Thebarton Campus Masterplan

Transcription

1 Thebarton Campus Masterplan February 2011 Issue 1 Page 1

2 Aerial Page 2

3 1.0 Executive Summary Introduction 3.0 The Property 3.1 Location and Context Legal Description Buildings Description and Condition Current Leasing Position Land Use Movement & Parking Site Services Site Conditions Site Valuation Land Use Planning Implications 4.1 Relationship to Surrounding Locality Summary of West Torrens (City) Development Plan The 30 Year Plan for Greater Adelaide Metropolitan Adelaide Industrial Land Strategy West Torrens Toward 2025 Community Plan City of West Torrens Strategic Directions Report The University acknowledges that the Kaurna People are the original inhabitants of the land where the first 6 campus of the University was built and further 28 recognises that the colonisation of Australia in the past two centuries has led to the dispossession, alienation and impoverishment of the Indigenous peoples The University of Adelaide is committed to the process of reconciliation and the elimination of injustice and disadvantage in respect of the rights of Australia s indigenous peoples and to their selfdetermination within the life of the nation. Excerpt from the University of Adelaide Statement of Reconciliation, July Assessment of Site Development Potential Current Provisions of West Torrens (City) Development Plan Identification of Immediate Development Sites Alternate Development Potential Options Approval and Rezoning Procedures. 40 Contents 6.0 Recommendations 42 Page 3

4 1.0 Executive Summary Located on the banks of the River Torrens, Thebarton Campus is one of the premier University owned technology/research parks in Australia. The site is the former home of Pharmaceutical manufacturing company Fauldings and currently hosts a number of applied research activities in the areas of mechanical engineering, physical sciences, electronic engineering, chemical engineering and occupational health. Commercial enterprises include businesses involved in materials engineering, biotechnology, environmental services, information technology, industrial design, laser/optics technology, health products, engineering services, radar systems and telecommunications. The Thebarton site is strategically located in close proximity to the new Royal Adelaide Hospital and the site of the soon to be developed Bowden Transport Oriented Development site. The Thebarton Campus is located within the Industry Zone of the West Torrens City Development Plan. The local and state government strategic plans reinforce the use of the land for industrial purposes with a strong focus towards bioscience industries. The use of the land as an educational establishment is not expressly contemplated, neither however is it expressly prohibited. Accordingly as an existing use of the land the campus can continue to provide educational and research facilities with opportunities for continued development of such facilities. Thebarton campus has a site area of 4.19 hectares (41,900m 2 ). Buildings cover more than half the site with a Gross Floor Area of approximately 24,000m 2 and Usable Floor Area of 20,000m 2. This equates to 8% of the University building space. 78% of this space is categorised as in adequate or fair condition (Asset is in average condition, deteriorated surfaces require attention, services are functional but require attention, backlog maintenance work exists). The site provides excellent development opportunities. Development height restrictions will be based most likely on the height of the existing heritage chimney and brewery chimney. The adjacent ex-clipsal site is proposing heights of five to eight floors. It is therefore envisaged that a staged 30-40,000m 2 development with associated car parking would be a complying and therefore straight forward development from a Development Act perspective. Residential accommodation is not currently permitted. There have been previous ideas about student accommodation with bicycle connection along the river and tram connection to the North Terrace campus. Heritage constraints are not significant at this stage, allowing more than half the site to be developed without restriction. In the short term, the existing facilities have 1,300m 2 of reasonable office space currently vacant. This presents a good opportunity to relieve pressures on space on North Terrace. The Thebarton campus has a number of potential development sites that could be utilized for future development by the University of Adelaide. These sites vary in size and could accommodate a number of different potential uses by the University including teaching, research or commercial. The portions of the campus considered appropriate as development sites are those un-encumbered by heritage, significant tree or land easement constraints. The potential development sites are located in the following areas: The land parcel bound by Holland Street, Winwood Street, Stirling Street and Anderson Street. The land to the north of Winwood Street and south of the River Torrens Linear Park The southern car park between Queen Street and Stirling Street. It is the recommendation of the consultancy team that the University retain the Thebarton Campus. The University should prepare a detailed financial and strategic master plan for the site. The master plan should take into account the future teaching and research requirements of the University and prepare a framework (both physical and financial) for the development of the site. Page 4

5 2.0 Introduction The University of Adelaide engaged the following consultants to prepare a Site Potential report in relation to the University s Thebarton Campus: Synergy Project Management MasterPlan SA Pty Ltd Lucid The site potential report has been developed to investigate the current Thebarton Campus and to advise the University on the site s potential for development. The Report reviews the current site constraints and how these could potentially affect any development on the site. The report also reviews the University s requirement for the site and makes a recommendation regarding the retaining of the site for future use and development by the University. It is intended that this report provided the base information for any further master planning review of the site. Page 5

6 3.0 The Property LOCATION AND CONTEXT The Thebarton Campus is located approximately three kilometres north-west of the Adelaide Central Business District adjacent the southern bank of the River Torrens. Refer to Locality Plan South Road and Port Road. The campus is bound by the South Australian Brewing Company to the east, the River Torrens to the north and the west and industrial land uses to the south and southwest. The campus is conveniently located within 3 kilometres of the North Terrace Campus and 3.5 kilometres of Victoria Square. Located on the southern banks of the River Torrens Linear Park, it enjoys a frontage of approximately 300 metres to the banks of the River Torrens Linear Park and direct connectivity with the District Centre Zone on the northern side of the River Torrens which accommodates a range of entertainment, retail opportunities. Holland Street forms the eastern boundary of the site and the Holland Street footbridge over the River Torrens establishes a convenient pedestrian link to Public Transport, Entertainment and retail facilities on the northern side of the River Torrens. The tram extension terminating at the Adelaide Entertainment Centre in the centre of Port Road provides a convenient link between the City and the campus with readily accessible tram stops at either the entertainment centre (within 400 metres) or at the intersection of Phillip Street opposite Bonython Park (within 600 metres). The River Torrens Linear Park provides recreational opportunities and also provides convenient access to the Linear Park shared bicycle cle and pedestrian path that links the beach side suburb of Henley Beach to the city s north eastern suburbs through the City Centre and directly past Adelaide University s North Terrace Campus. The surrounding industrial land uses provide constraints to the consideration of alternate uses for the site but also opportunities for continued linkages with emerging industries through education and industrial partnerships. Page 6

7 Roseworthy Farm Roseworthy Campus Gawler Thebarton North Terrace Campus Waite Campus Glenthorne Mount Barker Location Page 7

