even be increased by retaining the fort.

In my opinion, the Fort Largs site could offer that sort of opportunity. Because the old fort is generally off limits to the public, its distinctive and attractive architecture is not well known. I suspect that the public interest in retaining it would be even greater if access to it were better. The fort complex should be seen as an advantage to a redevelopment, not an impediment.

Imagine a residential precinct called 'Fort Largs', approached in the current fashion via gateways reflecting the fine brick architecture of the fort, with the complex as an integral part of the design for the development and even of some residences, perhaps incorporating a coffee shop capitalising on the fort's commanding views over the gulf. What a cool location to call home!

This proposal needs proper exposure for public assessment and comment. It must not be slid under the radar by a government too keen to squeeze the last dollar available in the here and now from the sale of its surplus land. The minister, RenewalSA and the government should look to best practice elsewhere, and take the opportunity to give to the state a development which makes the most of the character and atmosphere of this special site with its Victorian fort rather than simply oversee the cashing in of the land for yet another copy of a standard small subdivision.

[pushbutton]

The government has asked RenewalSA to oversee the residential development of the land at Largs Bay adjacent the newly renovated police academy. The land concerned includes the State Heritage listed 19th century coastal battery, complete with guns. The fort was part of a defensive system built to protect Adelaide from Russian warships which it was believed at one time at one time might be bothered to attack Adelaide.

The land could accommodate up to 200 or so houses, depending on allotment sizes, and depending whether the old fort is demolished or not.

That's the issue. The fort is protected by the state's highest level of heritage listing, but this government has a history of setting aside such listings by ministerial direction to facilitate development. In this case, the local council would like to retain the old fort, and there are indications that the community agrees. However, using special powers under the state's planning legislation - powers meant to facilitate major infrastructure projects - the minister has removed places from the state heritage register, whatever the opposition to such a move.

With RenewalSA declining to comment on the question of retaining the heritage-listed fort, it seems likely that the minister is considering its demolition.

There are two arguments against such a move.

There is the desire of the local council and it appears, the public, to retain the fort. A responsible and responsive government should not ignore the attitude of the council and public sentiment, particularly in relation to publicly owned land.

Then there is the argument that used creatively, such an unusual and interesting structure could be a feature of a redevelopment of the site, regardless of its heritage status. Certainly it's easier for a developer to work with a cleared site, but the result is too often a cookie cutter copy of standard, current design that has worked elsewhere. That approach keeps the risk managers happy, and is likely to result in a profitable development, especially in a seaside location such as this one. But there are numerous examples here and overseas where a developer has worked with features such as the fort on this site, using it to create a unique atmosphere, and selling point, for the development. Done successfully, the cash yield to the government could even be increased by retaining the fort.

In my opinion, the Fort Largs site could offer that sort of opportunity. Because the old fort is generally off limits to the public, its distinctive and attractive architecture is not well known. I suspect that the public interest in retaining it would be even greater if access to it were better. The fort complex should be seen as an advantage to a redevelopment, not an impediment.

Imagine a residential precinct called 'Fort Largs', approached in the current fashion via gateways reflecting the fine brick architecture of the fort, with the complex as an integral part of the design for the development and even of some residences, perhaps incorporating a coffee shop capitalising on the fort's commanding views over the gulf. What a cool location to call home!

This proposal needs proper exposure for public assessment and comment. It must not be slid under the radar by a government too keen to squeeze the last dollar available in the here and now from the sale of its surplus land. The minister, RenewalSA and the government should look to best practice elsewhere, and take the opportunity to give to the state a development which makes the most of the character and atmosphere of this special site with its Victorian fort rather than simply oversee the cashing in of the land for yet another copy of a standard small subdivision.

I'm not always against demolition of older buildings just becauase they're old. However in this case I think there's likely to be a good argument for keeping the old fort structure and incorporating it into a new development as you said. In addition to a cafe, perhaps there may be an opportunity for the remainder of the fort to become a small museum showcasing its history and relevance. Any remaining vacant space could perhaps be used for offices.

[rhino]

The government has asked RenewalSA to oversee the residential development of the land at Largs Bay adjacent the newly renovated police academy.

I attended the open day of that new academy, and was pretty sure it was a new facility, not a renovated one. I could see the old facility in the distance, at the other end of the block.

[pushbutton]

The government has asked RenewalSA to oversee the residential development of the land at Largs Bay adjacent the newly renovated police academy.

I attended the open day of that new academy, and was pretty sure it was a new facility, not a renovated one. I could see the old facility in the distance, at the other end of the block.

It is absolutely definitely new! It's nothing like the old one. I think stumpjumper was just using the word renovated loosely, meaning that it's not the same as it used to be.

[fkj]

New press release via Realestate.com.au and further information out at www.fortlargs.com.au