Did it get approved?
SCAP meeting would have finished hours ago
Perhaps its been rejected
[APP] Masonic Lodge | 183m | 37 Levels | Mixed Use
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VinyTapestry849
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[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
There were 14 people that wanted to be heard, so its going to be a long night.
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VinyTapestry849
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[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
They're still going? Christ
The meeting started at 9:30am today
nearly 12 hours of listening to nimbys complain
[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
Hey team.
SCAP finished up at 1pm As I understand it the team are writing up minutes and they will be published tomorrow.
Just like the moon mission - we've got press releases ready to go either way.
As a special treat - here is the 10 minute introduction speech put forward by us as the applicant:
Introduction
My name is Michael Baragwanath, and I am the lead consultant on this project. I have been involved in every step, from member consultations to each design iteration, all crafted in collaboration with many of the people present today.
The owners of this site are unlike any other, and Keystone is unlike any other project. The Freemasons of South Australia and the Northern Territory were first organized as a lodge in 1834—two years before South Australia became a colony. Its members have been a driving force for good in South Australia, often comprising lawyers, doctors, and landowners who helped shape our state and our nation.
The Freemasons are an organization built on the pillars of integrity, friendship, respect, and service to others. These timeless values naturally attract our best and brightest, and they remain as relevant today as they were in 1834. The Freemasons are the owner of the building and the majority owner of the proposed development. They are living history, and this building’s heritage is of incredible importance to them.
This project was born out of crisis. With declining and elderly members, Henry Davis, here today, realized the organisation could not maintain the building he loves, and the organisation was accelerating toward bankruptcy.
The Freemasons' charitable arm, which donates more than $2.7 million per year to South Australian and NT causes cannot divert charitable funds for building restoration without a commercial return and the law prohibits them for using their capital for a non-charitable purpose. Their options were; sell the building, let it fall to ruin or create a development that could produce income to save one the states best examples of 1920’s architecture.
This proposal, approved by an unprecedented 100% of Freemason members, aims to create a new icon and a new source of income, yet it is designed primarily to serve others. Like the keystone in an arch, this building cannot exist in isolation. The city's landscape has evolved over time, and exceptional developments surround us. Now is the time for our city's first skyscraper. Keystone will be the pinnacle, it is the structure that gives the city strength.
The highest point of Keystone is not a penthouse but a public space designed to engage and entertain. It will become a "must-visit" for every international and interstate traveller. Westin Adelaide will be one of our finest hotels, offering the well-being experience our residents currently seek interstate.
AMoSAH, the Adelaide Museum of South Australia's History, demonstrates an unparalleled commitment to celebrating the stories, families, and events that shaped our state. Regardless of State Government funding, the Freemasons are committed to a building focused on telling our state's story. Every angle, point, corner, and staircase tells a story, incorporating Freemason symbology to create points of interest for the keen eye.
Keystone's heritage will be restored and opened to the public. Its technical challenges will create opportunities for learning and shared with industry as we push the living building challenge until it breaks.
Its profits will be invested not in shares or executive bonuses but in the welfare of our most underprivileged. We expect to increase donations to up to $5 million per year with the profits from operations.
There is no other project like Keystone.
Thank you.
(1) Introduction by Anthony Balsamo - Architect - WalterBrooke
Thank you for the opportunity to speak.
The design vision for Keystone is based on two development pillars - Giving Back and Preserving Heritage Value.
(2) Context and Built Form
Conceived as a precinct response on a single site, Keystone presents a bold yet quiet confidence to the Adelaide skyline, and completes the precinct's ‘trinity’ of built form with a progressive and balanced stepping of height and scale. This tall building, significant for Adelaide, draws its proposed scale and character from its context and setting.
(3) Urban Design
Keystone provides a permeable ground plane to a substantial proportion of the site from existing, to proposed (4) A key move from the outset was to contribute to the walkability of Adelaide. (5) A pedestrian-friendly north/south greenified connection between the Rundle Street entertainment precinct and the cultural boulevard of North Terrace is a key driver in releasing public space and encouraging public life. By providing distinct separation between vehicular and pedestrian movements, safety is further enhanced. (6)
Prioritising an active ground plane, paired with meeting the brief, the team determined at the very outset through detailed structural options, traffic management studies and vertical transportation strategies, that delivering a project of this scale and complexity is not feasible without partial demolition proposed.
