Thebarton Oval Precinct Master Plan open for consultation

What are we being asked to give feedback on and why?

Adelaide Football Club wants to establish new headquarters on land owned by the City of West Torrens at Thebarton Oval Precinct, Torrensville. 

Council will decide whether to lease the land to the Club after considering public feedback on the Club’s Master Plan for the site.

Why do I have to sign up to give my feedback?

This is a significant project for West Torrens, with considerable community and public interest. Your registration allows us to collect and report on feedback received with the highest level of accuracy and transparency, even if very large numbers of responses are received.

Where do I find more information? 

Visit Thebarton Oval Precinct | Your Say West Torrens 

Attend a display during usual opening hours at one of the following locations:

• Thebarton Community Centre, Corner South Road and Ashwin Parade, Torrensville.
• Hamra Centre Library, 1 Brooker Terrace, Hilton.
• City of West Torrens Civic Centre, 165 Sir Donald Bradman Drive, Hilton.

Attend a drop in session:

• Thebarton Community Centre, corner South Road and Ashwin Parade, Torrensville - 
  • Tuesday 14 November 2023; 11am - 1pm or 6pm - 8pm.
  • Sunday 26 November 2023 - 10am - 1pm.
• Hamra Centre Library, 1 Brooker Terrace, Hilton - 
  • Wednesday 29 November 2023; 11am - 1pm or 6pm - 8pm.

Email: yoursay@wtcc.sa.gov.au

Phone: (08) 8416 6333 

Will Council prioritise the views of local residents over those who live outside the Council area?

The consultation is open to the public as a whole, not restricted to residents/ratepayers of the City of West Torrens.

After consultation closes, responses received will be collated in to a report that will include both responses overall, and broken down by suburb and by City of West Torrens resident/ratepayer status. Responses will be reported without weighting.

At a Special Meeting of Council scheduled for 19 December 2023, the Master Plan and report on consultation will be considered by the Elected Council.

How will Council use the feedback received during consultation?

After consultation closes on 7 December, responses received will be collated in to a report. At a Special Meeting of Council scheduled for 19 December 2023, the Master Plan and report on consultation will be considered by the Elected Council, which will decide whether to enter in to the lease with Adelaide Football Club.

Is this a done deal? Will Council really do anything with the feedback received?

After consultation in 2022 on the prospect of a lease agreement with Adelaide Football Club, Council responded to community interest in the future of Thebarton Oval Precinct by establishing the Masterplan Advisory Group.

Involving Council Elected Members and staff, local community and First Nations representatives, and Adelaide Football Club representatives, the Group convened throughout 2023 to help shape the Master Plan towards agreed design objectives. 

The Masterplan Advisory Group’s role in developing the Master Plan currently on consultation demonstrates Council’s commitment to listening to feedback, as does the decision to complete the current round of consultation before a final decision on the lease agreement is made.

After consultation closes on 7 December, responses received will be collated in to a report. At a Special Meeting of Council scheduled for 19 December 2023, the Master Plan and report on consultation will be considered by the Elected Council, which will decide whether to enter in to the lease with Adelaide Football Club.

Further details of the Masterplan Advisory Group, its Terms of Reference, and meeting notes can be found on Council’s website.

If Council agrees to proceed with the project, how long is the lease?

The initial lease period of 42 years is the maximum possible for a Council to grant under the Local Government Act 1999.

Should the lease with Adelaide Football Club go ahead, Council has made a commitment to negotiate during the latter part of the initial period (likely starting at some point in the 2050s) for a further 42 year lease period, or maximum period under the laws of the day. 

How much will it cost? How much will the Adelaide Football Club pay? How much will Council pay? 

Development costs

To develop the Precinct as shown in the Master Plan is estimated to cost the Adelaide Football Club $100 million. 

This is made up of $55 million to develop the dedicated Adelaide Football Club facilities, and $45 million to develop shared use facilities and the public realm. 

Council is contributing $11.26 million to the Adelaide Football Club’s investment in the public realm portion of the development that will be of benefit to the West Torrens community. 

Rates and lease fees

Council will not be charging rates for land available for public use, but will charge rates on land exclusively used by Adelaide Football Club. Rates are calculated on the value of the buildings on the land, and in accordance with the Local Government Act 1999.

