Public access to and through the site:
Reserved Matter 3
Final designs for fencing, embankments (including gradients), pathways, and gates prepared in consultation with the City of West Torrens and the Department for Infrastructure and Transport to ensure public access to and through the site is welcoming, safe, free flowing and maximises connectivity.
Both SCAP and the Department for Infrastructure and Transport (on behalf of the Minister) have acknowledged that the current design (as presented for planning approval) does not provide sufficient connectivity and public access to and through the site and is neither welcoming, safe or free flowing.
They have advised that changes will need to be made to landscaping, fencing, embankments (including gradients), pathways, and gates.
Existing Path:
During the 6.5 hours of feedback given at the SCAP meeting, many community members expressed how important the existing connecting pathway through the site was and how devastated they are to see it being removed to make way for a fenced private car park and offices for a large corporate entity.
We heard how this pathway was vital for connecting residents with the Brickworks Marketplace and essential services. We heard how it provided connection to Karrawirra Parri (The River Torrens) and recreational spaces on Kings Reserve. We heard how it was a tree lined sanctuary, offering connections to nature and relief from rising summer temperatures. We heard how it was an important cycle path and how it provided a safe space for kids learning to ride. We heard how it was more than just a path providing connection across the site but it was also a path that allowed residents to connect with one another.
Proposed oval concourse:
We also heard how the concrete concourse and access ways proposed in the AFC’s designs were inferior and failed to offer such benefits as promised by both the AFC and our Council. It was further highlighted that access would be completely cut-off when the ground was closed on game days or during other private events.
Notably, SCAP members made comment of the lack of shade around the concourse and that it was not suitable as a bicycle path. They also questioned why a dedicated access path hadn’t been provided through the site.
Access and connection with Kings Reserve
Access and connectivity at the north end of the site was also criticised. Despite the removal of the existing fence, the oval remains cut off from Kings Reserve by a raised embankment, retaining walls and barriers, along with the AFC’s Training and Administration Building. It is not open and free flowing as had been promised by the AFC and the West Torrens Council.
Northern access to Thebarton Oval is unwelcoming and not free flowing. Not suitable as a cycling path.
An image used by the AFC to show open and free flowing access has not been realised in the current design.
Tree protection and landscaping:
Reserved Matter 1
Detailed Landscaping Plan prepared by a qualified landscape architect, specifying suitable plant species (including indigenous species), location and size of plantings and ongoing maintenance schedule. The plan shall seek to achieve maximum tree canopy cover, incorporating additional trees in the carparking areas.
Reserved Matter 2
As part pf the detail landscaping plan the Applicant shall investigate the retention of the three (3) Schinus areira trees annotated as E7, E8 and E9 in Demolition Plans (Drawing Numbers P0102 Revision P.1 and P0103 Revision P.1) included in the Arboricultural Impact Assessment and Development Impact Report prepared by Arborman Tree Solutions (reference Number ATS6529-KinResDIR-R1) dated 14 December 2023. In addition, the Applicant shall investigate the possibility of retaining trees identified for removal in the endorsed plans during design development should other retention opportunities be identified.
The significant impact of the proposed design on existing tree canopy, as well as the AFC’s lack of suitable replacement planting and lack of detailed landscaping plans have been acknowledged by SCAP.
A detailed landscaping plan has been requested and is to incorporate additional tree planting across the site and in the car parking areas.
The AFC were criticised for not doing more to retain existing tree canopy and the SCAP have suggested changes be made to improve the design to reduce the negative impact of the development.
Impact on Tree Canopy:
The Crows current design results in the loss of some 114 trees and over 5,500m2 of tree canopy.
As classified under the current tree laws, around 40 of these are regulated trees, of which 14 are significant.
Because the Crows managed to submit their plans prior to the Government’s new laws coming into effect, they have been given an exemption and will not be required to comply.
The State Government, through new legislation, have committed to recognising the important role mature trees play in promoting community wellbeing, supporting biodiversity and reducing the urban heat effect. Meanwhile, they are directly funding a project that will have a devastating effect on mature tree canopy in a local government area with one of the lowest amounts of tree canopy in the state. We hope they can uphold their commitments and ensure changes are made to the design in order to protect more tree canopy and deliver benefits through their funding.
Inacurate and incomplete AFC tree assessment:
The tree assessment submitted by the Adelaide Football Club is inaccurate, incomplete and misleading.
Four (4) regulated trees (circumference >= 2m at a point 1m above natural ground level) are missing from the AFC’s tree assessment.
