Expression of Interest: Park Lands Buildings Commercial or Community
Thank you for your interest, this EOI has now closed and applicants will be contacted.
Project Information
The City of Adelaide is inviting Expressions of Interest (EOI) from community and commercial organisations to lease and activate the following four key sites:
- Bonython Park Kiosk
- North Adelaide Railway Station
- Victoria Park Grandstand (two options)
The EOI process has been initiated in line with the Adelaide Park Lands Leasing and Licensing Policy, which requires an EOI for spaces nearing the end of their lease term. This provides an opportunity to activate these sites to support the use and enjoyment of the Adelaide Park Lands.
The City of Adelaide encourages innovative and creative proposals for the use of these buildings to ensure they continue to serve as valuable assets within the Park Lands, and to support community use and enjoyment of the Park Lands.
Interested parties may submit proposals for any or all the buildings.
Please note that within Victoria Park, the only building included in this EOI is the Victoria Park Grandstand. The Kiosk and The Stables buildings are not part of this EOI.
Current leases for renewal
Located within Bonython Park / Tulya Wardli (Park 27), the Bonython Park Kiosk is positioned in one of Adelaide’s largest and most visited parks, near Port Road and the River Torrens / Karrawirra Parri. Adjacent a popular children’s playground, model boat pond, picnic areas, and cycling paths, the kiosk is well-suited for a family-friendly hospitality offering. The site presents an opportunity for an innovative, sustainable food and beverage operation.
Background
Bonython Park, also known by its Kaurna name Tulya Wardli, meaning "Police home," is the largest park within the City of Adelaide, encompassing approximately 17 hectares. Established in 1962 and named in honour of Sir John Langdon Bonython, a prominent South Australian politician and journalist, the park has evolved from its early uses into a vibrant urban oasis. This transformation was largely driven by Town Clerk William Veale in the late 1950s, who envisioned the area as a space for public recreation and community gatherings.
Historically, the site holds significant importance to the Kaurna people, the Traditional Owners of the Adelaide Plains. In the early days of European settlement, the area served as the first settlement known as Buffalo Row and later hosted various "native locations" established for the Kaurna community. The park's rich cultural heritage is acknowledged and respected, with efforts to preserve and honour its historical significance.
Property Details
Bonython Park/Tulya Wardli is strategically located on the north-western fringe of Adelaide's city centre, bordered by Port Road and the River Torrens/Karrawirra Parri. The park offers a diverse range of facilities and attractions, making it a focal point for both locals and visitors.
Key features include:
- A sleek and functional single level structure
- Integrated outdoor dining
- Practical and well-equipped interior
- Small onsite kitchen
- Adjacent children’s play space
The park is easily accessible via public transport, with nearby tram and bus stops. Its picturesque setting along the River Torrens, combined with a wide array of amenities, positions Bonython Park/Tulya Wardli as a versatile and attractive destination for recreational activities, cultural events, and community engagement.
Floor Plan
Located in Possum Park / Pirltawardli (Park 1), the North Adelaide Railway Station, a State Heritage-listed site, is the third-oldest railway station in South Australia and the only surviving original station on the Adelaide-to-Gawler line. Built in 1857, its Victorian-style architecture integrates a five-room cottage with a basic kitchen, reception area, bathrooms, courtyard and large fenced yard. Previously a café (until 2019), it is ideal for a small hospitality offering, tourism, cultural, educational, or specialty service that aligns with heritage conservation and Park Lands planning.
Background
The North Adelaide Railway Station was designed in a Victorian style cottage combined with station facilities under one roof.
The station has undergone several modifications over time. Despite these changes, the station retains its historical character and architectural significance.
The property is listed in the Register of State Heritage Places and recognised by the National Trust. As a State Heritage-listed site, it is protected by heritage controls, meaning any future use must align with heritage conservation guidelines to ensure the preservation of its unique architectural and historical value.
Property Details
The property consists of the former station buildings and associated land, but excludes the railway platform and carparking, which remains an active commuter platform managed by the State Government.
Key property details:
- Estimated at 170m² gross, plus outdoor areas that have potential for outdoor dining, displays, or other activations.