8 3.0 The Property LEGAL DESCRIPTION The property is held on twenty seven Certificates of Title, pertinent details of which are shown at Table 1 below and also as illustrated on the plans at Appendix B. Table 1: Thebarton Campus Allotment Details Lot Plan Area (m²) Easements / Endorsements 18 DP Nil 19 DP Nil 117 DP ,908 Subject to the easement over the land marked d to the council for the area. Together with a right of way over the land marked H on DP DP Subject to the easement over the land marked d to the council for the area. Together with a free and unrestricted right of way over the land marked F. 119 DP Together with a free and unrestricted right of way over the land marked F. 120 DP Together with a free and unrestricted right of way over the land marked F. 121 DP Together with a free and unrestricted right of way over the land marked F. 122 DP Together with a free and unrestricted right of way over the land marked F. 123 DP Together with a free and unrestricted right of way over the land marked F. 366 DP Nil 367 DP Nil 363 DP Nil 364 DP Nil 365 DP Nil 8 FP ,195 Nil 16 DP Subject to the easement over the land marked B to the electricity trust of South Australia. Together with a right of way over the land marked X. 17 DP Subject to the easement over the land marked B to the electricity trust of South Australia. Together with a right of way over the land marked X. 20 DP Subject to the easement over the land marked A to the minister for infrastructure. Subject to the easement over the land marked B to the electricity trust of South Australia. Together with a right of way over the land marked X. Page 8

9 3.0 The Property Table 1: Thebarton Campus Allotment Details (continued) Lot Plan Area (m²) Easements / Endorsements 348 DP Nil 351 DP Nil 360 DP Nil 361 DP Nil 350 DP Nil 319 DP Nil 320 DP Nil 325 DP Nil 321 DP Nil 349 DP Nil 322 DP Nil 323 DP Nil 324 DP Nil 21 DP Nil 14 DP Nil 15 DP Nil 1 DP , FP ,062 Nil 97 FP Nil 13 DP Nil Total 41,967 (4.19 Ha) Subject to the easement over the land marked A to the minister for infrastructure. In Trust to be used at all times as a reserve for the purposes of the University of Adelaide As shown, the aggregate area of all titles is 4.19 hectares. As can be seen in the above table and illustrated within Appendix B, there are a number of easement that effect the subject site. The easements are for the provision of stormwater, electricity, sewerage and Free an Unrestricted rights of way. It should also be noted that Lot 1 in Deposited Plan contains a Schedule of Endorsement to be used at all times as a reserve by the University of Adelaide. The implications of this endorsement are currently being researched by Adelaide University Property Services Staff. At this stage it has been assumed that this land is not readily available for development or disposal. The table above refers to 11 easements however; the references are often duplicated d as more than one allotment is contained within a Deposited Plan. For a consolidated illustration of the total amount of easements and their location on the subject site please refer to Appendix B. Page 9

10 3.0 The Property BUILDINGS DESCRIPTION The Thebarton Campus comprises a number of individual and discreet buildings across the entire campus, many of which have direct access from the adjacent Public Road network, including Queen Street, Stirling Street, Holland Street and Winwood Street. The buildings together represent some 24,000 square metres of Gross Floor Area within the campus properties that are currently use for a variety of purposes. The buildings are individually identified on the attached Building Schedule Plan in Appendix C. The following table identifies every building forming part of the campus its associated floor area. Table 2: Thebarton Campus Building Schedule Bldg No. Building Gross Building Area (m²) Gross Floor Area (m²) Usable Floor Area (m²) 1 & 2 Office Block 1 and Warehouse 2 4,101 3,949 3,188 3 The Joinery Building 1,892 1,817 1,166 4 Laboratories Building 1,159 1,121 1,059 5 & 6 Warehouse 5 & 6 1,777 1,705 1,661 7 Lucas Building & 11 The Factory 10 & Store House 11 5,504 5,177 4, The Compound River Mansions Hedge House Old Railway Building The Pill Box Webber Buildings The Palace Distillery Milne Mews 24, Gilbey Court 25 & Patterson House 26 3,219 3,078 2, Soap & Candle Buildings Schamm Building Gaskell Building Page 10

11 3.0 The Property Table 2: Thebarton Campus Building Schedule (continued) Bldg No. Building Gross Building Area (m²) Gross Floor Area (m²) 30 Bonar Building Old Dew St Building Alaska Towers Garage The Ranch Stepney Chambers The Adobe Garage Building Springfield House Usable Floor Area (m²) Total 25,350 24,003 20,364 Page 11

12 3.0 The Property st Queen s BUILDING CONDITION University dve Excellent Asset has no defects; condition and appearance are as new. Little Winwood st Winwood st Good Asset exhibits superficial wear and tear, minor defects, minor signs of deterioration to surface finishes; does not require major maintenance; no major defect exists. Adequate (Fair) Asset is in average condition; deteriorated surfaces require attention; services are functional, but require attention; backlog maintenance work exists Barely Adequate (Poor) Asset has deteriorated badly; serious structural problems; general appearance is poor with eroded Reid st protective coatings; elements are defective; services are frequently failing; and a significant number of major defects exist. Poor (Very Poor) Asset has failed; is not operational and is unfit for occupancy or normal use. st Holland Condition categories based on Go 8 condition assessment Anderson st Page 12

13 3.0 The Property Barely Adequate 10% Thebarton Campus buildings by condition Poor 0% Adequate 78% Excellent 0% Good 12% Excellent Good Adequate Barely Adequate Poor BUILDING CONDITION Excellent Asset has no defects; condition and appearance are as new. Good Asset exhibits superficial wear and tear, minor defects, minor signs of deterioration to surface finishes; does not require major maintenance; no major defect exists. Adequate (Fair) Asset is in average condition; deteriorated surfaces require attention; services are functional, but require attention; backlog maintenance work exists Barely Adequate (Poor) Asset has deteriorated badly; serious structural problems; general appearance is poor with eroded protective coatings; elements are defective; services are frequently failing; and a significant number of major defects exist. Poor (Very Poor) Asset has failed; is not operational and is unfit for occupancy or normal use. Condition categories based on Go 8 condition assessment Page 13