One tree classified as regulated has been misclassified and is in fact significant (circumference >= 3m at a point 1m above natural ground level).
Regulated and significant trees missing from the AFC tree assessment
Three (3) Schinus areira (peppercorn) trees planted as part of the Thebarton Returned Soldiers Memorial Gardens have been identified by SCAP to be investigated for retention. In this same location however, a fourth peppercorn tree and a lone pine (Canary Island pine) are completely missing from the Crows tree assessment and drawing plans
The lone pine (left of photo) and four peppercorn trees planted as part of the Thebarton Returned Soldiers Memorial Gardens.
The Crows have continually provided misleading information regarding the true impacts of their plans on existing mature tree canopy.
From page 25 of the AFC’s Masterplan Report:
220 new + 328 existing = 548 trees
A claimed total of 522 trees suggests a loss of only 26 trees however the true loss is around 114 trees.
More to come…
Water Sensitive Urban Design:
Reserved Matter 7
The final stormwater management plan, detailing capture and reuse of stormwater collected from rooftop surfaces, shall be prepared.
SCAP have acknowledged the lack of water sensitive urban design (WSUD) principles incorporated in the Adelaide Football Club’s proposal.
In order to proceed with the development, the Crows will be required to provide changes to their plans to include stormwater collection and reuse, utilising their extensive rooftop surfaces for collection.
Impacts on water management:
The Crows development will have a direct negative impact on the management of the site’s existing stormwater, groundwater and water supply systems.
Currently, a wetland at the development’s eastern side collects and filters stormwater before it is gravity fed to a local aquifer. Water from this same aquifer is then used to irrigate both Thebarton Oval and Kings Reserve.
This water collection and reuse system results in 100% of the collected stormwater being reused on site whilst also minimising the impacts on groundwater supplies. The wetland provides multiple additional benefits, creating habitat, enhancing biodiversity, and adding to the area's aesthetic and recreational appeal.
In 2020, this wetland won a ‘Stormwater South Australia’ award for ‘Excellence in Integrated Stormwater Design’. The judges considered this an ‘excellent example of how a well thought through solution can bring multiple benefits to a difficult and tightly constrained site and at the same time deliver multiple outcomes in relation to social, environmental and economic benefits.’
In stark contrast, the Crows development proposes no such benefits. Instead it will have a direct negative impact by encroaching this wetland and replacing parts of its existing catchment area with hard impermeable surfaces. It will remove surrounding vegetation and trees and increase runoff from the site, whilst also intensifying the sites water supply needs.
Wetlands, surrounding vegetation and trees, impcted by the AFC development
Lack of stormwater collection and reuse:
Despite these negative impacts, the claim of being good neighbours, the substantial public funding, and the fact they will be constructing a roof covering over 7,000 square meters, the Crows have failed to include even simple measures such as rainwater tanks and reuse plumbing, as is required by homeowners building or extending their homes.
Increased water usage, a 7,000 square metre roof and ….no space for rainwater tanks.
The poor excuses provided by the Crows for not including any rainwater harvesting and reuse measures in their design.
More to come…
Public reserve becomes a car park:
A popular and significant portion (nearly 4,000 m2) of Kings Reserve is set to become a permanent and day-to-day overflow car park for the Crows new facility.
The grassed reserve in this location is well used by locals for recreation and exercise as well as by local amateur sporting clubs. It is also a popular location during community events with many gathering in this area to take advantage of the afternoon shade, character and amenity provided by the adjacent mature eucalypts. There is no other comparable space within the Thebarton Oval and Kings Reserve precinct.
Under the Crows plans a new treeless paved car park will be constructed in this location outside the existing MA Hawks change rooms. The MA Hawks and community sport will be removed from Kings Reserve. To the north of this new permanent car park a reinforced turf surface (such as TrueGrid or similar) will be installed so that the space can be used as a “day-to-day overflow” car park to accommodate the demands associated with “functions and/or general visitors” to the Crows facility.
The Crows second training oval, consuming the remaining grassed area on Kings Reserve, will only be available for public use when not being used by the Crows.
Despite the claims of increased public green space and improved amenity for events, the reality is quite the opposite. A space that currently supports community health through active and passive recreation and is a space in which people gather for both small and large scale events will be removed to facilitate the interests of corporate entity.
People gathering on the grass in the afternoon shade during public events. This space is set to become a car park for the new Crows facility.
Community groups utilising the space for events and community sport being enjoyed on Kings Reserve. This space is set to become a car park for the new Crows facility.