RESTRICTIONS blocking construction of large buildings in Adelaide must be overhauled to unlock new investment and grow the city's skyline, industry leaders say.
Business and community advocates have also suggested construction of an iconic tower or lookout to rival the Centrepoint in Sydney.
Adelaide City Council guidelines and aircraft flight path regulations restrain new building heights to as low as two storeys in the city's east and maximum 103m in two precincts north of Victoria Square.
The majority of new city development opportunities are capped at 60m.
Property Council of Australia SA executive director Nathan Paine is demanding the State Government review flight paths and lobby their federal colleagues to allow taller buildings in Adelaide.
"By restricting heights in key locations, for example around the squares and the terraces, we reduce our ability to provide the best outcomes for the CBD and the state," he told The Advertiser.
"There needs to be reforms of these constraints to allow for greater development in the city."
Mr Paine said the parklands were a natural border preventing outward expansion of the CBD and future demand would force the city to grow up.
Urban Development Institute of Australia SA executive director Terry Walsh said taller buildings were vital to house an extra 27,300 residents planned for the CBD in next three decades.
"The target will not be achieved under the city's current planning rules," he said.
"Building heights should be increased in priority areas to send an unambiguous signal to investors.
"We risk missing out on major projects in key locations unless height limits are lifted.
"All the great cities of the world include precincts and buildings of significant vertical scale. Adelaide should be no different."
Business SA chief executive Peter Vaughan said building height restrictions, plot ratio allowances for car parking all needed urgent review.
"If we're ever going to catch up on the developments in every other capital city over the last ten years then the whole means by which we plan the city has got to be reviewed," he said.
"It would seem that the current city council is incapable of looking at the big picture and is always captured by sectional residential interests who live in one-storey townhouses in North Adelaide."
Transport and Acting Urban Development and Planning Minister Pat Conlon refused to commit to a flight path review.
"The issue of flight paths is a Commonwealth responsibility," he said.
"If someone came to with us with a particular project of merit, we would be happy to talk to the Commonwealth."
Federal Transport and Regional Infrastructure Minister Anthony Albanese deferred questions to Airservices Australia spokesman Matt Wardell.
Mr Wardell said large buildings broke into "the protected envelope of space" for aircraft and could also hinder radar function.
"Our number one priority is safety," he said.
"In Adelaide, you have an airport that is relatively close to the city centre. It's a fixed asset. It is where it is and there are limited opportunities to make changes to flight paths in the area close to the airport."
Mr Wardell said earlier proposals to change flight paths had been condemned by Adelaide residents frightened of noise and negative impacts on property prices.
"If the planes aren't flying over one part of town, they're flying over another part of town. That's a judgment the community has got to make about what they're prepared to accept," he said.
Mr Wardell said Airservices Australia was willing to negotiate with developers pursuing major projects counter to current regulations.
Plans for a 462-apartment student-accomodation complex overlooking West Tce were stymied late last year when Adelaide Airports Limited objected to the 10-storey central tower.
In June, ACC's development panel criticised plans for a 13-storey office block on Light Square as "too high".
Revised versions were ultimately approved by the state Development Assessment Commission.
Lord Mayor Michael Harbison did not respond to requests for comment.
Axiom Properties state manager Paul Rouvray forecast business growth and expansion of the mining industry would drive demand for larger buildings in the CBD.
"When the demand is there it would be a shame for the city to be held back by unnecessary constraints," he said.
"The market doesn't really support larger buildings at the moment, but over the next five to 10 years that will change."
The developers of the residential tower Spire Living, which would become one of Adelaide's tallest buildings, are looking offshore for finance.
The tower would stand 107m above street level, compared to Adelaide's biggest building, the 135m Westpac House.
Adelaide City councillor and former Playford principal town planner Stephen Yarwood said the CBD should aspire to building an "iconic tower" up to twice the size of Westpac House.
"It would be a shame if the tallest building in South Australia forever was an icon of the State Bank disaster," he said.
"It's about self-esteem and tourism.
"Adelaide is one of the few cities which doesn't have a lookout vantage point, and what a magnificent view it would be."
Australian Institute of Architects SA chapter president Tim Horton said Westpac House could become the site of a city lookout and "smarter" buildings were the key to Adelaide's growth.
"In an age of global communication and more accessible travel, cities have to now compete on their creativity, the quality of their street life, and the innovation of their community," he said.
"Obsessing over the height and shape of a city's skyline is a distraction best left to Dubai.
"Our icons will never compete for size. We need to redefine the term icon.
"Adelaide's future relies on creative engineering, inventive architects and landscape architects, far-sighted planners, and intelligent investors."
North Adelaide Place on Brougham resident Trevor Robertson can see the entire city skyline as well as the Adelaide Hills from his balcony.
Mr Robertson, 65, and wife Beth, 53, bought their three-bedroom apartment about four years ago.
"We think it's the best address in Adelaide," Mr Robertson said.
"Everything is so convenient.
"From our place (the standout buildings are) St Peter's Cathedral and Adelaide Oval and the Santos building does dominate the skyline.
"I'm pro-development ... as long as it meets accepted guidelines, it sits fine with me."
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