(7) Architectural Expression
Keystone’s architectural expression is based on the three orders of classical architecture: Iconic representing wisdom, Doric representing strength, and Corinthian representing beauty. These principles are evident in the neoclassical design of the Grand Lodge and expand to shape the tower's design and appearance.
(8) The proposed tower gently tapers on all sides, balancing visual prominence and reducing overshadowing. In reference to the masonry construction of a classical column, the glazed façade is fluted and folded to emphasize verticality and minimize horizontal joints.
The proposed tower reaches skyward in a gesture of infiniteness (significant to Freemasonry), accentuated by graded frit pattern glazing at lower museum levels, contributing to daylight control and drawing the eye upward. Mechanical ventilation is integrated into the glazed façade through vertical slots at plant room levels, maintaining a consistent language of verticality.
(9) At the tower's base, expressive V-columns act as an honest expression of architecture and structure. The column grid reduces at ground level, opening up public space, and transfers building loads to accommodate basement vehicular movements.
Spatially the proposed volumes reference the former Great Hall roof at 14.5m, an interconnecting Hall of Fame ceiling at 10.0m and glazed walkway canopy at 6.5m high. The scale of these spaces seek to deliver a unmatched experience in Adelaide, are consistent with international gallery and hotel arrival.
(10) Sustainability
Keystone aims to be a global exemplar in sustainable and regenerative building design, applying the principles of the Living Building Challenge.
It features mixed-mode and naturally ventilated arrival halls, high-performance glazing designed for future change in use, and hybrid construction exploring cross-laminated timber and composite modular steel techniques.
Keystone is an all-electric building with no natural gas connection.
Biophilic design principles are woven throughout, including a large-scale planted ‘sky garden’ installation at the level 33 observatory.
(11) Material Quality
Material selections are chosen for their inherent texture and quality as honest expressions of finish and colour. Externally, textured stone V columns ground the tower with strong visual mass, offset by stainless linings, bronze mullions, and clear glazing, encourage natural light deep into the floor plate.
Entrance ramps, balustrade panels, and public realm details are crafted in bronze to reflect the timeless beauty of the Grand Lodge with a natural patina. These finishes connect the new Great Hall with the existing Hall of Fame interior design.
(12) In Freemasonry, the ashlar comes in two forms: the rough ashlar is an unprepared stone, representing the uninitiated Freemason; and the perfect ashlar represents the Freemason who has achieved enlightenment. Rough and perfect finishes are featured in the prominent Great Hall arrival spaces.
(13) Conclusion
The authority consultation has contributed to improvements in the design, notably in the following key areas
- An expanded Heritage Interpretation Strategy, including an elevated sense of conceptual rigour, detailed refinement of pedestrian ramps and improved interface between existing and new.
- Lower floor to ceiling height to the replacement ‘Great Hall’ to better connect the Hall of Fame.
- Altered basement levels to subsequently improve pedestrian grades (from 1:14 to 1:20)
- Improvements to the Hotel Porte Cochere including passing lanes and enhanced vehicle ramp solution
- Consistent and ‘in the round’ building appearance
- Permeability of the ground plane by including an operable façade on the western side of the replacement ‘Great Hall’
- Enhanced façade articulation including a more prominent folding geometry.
Keystone is a project that harmonizes with its context, enhances urban design outcomes, is a singular architectural expression, and leads in sustainability. It promises to be a significant addition to the Adelaide skyline and a landmark of innovation and elegance.
Thank you for the opportunity to present.
Introduction - Fabian Barone - Future Urban
Members, I’d simply like to add that the Applicant and their representatives have willingly participated in the most collaborative and rigorous pre-lodgement engagement process I’ve ever witnessed, which, if my memory serves me correctly, started with the Department for Environment and Water several days after the first pandemic-related lockdown was initiated by the South Australian Government and, more importantly, has culminated in a vastly improved scheme with in-principle support from all of the referral agencies, namely DEW, Adelaide Airport Limited, ODASA and the City Council.
A heritage agreement is also on the verge of being executed which will require the Applicant to complete certain conservation works to the Grand Lodge soon after the Great Hall has been demolished.
And finally, as set out under Regulation 60 of the PDI General Regulations, it remains relevant for the Commission to note that the demolition of the Great Hall is an activity that was previously authorised by the City Council’s then Development Assessment Panel back in 2008.
