Linley Lutton/Hampton Road/ Manning Buildings

Vale Linley Lutton

The Fremantle Society extends its deepest condolences to Sue, Matthew, and Simon. Linley was not just a lovely person, but he had the rare ability to understand how urban design and planning should work, and to articulate clearly how to achieve good results. Linley will live on through his work.

Linley ran his own business as Urbanix Director of Urban Planning, was Adjunct Research Fellow, School of Earth and Environment, UWA, Unit Coordinator/lecturer, Urban Design for Planners, School of Earth and Environment, UWA, and Chair, City Gatekeepers – Advocates for Better Urban Planning.

Linley wrote reports for the Fremantle Society on King’s Square, Atwell Arcade Development, and 8 Pakenham Street Quest apartments, all ignored by the mayor and councillors.

Linley resigned as a member of the Fremantle Council’s Design Advisory Committee in December 2013 in dismay at how council handled major developments. This is a paragraph from his resignation letter:

Fremantle projects such as 8 Packenham St, Point St and 85 Queen Victoria St are examples where I (and other DAC members) have been consistently expressing significant concerns about the projects from the initial presentation – to little avail. These projects simply advance through the system until they reach a crisis point. Another emerging example, which further confirms my sense of futility about the DAC process, is the Spicer site redevelopment. I and one other DAC member expressed concerns during the architect’s presentation about the poor relationship between the applicant’s proposal and the neighbouring Warders’ Cottages. Scale, materials and relationship with the public realm are the primary concerns. I notice in the most recent information sent to DAC members that the applicant makes no attempt at any level to address these critical issues. The applicant is going down the same path of ignoring DAC concerns.

Linley stated in another letter: There are three significant projects I will attest to where the DAC had very serious reservations and these projects have continued to go through the system at COF. At Victoria Park, projects causing major concern to the Design Review Committee would mostly be rejected. I sent this email in August 2013 regarding two projects. I have no idea if my concerns were properly recorded. The views are strongly expressed in this email but are consistent with the DAC committee discussions on both projects:

8 Pakenham Street (Quest apartments) and 81 Queen Victoria Street

These two projects are among the worst I have evaluated in many years. Each suffers from gross over development of their respective sites. In both cases the proponents have been uncooperative and have attempted to chip away with minor revisions without attempting to resolve the major problems.

What concerns me most is why both proponents felt it appropriate in the first instance to present such overdeveloped solutions. What message are they being given when they start the process? Why would a proponent think five storeys on the corner of Pakenham and Short Street would even be a possibility?

Both projects set poor precedents and if approved there will be no stopping others.

Unlike the DAPs, our role goes well beyond simply facilitating development. I understand the push to get development happening but not at any cost, surely!

I am not able to support either project in their current form.

Mediation with the mayor was sought and Linley wrote about that:

——– kindly arranged a mediation meeting between myself and Brad Petit a few weeks ago during which I was candid and open, as was —-, about many issues including the problems associated with Amendment 49.

Brad said he would set up a meeting with myself, himself, Andrew Sullivan and Phil St John to discuss the problems and I have never heard since.

I suspect he has met strong resistance to such a meeting.

Attached are my diagrams which show the impact of shadows on Point Street for at least two full months during winter. This applies equally to Queen Street or any street with a similar alignment.

Any good urban planner would never allow this to happen in an existing small-scale city centre.

My diagram showing how the situation is partly resolved by setting the buildings back is also attached.

Andrew Sullivan was the major driver of the building height changes and he misunderstood the serious shadow impacts caused by taller buildings.

Following my public comments on this issue he has tried to justify his work in several social media statements but he simply reinforces his ignorance and lack of experience with every utterance.

Following his resignation Linley continued his interest and involvement with Fremantle, speaking at public meetings and writing reports for the Fremantle Society. It was stressful for him and his supporters to see the lack of respect shown by council for his well articulated and sensible views.

Photograph copied from Linley Lutton’s Facebook site.

Notice of Planning Proposal 16 Hampton Rd

The Fremantle Society has received the following letter from Keith O’Brian asking Fremantle Society members to be aware of this issue and to make a submission to protect the buffer zone fo the World Heritage listed  Fremantle Prison.

DA0568/17- Submissions close 12 January

I am writing to advise Fremantle Society that the above planning proposal has been lodged with Fremantle council with a deadline for responses on or before 12/1/2018.

This submission is for a massive new 3 story building plus basement that takes up most of the block to effectively replace an existing interwar cottage that is part of a group of 4 such cottages opposite the world heritage listed prison. The only remaining part of the cottage appears to be the front facades as a token nod to the heritage of this building.

The same owner previously applied for a demolition order for this cottage in 2010 and after a protracted process that included three separate heritage reports that found the cottage had some heritage value and contributed to the street scape and a SAT appeal, the council rejected the demolition order. Significant quotes from the heritage reports are copied in italics below. Note that the Harkness report was actually commissioned by the applicant at the time to support his demolition application.

A Heritage Assessment was required under Local Planning Policy 1.6 – Preparing Heritage Assessments and was prepared by Palassis – Architecture and Heritage (the full heritage assessment is available as Attachment 2) and concluded:

16 Hampton Road is a representative example of single-storey residential dwelling in Federation bungalow style.

16 Hampton Road has a high degree of integrity as a dwelling in a substantially intact street of domestic buildings.

From external inspection the dwelling at 16 Hampton Road appears to have a moderate degree of authenticity, with some changes to the street-facing elevation and probable later rear enclosures having little effect on the form of the original building.

By Harkness:

It has some significance as a generally intact residential dwelling loosely reflective of its era of construction, although of relatively low significance in terms of its specificarchitectural quality, authenticity and representativeness.

It has some significance in its contribution to the generally intact and variegated residential streetscape of Hampton Road.

It has more specific significance in its contribution to the group of Inter/Post War houses within which it is immediately located.

