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Frequently Asked Questions

About the project

What is the vision for the CBD?
  • A thriving mix of retail and commercial activity along with services, entertainment and experiences, higher education, cultural pursuits, public spaces and a more attractive and green entrance corridor.
Are you just going to accept any development?
  • No, we have a clear vision for the CBD.
  • Stringent guidelines are in place to avoid consideration of anything outside of Council’s vision and guiding principles.
  • A comprehensive evaluation and selection process and Probity Framework will control what we accept.
How do we know you’re not going to enter a risky or unsound deal?
  • The evaluation and probity process being used throughout this project will weed out potential partners that are unable to meet the requirements to undertake a proposal of this nature and complexity.
  • The Council is also required under the Local Government Act to undertake a Prudential Review which will be undertaken by an external, independent consultant. This review will also be considered by Council’s Corporate Governance Committee that also has members who are independent to the Council.
What are the project's Guiding Principles?
  • The Guiding Principles provide the criteria details which will assist Council in determining the appropriate development for the area to achieve the vision.
  • For this project, the guiding principles are:
    • Deliverability – can the tenderer deliver the project in collaborative partnership with Council, in a timely manner.
    • Catalytic outcomes – to attract and encourage various activities within the CBD and to develop future investments within the region.
    • Place making and activation – how they plan to enhance streetscapes and urban quality, alongside driving day time and night time activation.
    • High Quality Urban Design and Sustainability – delivering the highest standard of urban design while leaving innovative, sustainable principles both through construction and ongoing maintenance.
We told you we’re concerned about the built form, environment, storm water and traffic – how do we know you’ll be considering this?
  • We consider these matters to be an integral part of the success of this project.
  • Any submissions that move to the stage of providing detailed proposals will be required to address all these matters in detail.
We told you we’re excited about having more experiences, activities, services and entertainment in the CBD – how do we know you’ll be considering this?
  • This is a key driver of the whole project and is included in the guiding principles.
  • The vision is to transform the CBD into a thriving mixed use destination for retail, business, higher education, entertainment and cultural pursuits, as well as residential living.
Are you relocating your office based staff to the CBD?
  • In recent years the Council has invested heavily in the CBD with a significant presence including the Grenville Hub, Prince George Plaza, multi deck carpark, road traffic infrastructure and retail tenancies. There are other important Council services located within the Playford Civic Centre with the potential to locate more Council services within the CBD should a value adding option be provided by the market.
  • Soft market testing has clearly told us that for the CBD to be successful project partners will want to see a strong commitment for the vision from Council. In these types of developments that can often mean a significant Council presence such as office location.
  • A decision has not been made to relocate office staff from the Playford Operations Centre in Davoren Park into the CBD.
  • Council is open to proposals that incorporate Council office relocation, if the proposal offers substantial added benefits and outcomes in the CBD.
  • Traditionally a Council will locate its primary office and civic services within a Civic Precinct to enable greater community access within a central location.
Are you offering Council Rates discount to the successful development partner?
  • Council may consider offering rate rebate opportunities for a set period of time to encourage higher quality outcomes in a potentially reduced timeline.
  • Rates discounts will not be automatic and any that are granted would have demonstrated significant community benefit.
  • Rates discounts are a common tool that Councils use to stimulate deliver economic development outcomes in particular precincts.
When will the project be delivered?
  • The delivery of the CBD vision will likely be staged over 5 – 10 years. The community has clearly told us it is dissatisfied with an incomplete CBD and Council is committed to pursuing the best and enduring outcome that is delivered in a careful and responsible manner.

