Thebarton Brewery Site Redevelopment

[Nathan]

Not like the rental / buying costs of these apartments will do anything to alleviate the housing crisis. They will be well above the average just purely because of location alone and it's proximity to CBD.

From memory of the public consultation, there was a good chunk of "affordable"/key-working housing to be included in the Thebarton master-plan, plus the decoupling of carparks from apartments means reduced costs for those who don't need a car.

[dbl96]

I find it strange these developments are sluggish when ADL has been in a housing crisis for how long now?

Lots of builders went bust in the post-Covid inflation spike because they had entered into contracts at prices which were no longer viable given the post-inflation cost of materials.

There are also major labour shortage in the construction industry which are slowing down projects. This could be easily fixed by adding various trades to the skills list for skilled migration, just like we do with every other skill shortage in this country. But the federal government, which controls migration, won't touch it because both sides of politics pander to the tradie vote, and allowing migrants in to fill the construction labor/skills shortage would put downward pressure on what Aussie tradies can get away with charging.

Also there is always the element of developers wanting to drip-feed supply to keep prices high. Even if, say, a developer had sufficient labour and materials on hand to build a large project as a single stage, they would still prefer to split the project over multiple stages, because if a large number of units/lots are released at the same time, the element of scarcity is removed, giving buyers have more power to bargain down the price.

I do find it strange though that there are not more proposals coming through. There is obviously massive demand at the moment, and if I was a developer I would be getting all my approvals in place now, so that once contractors are available I can move straight into releasing units/lots into the overheated market.

[SBD]

I find it strange these developments are sluggish when ADL has been in a housing crisis for how long now?

Lots of builders went bust in the post-Covid inflation spike because they had entered into contracts at prices which were no longer viable given the post-inflation cost of materials.

There are also major labour shortage in the construction industry which are slowing down projects. This could be easily fixed by adding various trades to the skills list for skilled migration, just like we do with every other skill shortage in this country. But the federal government, which controls migration, won't touch it because both sides of politics pander to the tradie vote, and allowing migrants in to fill the construction labor/skills shortage would put downward pressure on what Aussie tradies can get away with charging.

Also there is always the element of developers wanting to drip-feed supply to keep prices high. Even if, say, a developer had sufficient labour and materials on hand to build a large project as a single stage, they would still prefer to split the project over multiple stages, because if a large number of units/lots are released at the same time, the element of scarcity is removed, giving buyers have more power to bargain down the price.

I do find it strange though that there are not more proposals coming through. There is obviously massive demand at the moment, and if I was a developer I would be getting all my approvals in place now, so that once contractors are available I can move straight into releasing units/lots into the overheated market.

I've mentioned before that I live on the outer edge of an outer suburb. In 2011, land at "Blakeview East" was "released" to a developer to ease the housing crisis. It had its 12th crop since then harvested this week. The Master Plan is no longer on the developer's website.

https://www.abc.net.au/news/2011-10-06/ ... nd/3317666

The other land mentioned in the 2011 article includes "Blakeview West" which has not been developed, and abuts the completed Blakes Crossing development (LendLease) with street connections that just stop at a fence to the paddock, and land at Evanston South which has been and is being developed.

There's also ongoing greenfield development in the Playford Alive areas of Munno Para, Munno Para West, Andrews Farm and Angle Vale as well as urban renewal and brownfield developments. It seems that the availability is being managed by someone, but I'm not sure who. Possibly various government departments, agencies and contractors who provide the utility connections for provision of electricity, water, gas, internet and removal of waste and stormwater. The undeveloped land would drain naturally onto the plains that are being built on first.

I don't know how often the brewery site has flooded in the past, but increased development upstream will lead to shorter, higher floods as water runs off rather than soaks in. Hopefully the new plans allow for future development in other suburbs.

[Bobski]

Not like the rental / buying costs of these apartments will do anything to alleviate the housing crisis. They will be well above the average just purely because of location alone and it's proximity to CBD.

From memory of the public consultation, there was a good chunk of "affordable"/key-working housing to be included in the Thebarton master-plan, plus the decoupling of carparks from apartments means reduced costs for those who don't need a car.

