ONH: [Port Adelaide] Newport Quays | $1.2b

[rhino]

Very longwinded Stump, but I have to agree with you. And our beloved treasurer ... well, Foley makes a good attack dog, but he needs to listen more.

[how_good_is_he]

While I agree in the above in a planning sense the key question for me is who is going to pay for it and take on the risk esp. if it fails. Can you imagine the outrage if Mr Foley committed many hundreds of millions of taxpayer money [and to his own electorate] and it turned out to be a white elephant. You could get another Wine centre, State bank etc with taxpayers footing the bill for many years to come. Isn't it more prudent to transfer the risk from public to private hands?
The commercial reality is this development was put to international tender and no one else wanted it! So the only choice the govt. had was to either let other people gamble there own money and do want they want or do the project themselves and risk taxpayer money.
Sure you can argue the govt could put demands/safeguards on the development and they probably tried ie we want this or that, but at crunch time, if the developer says, well if you want my money and for me to make it work, it has to be this way. So the alternative is the site stays a desolate wasteland for another 20+ years, so what's your call then?

[stumpjumper]

I'm famed for long wind, Rhino.

HGIH, the question of risk is paramount. In fact, despite the framing of the tender (requiring a commitment over many years and certain deliveries at set waypoints) there were several interested parties. I've mentioned the unsuccessful Kinsmen Baulderstone/Hornibrook proposal for a mixed (retail, residential, tourist accommodation) which had the flaw of not being union-financed.

One answer to the problem of the cost of failure, HGIH, is to zone the area appropriately, then let development proceed at a pace determined by the market, perhaps with many constructors building under a design covenant, as happened at West Lakes, Novar Gardens etc. The idea of an incremental project may not be as attractive to a politician as a "$1.8 BILLION PROJECT PROVIDING 2000 JOBS...', but the risk is far lower. Of course, when the risk is to be borne by the taxpater, and the location is i a very safe government seat, what's to worry? In a sense, the political risk is zero - go for the headlines!

Back to risk - over the last few decades, the risk in PPP's (or 'government concessions' of which the Port redevelopment is an example), has gradually been transferred to the public, primarily by the financing or refinancing arrangements.

Speaking of the Port, there is a far bigger government investment happening at TechPort.



The public has so far invested $400 million in this project, the only stand alone (ie non-Commonwealth) defence 'node' in Australia. The organization reports to the Premier and the Treasurer. I believe the $400 million has been spent on infrastructure to attract the likes of Raytheon etc. and ultimately, apparently to service US warships.

Without getting into an argument about the military capacity of the US, and given the unfortunate outcome of so many government enterprises (govt frozen food factory, scrimber mill, etc.) I'd like to see 1. Some sort of business plan or feasibility study (not available) 2. Some reporting of how our investment in the Techport is travelling. Unfortunately, all such information is 'commercial-in-confidence'.

Further, Raytheon, the world's largest manufacturer of missiles and one of the TechPort 'partners', has given senior gifted students at Aberfoyle Park High School $450,000 in laptops and software rafter negotiations which 'by their very nature' were 'complex and highly confidential'. The former headmaster has been replaced and the school is visited regularly by Raytheon personnel, while teachers visit Raytheon's headquarters for 'mentoring' and 'guidance'.

Back to risk - what net benefit to those funding it is this project? There is no way of telling as there is no transparency of reporting. Same with the Port project.

[Waewick]

I think People need to stop comparing other city ports to Port Adealide.

In SA the Port which was "done up" was Glenelg, it is after all more accessible (could I say closer?) better beachs and a (now ruined) better atmosphere.

Port Adealide is unfortunatley too far from the CBD to ever turn into what Salamanca, the Rocks/Quays in Sydeny and Docklands in Melbourne.

[mattblack]

I think People need to stop comparing other city ports to Port Adealide.

In SA the Port which was "done up" was Glenelg, it is after all more accessible (could I say closer?) better beachs and a (now ruined) better atmosphere.

Port Adealide is unfortunatley too far from the CBD to ever turn into what Salamanca, the Rocks/Quays in Sydeny and Docklands in Melbourne.

You forget to mention Fremantle which equivilant in size and distance to the Perth CBD as Port Adelaide is to CBD here. It has turned its fortunes around.

[Waewick]

very true, it has established itself as a kind of 2nd CBD which in Adealide is the Equivilant of Elizabeth + Mawson Lakes.

It will be intereting to see what happens with the Port, Personally I don't venture down there at all and probably never will but I assume it will come into the governments TOD plans eventually.

[Port Adelaide Fan]

New Quays focus

PORT Adelaide’s Dock One will be the centrepiece of the next stage of the Port waterfront to undergo redevelopment, the Port-Enfield Council says.

It will be the first stage of the $1.2 billion redevelopment to be built on the Port centre side of the river and encompasses the area north of the former Marine and Harbours building, Ocean Steamers Rd and around Dock One.

“The council, the developers and the government are working together on proposals for Precinct 5,” Port-Enfield CEO Harry Wierda confirmed this week.

The Port-Enfield Council development plan allows for mainly three and five storey medium density residences for this area, with a maximum height of seven storeys equal to the existing Marine and Harbours building.

