New plans lodged by developers Citify last week propose 29 three-storey townhouses behind the vacant local heritage listed pub which fronts Walkerville and Northcote terraces.

Each townhouse would have three bedrooms, two bathrooms, two car parks (all off-street), a lift and a maximum building height of 10.5 metres.

It would also see the Buckingham Arms Hotel – a landmark pub dating back to the 1840s that became famous for its smorgasbord but is now vacant and deteriorating – retained and refurbished, potentially as a new hospitality venue.

Twenty-nine townhouses are proposed to be built at the rear of the Buckingham Arms Hotel under the new plans. Image: Citify and SMFA/supplied

Each three-storey townhouse will include three-bedrooms and two-bathrooms and likely be sold at the median house price for Gilberton. Image: Citify and SMFA/supplied

But the new three-storey townhouse plan does not rule out a 10-storey development occurring on the site.

The State Commission Assessment Panel (SCAP) in March rejected Citify’s original plan for a 10-storey, 193-home mixed use apartment development, ruling it was “over-development”.

The rejection came amid vocal community concerns around height and potential traffic impacts. Indeed, of the 344 submissions made to planning authorities about the 10-storey proposal, 207 opposed it going ahead.

Citify is appealing the SCAP’s decision in the Environment, Resources and Development Court and has submitted a “complete redesign” of its 10-storey proposal to win over the planning panel via the court process.

A render of Citify’s previous plans for the Buckingham Arms site, which proposed 193 new homes along with office and hospitality space. Image: Forum/Citify supplied

The revised 10-storey design has not been released publicly but features 129 apartments, 15 per cent of which would be designated as affordable housing.

Citify managing director Joel Wilkinson said he was willing to proceed with either the 10-storey or three-storey plan, depending on which receives planning approval.

“We’ve got to try and get something approved on the site and this (the three-storey plan) is the alternative,” he said.

The irregular shaped 6219 square metre site where the development a three or 10-storey development is planned. Image: supplied

“I think some people would be happy with a lower scale design and I think other people might think it’s an underutilisation of the site.

“But ultimately, the zone still has parameters and it’s still within the parameters of the planning code to do a three-level design.”

The three-storey townhouse plan has been lodged with Walkerville Council, which would assess the proposal rather than the SCAP.

The council confirmed Citify’s new development application had been received but said it was “waiting on outstanding documentation”.

Citify estimates it could complete the townhouses 12 months after receiving planning approval.

The Buckingham Arms Hotel was local heritage listed in 2007 but has been vacant since 2022. Photo: Thomas Kelsall/InDaily

Wilkinson said he remained “hopeful of reaching a positive outcome through the court appeal” for the 10-storey development but “we also recognise that the legal process has its risks and that there are no guarantees that the decision will fall in our favour”.

He said lodging alternative plans for smaller-scale townhouses was the “commercially responsible decision”.

Asked why he lodged plans for three-storeys rather than a six or eight-storeys, Wilkinson said it didn’t make commercial sense to pursue a building between three and 10-storeys.

“It costs less to build three storey townhouses than it does to do a 10-level building, and so there’s missing spots in-between where you’re still paying price for the land, but you don’t get the yield,” he said.

“Some of these affordable housing options require you to get extra levels to justify putting in 29, 27 affordable dwellings.

“That’s where a four- to six-level building might not financially work.”

The rear of the Buckingham Arms Hotel has been vandalised while the site is vacant. Photo: Thomas Kelsall/InDaily

Labor MP for Adelaide Lucy Hood, who raised concerns the original 10-storey development constitued “excessive scale”, said the community expects to be consulted about any new or revised designs.

“The site is zoned for medium density up to six storeys, so it’s up to the developer to work to this and put forward a design that’s suitable for the location and the surrounding community,” she said.

“The site sits on a five-arm intersection, includes a heritage-listed building, and is the gateway to the historic character suburbs of Gilberton, Walkerville and Medindie.

“Given this, the local community believes it’s important to have full public consultation on the proposed designs – either revised or brand new.

“We look forward to that opportunity.”

The site plan for the three-storey townhouse plan. Image: supplied/Citify

Walkerville Council has applied to be a party to Citify’s court proceedings against the SCAP over the 10-storey building.

The move, known as a joinder application, has delayed progress on several other development appeals, including Pelligra Group’s 21-storey Rundle Street tower, the teachers union’s Greenhill Road development, and Chasecrown’s Seawall Apartment proposal.

A spokesperson said the council applied to be a joinder “due to the significant of the site and the potential impact any large-scale development would have on the community”.

“A successful joinder application means Council would be party to discussions and potential negotiations, acting as an important voice for the community,” they said.

“Council is waiting to hear if its application to the ERD Court has been successful.”

Citify is opposing Walkerville Council’s joinder application. The matter is set down for a hearing later this month.