Very interested to see how any of these residences will meet the definition of "affordable", being mortgage repayments less than 30% of household income, when the income limit for a family to qualify for an "affordable" property, per the Homeseeker SA's website, is $140,000 (before tax).

Surely the most a bank would lend a couple on that income would be around $420K? Hard to see any of the properties in this location going for that price, let alone one comprising 2-3 bedrooms to accommodate a family. Even under a shared equity arrangement that seems like a stretch.

Source


Edit: Noting that this article puts the total value of the project at $1 billion.

https://www.developmentready.com.au/con ... h-billions

[Waewick]

https://www.abc.net.au/listen/programs/ ... /104745478

It will be interesting what comes of it.

Great potential

[Waewick]

Not like the rental / buying costs of these apartments will do anything to alleviate the housing crisis. They will be well above the average just purely because of location alone and it's proximity to CBD.

From memory of the public consultation, there was a good chunk of "affordable"/key-working housing to be included in the Thebarton master-plan, plus the decoupling of carparks from apartments means reduced costs for those who don't need a car.

Very interested to see how any of these residences will meet the definition of "affordable", being mortgage repayments less than 30% of household income, when the income limit for a family to qualify for an "affordable" property, per the Homeseeker SA's website, is $140,000 (before tax).

Surely the most a bank would lend a couple on that income would be around $420K? Hard to see any of the properties in this location going for that price, let alone one comprising 2-3 bedrooms to accommodate a family. Even under a shared equity arrangement that seems like a stretch.

Screen Shot 2024-12-15 at 12.04.50 am.png

Source


Edit: Noting that this article puts the total value of the project at $1 billion.

https://www.developmentready.com.au/con ... h-billions

Banks dont focus on income multiples directly, but they do sort of come into play.

Whilst there are plenty of stories of people in the east earning $200k and having million dollar home loans.

I know a while back the way they made their serviceability models works was trying to limit it to 6x income or less, but that may have changed

[rubberman]

https://www.abc.net.au/listen/programs/ ... /104745478

It will be interesting what comes of it.

Great potential

I know! I know!

We could put the new Children's hospital there. Less traffic snarling with an Adam Street exit rather than Port Road, no need for occupying parklands, plenty of adjacent land ripe for redevelopment so people could walk to work at the hospital.

Oh wait.

[WGG]

https://www.sa.gov.au/topics/housing/bu ... eseeker-SA

This link will assist in the enormous speculation going on.

As will this:

https://www.housing.sa.gov.au/documents ... y-2024.pdf

$495,000 absolute base. If you're considering top-line variables it's $569,250.

And thats affordable housing.

[rev]

This is going to be known as the suburb of Southwark.

It was the original subdivision name for the area from 1881.

[SouthAussie94]

Renamed from The Barton to South Wark. I don't hate it.

Where's North Wark?

[Bobski]

I like it too. It will give this development a character and identity of it's own, while acknowledging and rediscovering local history. I drove past the site last night. Signage is up advertising 1000+ new homes. Let's gooooo!

The Department will soon be seeking your feedback on a proposal to restore the original name of the inner-western suburb titled Southwark.

The suburb of Southwark will incorporate the new $1 billion mixed-use development at the former West End Brewery site and may include the surrounding streets of Thebarton which were part of the original Southwark subdivision in 1881.

It may be bound by the River Torrens to the north, Port Road to the east, Light Terrace to the south and Dew and Stirling Streets to the west as shown below.

Historically, the site was originally laid out over Section 1 Hundred of Adelaide, being the first section of land surveyed outside of the City of Adelaide, granted to Colonel William Light on 12 May 1838 where he built his house named ‘Theberton Cottage’.

Southwark was the name given to a private subdivision of Section 1 in 1881, however further subdivisions occurred nearby using multiple iterations of the name ‘Theberton’.

The name ‘Thebarton’ was later adopted as the suburb name.

The process to establish the boundaries and the broader suburb name will be undertaken over coming months, and this will include consultation with the affected residents and businesses and the broader community.

Further information on how to provide your feedback will be available on this website.

At the end of the consultation period, the Surveyor-General will consider all feedback, and a recommendation will be made to the Minister for Planning, the Hon Nick Champion.

Source

[abc]

another Adelaide suburb the interstaters will struggle to pronounce

[[Shuz]]

Love the new suburb name and nod to the past.