SCAP finished up at 1pm As I understand it the team are writing up minutes and they will be published tomorrow.
Just like the moon mission - we've got press releases ready to go either way.
As a special treat - here is the 10 minute introduction speech put forward by us as the applicant:
Introduction
My name is Michael Baragwanath, and I am the lead consultant on this project. I have been involved in every step, from member consultations to each design iteration, all crafted in collaboration with many of the people present today.
The owners of this site are unlike any other, and Keystone is unlike any other project. The Freemasons of South Australia and the Northern Territory were first organized as a lodge in 1834—two years before South Australia became a colony. Its members have been a driving force for good in South Australia, often comprising lawyers, doctors, and landowners who helped shape our state and our nation.
The Freemasons are an organization built on the pillars of integrity, friendship, respect, and service to others. These timeless values naturally attract our best and brightest, and they remain as relevant today as they were in 1834. The Freemasons are the owner of the building and the majority owner of the proposed development. They are living history, and this building’s heritage is of incredible importance to them.
This project was born out of crisis. With declining and elderly members, Henry Davis, here today, realized the organisation could not maintain the building he loves, and the organisation was accelerating toward bankruptcy.
The Freemasons' charitable arm, which donates more than $2.7 million per year to South Australian and NT causes cannot divert charitable funds for building restoration without a commercial return and the law prohibits them for using their capital for a non-charitable purpose. Their options were; sell the building, let it fall to ruin or create a development that could produce income to save one the states best examples of 1920’s architecture.
This proposal, approved by an unprecedented 100% of Freemason members, aims to create a new icon and a new source of income, yet it is designed primarily to serve others. Like the keystone in an arch, this building cannot exist in isolation. The city's landscape has evolved over time, and exceptional developments surround us. Now is the time for our city's first skyscraper. Keystone will be the pinnacle, it is the structure that gives the city strength.
The highest point of Keystone is not a penthouse but a public space designed to engage and entertain. It will become a "must-visit" for every international and interstate traveller. Westin Adelaide will be one of our finest hotels, offering the well-being experience our residents currently seek interstate.
AMoSAH, the Adelaide Museum of South Australia's History, demonstrates an unparalleled commitment to celebrating the stories, families, and events that shaped our state. Regardless of State Government funding, the Freemasons are committed to a building focused on telling our state's story. Every angle, point, corner, and staircase tells a story, incorporating Freemason symbology to create points of interest for the keen eye.
Keystone's heritage will be restored and opened to the public. Its technical challenges will create opportunities for learning and shared with industry as we push the living building challenge until it breaks.
Its profits will be invested not in shares or executive bonuses but in the welfare of our most underprivileged. We expect to increase donations to up to $5 million per year with the profits from operations.
There is no other project like Keystone.
Thank you.
(1) Introduction by Anthony Balsamo - Architect - WalterBrooke
Thank you for the opportunity to speak.
The design vision for Keystone is based on two development pillars - Giving Back and Preserving Heritage Value.
(2) Context and Built Form
Conceived as a precinct response on a single site, Keystone presents a bold yet quiet confidence to the Adelaide skyline, and completes the precinct's ‘trinity’ of built form with a progressive and balanced stepping of height and scale. This tall building, significant for Adelaide, draws its proposed scale and character from its context and setting.
(3) Urban Design
Keystone provides a permeable ground plane to a substantial proportion of the site from existing, to proposed (4) A key move from the outset was to contribute to the walkability of Adelaide. (5) A pedestrian-friendly north/south greenified connection between the Rundle Street entertainment precinct and the cultural boulevard of North Terrace is a key driver in releasing public space and encouraging public life. By providing distinct separation between vehicular and pedestrian movements, safety is further enhanced. (6)
Prioritising an active ground plane, paired with meeting the brief, the team determined at the very outset through detailed structural options, traffic management studies and vertical transportation strategies, that delivering a project of this scale and complexity is not feasible without partial demolition proposed.
(7) Architectural Expression
Keystone’s architectural expression is based on the three orders of classical architecture: Iconic representing wisdom, Doric representing strength, and Corinthian representing beauty. These principles are evident in the neoclassical design of the Grand Lodge and expand to shape the tower's design and appearance.
(8) The proposed tower gently tapers on all sides, balancing visual prominence and reducing overshadowing. In reference to the masonry construction of a classical column, the glazed façade is fluted and folded to emphasize verticality and minimize horizontal joints.