14 Buildings GBA GFA UFA Core Buildings Total Alaska Towers (32) Bonar Building (30) Distillery (23) Garage (33) Garage Building (44) The Property BUILDING CONDITION Excellent Asset has no defects; condition and appearance are as new. Gaskell Building (29) Good Asset exhibits superficial wear and tear, minor defects, minor signs of deterioration to Hedge House (14) surface finishes; does not require major Laboratories Building (4) maintenance; no major defect exists. Lucas Building (7) Adequate (Fair) Asset is in average condition; Milne Mews 24, Gilbey Court 25, Patterson Hse.26 (24-26) deteriorated surfaces require attention; services Office Block 1 & Warehouses 2 (1&2) are functional, but require attention; backlog Old Dew St Building (31) maintenance work exists Old Railway Building (16) Barely Adequate (Poor) Asset has River Mansions (13) deteriorated badly; serious structural problems; general appearance is poor with eroded Schamm Building (28) protective coatings; elements are defective; Soap & Candle Buildiing (27) services are frequently failing; and a significant Springfield House (45) number of major defects exist. Stepney Chambers (41) Poor (Very Poor) Asset has failed; is not The Adobe (42) operational and is unfit for occupancy or normal The Compound (12) use. The Factory 10/Store House 11 (10&11) The Joinery Building (3) Condition categories based on Go 8 condition assessment The Palace (21) The Pill Box (17) CONDITION UFA The Ranch (40) Excellent 0 Warehouse Good 2367 Warehouse Adequate Barely Adequate 2079 Weber Buildings (18-20) Poor 0 Page 14

15 3.0 The Property CURRENT LEASING POSITION The Thebarton campus occupies some 42,000 sqm or 4.2 hectares. There are 35 buildings on campus of various size and are all low grade with outstanding maintenance issues. As a result market rental for different buildings ranges from $70 per sqm to $160 per sqm gross. Total rental income budget for FY10 is $1,848,267 ex GST with budgeted d net profit of $700, ex GST. Planned maintenance in FY10 is $352,329 ex GST and covers mechanical, fire, electrical, parks & grounds, plumbing etc. The University has approved the minimum amount to maintain the Campus. The FY10 budget includes $132,310 to complete unplanned maintenance. The University did not approve any budget for capital works in FY08. In FY09 the University did not start works approved in the FY09 budget for capital works. The FY09 budget was carried forward to FY10 and no additional capital budget was approved for FY10. The 2009 capital works are not complete. To date there are a total of 55 tenants on campus with 53 leases in place. Of these 6 are School of Mechanical Engineering, School of Petroleum and the Department of Public Health. There is a warehouse on campus which is used by other faculties and divisions of the University for storage. In addition the University has commenced two major projects on campus being construction of a wind tunnel and the IPAS project. The net lettable area is approximately 19802sqm. Of this 648 sqm is vacant and available for lease. Amdel are the largest tenant representing 35% of rental income and occupying 20% of the net lettable area. The next largest tenant is Geneworks who represent 5.8% of rental and occupy 7.8% of net lettable area. The University occupy some 4141sqm of space which we estimate on current market rates could earn a rental income of $446,152 if leased to commercial tenants. All leases have a Redevelopment Clause and a Relocation Clause, extract from the standard Memorandum of Lease is below: Redevelopment If at any time in its absolute and unfettered discretion the Lessor desires to redevelop the Building or the Land and the Lessor requires the Premises for demolition or to make structural alterations or additions or for any reason connected with the proposed redevelopment, then the Lessor shall provide the Lessee with reasonable details of the proposed redevelopment and (if applicable) proposed demolition sufficient to indicate a genuine proposal to redevelop or demolish the Building or the Land and the Lessor may terminate this Lease with effect from any time on giving not less than six (6) months' notice to the Lessee specifying the date on which the Premises is so required (Termination Date) and if the Lessor gives such notice then: (a) this Lease shall automatically and without the necessity for any further notice terminate on the Termination Date; Page 15

16 3.0 The Property (b) not less than 14 days prior to the Termination Date the Lessee shall execute and deliver to the Lessor a surrender of this Lease by mutual consent and without the payment of any monetary or other consideration which surrender shall be in registrable form and shall take effect from the Termination Date (and if this Lease is registered contemporaneously with the delivery of the surrender to the Lessor the Lessee shall deliver to the Lessor the Lessee's registered copy of this Lease); (c) the costs of preparation and registration (if required) of the surrender shall be paid by the Lessor; (d) on the Termination Date the Lessee shall vacate the Premises in all respects in compliance with the terms of this Lease; and (e) if this Lease is terminated pursuant to this clause 4.23 the Lessee shall not be entitled to any compensation or damages from the Lessor on any account by reason of such termination, provided always that the Lessee may terminate this Lease by giving to the Lessor not less than seven days' notice of termination at any time within six months before the Termination Date (Lessee's Termination Date) and if the Lessee gives such notice then the provisions of clauses 4.23(a) to 4.23(e) (inclusive) shall apply mutatis mutandis as if the words 'Lessee's Termination Date' were substituted for the words 'Termination Date' Relocation If at any time the Lessor desires to relocate the Lessee to alternate premises within the Land the Lessor may relocate the Lessee on the following terms: (a) the Lessor shall give to the Lessee not less than six (6) months' prior notice of its intention to relocate the Lessee to alternate premises in a location nominated in such notice (New Premises) and on a date specified in such notice (date for relocation) provided that to the extent that it is reasonably possible to do so the New Premises shall be of comparable size as the Premises; (b) not less than 14 days prior to the date for relocation the Lessee shall execute and deliver to the Lessor a surrender of this Lease which surrender shall take effect from the first to occur of the date for relocation and the date of relocation of the Lessee to the New Premises (date of relocation); (c) contemporaneously with the execution of that surrender the Lessee shall execute a new lease of the New Premises unless otherwise agreed on the terms of this Lease including this clause 4.24 except: (i) for a term not less than the unexpired balance of the Term; and (ii) () an annual rent equivalent to the then rent payable py under this Lease immediately yprior to the date of relocation; Page 16

17 3.0 The Property LAND USE Council records do not clearly identify the consolidated Thebarton Campus as an Educational Facility and accordingly the campus comprises a series of individual land uses accommodated with the various buildings within the campus boundaries. While there appears to be an overall acceptance of the existence of the University facilities within the buildings comprising the campus, no one land use can be considered as the existing use rights. This is reflective of the historical nature of the campus and current tenancies that act as a business incubator with educational linkages. The table below identifies the current approvals granted by the City of West Torrens since The approvals provide a clear indication that Council is fully aware that the University occupies the site and the nature of the approvals infer that t they have been considered d as minor forms of development pertaining i to each of the separate identifiable land parcels. Table 3: Development Approvals ID Location Nature of Proposed Development Date of Approval 1 Unit 3 / 49 Holland Street Change of use from warehouse to laboratory and associated internal fit out 26 February Stirling Street Teaching facility with new wind tunnel 21 July Stirling Street Optical fibre technology facility 6 September Winwood Street Internal alterations to provide an additional back up switchboard room 29 January Stirling Street Office fit out 27 November Stirling Street & Construction of an industrial building to accommodate a wind tunnel, 6 associated workshops, offices, meeting room, store, power room, loading bay and reception area. Removal of two significant trees. 8 September Queen Street Associated car parking and landscaping Stirling Street Demolition of toilet block 14 August Stirling Street Office/workshops with associated car parking and landscaping 19 February & Stirling Street Office fit out BLG 25 (clinic) 12 March Queen Street Office, workshop and garage g 21 August Queen Street Replacing existing staircase and minor alterations/additions to storage building (building 32, Alaska Towers) 12 September Holland Street Change in use from office and warehouse to office and workshop 25 May Stirling Street Tenancy fit out building three stove/fridge testing facility 12 August Stirling Street Sign 6 September Holland Street Change in use from office and warehouse to office and workshop 25 May 1995 Page 17

