By ERWIN CHLANDA
The new government has inherited a conundrum from its Labor predecessor which made a deal for 72 units with the latest intending residential developers of the Melanka block.
The project depends on the Planning Minister lifting the height limit from three storeys to six.
The question may arise whether the Minister, in making his decision, is acting as a representative of the people of Alice Springs or to protect a deal between his government and major commercial interests. This could taint the process by vested interest suspicions.
Of course, the same problem would have been faced by the ALP’s Minister.
Through no fault of his, all this has now landed in the lap of the new Minister, Josh Burgoyne.
It’s an issue of great interest to Town Council Member Marli Banks (pictured).
She is campaigning for keeping the height limit where it is and invites the public to support a petition.
“By establishing clear regulations government can effectively encourage private sector investment,” says Cr Banks.
“Well designed policies can stimulate confidence among investors, leading to sustainable economic development.”
It is clear that Mr Burgoyne, who was not available for comment today, and his government will need to come to grips with this problem: Will he be seen as acting in the interest of the public, or to protect a deal with the huge Sitzler construction company and interests linked to the powerful Aboriginal Centrecorp.
The block in Todd Street just outside the CBD has a chequered history: In 2014 an eight-story complex had received consent but failed to proceed.
Cr Banks says in a flyer the developer “aims to construct large tower blocks intended to accommodate Fly-In-Fly-Out (FIFO) workers.
“This project not only undermines community well-being, but also violates our town’s building regulations. Specifically, it disregards the limit of three stories for residential developments, instead seeking approval for buildings that are twice the allowed height.
“Alice Springs has always been a low-rise town. These high-rise buildings are not in line with the character of the town, threatening the unique atmosphere that makes Alice Springs special.
“It’s a model that relies on government support to stay viable, benefiting only a few private interests while the community bears the impact. There’s no mention in the plans about fostering long-term personal investment in the town, focusing instead on accommodations that serve transient workers,” says Cr Banks.
“The entire process has lacked transparency, and the community feels shut out. Decisions that directly affect our daily lives, the town’s character, and local services have been made without meaningful consultation or public input. Residents are left feeling unheard and excluded.”
PHOTO at top: Drawing of the eight storey complex approved 10 years ago but failed to go ahead.
Does this project undermine community well-being as Marli Banks claims?
The aesthetic and regulatory downside needs to be weighed against the potential benefits.
The project is aimed at FIFO workers for a range of exploration companies but focuses on Arafura’s Nolan’s world-class rare earth project.
China’s banning of rare earth metals ensures that Nolans will go ahead, and the benefits to our town are huge.
The company estimates the peak mine construction workforce will be 600, with an operational workforce of 350 for a mine life of 38 years.
There is no way that Alice Springs could provide that manpower without fly-in and fly-out workers and somewhere to accommodate them.
The interstate workers and the mine will provide a large boost to the local economy.
Given the decades-long life of the mine, many of the FIFOs will eventually transition to residential accommodation.
The project has a target of up to 20% Indigenous employment and Arafura has created an Indigenous Engagement Strategy (IES).
The IES includes a graduate development program, school-based traineeships and apprenticeships, and vocational education and training in schools.
High schools and the CDU will be able to dovetail their courses to provide skilled high paid workers.
Nolans will provide many new employment opportunities, a boost to spending in the town and a lot of royalties cash to the NT Govt and TOs for 38 years.
The six-storey accommodation project, while offending some, will underpin and improve community well-being for decades to come.
Ralph, the critical phrase is: “The Company estimates.”
Given the track record of pie in the sky predictions we could safely halve those numbers.
But that is beside the point.
There is no requirement to build all the accommodation on the Melanka site.
Half could be built on another site and kept to the height limit.
And, at present, there is a glut of housing for rent and for sale in the town.
For any business wishing to build in the CBD in Alice Springs it is uneconomical to build only three storeys.
Six or eight is OK but from the sixth floor and up there needs to be a set back so when you are looking up from the street you can only see five storeys.
The Alice needs people to be living in the CBD area whether it is for tourism or Fi/Fo as this keeps the area viable with restaurants, tourist attractions, shops etc.
Brendan: This is a bald (and bold) assertion without any evidence, or explanation.
Why is it “uneconomical”?
It is clearly economic to build a single story outside the CBD.
Perhaps the rates are higher, but three stories should be enough to compensate.
And of course the market will charge a higher price for rental in the CBD.
I’ve heard this assertion before, and unless some strong evidence is put forward, I regard it as just an excuse to make more money, at the expense of the character of the town.
This “character” is an asset that will pay dividends for decades into the future.
Broken Hill is a remote City comparable to Alice, and similar in size.
Apart from the Catholic Church spire I cannot recall any buildings over two stories (I lived there for several years).
It has a very large shopping complex some distance from the CBD, but the main area, Argent St, is still vibrant.
The Hill has maintained its character, and in 2015 was designated a Heritage City. I think it is still the only one in the country.
Perhaps something Alice could aspire to, but not if we turn into a high-rise monstrosity.
Charlie, I find your statements equally lacking in evidence.
As a born-and-bred local, I cringe at the thought of our town becoming heritage-listed or clinging to “character” from decades past. The vacant Monty’s Lounge site is a clear example of how heritage listing can stifle economic growth in the CBD. I wouldn’t be surprised if it remained vacant for a decade or until substantial investment in the CBD makes it viable to develop.
Frankly, I have little regard for the old courthouse, the residency, or Hartley Street School – they are redundant attractions, and I doubt international tourists have much interest in heritage buildings from the 1920s
Personally, I would welcome further development of the CBD, hoping it accelerates the growth and expansion of the town as whole. Currently, our largest building is the Supreme Court, while an attractive building this is disheartening in itself.
My primary concern is that our town’s crown jewel, the Todd Mall, is overpopulated with tenants subsidised by government funding (directly or indirectly).
This inflates rents and stifles the vibrant, healthy character needed to attract visitors and businesses. Regarding the landlord of the former Town and Country pub, is there no restrictive covenant on the land? Shouldn’t they be asked to explain why it has been left vacant for so long?
Does the Alice Springs Town Council or the NT Government have the authority to issue fines on the town’s behalf if there is no justifiable reason for prolonged vacancy?
Any future developments in the CBD, in my opinion, must include strong covenants to protect retail and hospitality businesses. This could be an opportunity to revisit the status quo.
Do we need to make private ownership of hospitality or retail businesses in Alice Springs even harder, especially post-COVID and in light of the town’s negative publicity? Should a building in the mall be allowed to remain derelict for a decade?