The proposed tower reaches skyward in a gesture of infiniteness (significant to Freemasonry), accentuated by graded frit pattern glazing at lower museum levels, contributing to daylight control and drawing the eye upward. Mechanical ventilation is integrated into the glazed façade through vertical slots at plant room levels, maintaining a consistent language of verticality.
(9) At the tower's base, expressive V-columns act as an honest expression of architecture and structure. The column grid reduces at ground level, opening up public space, and transfers building loads to accommodate basement vehicular movements.
Spatially the proposed volumes reference the former Great Hall roof at 14.5m, an interconnecting Hall of Fame ceiling at 10.0m and glazed walkway canopy at 6.5m high. The scale of these spaces seek to deliver a unmatched experience in Adelaide, are consistent with international gallery and hotel arrival.
(10) Sustainability
Keystone aims to be a global exemplar in sustainable and regenerative building design, applying the principles of the Living Building Challenge.
It features mixed-mode and naturally ventilated arrival halls, high-performance glazing designed for future change in use, and hybrid construction exploring cross-laminated timber and composite modular steel techniques.
Keystone is an all-electric building with no natural gas connection.
Biophilic design principles are woven throughout, including a large-scale planted ‘sky garden’ installation at the level 33 observatory.
(11) Material Quality
Material selections are chosen for their inherent texture and quality as honest expressions of finish and colour. Externally, textured stone V columns ground the tower with strong visual mass, offset by stainless linings, bronze mullions, and clear glazing, encourage natural light deep into the floor plate.
Entrance ramps, balustrade panels, and public realm details are crafted in bronze to reflect the timeless beauty of the Grand Lodge with a natural patina. These finishes connect the new Great Hall with the existing Hall of Fame interior design.
(12) In Freemasonry, the ashlar comes in two forms: the rough ashlar is an unprepared stone, representing the uninitiated Freemason; and the perfect ashlar represents the Freemason who has achieved enlightenment. Rough and perfect finishes are featured in the prominent Great Hall arrival spaces.
(13) Conclusion
The authority consultation has contributed to improvements in the design, notably in the following key areas
- An expanded Heritage Interpretation Strategy, including an elevated sense of conceptual rigour, detailed refinement of pedestrian ramps and improved interface between existing and new.
- Lower floor to ceiling height to the replacement ‘Great Hall’ to better connect the Hall of Fame.
- Altered basement levels to subsequently improve pedestrian grades (from 1:14 to 1:20)
- Improvements to the Hotel Porte Cochere including passing lanes and enhanced vehicle ramp solution
- Consistent and ‘in the round’ building appearance
- Permeability of the ground plane by including an operable façade on the western side of the replacement ‘Great Hall’
- Enhanced façade articulation including a more prominent folding geometry.
Keystone is a project that harmonizes with its context, enhances urban design outcomes, is a singular architectural expression, and leads in sustainability. It promises to be a significant addition to the Adelaide skyline and a landmark of innovation and elegance.
Thank you for the opportunity to present.
Introduction - Fabian Barone - Future Urban
Members, I’d simply like to add that the Applicant and their representatives have willingly participated in the most collaborative and rigorous pre-lodgement engagement process I’ve ever witnessed, which, if my memory serves me correctly, started with the Department for Environment and Water several days after the first pandemic-related lockdown was initiated by the South Australian Government and, more importantly, has culminated in a vastly improved scheme with in-principle support from all of the referral agencies, namely DEW, Adelaide Airport Limited, ODASA and the City Council.
A heritage agreement is also on the verge of being executed which will require the Applicant to complete certain conservation works to the Grand Lodge soon after the Great Hall has been demolished.
And finally, as set out under Regulation 60 of the PDI General Regulations, it remains relevant for the Commission to note that the demolition of the Great Hall is an activity that was previously authorised by the City Council’s then Development Assessment Panel back in 2008.
[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
Your transparency in this project should be commended.
The forum is lucky to have developer-side input that is free from speculation.
Fingers crossed - although I am sensing a positive outcome with a range of reserved matters
The forum is lucky to have developer-side input that is free from speculation.
Fingers crossed - although I am sensing a positive outcome with a range of reserved matters
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ChillyPhilly
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- Contact:
[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
Thank you, MicBara, for everything - so far!
It has been a genuinely unique delight to read your updates, and an educational insight.