18 3.0 The Property Table 3: Development Approvals (continued) ID Location Nature of Proposed Development Date of Approval Winwood Street To change use from a warehouse to gymnasium associated with the university 16 October WinwoodStreet Change in use tooffice/warehouse/storageandlaboratory office/warehouse/storage and 26November /49 Holland Street New fire doors between existing buildings 5 January /40 Holland Street Change in use to office/laboratory including additions 25 August Stirling Street Construction of mezzanine office 26 August /35 37 Stirling Street New access ramp and deck 24 November /35 37 Stirling Street Internal alterations to existing office/warehouse/workshop 20 October Stirling Street Temporary use of three car parks for research purposes 27 July Stirling Street Change in use to laboratory 9 March Stirling Street Change in use to office and internal partitioning 3 November Stirling Street Internal partitions 13 June Stirling Street Change in use to office including a mezzanine floor 7 October Stirling Street Office fit out 15 January Stirling Street Internal fit out of office associated with university use 4 October Holland Street Internal alterations 26 March /49 Holland Street Office/Laboratory Stirling Street Office showroom tenancy fit out including mezzanine 1997 A condition of consent has been applied to Development Approval 1 within the above table, assigned development application number 211/1117/2009 by the City of West Torrens specifies a total of 10 car parking spaces being required associated with the approved development, five on site and five within the northern car park. It was also a condition of consent that an overall car parking plan be prepared and submitted to Council clearly indicating the allocation of car parking spaces to the various tenancies that are owned, operated and managed by the Adelaide University at the Thebarton Campus. It is unknown at this stage if this was ever undertaken. Development Approval 8 within the above table, assigned development application number 220/1318/95 by the City of West Torrens included associated car parking to the development of Office and workshops. The plans relating to this approval were unavailable but the conditions of consent relate to the retention of the said car parking. Other than those conditions described above, there are no other planning conditions of consent associated with the above approvals that appear to impose any ongoing requirements in respect to the Thebarton Campus. Page 18

19 3.0 The Property 3.6 MOVEMENT AND PARKING Off street parking is distributed about the site as either dedicated parking for shared use by workers and visitors alike or as specific car parks surrounding each building. The areas used for car parking on the campus are identified on the Car Park and Movement Plan in Appendix E. A summary of the site s parking facilities is shown on Table 4. Table 4: Thebarton Campus Vehicle Parking Spaces Location Car Parks Disabled Northern car park 113 Southern car park 91 Eastern car park 55 Western car park 22 1 Bonar and Gaskell Buildings 11 Old Dew St Building 15 Alaska Towers 14 The Factory 3 1 The Store House 15 Little Reid Street 13 The Old Railway Building 3 Hedge House 3 The Distillery 5 Total 363 A detailed assessment of the actual car parking needs has not been undertaken as part of this site potential report and should form part of further works to inform the development of an overall A detailed car parking allocation plan should be prepared to clearly identify the allocation of spaces to the various tenancies throughout the campus. It is a condition of consent to Development Approval 211/1117/2009 issued by the City of West Torrens on 26 February 2010 that such a plan is prepared and submitted to Council and will assist the University in the consideration and determination of the future development options across the site in respect to available car parking. Page 19

20 3.0 The Property SITE SERVICES ELECTRICAL The Thebarton Campus is serviced from two high voltage electrical feeders rated to 11kV. The electrical feeders supply multiple transformers at the Campus and buildings external to the site. Low voltage electrical supplies are reticulated to buildings via overhead and an underground pit and pipe network arrangement. Transformers servicing the Campus have a supply capacity in the order of 1.5MVA. Some of the transformers servicing the site are a legacy type and do not comply with current ETSA Standard requirements. The Standards are not retrospective and upgrade of this type of infrastructure is the responsibility of ETSA Utilities. The supply capacity of Utility infrastructure has historically presented limitations to the scale of developments and extent of building refurbishment works at the Campus. Limitations in electrical supply capacity have required capital project works to install diesel generation plant to support increases in electrical demand. A master plan development of the site could include the provision of dedicated high voltage feeders to the site in a ring main arrangement to improve redundancy and reduce the occurrence and duration of power failures. The provision of dedicated high voltage feeders would improve the management of site demand and the reliable delivery of power across the site. New transformer plant would be provided to suit the distribution of electrical demand across the site. The provision of new transformers will provide the University with the opportunity to install current technology switchgear protection and automated stand-by generation capabilities. Page 20

21 3.0 The Property COMMUNICATIONS The campus has existing communications connectivity back to the North Terrace campus via the SabreNet network. This connection provides adequate bandwidth and amenity, and is considered to be adequate for continued to use as part of a redeveloped campus master plan. Presently there is a rudimentary centralised campus communications infrastructure based on a Tree structure with the root within the communications room in Building 1, which houses the campus telephone PABX node, incoming voice lead-in cabling and core network switching equipment. This facility would require upgrade along with any master plan proposal. A total of 4 buildings are connected to the main communications room via external fibre cabling systems for data networking. Most buildings have telephone connectivity via the campus communications facility, often using original infrastructure. A master plan approach to development of the campus would require redevelopment of the main communications room, cabling pathway around the campus connecting each significant building to the main communications room, sub-communications rooms within each significant building, and dedicated fibre and copper cabling from the main communications room to each building. Cabling systems should be integrated to provide a similar architecture for security, access control and other wired systems s which is consistent ste t with the approach undertaken e on the other University of Adelaide Campuses. Page 21