The Fremantle Society at that time also opposed the demolition and made a submission to thecouncil which helped preserve this building. The third heritage report agreed with the original report and found that the Harkness report commissioned by the applicant was biased towards demolition even though it acknowledged the heritage value.

The new application calls for discretionary assessments on the following points:

• Side and rear setbacks

• Building height (external wall and roof ridge)

• Visual privacy (North/South/East)

• Vehicle sightlines

• Site works

• Fencing (primary)

I would strongly urge members of The Fremantle Society to view the plans at the City of Fremantle and make submissions that the proposed building would significantly alter this important street scape opposite the prison and is extreme in its size and bulk, greatly exceeding the R4 building codes. It will also reduce the heritage value of the adjacent cottages from the same period.

Unfortunately the timing of the submission just before the Christmas/New Year break will ensure the least exposure to the residents of the City as council is closed between Christmas and New Year. The electronic file size is approx 29 MB and is quite difficult to read in .pdf form so I am not attaching it to this document, however if you contact planning@fremantle.wa.gov.au you can request a copy quoting DA0568/17. Alternatively go to the administration building and view the paper copy when they re-open.

I would copy pictures of the proposal however the document is password protected to prevent snapshots being taken, possibly to minimise discussion on this proposal?

I have copied the submission form for this application on the next page so if you do wish to make a

submission you can print it out.

Thanking you in advance for your consideration of this application.

Kind regards,

Keith O’Brian

9/1 Bellevue Tce.

Fremantle.

Manning Buildings Redevelopment

The gorgeous building shown at the top of this post is part of the Manning Buildings (7 William Street) before it became Norm Wrightson’s Hairdressing in 1933. Until then, for over 30 years it was home to the famous Fremantle photographer Charles Nixon. The attractive verandahs are long gone, but should be reinstated. Instead of Silverleaf spending the required 1% for art for this project ($100,000) on more dismal public art like the three poles in the Mall which represent the public art for the Atwell Arcade development, the money should go for a proper restoration job on these beautiful verandahs and shop fronts.

This $10 million redevelopment comes to planning committee this Wednesday (6pm at North Fremantle Community Centre) with a recommendation for approval, with few changes following a huge number of concerned submissions.  The plans didnt even go to the Design Advisory Committee. The Fremantle Society submission is summarised below. Apologies for the lack of images and maps.

Executive Summary

The proposal for the Mannings Buildings at 135 High Street in the Mall seeks partial demolition of the Mannings Buildings, the separation of first and second floors, which have been united for over 100 years, the removal of all existing staircases, works to shopfronts and awnings, removal of various existing walls, and provision of a 1500 sqm brewery.

This is a once in a generation opportunity to revitalise a critically important central city building and in particular to make better use of the underutilised upper storey. This opportunity to get an excellent outcome must not be missed.

Unfortunately, the proposal is brutal in its treatment of heritage elements such as the rear structures, dismissive of the social history of shops like Norm Wrightsons’ Hairdresser, whose business has existed in the same shop since 1933, silent on the 1995 council recommended reinstatement of original verandahs, and does not seek to restore and reuse the former existing Majestic Theatre still in existence there.

This is a major development of a level 1b building, designated as being of ‘exceptional significance’ to the city.  Under council’s town planning scheme, nothing of heritage significance can be allowed to be demolished. A very detailed and careful assessment of this proposal is essential to prevent any loss of original heritage fabric.

The Fremantle Society believes this project should deliver a carefully refurbished heritage building where internal and external heritage elements are respected and kept, where the original verandahs and shopfronts are reinstated, and where important social history like Norm Wrightson’s is celebrated and encouraged to continue in its current location.

The Manning Buildings

Designed by renowned architects Cavanagh and Cavanagh in 1902 in Federation Free Classical style, the collective group of buildings make a bold, confident, and significant contribution to the streetscape. The three shops in William Street (7, 9, and 11) were constructed earlier and had a two storeyed open verandah, rare in Fremantle (see next page). The Majestic Theatre was not opened until 1916 and closed in 1938, becoming the location of the first Coles to operate outside the Perth CBD,  The buildings have housed many and varied tenants over the years, including the famous photographers Izzy Orloff and Charles Nixon.

It is unfortunate that the original verandahs were removed in the 1950s as with many Fremantle properties and that the original shopfronts in most cases have been unattractively altered.

However, the building is listed as being overall of ‘exceptional significance’ to Fremantle and there are many individual original elements remaining on the facade, at the rear, and inside some of the shops.

Comments

Given the recent highly controversial Atwell Arcade development by the same developer (Silverleaf’s Gerard O’Brien) just 10 metres from this proposal, extreme caution and care should be taken with this development to ensure that mistakes made there are not repeated here.
One Fremantle architect described the completed Atwell Project as ‘such a tragedy’ with ‘a gigantic loss of original fabric’. The damage to the world famous gold rush roofscapes of Fremantle with the new glass office block, the alterations to the arcade, the lack of restoration of verandahs and shopfronts,  the failure to complete the building as approved, and the failure to complete restoration as promised, are clear warnings.

1) Restoration of verandahs

The developer is not proposing to restore the verandahs of the shops, as he should, yet council spent several years between 1994 and 1999 discussing the issue, and paying for plans to be drawn up with all the detail necessary to encourage the Manning Estate. The detailed plans and files are in the council archives.
As one architect stated: ‘The Mannings Buildings are naked without their verandahs and awnings.’ In particular, the double storeyed verandah originally on 7-9 William Street as shown below, should be reinstated.

2) Norm Wrightson’s – Important Social History

Plans submitted show the relocation of this business to Market Street, and the demolition of much of the shop, to facilitate a brewery.

The tenant does not want to relocate. There is enormous social history with this business having being been there since 1933. Only Warren’s Menswear is an older business (1931) in the Manning Buildings, but they are not been asked to relocate and their shop is not being demolished.

