Development framework
The Central Market Arcade Redevelopment design concept is guided by best practice in urban design and meets Council’s framework for the project.
A vision, objectives and a set of guiding principles have been created, with consideration of the community consultation, to inform the Central Market Arcade Redevelopment.
Project vision
The Central Market Arcade Redevelopment will be a catalyst for enriching the city. It will help grow what’s best about the Adelaide Central Market and Market District, into a food and wine destination of international repute, as part of a thriving mixed-use place. A place that appeals to more people, more of the time.
Objectives and guiding principles
The guiding principles, underpinned by the objectives, continue to shape the development.
| Food and wine destination of international repute | A thriving mixed-use development expanding the diverse fresh food and day to day retail offer available today, along with other land uses including leisure and cultural offerings that strengthen the future of the Adelaide Central Market and Market District as a food and wine destination of international repute loved by all. |
| Celebrate Heritage and Culture | Celebrate the rich cultural tapestry of the District including Kaurna, colonial, European and Asian immigrants and the heritage buildings, places and cultural attachment they have created. |
| Design and Place | Creative, inspiring and iconic architecture and places that also reinforce and complements the streetscape character, scale and heritage buildings. |
| Economic catalyst | Catalyst redevelopment symbolic of an economically prosperous city that stimulates innovative and diverse business practices, promotes entrepreneurship and stimulates Adelaide’s competitiveness. |
| Return on investment | Financially viable project that manages the future risk for Council and private investors and produces long term public value. |
| Better access and movement | Seamless and safe access for people to move to and through the site. |
| Sustainable and smart community | A carbon neutral and sustainable development through design, technology and governance. |
Redevelopment must secure the future of the Adelaide Central Market for at least the next 50 years, in part by accommodating the growth of the Central Market.
- Redevelopment must be smart, green, liveable and creative, exemplifying and helping to achieve The City of Adelaide 2016–2020 Strategic Plan.
- Creative and innovative mixed use proposals are encouraged for ‘airspace’ developments, with high quality design outcomes a must. Residential proposals must include 15% affordable housing in the housing mix.
- Provision of at least one north-south pedestrian link, with consideration to 24-hour access, between Gouger and Grote Streets. An east-west link between the site, Adelaide Central Market and Victoria Square/ Tarntanyangga is to be retained.
- Proposals must be viable for delivery in the short term, and must minimise disruption to the Adelaide Central Market and Market District. Innovative construction and implementation processes are encouraged to minimise impacts.
- Redevelopment must provide a long term sustainable source of revenue to the City of Adelaide, whilst managing costs and risk.
- Redevelopment is to create new building assets for Council to own, specifically:
- an expanded Central Market and complementary retail offer (approximately 6,000m2) on the ground level, with a retail shopping centre including supermarket and speciality shops, located across the ground and basement levels.
- below-ground loading and servicing for the development with consideration to be given to the provision of infrastructure (including, but not limited to, storage, delivery facilities and refrigeration) to accommodate the needs of both the traders in the development and the Adelaide Central Market.
- increased car parking (compared to existing 260 spaces), in basements or in sleeved upper levels to maximise parking capacity sensitively. Future adaptive re-use of above ground car parking must also be allowed for.
- Redevelopment proposals are to be contained to the boundaries of the Central Market Arcade site (except for Sir Samuel Way building) and should not negatively impact the buildings, access or activities of the neighbouring Central Market site.
- Redevelopment proposals must embrace cultural/arts opportunities. This includes allowance for cultural, arts, retail, tourism and mixed use development including through, but not limited to, adaptive re-use of the Sir Samuel Way building (noting that this building is not owned by the City of Adelaide).
- Redevelopment proposals should address the sensitive issue of overshadowing of Gouger Street – specifically outdoor dining on southern footpath west of Mills Street – for example by constructing buildings within a building envelope provided by a 45 degree plane measured from natural ground level at the southern Gouger Street footpath, or through other design solutions.
- Redevelopment proposals must involve and engage stakeholders and the wider community in the future of the site.
- Redevelopment proposals must represent ‘sensational urban development’ and have a ‘wow factor’.
- Redevelopment proposals must celebrate building and site heritage, taking note of the following:
- The former Grote Street building façade (circa 1915) to be reinstated, either exactly based on archival photographs and reference to Federal Hall, or with subtle contemporary differentiation, so that in any event, the former eastern extent of the Adelaide Central Market is seen to be visibly returned to its former splendour. This should respect the scale, grain, permeability, materials, and street wall height (maximum 12m, with taller buildings set back at least 12m, and giving special consideration to the prominence of the existing Grote Street tower of the Adelaide Central Market).
- Council’s intent to improve the relationship to neighbouring heritage buildings, especially the Sir Samuel Way Building.
- The design and feel of the redevelopment will be sympathetic to the ambience of the market precinct.
Retail opportunities
In addition to the development framework and community consultation, the retail aspects have been closely considered and studied. Extensive retail analysis and stakeholder engagement has resulted in the creation of retail outcomes which include a retail vision and associated strategies. These retail outcomes provide guidance and aspirations for the components of the redevelopment that the City of Adelaide intends to own.
The retail offer will seek to create a city destination which enables a new social and commercial heart for Adelaide. It will provide a local authentic experience showcasing the best of South Australian food and wine, supported by local history and culture, as well as day to day retail services.
View the Future Retail Opportunities Fact Sheet incorporating key retail outcomes including the retail vision, place themes, strategies and retail opportunities.