22 3.0 The Property HYDRAULICS Water Infrastructure The Campus water infrastructure is fed from SA Water Corporation (SAWC) mains which reticulate along all major and minor roads around the campus. The major water mains reticulate along Reid Street, Stirling Street(2 off) and Holland Street. These water mains are 250mm, 250mm and 150mm respectively and are constructed of cast iron pipework cement lined. While no evaluation of their condition has been made they would be considered sound. Historically the area experiences low pressure in these main and this may impact on future development and fire services provision if large scale development was to occur. The campus also has smaller sub main reticulating along Anderson Street and Winwood Street. The buildings within the campus are provided with numerous domestic water meters at the road boundaries, these generally align with the original land titles and lots on which the campus is located. In addition some of the internal domestic water services on the campus serve the fire hydrant services. This existing site infrastructure issue may lead to issues relating to providing adequate hydrant coverage and flows pressures from these systems. The internal water services and fire services would be expected to be in original, coupled with the connection to the buildings domestic water systems would mean the fire service would not be able to be used as a boosted fire service system. No evaluation of the existing flow rates have been carried out to determine current conditions. Any master plan would need to consider complete replacement of all internal water services. A detailed evaluation of the SAWC flow rates and pressures would be required to demine suitability of the water mains for increased use. Termination of any water mains along sub roads would also require approval and evaluation by SAWC. Sewerage Infrastructure The campus is provide with 4 off SAWC sewer mains traversing along Holland Sreet, Winwood Street, Queens St and Stirling Street. These mains are 525mm vitreous clay(vc), 300mm (unknown), 150mm (vc)and 225mm (vc) respectively. The condition and capacity of these sewer mains is unknown however given the number of sewer mains in the vicinity of the site and the number of service connection it would not be expected to cause any major issue. It would be recommended that due diligence would recommend seeking advice from SAWC as to whether these mains are suitable for additional flows. The campus is provide with numerous sewer connection and generally align with the historical lot alignment. The internal sewer main would be expected to be in original condition. Any upgrade or modifications within the campus would be required to replace the existing VC pipework. This will be a requirement under the new issue of AS3500 due out in late Page 22

23 3.0 The Property Natural Gas Services The campus gas services are fed from high pressure gas main which runs north south along Holland Street. This gas main tees off and reticulates also along Anderson street and the South down Stirling street for a short distance. It is not expected that there would be any supply issues relating to the site. Future cost relating to extension of the gas main to the site is dependent on the future gas loads attributed to development. High use facility generally do not incur a cost if the load gas usage is large enough. Reuse of internal gas services and gas meters is generally not recommended as the sizing of pipework and gas meters is site specific. Page 23

24 3.0 The Property FIRE The current fire services infrastructure serving the site is a combined domestic cold water and fire services main reticulating throughout the site. This approach has the following disadvantages:- The approach necessitates additional reliance on the domestic water systems to achieve the current fire fighting requirements. In the event of isolation of the domestic cold water system for maintenance or similar, the fire systems will also be isolated. It is doubtful whether the system is currently provided with the redundancy required to satisfy the water supply requirements for compliance with the relevant codes and standards. The increase demand of the combined system presents an unnecessary risk associated with the fire protection strategies for the site. Master planning for the campus should involve the provision of a dedicated fire main which is independent of the domestic cold water main on site. Additional redundancies in water supplies may also be considered including provision of static water storage and pumping appliances to meet the system duty requirements. Further definition of the fire services requirements will be undertaken upon further review of building risks and consultation with the South Australian Metropolitan Fire Service. This will involve the provision of infrastructure to the site such as increased water supplies or communication pathways to facilitate fire suppression and fire detection systems that may be deemed necessary to serve the Building Code of Australia or University requirements for the buildings on site. We note that the above is preliminary information only and exact details of the limitations and expansion opportunities of existing infrastructure will be identified through further investigation. Page 24

25 3.0 The Property SITE CONDITIONS The subject site is a relatively flat portion of land that is extensively development with a range of building styles and uses as described in Section 3.3. The buildings are generally 1 to 2 storeys in height which is consistent within the locality. With the exception of an area of grassed open space in the north of the site and a small basketball b court on the western portion of the site, the remainder generally comprises buildings or car parks. There are no vacant allotments within the subject site HERITAGE The site contains six heritage listed items, one being a state heritage place and the other five being local heritage places. The State Heritage place is the Former Faulding s Eucalyptus Oil Distillery. The five local heritage places include: the Factory Building (former Amdel Warehouse), Compound Building (former Caretakers Residence/Office), Hedge House Building (former Laboratories), former Boiler House and Chimney; and Alaska Towers (former Alaska Ice Cream Factory). The heritage properties are identified on the Heritage Places plan. (Appendix F) The majority of buildings, although ageing, are in a reasonable state of repair SIGNIFICANT TREES Observations from an inspection of the land identify that there appear to be 15 Significant Trees located on the subject land. The trees are identified on the Significant Trees plan. (Appendix G) While the location of the trees have been plotted to identify the potential implications on any future site development, a detailed assessment of these trees has not been undertaken as part of this site potential report. It is recommended that and assessment of the trees be undertaken by a qualified arborist to identify the risks associated with the existing location and health of the trees. Page 25

26 3.0 The Property CONTAMINATION Due to the site history, as a centre of pharmaceutical manufacture, it is anticipated that there could be significant contamination contained on the site. A detailed site history and contamination review has not been undertaken as part of this study. It is recommended that when each development of the site is undertaken a detailed site contamination investigation is undertaken. This study will include the following tasks: Stage 1 (historical review) assessment Stage 2 (site) assessment submission of reports to environmental authorities for suitability statements remedial action plan preparation remedial design and implementation of ex situ and in situ remediation for soil and groundwater soil and groundwater clean-up monitoring validation The requirement to remove contamination from a site can have a significant cost associated, depending on the level of contamination. This cost should be factored into any development intended to be commenced on the site. There is an asbestos register that outlines the current location and type of asbestos within the existing buildings on the site. Development of the site (refurbishment of demolition) should take into consideration the asbestos register and make appropriate program and cost allowances. Page 26

27 3.0 The Property 3.9 SITE VALUATION A detailed site valuation report was prepared by Rushton Valuers on 31 st December The report notes: The investment properties to be valued have been identified by The University of Adelaide and our instructions (Rushton Valuers) require the assessment of Market Value for financial reporting purposes for the whole of the investment land and all buildings identified as investment there-on. The land held in trust and all other non-investment buildings are specifically excluded from this valuation. The report concludes that, in their opinion, the fair value of the site and buildings as at 31 st December 2009 is: Land Buildings and site Improvements Total $12,465, (excluding GST) $6,787, (excluding GST) $19,252, (excluding GST) Fair Value is defined in paragraph 5 of Australian Accounting Standard AASB 140 Investment Property as the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm s length transaction. Page 27

28 4.0 Land Use Planning Implications RELATIONSHIP TO SURROUNDING LOCALITY Disposal of the site, redevelopment of the site, and more particularly the site s value as a single entity if broken up into smaller parcels, could be influenced by existing and future uses of surrounding land. In this context, Thebarton Campus is bordered by a mixture of industrial and commercial development directly adjacent to the west, south and east and also to the north across the River Torrens. There is an established residential area located further south of the subject site however this is well separated by other established commercial and industrial development. Prominent land uses within the locality include the South Australian Brewing Company s Thebarton Brewery located adjacent east of the subject site and the Adelaide Entertainment Centre to the north east of the subject site across the River Torrens. The River Torrens itself and associated linear park contributes significantly to the amenity of the immediate locality which is of major relevance to Thebarton Campus that abuts the linear park. Appendix D identifies the nature of the surrounding land uses. Page 28

