Oakbank Racing Club (ORC) has lodged plans with Adelaide Hills Council to demolish two northern grandstands which run along Oakbank Racecourse’s home straight and replace them with green space for events.

The two timber-framed stands, which are no longer used for spectators, were built before 1922, according to a heritage impact assessment prepared by DASH Architects, with the larger grandstand partially constructed sometime between 1896 and 1916.

The two stands have an open timber truss design, stepped seating and iron-roof decking.

ORC chair Arabella Branson said the club “has been considering their removal for some time as they are not fire code compliant, are not used for spectators and have been deemed as unviable to repair”.

The two northern grandstands slated for demolition were built prior to 1922. Photo: Brett Hartwig/InDaily

The northernmost stand slated for demolition. Photo: Brett Hartwig/InDaily

The demolition plan does not include the racecourse’s main “Shillabeer” members’ grandstand and its adjacent stands.

The ORC’s planning application has been publicly notified as it involves demolition works to the state heritage-listed Oakbank Racecourse, which was established in 1875 and added to the heritage register in 1986.

ORC and Racing SA engaged DASH Architects and engineering consultants Lelio Bibbo to conduct heritage and engineering assessments of the two northern grandstands.

The demolition plan only extends to the two northern grandstands at Oakbank Racecourse. DASH Architects argue the other remaining grandstands hold more heritage value. Photo: Google Maps

An aerial view of the area slated for demolition. Image: DASH Architects/Beyond Ink

Lelio Bibbo chartered engineer Jake Clarke found that the superstructures of the grandstands “do not comply with current Australian standards”.

“Although these existing grandstands… are not in imminent danger of collapse, they are structurally inadequate for future public use, without extensive structural upgrades,” Clarke wrote.

“There are other non-structural details of the grandstands which do not comply that have not been considered in this report based purely on structural adequacy, including but not limited to the lack of balustrade to Building 6 (the northernmost grandstand).

“In our opinion, it is practically impossible to upgrade the existing grandstands (Buildings 5 & 6) whilst retaining the heritage aspects of the superstructures.

“It is also financially inefficient to upgrade the existing grandstand structures, considering the extent of the rotting timbers and rusted fixings.”

DASH architects’ heritage impact assessment found the two grandstands “generally have a high level of integrity (that is there does not appear to have been many, or major, changes made to them)”.

However, it also determined the building are “of simple construction and modest detail”.

“While the Subject Grandstands have some heritage value (as they represent a phase in the development of the site), there are other elements that will be retained on site that reflect this more strongly (such as the remaining grandstands, and particularly the Members Grandstand),” DASH Architects found.

“Given the age, location, and detailing of the Subject Grandstands, we suggest that they are of relatively low significance when considered in the context of the broader site.”

The northern grandstands are no longer used for spectators. Photo: Brett Hartwig/InDaily

The interior of one of the grandstands slated for demolition. Photo: Brett Hartwig/InDaily

DASH Architects argued that the ORC’s application satisfied the conditions within the Planning Code that permit demolition of a state heritage place, namely the grandstands “represents a risk to public safety that has come about due to an action (being the initial design of the building) that is beyond the control of the current owner”.

I don’t think they have neglected it and encouraged decay. I suggest that the building has simply reached the end of its usable life.

“Given the significant structural design and condition shortcoming identified by the structural Engineer, they cannot reasonably be used for their primary intended purpose (as a public grandstand) and as such represents an unacceptable risk to public safety,” DASH Architects said.

The firm also argued that while repair and upgrade of the building “is possible”, the condition of the grandstands means they “would need to be almost entirely dismantled and reconstructed”.

It said the grandstands were built with materials that have a limited lifespan and don’t meet current building codes.

“Repairs to the building structures would essentially require their careful dismantling and reconstruction using a combination of existing and modern materials and structural detailing, and the incorporation of various compliance upgrades,” DASH Architects said.

The building materials used to construct the northern grandstands are at the end of their life, according to an engineering and heritage impact assessment. Photo: Brett Hartwig/InDaily

“The result would be the loss of authenticity and the limited heritage value of the original structures would be lost.

“I don’t think they have neglected it and encouraged decay. I suggest that the building has simply reached the end of its usable life.”

ORC’s current planning application is for complete demolition of the two buildings, with no plans in place for a replacement structure.

ORC chair Arabella Branson said the demolition of the northern grandstands would “free up valuable green space” along Oakbank Racecourse’s home straight and give the club additional salvage funds to invest in further

She also highlighted the ORC’s investment in the main Shillabeer and adjacent grandstands, which are not slated for demolition.

“We have invested more than $600,000 over the past couple of years in the historic Shillabeer and adjacent grandstands to bring them up to date with fire safety codes,” she said in a statement.

“However, because they’re such an important part of the Oakbank experience and history, there’s still more we want to do in terms of improvements to those stands.

The main “Shilabeer” grandstand at Oakbank Racecourse. This stand and the ones adjacent to it are not slated for demolition. Photo: Brett Hartwig/InDaily

“As for the two northern grandstands, the committee has been considering their removal for some time as they are not fire code compliant, are not used for spectators and have been deemed as unviable to repair.

“Demolishing them will free up some valuable green space along the straight that the club can use for events while the salvage fees we receive can be reinvested back into the Shillabeer and adjacent stands.”

“We’re holding more functions and more racing than at any time in our recent history, so investing in our infrastructure is imperative in our growth plans.”

Branson noted in ORC’s 2020/21 annual report that COVID-19 had delayed the club’s efforts to upgrade its main grandstands.

ORC’s demolition plans are on public consultation until June 26, after which they will be assessed by the Adelaide Hills Council’s assessment panel.