Adelaide Football Club’s investment to upgrade and maintain the Precinct’s public spaces is considered a ‘community benefit’. On that basis, Council proposes to apply rebates to the Club’s lease fees and rates over the 42 year lease period as follows:

Lease fee rebate of 55% for years 1 to 5, and 40% for years 6 to 42.

Rates rebate of 87% for years 1 to 5, and 72% for years 6 to 42.

The agreement between Council and the Adelaide Football Club will include a process that requires the Club to demonstrate the community benefit delivered. If the community benefit delivered is not satisfactory, the lease fee rebate may be adjusted.

Considering income from lease fees and rates (inclusive of rebates) and Adelaide Football Club’s investment in development of the public spaces, Council is expected to gain a substantial financial advantage from the project. Maintaining a strong financial position enables council to maximise its investment in community infrastructure and services.

Why is Council contributing money to the Adelaide Football Club, a private enterprise?

Council is contributing funds to the development of shared use facilities and public realm because these aspects of the Master Plan will provide our community with quality open space, landscaping, and pedestrian access, as well as opportunities for informal sport and recreation. 

Considering income from lease fees and rates (inclusive of rebates) and Adelaide Football Club’s investment in development of the public spaces, Council is expected to gain a substantial financial advantage from the project. Maintaining a strong financial position enables council to maximise its investment in community infrastructure and services.

Who will maintain the land?

Under the lease agreement Adelaide Football Club will be responsible for routine cleaning and maintenance of the leased area, including maintenance of landscaping and turf.

Will Department for Infrastructure and Transport (DIT) land adjacent South Road be returned to Council? Will Council consult the community on the land’s leasing and use at that time?

DIT has acquired land from Council for the River Torrens to Darlington motorway project for 2 purposes: land that will form part of the completed motorway, and land that is required during construction of the motorway.

Land acquired for the completed motorway will not be returned to Council.

On completion of the motorway (estimated 2031), the land acquired for use during construction may or may not be returned to Council, a decision that will be made by the State Government of the day.

If land were returned to Council ownership, the Adelaide Football Club would be within their rights to request additional land be included in their lease area. If Council chose to consider such a request, it would be bound by the usual statutory requirements relevant to a long-term lease, including a period of public consultation. 

Will the community lose access to Kings Reserve and Thebarton Oval now or in the future?

Under the Master Plan the community will have access to Thebarton Oval, which is currently not open to the public.

Council will retain the western portion of Kings Reserve for dedicated community use. Plans to upgrade this area will be finalised in consultation with the newly established Kings Reserve Community Reference Group.

How much will Adelaide Football Club use Kings Reserve and Thebarton Oval? When/how often will the ovals be available for community use?

Both ovals will be available for public use any time they are not in scheduled use by Adelaide Football Club.

Adelaide Football Club will be entitled to exclusive use of the 2 ovals no more than 100 hours per calendar month, averaged over a calendar year. 

The Club’s times of use of the Kings Reserve Oval will be scheduled 6 months in advance, and this information will be publicly available. 

The western portion of Kings Reserve is being retained by Council and will be for dedicated community use.

What will happen to current users like the South Australian National Football League (SANFL) and MA Hawks Soccer Club?

The MA Hawks hold a licence agreement over a portion of Kings Reserve that expires on 30 November 2023. The land under this agreement will be impacted by the River Torrens to Darlington motorway project. Council is working with the State Government to find a suitable location for the MA Hawks.

For the lease agreement between Council and Adelaide Football Club to go ahead, the Adelaide Football Club must reach an agreement with the SANFL to surrender the SANFL’s current lease over Thebarton Oval.

Council understands the SANFL is currently negotiating to locate at Football Park, West Lakes. If successful, this would enable the SANFL to surrender their lease at Thebarton Oval, and for Council to enter into the lease with Adelaide Football Club.

Will dog walking be allowed?

There will be no restriction on dog access or dog walking on King Reserve Oval during public access times.  

What about the community infrastructure promised under Council’s Kings Reserve Master Plan?

Council will retain the western portion of Kings Reserve for dedicated community use. Plans to upgrade this area will be finalised in consultation with the newly established Kings Reserve Community Reference Group.

How will West Torrens residents and ratepayers benefit from what is proposed? 

An economic analysis commissioned by the Adelaide Football Club estimates that the new headquarters will generate around $981 million in economic output to Greater Adelaide to 2045, with local businesses expected to share in the benefits. 