29 4.0 Land Use Planning Implications SUMMARY OF WEST TORRENS (CITY) DEVELOPMENT PLAN The City of West Torrens Development Plan establishes a series of land use zones throughout the Council area, and planning policies to control and guide development in each of these zones. The land is currently zoned Industry. Page 29

30 4.0 Land Use Planning Implications THE 30 YEAR PLAN FOR GREATER ADELAIDE The Development Act 1993 requires publication by the State Government of the South Australian Planning Strategy. The 30 Year Plan for Greater Adelaide is used to guide the preparation of Development Plans by Councils, within Greater Adelaide, under the requirements of the Development Act In February 2010, The 30 Year Plan for Greater Adelaide was approved and adopted by the State as a replacement of the 2007 version of the Planning Strategy. The 30 Year Plan has three interlocking objectives, namely to maintain and improve liveability, to increase competitiveness and to drive sustainability and resilience to climate change. The Schematic Map for the western metropolitan region of Adelaide notionally identifies Thebarton as a Specialist Activity Centre, while South Road and Port Road, are nominated as Primary Freight Routes. It appears that the subject site forms part of the area to the west of the brewery which is identified as a existing key industry/employment area. The 30 Year Plan identifies the land that accommodates the Thebarton Campus as Existing Key Industrial Areas see Western Adelaide Directions Map (Appendix H). The retention of such land for industrial purposes is sought by the goals and strategies of the 30 Year Plan for Greater Metropolitan Adelaide further entrenching the existing zoning of the land. Page 30

31 4.0 Land Use Planning Implications METROPOLITAN ADELAIDE INDUSTRIAL LAND STRATEGY Beyond the broad strategic land use planning objectives, the availability of strategically located and appropriately serviced industrial land has been of particular interest to the State Government in recent years. In 2007, in response to the steady attrition of Adelaide s existing industrial land stocks through conversion to other uses and an increasingly constrained industrial land supply, Planning SA (now the Department of Planning and Local Government) released the Metropolitan Adelaide Industrial Land Strategy (MAILS). MAILS identified the need for a rolling 5 year supply of industrial land to be development ready and available to industry at all times. The study set in place certain strategies to achieve this objective. The MAILS identifies Thebarton Bio Science as a Development Ready Site on Map 2 Industrial Land Supply. Development ready sites are described as land that is immediately available for development zoned, services and market ready. It is also noted that the Thebarton precinct has been identified for a specific strategic use being an Innovation Precinct for biotechnology companies. A detailed assessment for rezoning the land from industry has not been undertaken against the MAILS in that the land is specifically earmarked for retention as inner city industrial land and the surrounding land uses would provide a constraint to the establishment of alternate more sensitive land uses (e.g: Residential). Page 31

32 4.0 Land Use Planning Implications WEST TORRENS TOWARDS 2025 COMMUNITY PLAN The West Torrens Community Plan was adopted in June The Towards 2025 Community Plan is Council s strategic planning project to determine key priorities for the city until It identifies six key community aspirations which are supported by long-term strategies, five-year strategies and success indicators. The six key community aspirations i are broadly categorised as community life, natural environment, built environment, city prosperity, financial sustainability and organisational strength. The strategies cover broad sustainability objectives to help guide future development such as improvement in environmental standards and water efficiency along with encouraging economic growth and prosperity. Under City Prosperity it is stated that in Thebarton, future expansion of the biotech precinct is being pursued by the State Government. The retention and expansion of the Thebarton Biotech Precinct is encouraged by the Community Plan. Page 32

33 4.0 Land Use Planning Implications CITY OF WEST TORRENS STRATEGIC DIRECTIONS REPORT 2025 To guide the development of the vision of the plan, the following themes have been adopted to reflect the underlying principles to support the recommended actions and their delivery: Natural Environment; Growth Management; Economic Activity; Community Pride and Wellbeing; Infrastructure and Assets; and Transport. In relation to the subject site, under the theme of Growth Management, the plan envisages appropriate buffers between industry and sensitive uses including residential. On figure 2 Growth Management, the subject site is identified as industrial land. Furthermore, under the theme of Economic Activity, the plan seeks to promote specialist economic activity clusters (i.e. Biotech Precinct). On the associated figure 3 Economic Activity the subject site is identified as the Bioscience Precinct. The Strategic Directions Report 2025 identifies the Section 30 Recommendations that include four proposed Development Plan Amendments DPAs). The specific DPA s identified include: Better Development Plan Conversion, Housing Diversity, Activity Centres Review and Employment Development Plan Amendment. Of most relevance to the Thebarton Campus is the Employment Development Plan Amendment. The Strategic Directions Report currently lists the Employment DPA as a Low priority and a scheduled timing of 2011 to Of the four proposed DPA s the Employment DPA is the lowest priority and scheduled for the latest completion. Page 33

34 4.0 Land Use Planning Implications The primary intent of an Employment DPA would be to provide an appropriate range of employment options for the needs of West Torrens residents, both now and into the future. Important considerations would include the need to: identify employment sectors ascertain desirable locational attributes for employment generating activities, including offices and tourism determine appropriate access requirements promote public transport usage promote and support the establishment of biotech industries in appropriate locations such as Thebarton promote and maintain environmental quality reduce interface issues, especially with more sensitive land uses such as residential review Adelaide Airport interface issues and complementary employment generating land uses in the vicinity of the airport. It is apparent from the plan that the subject site is within the precinct sought to encourage specialist bioscience land use which is to be protected and promoted in the future. Alternate land uses within the Industrial Zone would need to complement the desired facilitation of the Bioscience precinct. Page 34

