Way Cleared for Walker’s Contentious SA Highrise

A 40-storey highrise slated for a landmark central Adelaide site has won approval despite substantial opposition.

South Australian Minister for Planning Nick Champion has greenlit the Festival Plaza Code Amendment, clearing the way for the proposed tower in the Adelaide riverbank entertainment precinct.

The code amendment provides a policy framework that allows up to 40 storeys, subject to “appropriate build design”, and identifies appropriate locations for buildings taller than 20 levels, stipulating that they cannot be next to the River Torrens.

The code also allows a 9m setback from Parliament House’s northern facade “to preserve its visual integrity and heritage value”.

Previously there was no set maximum building height, providing general guidance only for buildings taller than 20 levels to ensure “exemplary design” with minimal impact on the River Torrens, known as Karrawirra Parri by its traditional owners.  

The code amendment works in favour of plans by the Walker Corporation for its 38-storey office tower, currently under scrutiny and originally conceived as a three-storey retail building in the plaza.

Subject to planning approvals and final tenancy agreements, project construction is estimated to start this year for the skyscraper, which would sit alongside the existing 29-storey One Festival Tower. 

However, the code amendment did not come without a fight.

▲ A render of the podium at Walker Corp’s proposed Adelaide tower.

PlanSA called for feedback on the draft Festival Plaza Code Amendment between September and October 2024. The government later said that of the total 87 submissions received, a majority (62) did not support the amendment. 

During consultation, the most commonly raised issues relate to the building height guidance and impacts of a potential tower building, including that 40 storeys was too high.

Objections also covered that buildings being proposed were not for entertainment, arts, culture, health or public use despite the plaza being built on Adelaide parklands. Concerns about the impact of development in the precinct on heritage buildings, including the state-listed Parliament House and the Festival Theatre, were also raised. 

Others suggested that Festival Plaza should remain entirely undeveloped, to create green space for community purposes. 

▲ A render of Festival Plaza with the Walker tower.

Supporters of the amendments said that up to 40 levels would minimise the required bulk of a lower building, and that the amendment “provides an opportunity to build a high-quality, iconic building that makes a bold statement, strengthens the CBD skyline and improves business growth”. 

The Festival Plaza redevelopment aims to reposition the area into a “world-class destination” in the Adelaide Riverbank Entertainment precinct. The SA Government is partnering with Walker Corp and SkyCity Adelaide for the redevelopment.