The Expression of Interest process

What stage is the Expression of Interest process up to?
  • The Expression of Interest (EOI) opened to the market on 17 August and closed on Monday 11 October, 2021.
  • Submissions from the EOI were then assessed by an Evaluation Panel. The panel comprises internal and external specialists who evaluated submissions against Council’s vision for the CBD and the project’s guiding principles.
  • On Tuesday 30 November, a Special Council Meeting will be held with Council considering submissions that have been recommended by an Evaluation Panel.
  • Council will decide which proponents will be asked to provide detailed submissions, such as concept designs and detailed delivery and financial information. No commitments or contracts are entered into at this point.
  • The Special Council Meeting will be held in confidence. As this is a competitive process, reviewing the submissions in confidence will ensure Council gets the best result for the community and best value outcomes for ratepayers.
Can you tell us about the interest received through the EOI?
  • We are pleased with the level of interest and the quality of submissions received from reputable and experienced developers.
  • The exact number and nature of the submissions can’t be shared due to the confidential nature of the commercial transaction process. This protects the ideas of each of the proponents, while ensuring Council is able to get the best result for the community and financial outcome for ratepayers.
What is an EOI Process?
  • An Expression of Interest (EOI) is an approach to the market seeking partners to deliver the vision for the CBD as presented to the community during the recent public consultation process and as identified by our community through the Playford Community Vision 2043.
  • It will help Council understand how much interest the market has in partnering to deliver the vision for the CBD.
  • It is a non-binding step as no commitments or contracts are entered into at this point.
When did the EOI take place?
  • The EOI opened to the market on 17 August and closed on Monday 11 October, 2021.
What was in the EOI?
  • The market responded to a partnership approach inviting innovative responses for a landmark development opportunity in the heart of South Australia’s largest growth area, Elizabeth.
  • The development opportunity is a core offering of the CBD site area of 18,984 square metres located adjacent to the Playford Civic Precinct.
  • Proposals that addressed the core offering could also incorporate one or more of three value-add offerings including the Windsor Carpark and retail assets, CBD Gateway (windbreak) sites and Council office accommodation.
  • A requirement of the EOI was alignment with our vision presented to the community, certainty of delivery, catalytic outcomes, place making and activation, high quality urban design and sustainability and commercial terms.
  • Details were contained with the Information Memorandum and only available to pre-qualified developers.
Can I receive a copy of the EOI documents?
  • Only pre-qualified registrants received a copy of the EOI Information Memorandum. This is a standard approach for these processes.
  • Pre-qualification required submission of details about the developer including capacity to deliver on the proposed scale of development.
  • The EOI and overall transaction process was managed by our agents JLL and strategic advisors Alinea.
  • These processes require a balance of confidentiality to ensure that Intellectual Property, potential tenants, and market values are protected whilst balancing public information to ensure our community is informed of progress.
How did the EOI submissions get assessed?
  • The evaluation of submissions was conducted within a formal Probity Framework that ensured the highest standards of fairness, integrity and honesty in the process.
  • The Probity Framework also ensures confidentiality, protection of the intellectual property of submissions and the process being monitored by an independent probity advisor.
  • An Evaluation Panel comprised of internal and external specialists was appointed to assess the EOI submissions.
  • The Panel assessed submissions against the vision, guiding principles and evaluation criteria.
  • The Panel will make a recommendation to Council on which of the submissions should be invited to provide a detailed proposal following its EOI.
  • The Council will consider the recommendation and make a decision on next steps including which, if any, submissions should be invited to proceed to the next stage and provide a detailed proposal. This will take place at a confidential Special Council Meeting on Tuesday 30 November, 2021.
What is the Council’s role in the EOI process?
  • The Council is the final decision maker and will decide whether to move forward to the next step in the project and whether any submissions should be invited to submit a detailed proposal following its EOI.
  • This will take place at a confidential Special Council Meeting on Tuesday 30 November, 2021.
The development opportunity is referred to as ‘Central’. What does this mean? Is the CBD now known as Central?
  • The name Central was used to promote the development opportunity to the market during the Expression of Interest campaign and commercial transaction period.
  • Naming a development opportunity is one way of signaling to the market what the development opportunity is about and helps to capture the imagination of the market.
  • The name reflects that this opportunity is located at the centre of South Australia’s dominant growth region with the vision of it being the Central Business District of the broader Northern region.
Why was the Windsor Carpark included in the EOI?
  • The carpark was constructed to support future development in the CBD.
  • Including it within the scope provides an opportunity for its function to be integrated into the development either in its current built form or enhanced as part of new and vibrant proposals.
Why did you do an EOI process while the land on Main North Road and some land in the CBD is still under community land status?
  • The EOI process will help Council understand how much interest the market has in partnering to deliver the vision as presented to the community during the recent public consultation process.
  • It is a non-binding step as no commitments or contracts are entered into at this point but helps us gather information about what is possible and assists Council with decision making moving forward.
  • The core EOI offering is the CBD site which includes both freehold land and community land.
  • Approaching the market with the whole opportunity, while progressing an application to revoke land, signals to the market that we have confidence in the vision for the CBD.
  • We don’t anticipate finalising a revocation without significantly more detail, more community engagement, and the possibility that the revocations will be revised to align with our preferred concepts from the market.
  • While the Main North Road area is an added offering in the EOI, Council will only support proposals for these sites that are in line with our vision and address the community’s feedback.

