Buckingham Arms redevelopment
The State's Planning Commission has refused the plan to redevelop the Buckingham Arms site in Gilberton.
The proposal included the construction of a 10-storey mixed-use building, featuring approximately 180 apartments, 11 townhouses, four-level office building and basement carparking.
The application was assessed by the State Government’s State Commission Assessment Panel (SCAP) on 6 March 2024. After a number of representations – including from community members and a planning consultant speaking on Council's behalf – SCAP deliberated on the matter and announced the refusal decision on 7 March 2024.
Mayor Melissa Jones said Council was pleased the development was not approved in its proposed form.
"We believe the proposal was an overdevelopment of the site and did not sufficiently meet the relevant provisions of the planning code," Mayor Jones said. "During the SCAP session, Council was represented by a planning consultant, who explained our concerns around the scale of the proposal, as well as density, setbacks, traffic and heritage.
"Whilst Council is supportive of development in the area, it is our view that the size of the design did not achieve the right balance between growth and impact to the community, as well as heritage considerations. We are therefore looking forward to a new proposal for that site that better fits within the locality of the area and acts as a more appropriate gateway to the Town of Walkerville."
As SCAP was the relevant assessing authority, Council had limited influence in the outcome. Any questions or concerns should be directed to PlanSA.
The State Government has approved the rezoning of the Buckingham Arms Hotel site located at 1 Walkerville Terrace, Gilberton.
Council received confirmation of the “Gilberton Code Amendment” early May 2022.
Under the Code Amendment, approximately 6,200sqm of land adjacent Walkerville Terrace and Northcote Terrace will be rezoned to support mixed use, medium density residential and commercial development.
In the original application documentation, possible development options included a nursing home and suitable non-residential development.
In a letter received by the State Government, Minister for Planning, the Hon Nick Champion MP, stated:
“I am of the view that the Code Amendment is an appropriate response to the affected area, which comprises a strategic ‘gateway’ site located in close proximity to the CBD, the Adelaide Park Lands and two significant transport corridors.
It will result in a more contemporary mixed-use zone that will capitalise on the site’s prominent location and residential catchment.”
The Buckingham Arms is a Local Heritage Listed Place, however, development can occur around the site.
In 2019, Council considered and endorsed a developer funded Development Plan Amendment (DPA) pertaining to the Buckingham Arms site from Pierce Matthews Pty Ltd. In August 2020, due to the impending introduction of the new State Planning and Design Code, Council made the decision to withdraw its support for the DPA on the basis that the proposal accommodated excessive building heights and minimal boundary setbacks.
At its 18 January 2021 Ordinary Meeting, Council provided endorsement to write to the Honourable Vickie Chapman MP, Minister for Planning and Local Government, to advise of its support of the draft code zoning, with some minor recommended changes.
"This is the preferred option as this decision course will see the Buckingham Arms site transition into in the New Planning System with a policy suite that affords a built outcome that is better aligned with Council’s envisaged development potential on the subject site, than the proposition under the developer funded DPA," Council documentation stated.
Section 73 of the Planning, Development and Infrastructure Act 2016 stipulates that an applicant can apply for an amendment to the Planning and Design Code directly to the Minister for Planning and Local Government, bypassing Council. In this instance, the proponent of the Gilberton Code Amendment chose this pathway.
The Minister for Planning approved the rezoning of the Buckingham Arms Hotel site – located at 1 Walkerville Terrace, Gilberton – in 2022. This resulted in the transition of the land from a Local Activity Centre Zone to an Urban Corridor (Living) Zone, which meant a greater opportunity for the development of a high-intensity, vibrant, mixed use corridor, with various housing choices and a range of complementary retail and commercial activities.
On 25 November 2022, at the applicant’s request, the Minister for Planning “called in” the redevelopment application for the site, meaning the application bypassed Council and the SCAP was appointed as the relevant authority for assessment. Consequently, Council’s role is limited to that of a referral body.
Both Administration and Councillors had been contacted by the community in regards to concerns over the plan at the site. As such, at the Ordinary Council Meeting on Monday, 16 October 2023, Council directed Administration to engage a planning consultant to develop a submission on Council’s behalf to address the following items:
- impact on heritage;
- waste concerns;
- traffic concerns;
- stormwater management concerns; and
- reiterate Council’s position of a 4-5 storey height development.
A public notification process was undertaken (closing on 26 October 2023) and allowed the community to provide feedback to the SCAP in relation to either granting or refusing planning consent.
Additional information
PlanSA has notified Council that the Buckingham Arms application will be considered by the State Commission Assessment Panel (SCAP) at a public meeting at 9.30am on Wednesday, 6 March 2024.
This meeting will be held on Level 9, 83 Pirie Street, Adelaide, at the SCAP offices. It is recommended that the public get to the meeting 10 minutes prior to the start of the session.
While this meeting is public, you must RSVP to be able to attend. Members of the public can RSVP by contacting the SCAP Secretary, Myles Graham, via email at myles.graham@sa.gov.au.
Additionally, only people who have made a representation can speak at this meeting.
For more information about this hearing, including details on attendee behaviour, click here.
SCAP is considering the plan to redevelop the Buckingham Arms site, which includes the construction of a 10-storey mixed-use building, featuring approximately 180 apartments, 11 townhouses, four-level office building and basement carparking.
Council is not the relevant assessing authority and therefore has limited influence in the outcome.