Council is expected to gain a substantial financial advantage from the project. Maintaining a strong financial position enables council to maximise its investment in community infrastructure and services. 

As well as financial and economic benefits, the Master Plan will benefit West Torrens residents by opening up Thebarton Oval for public use, improving the quantity and quality of open space available for informal sport and recreation. The community will also benefit from improvement to the public realm throughout the Precinct including new pedestrian and cycling paths, landscaping, and lighting.

Why isn’t the land being used for more community facilities, affordable housing, or open space?

The Master Plan increases public access to open space and opportunities for informal sport and recreation across the Precinct, compared to the current use.

Council will invest in community infrastructure in the western part of Kings Reserve that will remain dedicated for community use. Plans to upgrade this area will be finalised in consultation with the newly established Kings Reserve Community Reference Group. 

Thebarton Community Centre will be impacted by the River Torrens to Darlington motorway project, an a new site for a Council-owned community centre is to be determined following agreement between Council and State Government on compensation for the impacts of motorway works on Thebarton Community Centre. 

Council has received no proposals to develop the Precinct for affordable housing or any other land use. Such a land use is neither contemplated nor allowed under the current Community Land Management Plan for the Precinct.

How has the Master Plan changed to incorporate community feedback?

Throughout 2023, several iterations of the Master Plan were presented and refined in response to feedback from the Masterplan Advisory Group. This included changes to built form, car parking, and access. 

Terms of Reference and notes of Masterplan Advisory Group meetings can be found on Council’s website.

Who sat on the Masterplan Advisory Group?

Details of the Masterplan Advisory Group, its Terms of Reference, and meeting notes can be found on Council’s website.

Why is the building footprint bigger now than previously shown?

Throughout 2023, several iterations of the Master Plan were presented and refined in response to feedback from the Masterplan Advisory Group.

Previous iterations included buildings of smaller footprint but greater height, and located on the western side of Thebarton Oval.

In the final Master Plan currently on consultation, buildings and infrastructure is located mainly on the South Road side (eastern side) of the Precinct to maximise separation from residences and the King Reserve community space. The built form has a larger footprint, but lower overall height and impact on adjacent residential areas.

Will there be pokies? 

The Adelaide Football Club has stated there will no pokies and no after game celebrations at Thebarton Oval (Masterplan Advisory Group meeting, 16 October 2023).

How many trees will be removed? 

The Master Plan shows that 83 trees will be removed in total, 10 on Kings Reserve, and 73 on Thebarton Oval. 

Of the trees proposed to be removed, 72 are non-regulated trees of varying size and health, 4 are significant trees, and 7 are regulated trees. 

The Master Plan shows that 3 mature trees will be planted for each significant or regulated tree removed. In all, 220 trees will be planted across the precinct. 

Significant and regulated trees are trees that meet certain criteria for protections under State planning laws. Development approval is needed for activities that damage or remove these trees.

How big will new trees be?

The Adelaide Football Club has stated 27 trees under the 3:1 replacement for significant and regulated trees (refer previous question) will be 3.5 - 4.5 m, and the remainder of the 220 new trees will be 1.5 - 2.5 m (Masterplan Advisory Group meeting, 16 October 2023).

Where will new trees be planted? 

Throughout the Thebarton Oval Precinct, including the Adelaide Football Club lease area and the western part of King’s Reserve that will be retained by Council for dedicated community use.

Why bring more traffic into the area when local streets are already congested? 

Under the Master Plan, main vehicle access to the Precinct and to the majority of on-site car parking will be via South Road, not via local streets. 

Access from Meyer Street will be restricted for emergency vehicles only, and existing event access from Ashwin Parade will remain only for this purpose. 

Existing vehicle access from Ashley Street near the western site boundary will provide access only to existing car parking areas west of Thebarton Oval.

Will Adelaide Football Club provide a traffic and parking report?

Not during the current consultation, in which feedback on the Master Plan will contribute to Council’s deliberations on whether to enter into a lease agreement with Adelaide Football Club.

Should the lease go ahead, future use and development of the Precinct will require a development application be lodged and assessed. The relevant planning authority will require a traffic and car parking report to consider matters of access, traffic, and car parking with reference to the policies and standards in the Planning and Design Code.