Revocation of community land

What is a community land revocation?
  • Most land that is owned by Council or under its care and control is set aside for the public to use and enjoy.
  • All local government land (except roads) that is owned by Council or is under the care, control and management of Council is community land under the Local Government Act 1999, unless it has been exempted through legislation, excluded by resolution of Council or the classification has been revoked.
  • Council can not dispose of land (e.g. sell or transfer) after revoking this classification.
What community land associated with the CBD project is being considered for revocation?
  • There are portions of land under community classification in the core CBD site adjacent to the Playford Civic Precinct.
  • The City of Playford is considering revocation of community land classification on parcels of land along Main North Road in the suburbs of Elizabeth and Elizabeth East (also known as "the windbreaks" or "CBD Gateway"). The Council has not yet made a decision to revoke community land status.
Has the Council made a decision to revoke community land? What's the status of this part of the CBD project?
  • At the Special Council Meeting on Tuesday 30 November, Council will discuss the proposals received and how they relate to the proposed revocation of community land in the CBD precinct and along the Main North Road windbreaks.

  • The Council cannot proceed with approving a final revocation without the Minister’s approval.

What are the steps in the land revocation process?
  1. Council resolves to commence the revocation process.
  2. Community engagement on proposed revocation.
  3. Council resolves to continue/discontinue with the revocation process.
  4. If Council resolves to continue, it applies to the Minister for Planning seeking Ministerial approval. This includes all information related to the proposed revocation including details on the community engagement process and outcomes.
  5. The Minister approves or declines the revocation.
  6. If the Minister approves the revocation, Council makes a final decision on whether to revoke the community land status.
Why are Main North Road allotments being considered for revocation when you are reshaping the CBD?
  • Developing portions of land along Main North Road will provide an enhanced entrance statement into the city and its CBD.
  • Development would create a new, continuous and coherent Gateway corridor in to the Elizabeth CBD to enhance the image of the City of Playford for its community and visitors with attractive developments united by a ribbon of parklands
  • It will provide a greater, greener and safer connection between the Sports Precinct, Fremont Park and the CBD.
  • We want to uplift the amenity along Main North Road and revitalise the open greenspace and provide active landscaped areas and public pathways.
  • They will include opportunities for high quality commercial and residential developments at appropriate locations along Main North Rd which will create employment and economic activity as well as increased activation in the CBD.
Are you turning Main North Rd into big box concrete buildings, petrol stations, used car yards and blocks of units? You will lose control of what happens if you decide to sell the land to developers.
  • No, we want to uplift Main North Road, revitalise the open greenspace and provide active landscaped areas and public pathways.
  • The opportunities for high quality commercial and residential developments will only be considered at appropriate locations along Main North Rd after careful review of traffic, stormwater and environmental impacts.
  • These impacts cannot be assessed until EOI submissions outlining development proposals have been made and appropriately assessed by the EOI Evaluation Panel.
  • Council will retain full control of the decision making throughout the project timeline and will make the final decision of land to be retained or developed.
  • Developers will be required to deliver development that is in line with the Council vision and a contractual agreement endorsed by Council.
Are you thinking about the environment?
  • Council policy requires the achievement of zero net environmental loss.
  • Any loss of tree canopy along Main North Road will be addressed by replanting within the nearby local area.
  • Any proposal will be required to thoughtfully consider retention of significant and regulated trees.
Are you just trying to sell the "windbreaks" to pay off Council debt?
  • Preliminary master planning and financial modelling completed on the Main North Road allotments indicates that achieving the vision presented to the community would on balance be financially neutral.
  • This means that on balance any proceeds from land sale and ongoing rates will be directed into the uplift of the open greenspace and development and maintenance of active landscaped areas and public pathways on Main North Road.
  • Should Council be able to negotiate an outcome that provides a net benefit following delivery of the vision along Main North Road, lowering the overall debt is proposed as one appropriate use of remaining funds. This will ultimately be decided by Council.
  • It is the CBD allotments will be utilised to pay back Council’s investment into the CBD.