35 5.0 Assessment of Site Development Potential CURRENT PROVISIONS OF WEST TORRENS (CITY) DEVELOPMENT PLAN Thebarton Campus is contained within the Industry Zone, as detailed on Zones Map WeTo/7. A consolidated Zoning Map is included at Appendix I. The Industry Zone is intended to be developed in accordance with Zone Objectives 1 and 2, namely: Objective 1: Objective 2: A zone accommodating a wide range of industrial, storage, warehouse and transport distribution activities compatible with the industrial nature of the area. Provision for a range of non-industrial uses to serve the needs of the industrial workforce and others associated with business activity in the zone. The relevant principles of development control for Industrial Zone are as follows: 1 The following uses or combinations thereof are appropriate in specific areas within the zone: Home Industry Industry, except Special IndustryOffice (as described in Principle of Development Control 2 below) Petrol Filling Station Public Service Depot Service Trade Premise Shops Store Vehicle Sales Yard Transport Terminal Warehouse 2 Offices or groups of offices should generally be ancillary to an industrial, storage or related activity or otherwise located in the Mixed Use Policy Area 21 defined on Maps WeTo/29 and 30 (under the Commercial (Arterial Roads) Zone). Development for offices or groups of offices (not ancillary to an industrial, storage or related activity) should not be undertaken where the floor area exceeds 250 square metres. It is reasonable to conclude from an analysis of the Industry Zone that Thebarton Campus is intended to be used for the retention, improvement and expansion of existing industrial, warehouse, storage and transport related activities. It is noted that there is a number of land uses which may be appropriate within the Industry Zone that have not been identified as appropriate forms of development within the zone policies. Page 35

36 5.0 Assessment of Site Development Potential Various kinds of development are specified as non-complying in the Industry Zone. They include: consulting rooms; demolition of all or part of a building comprising a State heritage place identified in Table WeTo/4; dwelling; landfill that constitutes solid waste disposal required to be licensed as a waste depot under the Environmental Protection Act 1993; offices of more than 250 square metres of gross leasable area, except where the offices are ancillary to an industrial, warehouse, storage, transport distribution or service trade premises land use located on the site; and a shop, except where the gross leasable floor area of the shop is less than 250 square metres. An educational establishment is not listed as either complying or non-complying within the zone and therefore exists as a land use that is for consideration On Merit. While an educational establishment (Facility) is not listed as an appropriate land use within the Industrial Zone, the existing presence of the campus and general recognition of the campus by the Council in the Development Approvals issued across the site can be considered to establish an arguable use right upon which further development can be justified. Land uses that are subservient and ancillary to that of the educational establishment are to be considered part of the educational facility and not separately identifiable land uses. Land uses that represent a separate and distinguishable use which are not subservient to the University facilities would need consideration against the appropriate and non-complying use identified in the current zone. There are no building height limitations assigned to the Industry Zone, with the development Plan only identifying that all buildings over 15 metres in height require referral to Federal Airports Corporation. Investigations with Adelaide Airport Limited identify that the maximum height of Building permissible under the Obstacle Limitation Surface is 48.5 metres AHD. The existing ground level in this location is approximately 17 metres AHD. Page 36

37 5.0 Assessment of Site Development Potential IDENTIFICATION OF IMMEDIATE DEVELOPMENT SITES Development sites are identified as those sites suitable for comprehensive redevelopment and do not pertain to minor alterations and additions to existing buildings or tenancies. The identification of immediate development sites does not have regard to the economic considerations of tenancy relocation and focuses on the physical site and planning constraints. Identification of immediate development sites within the Thebarton campus is constrained by: existing tenancy leases; easements and encumbrances on the land parcels; heritage buildings; significant trees; and car parking requirements. It is noted that the existing tenants all have redevelopment and relocation clauses within their leases that effectively enable the tenancies to be made available for redevelopment within a 6 month time frame. Accordingly the existing tenancy leases are not considered to represent an impediment to the immediate redevelopment of the land. The land at Stirling Street (Lot 117) is encumbered by the presence of four Local Heritage buildings and one State Heritage building that are dispersed across the land in a manner that presents significant site development constraints to this portion of the campus site. The land at 33 Queen Street (Lot 1) is encumbered by an easement running diagonally through the site for sewerage purposes and is also encumbered by the fact that the land was left in Trust to the University to be used at all times as a Reserve by the University of Adelaide. 32 Queen Street which accommodates a portion of the southern car park and the former Alaska Ice cream Factory is listed as a place of Local Heritage Significance. At least four significant trees are also located within the portion of the southern car park. In terms of physical constraints and constraints over the land in respect to easement and encumbrances the following sites are identified in priority as being available and suitable for immediate redevelopment. (Refer to the Site Development Options Plan Appendix J) Page 37

38 5.0 Assessment of Site Development Potential Parcel 1 The site bound by Anderson Street, Holland Street, Winwood Street and Stirling Street accommodating the properties known as 24 Anderson St, 49 Holland St, Winwood Street and Stirling Street. The land has a combined site area of 13,042 square metres and currently accommodates buildings with a total floor area of 13,034 square metres over 2 levels in various buildings and provides for 66 on-site car parking spaces. The land is not encumbered by any easements and presents the opportunity to be developed as a whole or in portions depending upon need. It has a high exposure with four street frontages and is located on the main vehicle access points to the Thebarton Campus. Parcel 2 The site known as Winwood Street, is bound by Winwood Street to the South, Holland Street to the East and the River Torrens Linear Park to the North. The site has a combined site area of 6,091 square metres, accommodates buildings with a total floor area of 1,476 square metres and provides for 113 car parking spaces in the northern car park. The land is encumbered by a free and unrestricted right of way over Lot 123 however this is not considered an impediment to the development of the land as it would be easily extinguished in that it is only in favour of other land parcels under the ownership care and control of the University of Adelaide and serves no functional purpose. Parcel 3 The site comprising the southern car park located between Queen Street and Stirling Street represents an immediate development opportunity subject to determination of the car parking allocation across the site and assessment of Significant trees. As a development site it could be extended to include the Old Dew Street Buildings at the Corner of Stirling Street and Reid Street. The land has a combined site area of 6,223 square metres, accommodates buildings with a total floor area of 624 square metres and provides for 106 car parking spaces primarily in the southern car park. The principal constraints to the development of this land relate to the existence of 9 Significant trees across the land. Page 38

39 5.0 Assessment of Site Development Potential ALTERNATE DEVELOPMENT POTENTIAL OPTIONS Consideration has been given to the possible alternative development options for the campus having regard to its proximity to the City, and new public transport opportunities, location adjacent the River Torrens Linear Park and emergence of the proposed transit oriented development on the former Clipsal site. Having regard to the strategic policies affecting the land including, the 30 year Plan for Greater Metropolitan Adelaide, Council s own Strategic Directions report to 2025, and the Metropolitan Industrial Land Strategy express a clear intent to retain the inner city key industrial area identified at Thebarton. The nature of the surrounding uses preclude the opportunity for more sensitive land uses such as residential development, due to the necessity to maintain appropriate separation distances and to protect existing industries form the encroachment of more sensitive land uses that may impact on the reasonable operation of the existing businesses. It is also considered that the adjacent District Centre Zone on the northern side of the River Torrens precludes the opportunity for retail and commercial office development. Accordingly it is considered highly unlikely that the land will be considered for rezoning to accommodate alternate development option or land uses other than those either existing on site or contemplated by the provisions of the existing Industry Zone in the City of West Torrens Development Plan. Page 39