We're ready for whatever is next.
It has been a genuinely unique delight to read your updates, and an educational insight.
We're ready for whatever is next.
Our state, our city, our future.
All views expressed on this forum are my own.
All views expressed on this forum are my own.
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gnrc_louis
- Legendary Member!
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VinyTapestry849
- Legendary Member!
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[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
Adelaide’s first skyscraper gets the green light by state commission assessment panel
Three years after plans for a $400m, 183m-tall tower were unveiled, a decision has been made on whether Adelaide will get its first skyscraper. Find out what it is.
Erin Jones
July 25, 2024 - 12:57PM
The Freemasons have received planning approval to build the city’s first skyscraper standing 183m-tall behind its heritage-listed Grand Lodge on North Tce. After a day of discussion and deliberation, The Advertiser understands the State Commission Assessment Panel on Wednesday approved the $400m development to be built with developer Ross Pelligra.
Dubbed ‘Keystone Tower’ the 37-storey development will house the city’s first Westin Hotel, featuring 236 rooms, a wellness retreat and three-level observatory. The Freemasons would continue to use the state-heritage listed Grand Lodge, with a large part earmarked for the Adelaide Museum of South Australia’s History (AMoSAH).
The museum, in partnership with the History Trust of South Australia, would also use five levels of the new tower. An artist impression of the interior of a proposed Adelaide Museum of South Australia’s History as part of the Freemasons Keystone Tower.
“We are committed to creating a building that is both a modern marvel and a respectful nod to Adelaide’s heritage for all South Australians,” lead consultant Michael Baragwanath said. “This project promises not only to enhance Adelaide’s urban landscape but also to set a precedent for future developments in terms of pushing the envelope.
“We are listening to stakeholders to deliver a project that everyone can be proud of.
“As we look forward to the realisation of this landmark project, we hope that the Keystone Tower development is seen as a shining example of modern urban development done right.”
Designed by Walter Brooke and Bara Consulting Group, the development had divided heritage advocates as the heritage-listed Great Hall building will be demolished to allow for the tower.
The Freemasons have entered into a heritage agreement with the Environment Minister to undertake conservation works to the Grand Lodge, built in 1927.
Three years after plans for a $400m, 183m-tall tower were unveiled, a decision has been made on whether Adelaide will get its first skyscraper. Find out what it is.
July 25, 2024 - 12:57PM
The Freemasons have received planning approval to build the city’s first skyscraper standing 183m-tall behind its heritage-listed Grand Lodge on North Tce. After a day of discussion and deliberation, The Advertiser understands the State Commission Assessment Panel on Wednesday approved the $400m development to be built with developer Ross Pelligra.
Dubbed ‘Keystone Tower’ the 37-storey development will house the city’s first Westin Hotel, featuring 236 rooms, a wellness retreat and three-level observatory. The Freemasons would continue to use the state-heritage listed Grand Lodge, with a large part earmarked for the Adelaide Museum of South Australia’s History (AMoSAH).
“We are committed to creating a building that is both a modern marvel and a respectful nod to Adelaide’s heritage for all South Australians,” lead consultant Michael Baragwanath said. “This project promises not only to enhance Adelaide’s urban landscape but also to set a precedent for future developments in terms of pushing the envelope.
“We are listening to stakeholders to deliver a project that everyone can be proud of.
“As we look forward to the realisation of this landmark project, we hope that the Keystone Tower development is seen as a shining example of modern urban development done right.”
Designed by Walter Brooke and Bara Consulting Group, the development had divided heritage advocates as the heritage-listed Great Hall building will be demolished to allow for the tower.
The Freemasons have entered into a heritage agreement with the Environment Minister to undertake conservation works to the Grand Lodge, built in 1927.
Last edited by VinyTapestry849 on Thu Jul 25, 2024 2:47 pm, edited 1 time in total.
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timtam20292
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[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
Awesome news!
How soon can we expect work to start?
How soon can we expect work to start?
[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
this doesn't sound definitive
the Mason poster implied there are still some conditions to be met
the Mason poster implied there are still some conditions to be met
The Advertiser understands the State Commission Assessment Panel
tired of low IQ hacks
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VinyTapestry849
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[APP] Re: Masonic Lodge | 183m | 37 Levels | Mixed Use
So now we're waiting on Development Approval, how long will that take?
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timtam20292
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