The developer wishes to make this shop, which is directly opposite the entrance to the town hall, the entry to his brewery.  Such proximity to the town’s most important civic building is an inappropriate location for such a business. The shop should stay.

The social history of the various shops in the Manning Buildings is highly significant and should form part of the assessment to ensure that any relevant significant fabric is preserved and the story of those businesses told. Such story telling would add significantly to the marketing advantage of the refurbished premises. For example, Swansea Cycles and Motor Co factory was originally at 9 William Street adjacent to Norm Wrightson’s and significant original fabric may still exist at the rear (see image below). Given the current interest in cycling, this heritage is relevant today.

As the WA Historical Cycle Club notes: They started business at 9 William Street, Fremantle, with a small annex at the rear of the shop where they began making their own bicycles using components imported from England. In the first year of trading Swansea made and sold all of 70 cycles. The great Wall Street crash of 1929, followed by the disastrous Depression years actually helped Swansea Cycles, as many people found bikes a great means of cheap transport that was healthy as well By 1939 Swansea Cycles had expanded to larger factory premises in Newman Street Fremantle, with 5000 square feet of floor space, a staff of 33, and a turnover of more than 1500 cycles a year, as well as trotting spiders and children’s tricycles. There were also branches at Barrack Street, Perth and in Kalgoorlie and Bunbury, with agents throughout the state. 1939 saw the introduction of the top end 4 and 5 Swan models.

3) Facade Works and Shopfronts

a)  Shopfronts: Most of the existing shopfronts have been altered and do not match the significant heritage values of the rest of the building above. This is a once in a generation opportunity to create a high quality
shopping environment that will be an attractor for the businesses with distinctive high quality shop fronts which match the heritage values above by recreating the original shopfront configurations.
Some shops currently have roller shutters, which should not be permitted because of the detrimental effect on both the building and the street scene.
In terms of security it should be remembered that smaller paned glass, transoms, mullions and stallrisers are more difficult to break into than large areas of glazing as recently installed by this developer nearby at the Atwell Arcade buildings. They are also cheaper to repair.

b) Cinema Facade: The developer proposes to ‘tuck paint’ the former cinema’s facade  on High Street. The paint should be stripped and a proper tuck pointing restoration carried out.

c)  Electronic Security: all security systems should form an integral part of the design and be located unobtrusively in order not to interfere with any architectural detail.

d) Lighting: Internally illuminated letters or fascias can conflict with the design of historic shopfronts, are incongruous in heritage areas and must be resisted by council. Full details of the fitting, method of fixing and luminance should be provided by the applicant. Moving signage, as currently existing on one Manning Building shop (tobacco shop) is not allowed under council bylaws.

e) Materials: Traditional materials should be used. Timber is appropriate as is wrought and cast iron.

f) Corporate colours and styles: Corporate housestyles can seek to have shopfronts and advertisements inappropriate for historic buildings, and may have to be adapted to fit in with the age and character of the building.

g) Original detail: Where possible, original detail should be preserved. The photos below show how the original pediments on the left of the Manning Buildings have been covered over and need to be revealed again.

John Dowson
President
The Fremantle Society
9335 2113

9 January 2018

Happy New Year!

Communist East Berlin Apartment Block Arrives

The raft of damaging oversized buildings is underway in Fremantle with the arrival of the East Berlin Communist inspired “Liv” apartment block in Queen Victoria Street opposite the “Giant of Fremantle”, the former Fort Knox wool store (on the right of the picture), the largest wool store left in Fremantle.

To allow the “Giant of Fremantle” to be overshadowed by an apartment block next to it is appalling planning and decision making, a failure of councillors to grasp very basic fundamentals of urban planning.

The development suits the ideology of Fremantle Council, because the extensive number of low cost dwellers will largely be Labor voters.

Manning Estate

Plans for the 26 shops of Manning Estate  (High Street Mall and Market Street) go to council’s planning committee next Wednesday. The Fremantle Society submitted an extensive report to council and to you the members. Remember that meetings for the next few years will be held in the North Fremantle Town Hall.

The plans for the Mannings Buildings – to separate the top floor from the bottom floor, get rid of Norm Wrightson’s hairdressing shop for a brewery, NOT reinstate verandahs as proposed by council years ago, and destroy the backs of the buildings – are proposed by the same man who inflicted the awful Atwell Arcade development into the gold rush streetscapes and roofscapes of the city centre adjacent.

Note that no effort is being made to restore the former Majestic Theatre on this site.

Vale David Hutchison

Today at 10am the funeral for renowned Fremantle historian David Hutchison will be held. He died at the end of 2017, a terrible year for heritage in Fremantle, with the only bright spot being the restoration of the Town Hall eight years later than budgeted for. David wrote a book about the Town Hall, along with one on New Norcia, and Fremantle Walks, a comprehensive guide to the heritage of Fremantle. In Fremantle Walks he detailed the achievements of one City ward councillor Richard Rennie, who was a councillor from 1925 to 1936. While it seems some councillors do a lot of damage to heritage with their voting, Richard Rennie got out early in his career as a builder and was responsible for some of the finest buildings surviving today. David Hutchison detailed some of them – they include the former Tramways Building at 1 High Street, Owston’s Buildings, 9-19 High Street, the National Hotel, five of the goods sheds on Victoria Quay, Mannings Chambers, High Street Mall shops, including the Majestic Theatre, the former National Bank in High Street, and the Fremantle War Memorial.

David set up the Fremantle History Museum, which has now disappeared.

He taught this writer physics at Christ Church Grammar School, deflating the writer’s sole achievement after 8 years at the school – being holder of the record for the mile running race – by saying in class that Dowson had started at point A and traversed 440 yards of grass in a circular fashion four times, only to arrive back at the spot he had started from – thus achieving nothing.