- Most recently operated as a café until 2019; it has remained vacant since then.
- The site is surrounded by parks and open spaces, making it an ideal location for community, cultural, hospitality, or tourism-related operators.
- Any new use will be required to comply with heritage conservation requirements, ensuring that the building’s historical significance is maintained.
Floor Plan
The Victoria Park Grandstand is a heritage-listed structure within Victoria Park / Pakapakanthi (Park 16), a 72-hectare public space in Adelaide’s Park Lands. Built in 1882 for horse racing spectators, it remains a prominent feature of the park, offering significant potential for adaptive use.
Within the Grandstand are areas managed and programmed by the City of Adelaide, including a presentation room, (sports) change rooms, first aid room and public toilets.
There are two distinct areas within the Grandstand available for leasing. The first is a café/function space, ideally positioned to serve park visitors and event attendees.
The second is an open rooms area, consisting of two separate rooms that can be accessed independently. These rooms, currently used as a gymnasium, may be considered for a small-scale operation.
Each of these opportunities require operators committed to community engagement, sustainability, and heritage and environmental conservation. Proposals will be assessed on their alignment with the Adelaide Park Lands vision, visitor experience enhancement and operational feasibility.
Background
Victoria Park / Pakapakanthi (Park 16) is a 72-hectare public space within Adelaide’s Park Lands, rich in cultural and recreational history. Known for its wide green spaces and historical structures, it has long been a hub for community and sporting activities. The City of Adelaide is now seeking Expressions of Interest (EOI) from community groups or businesses interested in leasing and operating from three heritage buildings within the park.
Property Details
The Grandstand Room Area (Area A)
Under the main roof of the Grandstand, there are two rooms that can be accessed separately which may be considered separately for a small operation. Currently this is being utilized as a Gymnasium by a commercial operator.
Key Property Details:
- Total Area: Approx. 100 sqm
- Main Room Size: 11.80m x 7.20m
- Smaller Room Size: 3.20m x 4.50m
- Access: Separate entry points, can be leased together or separately
- Current Use: Gymnasium by a commercial operator
The Grandstand Café Area (Area B)
The Grandstand, a heritage-listed structure, was originally built to host spectators for horse racing and other sporting events. Its prominent location and traditional design make it a key feature of Victoria Park. Though no longer used for its original purpose, the Grandstand continues to offer significant potential for adaptive use.
Key Property Details:
- Total Area: Approx. 240 sqm
- Main Room Size: 18.34m x 6.70m
- Additional Room Size: 11.70m x 9.50m
- Bar Area: 10.60m x 3.40m
- Kitchen Size: 10.20m x 4.70m
- Access: Direct entry with veranda seating options
Floor Plan
Eligibility and criteria
The City of Adelaide is seeking EOIs from commercial tenants.
For Bonython Park Kiosk – the existing tenant included.
For North Adelaide Railway Station – commercial tenant or community.
For Victoria Park Grandstand x 2 (The restaurant and rooms separately).
- Incorporated businesses and organisations
- Community groups
- Aboriginal and Torres Strait Islander Corporations (under the Aboriginal and Torres Strait Islander Act 2006).
Note: All applicants must demonstrate the ability to meet the Assessment Criteria including all financial obligations under a lease or licence and maintain appropriate insurances.
This EOI closes 5:00 pm Tuesday 29 April 2025
| EOI Opens | 1 April 2025 |
| Property Inspections | 8 April 2025 and 15 April 2025 |
| EOI closes | 29 April 2025 |
| Review submissions | May / June 2025 |
| Report to Kadaltilla / Park Lands Authority (APLA): | July / August 2025 |
| Report to Council | August / September 2025 |
| Notify applicants of Council decision | October 2025 |
The City of Adelaide is the custodian of the majority of the Adelaide Park Lands and is looking to partner with community groups and commercial operators who can demonstrate relevant experience to activate the Park Lands and deliver Council’s strategic plan to:
“promote increasing the number of people visiting the Park Lands and city for leisure or
entertainment by providing support to organisations that attract visitors to the City”.
It is proposed that each individual building operate under a separate lease giving the lessee sole occupancy of the building.