40 5.0 Assessment of Site Development Potential APPROVAL AND REZONING PROCEDURES Not-withstanding the above consideration of alternative development potential for the site we have for the purpose of clarity provided an outline of the processes for the rezoning of the land below. The Thebarton Campus could only be rezoned by amending the City of West Torrens Development Plan. The process is known as a Development Plan Amendment (DPA). The statutory DPA process is initiated either by the City of West Torrens as the relevant Local Government authority, or by the Minister for Urban Development and Planning. The Minister is ultimately responsible for approving all amendments to Development Plans. All DPA s, once approved, must be referred to Parliament s Environment, Resources and Development Committee for review. Initiation of the DPA process normally starts with an idea, proposal or concept which may not fit within the zoning and policy parameters of an existing Development Plan. A submission which described the idea, proposal or concept would normally be prepared for consideration by either the West Torrens Council or the Minister. The submission would canvass whether amending the Development Plan is the only or most appropriate course of action, and if so the likely scope and nature of the DPA. If the Minister for Urban Development and Planning rather than the West Torrens Council agreed to undertake the rezoning process (and there is logic in this approach, since Netley Commercial Park is owned by the Government and the Government has determined that it will be sold), the main steps would be as follows: agreement reached with the Minister on the subject matter or scope of the DPA; investigations and formal DPA document preparation; consultation with key Government agencies, the West Torrens Council and the public on the DPA document, including receiving written submissions and holding a public meeting; review of the consultation outcomes and refinement of the DPA if required; decision by the Minister (which may include approving or refining all or part of the DPA); gazettal of the approved DPA; republishing the relevant Development Plan with the DPA changes incorporated; and review of the DPA process and outcomes by Parliament s Environment, Resources and Development Committee. Page 40

41 5.0 Assessment of Site Development Potential If the Minister was to initiate the rezoning process, he would need to be satisfied that the amendment is necessary to promote orderly and proper development, or where there are significant social, economic or environmental issues associated with the idea, concept or proposal. He would also need to be satisfied that the rezoning proposal was consistent with the 30 Year Plan for Greater Adelaide (see Section 4.3). A DPA process can take anywhere from between a few months and several years, depending di on how complicated or contentious the proposed changes are, and how many revisions are required at various stages. As a general guide, a reasonably straight forward and non-contentious DPA is likely to take between nine months to 15 months from commencement to completion. Council s recent Section 30 report identifies that the land is likely to fall within a Development Plan Amendment for Employment Lands. It is at this stage the Adelaide University has the best opportunity to influence Development Plan policy affecting the future development of the Thebarton Campus. Page 41

42 Recommendation The site at Thebarton provides the University of Adelaide with the following key attributes: Strategic site located in the Cities inner west, located a short distance to the New Royal Adelaide Hospital, the potential Bowden Transport oriented development and key transport corridors. Site located on the Torrens River. Significant Revenue from current rental obtained throughout the site. Site capable of development to meet increasing need for space as redevelopment in the North Terrace Campus is becoming limited. Based upon these key attributes the following is the projects teams recommendation for the site development. It is our recommendation that the following course of action be undertaken by the University in relation to the Thebarton Campus: Retain the Thebarton Campus due to its strategic location and value. Determine the University s strategic requirements for the site as a teaching and research facility. Instigate a design master plan to ensure all future developments are progressed in accordance with an agreed master plan. Progress individual developments as required to meet the University s teaching/strategic needs in accordance with the master plan s guidelines. It is important that the master plan is not only a design document but incorporates financial aspects to ensure that site is developed in a fiscally responsible manner. It is also recommended that the master plan is used to present to potential funding partners, including federal and state government bodies. The master plan is a live document that should be internally reviewed each year to ensure that it is maintained i as an up to date document. It is anticipated that the design master plan could be developed in a 6 8 week time frame. The master plan can then be used as a submission on any future Development Plan Amendment instigating by Council affecting the land and should comprise details of the preferred policy content to accommodate the future development of the Thebarton Campus. Page 42

43 Appendices Page 43

44 Appendix A1 Locality plan Page 44

45 Appendix A2 Locality plan Page 45

46 Appendix B Allotment details (Plan & Table) Page 46

47 Appendix C Building schedule plan Page 47

48 Appendix D Land use plan (adjacent land) Page 48

49 Appendix E Car park and movement plan Page 49

50 Appendix F Heritage places plan Page 50

51 Appendix G Significant tree plan Page 51

52 Appendix H Western Adelaide directions map (30 YEAR PLAN FOR GREATER ADELAIDE) Page 52

53 Appendix I Zoning map (current development plan) Page 53

54 Appendix J1 Redevelopment sites plan Page 54

55 Appendix J2 Redevelopment sites plan Page 55

56 Appendix J3 Thebarton redevelopment options Option 1 Retain Current Use Site Area: 42,000m 2 Existing GFA: 24,000m 2 Existing UFA: 20,000m 2 Provides rental income and site value appreciation Provides archive and bulk University storage (increasing available space on North terrace for higher value uses. Provides industrial type research space not appropriate on North Terrace ( eg Wind Tunnel, IPAS ) Allows for taking advantage of potential future amendments in zoning / land use around site eg residential on brewery site. Option 2 Health Sciences Develop space for Health Sciences in the context of the SAHMRI and New RAH developments located at the western end of North Terrace. Connection by tram and bike track to North Terrace campus. Construct six - level office / laboratory research building with 8,000-12,000m 2 NLA. This is a complying development in terms of size / height of structure. However an educational use development is neither complying nor non complying in terms of building type and will be considered ed On Merit. Likely to be approved. Potential site indicated in red to take advantage of close connection to tram at Entertainment Centre and outlook to river. Option 3 Student Accommodation Develop student accommodation. Connection by tram and bike track to North Terrace campus. Note that current Development Act defines residential as non-complying development. A zoning amendment can be sought from the Minister, but unlikely to be achieved in the short to medium term. Longer term the Transport Oriented Development housing at Bowden may also see other residential development allowed in the area. Potential site indicated in red to take advantage of close connection to tram at Entertainment Centre and outlook / landscape connection to river. Option 4 University Administration Develop space for back-of-house University Administration to replace space currently leased in the CBD and allow for growth in teaching/research needs on campus. Construct six - level office building with 8,000-12,000m 2 NLA. Complying development in terms of size / height of structure. However an educational use development is neither complying nor non complying in terms of building type and will be considered On Merit. Likely to be approved. More likely if combined with some research space. Potential site indicated in red to take advantage of close connection to tram at Entertainment Centre and outlook to river. SAHMRI and New RAH Page 56