Precinct 5 will be completed ahead of the proposed Stage 2B development, originally intended to be the third part of the waterfront project, which was slated to start last year.

But the Newport Quays Consortium’s planning application was rejected by the State Government’s Development Assessment Commission in 2008, on the grounds several proposed high-rise buildings exceeded the height limits allowed under the council’s development plan.

The latest announcement comes as the waterfront redevelopment enters its fifth year, amid concerns it has stalled because of tighter financing conditions and lower than expected demand for units.

Newport Quays consortium spokesman Todd Brown said he anticipated new plans for Stage 2B would be finalised this year.

``The consortium is working towards unveiling a revised plan for Stage 2B in conjunction with the Land Management Corporation and the Port-Enfield Council during the course of 2010,’’ Mr Brown said.

He said the developers had decided to cease its appeal of the Stage 2B rejection in the Environment, Resources and Development Court late last year.

``This decision has come in light of positive progress having been made in collaboration with the Port-Enfield Council and other key stakeholders on the design for future stages of the development.’’

He agreed economic factors had delayed progress of the project.

``However early fundamental indicators have been positive for 2010 and we’re confident of being in a position to release a stage ... over the course of this year.’’

http://portside-messenger.whereilive.co ... ays-focus/

[Will]

I decided to do something random today and I headed down to Newport Quays to check it out.

Although the design of the complex is essentially bland and does not have a maritime or industrial feel to it, it is nevertheless attractive and pleasant. What impressed me is the effort placed by the developers into making public spaces. The riverside boardwalk is a very nicely landscaped area to go for a walk. Likewise the development also has much public furniture including tables and BBQs and drinking fountains. There is even an interactive Kaurna garden.

There is also plenty of public parking available.

The biggest surpirse for me was that one of the retail tenancies in one of the towers of stage 2A has been leased and a very smart looking Meditterranean restaurant has opened up there. I had a drink there as I did not know of its existance and thus had not prepared my appetite. However I did peruse the menu and in conjunction with the elegant decor, reasonable prices and surprisingly great views (particualrly of the beautiful Harts Mill) it is definately a place I would like to go to again.

It is called Portobello



http://www.portobellofoodkitchenbar.com.au/index.html

[jk1237]

I'm one that also doesnt mind whats been done so far

[AtD]

My main gripes over Newport Quays are:
- It has a bit of a gated community feel. Then again last time I was there most of it was fenced off for construction.
- Ground level prison bar car parks. Bleh
- A bit too monotonous. A greater mix of architecture would make it feel less souless I feel.
- Nothing done to the areas around it. All in good time, I suppose.
- Needs a few more shops. Again, probably all in good time.

That being said it's far better than sprawl.

[Omicron]

I bet you anything they do a Glenelg and noise-regulate the hell out of it. None of this live music/noisy youth/drinking in bars/eating out past nine/DJs/public laughter/flushing toilets excessively nonsense.

WIth this in mind, I should make a little trip down that way and cause a scene before any more than the three existing residents move in. Tally ho!

[Wayno]

It is called Portobello

http://www.portobellofoodkitchenbar.com.au/index.html

Good find!

[Will]

The biggest surpirse for me was that one of the retail tenancies in one of the towers of stage 2A has been leased and a very smart looking Meditterranean restaurant has opened up there. I had a drink there as I did not know of its existance and thus had not prepared my appetite. However I did peruse the menu and in conjunction with the elegant decor, reasonable prices and surprisingly great views (particualrly of the beautiful Harts Mill) it is definately a place I would like to go to again.

It is called Portobello



http://www.portobellofoodkitchenbar.com.au/index.html

Just some further information; if people are thinking of visiting, the restaurant is here:

[Prince George]

Interesting thoughts. Coincidentally, we were down in Semaphore on Saturday (a friend's son's birthday). We used to live down there too, in Glanville, so we were walking around to look at our old place and surrounds. Going along Causeway Road, we were struck by just how cut off Newport Quays was from the rest of the suburbs around them. Standing on the concrete footpath, looking across the road at the gravel footpath, chain-link fence, train tracks, and second chain-link fence (this one topped with barbed wire IIRC) separating us from the new buildings, you did rather get the impression that they didn't want people coming in there. OK, so there is a non-trivial barrier in the rail lines, but did that really prevent any attempt at all to cross it along that length? I don't even recall if there was pedestrian access via the Hart St bridge.

I do wonder if the community groups that have been kicking up a stink about these projects might have been a bit quieter if people in the area felt like they were getting something out of it themselves.

[skyliner]

The biggest surpirse for me was that one of the retail tenancies in one of the towers of stage 2A has been leased and a very smart looking Meditterranean restaurant has opened up there. I had a drink there as I did not know of its existance and thus had not prepared my appetite. However I did peruse the menu and in conjunction with the elegant decor, reasonable prices and surprisingly great views (particualrly of the beautiful Harts Mill) it is definately a place I would like to go to again.

It is called Portobello



http://www.portobellofoodkitchenbar.com.au/index.html

Just some further information; if people are thinking of visiting, the restaurant is here:

Will, is the render/pic actually of one of the bldgs over the tracks from Causeway Rd that has been built now for a few years?

SA - STATE ON THE MOVE