I really wish we would go reinstating a lot of the smaller suburbs that have since been amalgamated into larger ones. For example the stupidly large area thats now Edwardstown used to consist of 4 or 5 smaller suburbs. I think it gives an area a better sense of identity and character.

[abc]

Love the new suburb name and nod to the past.

I really wish we would go reinstating a lot of the smaller suburbs that have since been amalgamated into larger ones. For example the stupidly large area thats now Edwardstown used to consist of 4 or 5 smaller suburbs. I think it gives an area a better sense of identity and character.

no

[Bobski]

Update from the Premier: This site will now deliver an additional 300 homes, bringing the total to 1300. First residents expected to move in by the end of 2026. I'll believe that when I see it.

Release date: 14/01/25

A piece of history will be brought back to life in Adelaide’s inner west, with the Malinauskas Labor Government restoring the suburb of Southwark.

Central to the new suburb will be the new $1 billion mixed-use development at the former West End Brewery site, which will now deliver up to 1300 new dwellings, an increase of up to 300 homes.

Civil construction is expected to start within months, with the first residents anticipated to move in by the end of next year.

Southwark was first laid out in 1881, and featured streets lined with cottages on the edge of the Park Lands. Some of these cottages then made way for the former brewery, which was rebadged as Southwark brewery in 1949. Due to the rapid expansion of the brewery and further subdivisions in the area, Southwark became known as Thebarton.

Residents and businesses in streets surrounding the former brewery site – which were part of the original Southwark suburb – will be consulted to assess whether they are included in the new suburb.

This includes approximately 420 homes and businesses within the area bound by the River Torrens to the north, Port Road to the east, Light Terrace to the south and Dew and Stirling streets to the west.

Existing residents and businesses impacted will be able to provide feedback to the proposal when consultation occurs in the coming months, with the new suburb likely formalised by the end of the year.

At least 20 per cent of the housing at the 8.4-hectare former brewery site will be offered for affordable sale or rental through HomeSeeker SA.

The development will also provide for retail, commercial, hospitality and community-use opportunities, with direct access to key transport links, employment centres, cultural and sporting attractions.

Proposed government services originally slated for the site will now be relocated to an alternative location, allowing for up to 30 per cent more homes to be built in the city fringe location.

The development will also expand the River Torrens Linear Park Trail at the site, with the potential to return more than 6000 square metres of upgraded green space into public ownership.

In honour of the site’s history, the heritage Walkerville Brew Tower and the foundations of Colonel William Light's ‘Theberton Cottage’ will be revitalised.

Key objectives for the development include:

-Generous inclusion of public and open spaces and a new relationship with a rejuvenated River Torrens corridor
- Integrated street, cycle, walking and public transport network including new shared use path connecting with the Park Lands under Port Road.
- Sustainable buildings in an ecological setting with a target of 30 per cent tree canopy.
- 6 Star Green Star Communities rating including water sensitive urban design.

The State Government is inviting local, national and international developers to provide their expertise and creativity through a market sounding exercise.

The project is anticipated to generate significant economic benefits, creating 4,000 jobs during construction and over 150 ongoing retail and hospitality roles.

Source


And then there is this concession from the housing minister confirming what we already discussed upthread, that making any of these homes "affordable" is going to be "challenging".

'Affordable' homes still challenging

Twenty per cent of the yet-to-be-built properties in the Southwark project will be earmarked as "affordable" – whereby eligible South Australians with low-to-moderate incomes can procure mortgages which do not exceed 30 per cent of their annual incomes.

Under the state government's current Home Seeker scheme, a selection of properties are adjusted for the market and available at a reduced price for eligible first home buyers and renters.

The minister for housing and urban development Nick Champion acknowledged that at just under $500,000 – the current "affordable" property rate for Home Seeker SA applicants – that amount was "still a pretty challenging figure".

"But for young people or first home buyers who are getting the stamp duty concession, accessing shared equity through Home Start, you can make it affordable through those measures as well," he said.

He added that prospective home-owners eligible for the 20 per cent of properties in the new suburb would get "first dibs" through the Home Seeker SA scheme.

Source


Concept designs from Ch 9 news segment:

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