Your Subscription

Money please to :

BSB 633 000
Acc  143193530

PO Box 828 Fremantle

Donations appreciated

John Dowson
President
The Fremantle Society
9335 2113

john.dowson@yahoo.com

Twin Towers of Good Governance -Transparency and Accountability

(the photo at the top is from the Warders Cottages development proposal which goes to JDAP this Friday at 9.30am in the Fremantle Council Chamber – see below)

Fremantle Council issued a press release today headlined “Last Hurrah for Council Chambers.”

The mayor noted that in its 50 years the chamber had seen “memorable moments” like the huge crowd when the Esplanade Skate Park Plaza was voted through, the Kings Square plans and Amendment 49 (to allow developers to have high rise in Fremantle).

Ironically, these examples selected by the mayor were three highly controversial decisions of council – the skate park was contrary to council’s own Masterplan for Esplanade Park, upset locals, and should have been built in the car park and not on the green space of the park. The Kings Square Business Plan, like the controversial Markets Lease the mayor supported when he was a councillor, did not go out for public tender,  and there has never been a demand from the community for a new administration building. And, the MAJORITY of the community did NOT support the heights proposed in amendment 49.

The twin towers of good governance – transparency and accountability – have gone down, like the admin building, with the actions of Fremantle Council.

They will not rise again unless the community asks more questions and seeks better quality outcomes.

Warders Cottages

(Councillors meet ahead of their planning meetings and seem to formulate a ‘team’ view then of what outcomes should be for important planning agenda items. They seem to ignore the Fremantle Society view, as being one that is a ‘nuisance’ or ‘irritant’ to them, as though the Fremantle Society view is simply a narrow viewpoint. In formulating views and submissions on this isssue the Fremantle Society has consulted widely and has informed members of key aspects, as it has worked through the issues. We have consulted three staff at the National Trust, several staff at the Heritage Council, a conservation architect, the neighbors to the proposal, a former mayor, a senior retired architect, TV and print journalists, the former Premier of WA, and the Heritage Minister. The community is given very little time to respond to major issues, and to ensure transparency council should give much more notice of key developments).

The Warders Cottages issue is another example of a lack of transparency and accountability. The cottages, of national importance, have been poorly handled from day one, when council voted to support strata titling and privatisation of the cottages, contrary to expert advice and obvious best outcome being ownership remaining with the prison or another body like the National Trust.

At last week’s planning meeting, despite the officers admitting they had never seen the key guiding document for all the cottages – the 2016 Conservation Management Plan, the meeting proceeded, and not one councillor took any notice of the submission of the Fremantle Society. Councillors had no interest in discussing heritage, just how many patrons could fit into the beer garden.

The mayor states in today’s West Australian that tourists will flock to the cottages when the rear gardens have been totally eradicated and the rear aspect of the cottages ruined and obscured by second storey walkways.

It doesnt help that the Heritage Council, the ‘owners’ of the site and the decision makers about it, put a bulldozer through the rear gardens, aware that a proposal was before them for a beer garden.

For over 150 years these inner city cottages had their own inner city sanctum – a private garden, making them rare and highly important. But not one councillor stood up for the gardens. They should be reinstated.

The cottages are magical and have survived in good shape after 167 years. Any development of the site should be highly sensitive in order to keep the authenticity of the cottages and their gardens. THEN tourists will have something to salivate over.

The Fremantle Society and affected neighbours will make submissions on Friday to JDAP. There are six key issues with the current proposal:

a) Failure to address November 2016 Conservation Management Plan: The conservation plan has around 180 clear policies and the properties are sold subject to a Heritage Agreement which binds purchasers to follow the Conservation Plan. Policy 171 for example clearly states that only essential one storey structures can be erected in the historically important rear gardens, but two storeys are proposed.

b) Damage to nationally significant  British military colonial warders usage and garden significance: Based on previous work by the same applicant (Hougoumont Hotel), not enough sensitivity to the enormous heritage of the site will be shown in the works intended. The essence of the Heritage Act, in particular 11(3) states that “A decision making authority shall not take any action that might (whether or not adversely) affect to a significant extent a registered place or a place which is the subject of a Heritage Agreement”, but considerable changes are being sought.

c) Misjudgement of Heritage Council in stating that proposed works are ‘reversible’. The works are clearly designed to be for long term use and are not temporary.

d) Lack of car parking provided: Given that council is rapidly selling off its own car parks there is a need for cash in lieu to be paid if car parking is not to be provided.

e) Failure of Fremantle Council to properly assess proposal: Council’s Design Advisory Committee, which gives adivce on major developments, did not give comment on this proposal. Council’s own staff admitted at the planning meeting they did not know of the existence of a key document: the November 2016 Conservation Management Plan. Councillors did not discuss the heritage of the buildings and the site, but focussed on the size of the beer garden.

f) Adverse effects on residential neighbours of a 475 person capacity beer garden.

The Fremantle Society will request that the application be refused or modified to protect the heritage values of the cottages and their individual gardens.

John Dowson
President
The Fremantle Society
john.dowson@yahoo.com

AGM and Picture Palaces of the Golden West

Legend Vyonne Geneve, founder of the WA Art Deco Society, gave Fremantle Society members a real treat last Thursday night at the AGM with a talk focussing on the inter war history of Fremantle and its various art deco buildings.

A couple of copies of her wonderful book are still available ($60, which includes a free $35 copy of Fighting for Fremantle). Call John Dowson 9335 2113

The AGM showed that the Society is still in a strong financial position, with hundreds of members. President John Dowson outlined some of the many projects undertaken during the year and the many submissions made.

For 2018 John Dowson will continue as President, with Jack Turnbull as acting honorary treasurer, and a committee including Mike Finn, Agnieshka Kiera, Adele Gaskin, Robert Bodkin, and Ian Molyneux.

Submissions Due today on Police Complex

Yes, you have Christmas shopping to do, but you may want to make a submission today (or tomorrow should still be acceptable to planning@fremantle.wa.gov.au) on the 31-41 Henderson Street former courthouse and police courthouse and warders cottages complex.

Gerard O’Brien bought the large site of around 8000 sqm. He has rushed plans into council to get ahead of Sirona, who are apparently still running around  trying to get their money together. Gerard O’Brien of Silverleaf, with major plans for Coles Woolstore site, Mannings Buildings and the police complex, will be keen to get tenants ahead of his rival developers Sirona and the City of Fremantle.

The police complex proposal is for a 6 storey hotel and bars.

To help you, the following comments may be of use:

a) The 6 storey hotel proposal is too high for this heritage area and should be limited to 4 storeys. The developer references the Myer building, but that is too far away and is not a good precedent. Even the Queensgate car park opposite should not be used as a precedent, as it is a damaging anomoly in a heritage precinct.

b) The heritage impact statement prepared for the developer is deficient given this site lies in the buffer zone of the world heritage listed prison. It states that this proposal has POSITIVE benefits for the Fremantle Prison and approach but provides little supporting detail.

c) Effect on adjacent Artillery Hall: No mention is made in the heritage impact statement on the effect on the Artillery Drill Hall two metres from this site, where Sunset Events have a tavern licence for 900 people.

d) Parking: The number of car bays required under the town planning scheme are not being provided and nor is cash in lieu being asked for. Given that council is busy selling off its car parks and that most of them are being built on, the situation for essential parking is unsustainable. Existing businesses are being penalised by having newcomers take their car bays without having to contribute.

Lack of Good Public Consultation

The community is not being given a heads up on major developments and has very little time to respond. Fremantle Ports for example, despite having little interest in new developments in town, were asked back in October what they thought of this proposal. Key relevant interested groups like the Fremantle Society and the National Trust should be given notice of what is in the pipeline months ahead.

Membership Fees Due

Please pay your membership fees now.

BSB 633 000

Acc  143193530

(please note on your bank transfer some detail so we can identify you!)

We encourage you to consider becoming a Life Member for $250, but by sending in at least $30 for single and $40 for family membership you are enabling us to commission the reports that have become a major part of our work.

If you have a particular project you would like to see and would like to fund it, please contact us!

Compliments of the Christmas Season

John Dowson
President
The Fremantle Society

john.dowson@yahoo.com

9335 2113

0409223622

Warders Cottages/AGM/Kings Square Urban Space

Warders Cottages Disgrace

(Above: important inner city gardens of Warders Cottages now destroyed)

Last night at Fremantle Council’s planning meeting, councillors voted through the proposal for a hotel and bar for up to 500 people in the rear gardens of the Warders Cottages, despite officers admitting they did not know of the existence of the 2016 Conservation Management Plan which clearly states that two storey tavern proposals like the one put forward are not allowed. Only Cr McDonald voted against the proposal.

The Fremantle Society presented relevant excerpts from the conservation plan to all councillors, but no councillor made any reference to the heritage of the cottages (except Cr Lang in a passing reference) in their deliberations, focussing on the alcohol issue and how many patrons could fit in the small space in the rear (former) gardens. And, these cottages are of NATIONAL importance.

The lack of interest in heritage and the gardens and  the lack of due process was astonishing, and a disgrace.

A boutique hotel may well be a good fit for the site, but again councillors were falling over themselves to do favours for a developer, one who already has a 5 storey approval in the West End, where 5 storeys are not allowed, and who has not yet committed to buy the cottages.

The issue will go to JDAP next week.

AGM

Reminder that the AGM is today Thursday 7 December 6.30 at the Fremantle Tennis Club.

Contact: 9335 2113 or 0409 22 36 22. Bring your friends.

Submissions due Thursday 8 December on Kings Square Urban Space

To help you with your submission, conservation architect Dr Bremen has kindly provided the following notes:

Notes on Kings Square: urban play space

Where is the up-to-date conservation plan for Kings Square that sets out what is significant and what should be protected in any changes made to the place? I do not mean the conservation plan for the Town Hall, or the Heritage Impact Statement for the new Council buildings, but a comprehensive conservation assessment and protection of the Square as a whole place, its definitions, its key buildings, its boundaries (streets and surrounding buildings), its landscape features and its open spaces. We all know it has been left out of the West End listing in the Heritage Council assessment, and we know perhaps why, to remove constraints from development in the area including Kings Square.

Such a conservation plan would include consultation with all stakeholders, including primary schoolers, and would lead to policies for change that protect and enhance the cultural values that the place already has, while planning for changes that are seen to be necessary, not just fashionable and suited to a small proportion of the users of the Square. No changes should be made to the Square without first testing them against the requirements for the retention of significance; a section always included in a good conservation plan for that purpose. (See Australia ICOMOS Burra charter, conservation planning processes and JS Kerr The Conservation Plan 2013).

Notes for a draft conservation management plan were prepared for Kings Square by Rob Campbell in 2015 and further developed for the use of students of conservation architecture as part of their course in 2016 and 2017. On the basis of that draft I can offer the following:

1.  The key to the children’s responses appears to be the mature shade trees; I presume they mean the Moreton Bay figs. These are highly significant items in Kings Square, with historic, aesthetic and social value. There are at least three that look sick. I hear that Council has sought advice on their care, and they should be saved. If they cannot be saved, they should be replaced with similar species, but it will take at least 20 years for any replantings of this species to become as large and attractive climbing and shady trees. Surely all efforts should go into the health of these significant trees first, rather than any new play space or elements. Similarly it is important that if they do become more actively used for children’s play, that this is carefully considered by horticulturalists to ensure that the trees are not damaged in the process.

2. Water play is fine in a private secured back yards, but ponds and play spouts in a public area are a known health problem (see Betty’s Jetty experience), not respected by people who do not have children playing in them, and they become filled with debris by accident or on purpose. This is going to happen to the ponds in the new basement library. Any water should be used to keep the trees and lawn alive, not for public playground amusement. Open water bodies are not part of this traditional town square, even though fountains were tried in the 1970s, these were always a problem and were removed. The only water play types that might be suitable would be temporary water points, more like drinking fountains with secure taps. Perhaps a horse trough for multiple users, doubling as a memorial, and removable if it does not work. What about pop-up water plays?

3.  The Square is bounded by four streets and contains two historic structures and six historic Moreton Bay fig trees. It is already full of statues and memorials, which add something to the social value and interpretation of people and place in the Square, perhaps they could become play structures if necessary. There is no room for new play structures.
The only open space left in the Square after the new Council buildings are erected will be in the St John’s Triangle, which is also their churchyard. Any new structures will crowd it still further and may not be appropriate for their uses of their land. I presume they are being consulted on all of this. If they are not comfortable with these developments, in the end, they will move out of the Square and leave the Square and the building for the rest of us to look after, and the significance of the Square will be reduced by the loss of its earliest and longest continuous user. It should be remembered that the church can also redevelop their land if they want to, having been given a marvellous precedent by the Council.

4. Play types that require safety or security fencing are not appropriate in this now confined public space; it further segregates and limits the people who can use the space as well as being visually intrusive. This is the only civic square of its type in WA. It should not be a suburban playground. Fremantle already has transformed the Esplanade Park into a playground. Council’s new design has swallowed up the playground they had in Kings Square, and given it back as a so-called civic lawn. Consider this as a children’s playground, as it has fences on three sides already, and does not look like it will be any good for anything else.

5.  For the conservation of the cultural values of Kings Square, the landscape should be opened up, not closed in. If it must host children’s playtimes, these must be carefully scheduled into the uses of Kings Square with only temporary equipment housed elsewhere when not in use, and with close and organised parental supervision onsite, with their take-a-way coffee in their hands, and not from inside a cafe nearby, and not with fencing or other forms of policing.

Dr Ingrid van Bremen 4/12/17

AGM/Warders Cottages/Local History Library/J Shed

Fremantle Society AGM, with some Art Deco

Come for a Christmas drink at 6.30 next Thursday 6.30pm at the Fremantle Tennis Club for the Fremantle Society AGM. Meet legendary Vyonne Geneve of the Art Deco Society.

Buy a copy of Vyonne’s Picture Palaces of the Golden West for $59.95 and receive a FREE copy of Fighting for Fremantle (the history of the Fremantle Society worth $35). Proceeds to the Fremantle Society and the National Trust.

Members – Please pay your membership NOW or at the AGM. We have asked three times already. We don’t have rows of volunteers manning desks and telephones to keep reminding people about the membership fees.

Our fees are too low and are not enough to cover the work we do commissioning expert reports and giving you glasses of wine.

Please consider a donation to help fund the work we do.

Local History Library Staff Cut

The Fremantle Society can reveal that Fremantle Council intend to cut the Local History staff in half.

Fremantle’s Local History Library, the best in the state, has been untouchable as the best local history department in the state, and untouchable as an important osurce of information for staff, councillors, developers, and the community. No mayor in history has dared allow the local history library to be pruned or nobbled.

The move of staff out of the administration building while it is demolished and replaced by an utterly unnecessary new $50 million new one, will allow for changes to be made to the number and composition of staff, to suit the ideology of the current council.

It is hoped members will support the Fremantle Sociey in its push for the Local History Centre to retain its two full time staff.

Next Wednesday Council Planning Agenda

Warders’ Cottages:  Wednesday 6 December 6pm Fremantle Council planning committee will deal with the boutique hotel proposal and tavern for 475 people proposed for the 6 warders cottages in Henderson Street bought by the same people who run the Hougoumont Hotel, which extraordinarily sought and won permission for 5 storeys in the West End precinct where only 3 (plus possibly one extra storey set back) are allowed.

The proposal for 475 bar patrons seeks the building of two storey structures in the rear of the gardens CONTRARY TO THE CONSERVATION PLAN WHICH ONLY ALLOWS ESSENTIAL SINGLE STOREY WORKS. The plans have been ticked off by the Heritage Council, which is nothing more than a developers’ club nowadays. That is no reason for Fremantle Council to also ignore the sensitivity and importance of the rear gardens and the conservation plan.

The officers’ report fails to provide a heritage impact statement and assessment, and nowhere is there reference to the fact that the cottages, being of national importance, being nationally listed, and in the buffer zone of the World Heritage prison, need Federal approval.

This was the Fremantle Society submission, which is ignored in the officer’ report:

The Warders Cottages are convict built, rare, and of national importance. They are the only buildings in WA (outside the prison) that are significant enough to be on the Federal Government heritage list.

 Unfortunately the main focus for this development is alcohol (475 patrons). As one conservation architect said: “Imagine Tasmania proposing hotels for the Port Arthur convict site?” The same architect wrote: “The real test should be a carefully researched and considered assessment based on the cultural values of the Convict Establishment as a place, the cottages as significant fabric in their own right, and the townscape qualities of that part of Fremantle.”
 
The proponent, who somehow was granted a 5 storey approval for the next stage of the Hougoumont Hotel in the West End, where only 4 storeys are permissible, will only buy these cottages if he gets the approvals he wants, so he can easily walk away if there is a refusal.
 
Just next door, the six Warders Cottages with verandahs have already been sold to private owners. Council policy on venues serving alcohol (DBU6)  ‘does not support proposals which may encourage conflict betwen land uses’.

The boutique hotel proposal for the cottages has merit, because the cottages were residences for 150 years, and giving people access to such authentic places is laudable. But the plans show entry to the second floor via a second storey walkway. Yet the conservation plan (policy 171) clearly states that only: ‘small single storey structures may be acceptable in the rear  yards if they are required for the amenity and practical functioning of the cottages.’ 
 
The rear gardens of all the Warders’ Cottages are an important part of their significance and magic, despite the brutal clearing of vegetation by the Heritage Council.

 Fremantle Society Submission Comments:

SIGNIFICANCE: The Warders Cottages are the only buildings in Western Australia on the Federal Government heritage list besides the adjacent Fremantle Prison and are thus of supreme importance as rare convict built terrace houses over 150 years old. Council should ensure that the highest standards are applied to this application.
  
 IMPACT OF PROPOSAL: The idea of a boutique hotel development for these cottages has merit as one way of maintaining their residential use. The cottages have over 150 years of use as private dwellings with their own private backyards, and a major part of the heritage significance of the place lies in the cottages with their conjoined backyards. The question is, how much impact does the current development proposal have on that heritage which was earned over a very long time?
  
The impact of an 11 room boutique hotel on the fabric of the main building is sensitively managed in many respects, and it is heartening to see the trees retained, though the apparent inability to use the existing staircases because of code compliance issues necessitates a rather clumsy and intrusive upper floor entry. Sightlines to and from the rear of these significant cottages are thus negatively affected.

FOCUS ON ALCOHOL: The applicant is seeking to do much more than just run a small boutique hotel – there is provision for serving alcohol to 475 people. This appears to be an overintensification of the site, however well managed. New owners of adjacent residential warders’ cottages are understandably concerned, and they have every right under current liquor laws to have their amenity and privacy protected.
  
The size of the proposal leads to a parking shortfall of over 122 car bays and 20 bicycle bays. The applicant argues that the temporary lift on requirement for cash in lieu to be paid in case of a parking shortfall was suspended until September 2014 and that technically it is still suspended and should stay that way because of all the nearby council controlled car parks. But, in recent years council has sold a significant number of its car parks and some have disappeared altogether. Also, a number of recent major development applications are, like this application, focussing on liquor sales, and it appears that Fremantle is heading down the path of becoming less of a place to live, work, and recreate, and more of a “Northbridge by the Sea.”
  
RECOMMENDATIONS: The Fremantle Society believes:
  
 a) the intensity of this proposal in terms of patron numbers if excessive and should be scaled back.
  
 b) this intensity adds too many new physical elements to this significant site and they should be scaled back. 
  
 c) Council should consider reintroducing cash in lieu payments in order to facilitate provision of parking nearby.
  
 d) The applicant’s plans show 5 car bays in Henderson Street earmarked for the hotel. If council is going to hand those car bays over to the hotel, a fee, the equivalent of lost parking revenue, should be charged.
  
 e) The applicant’s report acknowledges the hugely significant vistas in adjacent streets, and thus in William Street, the totally incongruous hotel awning proposed that juts out into William Street should be deleted.
 
 f) The proposed new blank wall facing William Street should be reduced in impact.
  
 g) The proposed art works for the 1% for art scheme are for a light show highlighting the building. While this sounds like an advertising campaign to promote the hotel, it has merit compared with the dismal outcomes at other new development sites around Fremantle under the same scheme.
  
 h) The important original lettering on this building carved into the facade (VR) is bisected by the installation of a downpipe, and this issue should be addressed.
 
 i)  Any aerials, lift overruns, or plant installation should be strictly conditioned to be not visible from surrounding streets.

J Shed

The controversial liquor outlet at J shed for up to 400 patrons is on the agenda again for Wednesday, with a recommendation for refusal. The applicant’s submission for this liquor application begins  with a laughable graphic showing 14 people enjoying the site without a glass of liquid visible, though there is a single bottle sitting on one table. There are also some children playing with an environmentally unacceptable plastic balloon in this marine related area.

The Fremantle Society Submission on Manning Buildings 135 High Street

(Members who want a full copy of the report with illustrations and maps can send $12 to The Fremantle Society PO Box 828 Fremantle 6160. The $12 covers the printing, binding, and postage  of the report. Alternatively, contact President John Dowson at john.dowson@yahoo.com for a colour pdf by email free of charge) .

Executive Summary

The proposal for the Mannings Buildings at 135 High Street in the Mall seeks partial demolition of the Mannings Buildings, the separation of first and second floors, which have been united for over 100 years, the removal of all existing staircases, works to shopfronts and awnings, removal of various existing walls, and provision of a 1500 sqm brewery.

This is a once in a generation opportunity to revitalise a critically important central city building and in particular to make better use of the underutilised upper storey. This opportunity to get an excellent outcome must not be missed.

Unfortunately, the proposal is brutal in its treatment of heritage elements such as the rear structures, dismissive of the social history of shops like Norm Wrightsons’ Hairdresser, whose business has existed in the same shop since 1933, silent on the 1995 council recommended reinstatement of original verandahs, and does not seek to restore and reuse the former existing Majestic Theatre still in existence there.

This is a major development of a level 1b building, designated as being of ‘exceptional significance’ to the city.  Under council’s town planning scheme, nothing of heritage significance can be allowed to be demolished. A very detailed and careful assessment of this proposal is essential to prevent any loss of original heritage fabric.

The Fremantle Society believes this project should deliver a carefully refurbished heritage building where internal and external heritage elements are respected and kept, where the original verandahs and shopfronts are reinstated, and where important social history like Norm Wrightson’s is celebrated and encouraged to continue in its current location.

The Manning Buildings

Designed by renowned architects Cavanagh and Cavanagh in 1902 in Federation Free Classical style, the collective group of buildings make a bold, confident, and significant contribution to the streetscape. The three shops in William Street (7, 9, and 11) were constructed earlier and had a two storeyed open verandah, rare in Fremantle (see next page). The Majestic Theatre was not opened until 1916 and closed in 1938, becoming the location of the first Coles to operate outside the Perth CBD,  The buildings have housed many and varied tenants over the years, including the famous photographers Izzy Orloff and Charles Nixon.

It is unfortunate that the original verandahs were removed in the 1950s as with many Fremantle properties and that the original shopfronts in most cases have been unattractively altered.

However, the building is listed as being overall of ‘exceptional significance’ to Fremantle and there are many individual original elements remaining on the facade, at the rear, and inside some of the shops.

Comments

Introduction:

Given the recent highly controversial Atwell Arcade development by the same developer (Silverleaf’s Gerard O’Brien) just 10 metres from this proposal, extreme caution and care should be taken with this development to ensure that mistakes made there are not repeated here.

One Fremantle architect described the completed Atwell Project as ‘such a tragedy’ with ‘a gigantic loss of original fabric’. The damage to the world famous gold rush roofscapes of Fremantle with the new glass office block, the alterations to the arcade, the lack of restoration of verandahs and shopfronts,  the failure to complete the building as approved, and the failure to complete restoration as promised, are clear warnings.

1) Restoration of verandahs

The developer is not proposing to restore the verandahs of the shops, as he should, yet council spent several years between 1994 and 1999 discussing the issue, and paying for plans to be drawn up with all the detail necessary to encourage the Manning Estate. The detailed plans and files are in the council archives.

As one architect stated: ‘The Mannings Buildings are naked without their verandahs and awnings.’ In particular, the double storeyed verandah originally on 7-9 William Street as shown below, should be reinstated.

2) Norm Wightson’s – Important Social History

Plans submitted show the relocation of this business to Market Street, and the demolition of much of the shop, to facilitate a brewery.

The tenant does not want to relocate. There is enormous social history with this business having being been there since 1933. Only Warren’s Menswear is an older business (1931) in the Manning Buildings, but they are not been asked to relocate and their shop is not being demolished.

The developer wishes to make this shop, which is directly opposite the entrance to the town hall, the entry to his brewery.  Such proximity to the town’s most important civic building is an inappropriate location for such a business. The shop should stay.

The social history of the various shops in the Manning Buildings is highly significant and should form part of the assessment to ensure that any relevant significant fabric is preserved and the story of those businesses told. Such story telling would add significantly to the marketing advantage of the refurbished premises. For example, Swansea Cycles and Motor Co factory was originally at 9 William Street adjacent to Norm Wrightson’s and significant original fabric may still exist at the rear (see image below). Given the current interest in cycling, this heritage is relevant today.

As the WA Historical Cycle Club notes: They started business at 9 William Street, Fremantle, with a small annex at the rear of the shop where they began making their own bicycles using components imported from England

In the first year of trading Swansea made and sold all of 70 cycles. The great Wall Street crash of 1929, followed by the disastrous Depression years actually helped Swansea Cycles, as many people found bikes a great means ofcheap transport that was healthy as well By 1939 Swansea Cycles had expanded to larger factory premises in Newman Street Fremantle, with 5000 square feet of floor space, a staff of 33, and a turnover of more than 1500 cycles a year, as well as trotting spiders and children’s tricycles. There were also branches at Barrack Street, Perth and in Kalgoorlie and Bunbury, with agents throughout the state. 1939 saw the introduction of the top end 4 and 5 Swan models.

3) Facade Works and Shopfronts

a)  Shopfronts: Most of the existing shopfronts have been altered and do not match the significant heritage values of the rest of the building above. This is a once in a generation opportunity to create a high quality shopping environment that will be an attractor for the businesses with distinctive high quality shop fronts which match the heritage values above by recreating the original shopfront configurations.
Some shops currently have roller shutters, which should not be permitted because of the detrimental effect on both the building and the street scene.

In terms of security it should be remembered that smaller paned glass, transoms, mullions and stallrisers are more difficult to break into than large areas of glazing as recently installed by this developer nearby at the Atwell Arcade buildings. They are also cheaper to repair.

b) Cinema Facade: The developer proposes to ‘tuck paint’ the former cinema’s facade  on High Street. The paint should be stripped and a proper tuck pointing restoration carried out.

c)  Electronic Security: all security systems should form an integral part of the design and be located unobtrusively in order not to interfere with any architectural detail.

d) Lighting: Internally illuminated letters or fascias can conflict with the design of historic shopfronts, are
incongruous in heritage areas and must be resisted by council. Full details of the fitting, method of fixing and
luminance should be provided by the applicant. Moving signage, as currently existing on one Manning Building shop (tobacco shop) is not allowed under council bylaws.

e) Materials: Traditional materials should be used. Timber is appropriate as is wrought and cast iron.

f) Corporate colours and styles: Corporate housestyles can seek to have shopfronts and advertisements inappropriate for historic buildings, and may have to be adapted to fit in with the age and character of the building.

g) Original detail: Where possible, original detail should be preserved. The photos below show how the original pediments on the left of the Manning Buildings have been covered over and need to be revealed again.

4) Significant Value of the rear of Mannings Buildings

The developer proposes drastic changes to the rear of the shops, including demolition of significant heritage fabric.

The rear elements of heritage buildings are undervalued, but often have highly significant heritage values with useable and interesting spaces.

Melbourne is world famous through its laneway projects and the rear of the Manning Buildings provide an unusually open and accessible urban space that should be utilised and appreciated, while preserving significant heritage features. Paddy Troy mall is in effect a public street and the streetscape values of this area, especially being unusually so open for an inner city location, should be respected, enhanced, and should form an integral part of any proposed development. In particular, significant heritage features should not be obscured by new works.

This is a rare opportunity to create a unique and authentic inner city urban space that would be of great interest, and a high value commercial attractor.

John Dowson
President
The Fremantle Society
28 November 2017