It is proposed that, as a minimum, the responsibility of holding a lease/licence agreement with the City of Adelaide for buildings in the Park Lands is that the lessee:
- Uses the leased and licenced area in accordance with the approved Permitted Use (being community sport related)
- Pay all rent and licence fees as per the Adelaide Park Lands Leasing and Licencing
- Policy and Council’s annually endorsed Fees and Charges schedule
- Pays all costs associated with the use of the building and licensed area (i.e. telephone, electricity, gas, oil, water, and any other services/utilities)
- Maintains and repairs any buildings, fixtures, fittings, or structures erected, fixed, or placed in, on or under the Lease and Licence Area in good and safe repair and condition, such as:
- drains, pipes, fencing, goal posts, person holes, reticulation equipment, all electrical equipment (including floodlights); and similar services.
- in cases where playing surfaces form the whole or part of the Licence Area, perimeter fencing, net posts and perimeter access gates, sports lights, irrigation etc.
- Will hold appropriate insurance policies (i.e. Public Liability, Building and Infrastructure insurance)
- Acknowledges that the building and licenced area may not be available for use and occupation during public or special events held in the Park Lands
- Acknowledges that the licensed area will be used by the broader community when not in use by the lessee for informal recreation and sport activities.
- Encourage multipurpose usage of facilities where appropriate through sub-letting and casual hire arrangements.
The following is discouraged on the Park Lands:
- Single purpose facilities e.g. office accommodation
- Car parking
- Newly created and / or additional fenced areas that restrict community access
NB: This EOI process does not include lease/licence negotiations, which will be part of subsequent discussions and processes following approval of the preferred proponent (Lessee).
Activation / Place Making:
- Engage the precinct and community, encouraging a new way to think about the city
- Enable change to the physical environment to support sustainable activities
- Enable community generated ideas and encourage entrepreneurship
- Collaborate with businesses to manage co-created activations that support and enhance economic opportunity and city life
- Does the proposal promote economic development in the area
Environmental Management:
- Does the proposal impact on neighbours or other users in terms of nuisance/noise etc
- Is the proposal environmentally sustainable
Commercial Experience:
The applicant is to provide a business plan that outlines:
- Their current financial position and financial forecast
- Any capital contribution to upgrade the facility
- Operating plan (product-services offered, risk management and marketing plans)
- Does the applicant possess relevant experience
- Provide financial statements for the past 2 years
**Council reserves the right to undertake financial assessment on preferred respondents.
Risk Management:
- Consider the policy setting of the Adelaide Park Lands (Adelaide Park Lands Management Strategy & Community Land Management Plan)
- Recognise and acknowledge the Heritage Places Act 1993 / Burra Charter
- Promote activities which have associated risks and if so, how will they be managed
- Demonstrate any financial risk to Council, and if so and how will this risk be managed
Infrastructure:
Will the applicant be undertaking any infrastructure improvements to the building and or surrounding area
NOTE: The Lessee is responsible at its cost for all planning and building approvals that are required.
Applications
- EOI applications must be submitted by the due date. We will not accept late applications.
- After the closing date, all EOI applications will be acknowledged in writing via email.
- A review panel will assess your application against the assessment criteria you provided on the EOI Form.
- Information provided in your application will be made publicly available through Council’s agendas and minutes.
- Given the competitive nature of this EOI process, staff are unable to offer personalised advice or information to applicants as doing so could potentially provide an unfair advantage to certain applicants over others.
- Council reserves the right to not select any proponent and may choose to conduct a new EOI process.
Lease terms
- Leases up to five years will be offered in accordance with the City of Adelaide's Adelaide Park Lands Leasing and Licensing Policy.
- All EOI applicants should assume responsibility for all repairs and maintenance for all infrastructure associated with the areas applied for (including buildings, irrigation, lighting etc – where applicable) and accept the condition of the facilities as they are.
- A provision of 30 days from the “negotiation and execution date” will be given to the successful applicant to sign the new lease/licence before Council begins negotiations with other applicants.
Need more information?
For enquiries, please contact our Community Leasing Coordinator – Community Lifestyle, Jacque Opie: