Construction update
A decision was handed down on Wednesday, 10 June 2026, regarding the variation to the previous planning consent approved in February 2025 for the Buckingham Arms redevelopment.
The State Commission Assessment Panel (SCAP) supported the variation.
The new variation consists of:
- 13 terrace apartments and 172 apartments (185 dwellings overall) and a shop (restaurant) on the ground floor, with all previously endorsed serviced apartment accommodation (57 suites) being removed;
- increase in provision of affordable housing products from 19 to 32 dwellings (increasing provision of affordable housing from 14.6% to 17.3% of the total dwelling offering);
- increase in provision of housing funded under the National Disability Insurance Scheme (DDIS) from 13 to 14 dwellings;
- removal of previously endorsed hotel lobby and concierge areas;
- increase in parapet height by approximately 550mm (from approximately 31.9 metres to approximately 32.5 metres above ground) and an increase in lift overrun height by approximately 800mm (from approximately 33.7 metres to approximately 34.5 metres above ground).
To view the SCAP Minutes of Meeting from 10 June 2026 - click here.
By way of background, the site has previously been approved for a mixed-use redevelopment. The assessment and approval of that development was undertaken by the State Commission Assessment Panel following a State "call-in" of the application. In that process, Council participated as a referral body, but was not the decision-making authority.
Council made a formal submission through the public consultation process to outline its concerns regarding the proposed variations. However, the application was assessed and determined by the State Commission Assessment Panel.
It is important to note that:
- Council does not have authority over construction-related matters such as structural vibration, cracking or other impacts associated with building activity.
- Council may investigate dust, noise or general amenity concerns where they breach local nuisance regulations under the Local Nuisance and Litter Control Act 2016. Council notes that under Environment Protection Authority (EPA) guidelines, construction noise that causes an adverse impact on amenity is only permitted between 7am and 7pm, Monday to Saturday. For more information, including on concrete pours, click here.
- All other aspects of the development – including design, construction timeframes and community consultation – fall under the responsibility of the developer (Citify) and relevant State Government agencies.
We understand that nearby residents may have questions or concerns as works commence. While Council’s role is limited, we empathise with residents affected by construction activity and will continue to liaise with the developer and State agencies where appropriate.
For all enquiries or concerns relating to the Buckingham Arms redevelopment, please contact Citify directly.
The Citify contact details are:
James McLeod
Site Supervisor
0418 885 454
Grant Kinter
Site Supervisor
0419 839 760
In 2023, a development application from developer, Citify, was put to the State Commission Assessment Panel (SCAP) for consideration.
This development included the construction of a 10-storey mixed-use building, featuring approximately 180 apartments, 11 townhouses, a four-level office building and basement carparking.
In March 2024, SCAP refused this application, which was appealed by the developer. This application is currently before the Environment, Resources and Development (ERD) Court.
Council lodged a joinder application to be party to discussions and negotiations regarding this 10-storey proposal, which was granted in October 2024.
In July 2024, Citify submitted an alternative 29 three-storey townhouse proposal for the consideration of the Town of Walkerville Council Assessment Panel (CAP). At the CAP Meeting held on Monday, 9 December 2024, the Panel resolved to grant planning consent against the townhouse development application.
Citify also submitted an alternative 10-storey development redesign to the SCAP in September 2024, which was subsequently approved in January 2025. The revised plans propose a 31.85m building with 116 apartments, 14 terrace apartments, 57 serviced apartments, a reduced footprint for a restaurant area and a two-level basement carpark.
On Thursday, 23 January 2025, the State Commission Assessment Panel (SCAP) handed down its decision to approve the revised Citify Buckingham Arms redevelopment proposal.
The 10-storey proposal was considered on 22 January 2025, with the assessing panel hearing from a consultant engaged by Council, plus several local residents who raised concerns over issues such as height, density and the potential precedent set by the development. The panel also received input from the applicant and relevant State agencies regarding waste management, traffic and architectural design.
While the Town of Walkerville Council respects the planning process and SCAP’s decision, it is important to clarify that the Town of Walkerville Council Assessment Panel was not the approving authority for the development.
Mayor Melissa Jones said Council made a submission to SCAP expressing its concerns, noting that it did not support the proposal in its current form.
“This was primarily due to concerns over traffic congestion along the adjacent roads, caused by egress from the site, and the placement of a high density development on land identified as medium density development,” Mayor Jones said.
“Council is aware that 85 individual submissions were made to SCAP regarding the development, with 73 opposing the development. These submissions, along with Council’s own concerns, would have been taken into account during SCAP’s assessment.
“We remain committed to ensuring that any development in the Township integrates with the local character and heritage of the Town of Walkerville. This includes maintaining a balance between growth and preserving the identity of our community.
“We will continue to engage with the developer to ensure the project aligns as much as possible with the best interests of our residents throughout the development process.”
The approved proposal includes the construction of a 10-storey mixed-use building, featuring 130 apartments, 56 serviced apartments, a restaurant precinct and two-level basement car parking.
The developer is planning on demolition in March 2025 and expects the project to be completed at the end of 2027.
At the Council Assessment Panel (CAP) Meeting on Monday, 9 December 2024, the 29 three-story townhouse development proposal from Citify received Planning Consent.
The development proposal was carried unanimously by the Panel.
You can read the full decision here.
There are also two other development proposals on this site, both 10-storey builds.
The first development proposal was rejected by the State Commission Assessment Panel (SCAP), which Citify is currently appealing in the Environment, Resources and Development (ERD) Court.
The second 10-storey development proposal was a revision of the original design and has been submitted to SCAP for approval.
Town of Walkerville has been successful in its application to the Environment, Resources and Development (ERD) Court to be a joinder on the Buckingham Arms development appeal by Citify.
On Monday, 3 June 2024, it was reported in the media that Citify – who designed and sought approval for a 10-storey apartment complex – had lodged an appeal in the ERD Court against the SCAP decision to refuse its redevelopment proposal.
Only the two parties were to be involved in the ERD Court appeal - Citify and SCAP - and any agreements made were to be between these two parties.
Council's joinder request was approved in October 2024, which means Town of Walkerville will now be party to discussions and potential negotiations.
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.
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.
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.