Fremantle is special. Do you care?

 

FREMANTLE SOCIETY ANNOUNCEMENT

by Fremantle Society president, John Dowson

THE Fremantle Society committee has worked long and hard to put together the full page announcement in this week’s Fremantle Herald.

The full page advertisement in 50,000 newspapers seeks to engage the community in discussion about the direction Fremantle is going, given the tsunami of poor quality new buildings hitting our town.

The Fremantle Society is keen to see new developments and keen to see improved retail, commercial, and residential outcomes. But, not at the cost of the very thing that attracts people here in the first place.

Standards must rise. Council must take responsibility. Damage to Fremantle so far is severe.

The full page ad quotes Fremantle Herald owner Andrew Smith, who, in a front page article in 2011, predicted that Fremantle was facing ‘a nightmare future’ because council had altered the town planning scheme to allow high rise, despite majority community opposition to those changes.

Democracy lost out, and the Fremantle Society wants the nightmare to be replaced by good planning and quality development. And, in some cases, the cap should be put back on the town planning scheme.

Thanks in particular to committee members Adele Carles, Colin Nichol, Roger Garwood, Helen Cox, Don Whittington, Chris Williams, and Robert Bodkin.

November 23- Last Day to Nominate

Nominations close today for positions on the Fremantle Society executive. If you have any questions please call president John Dowson on 9335 2113

Notre Dame 5 Storey Building

Notre Dame University submitted its plans for a 5 storey building in the West End just before Christmas, similarly to Fremantle Council, which has just launched the biggest set of plans in their history (King’s Square), right at Christmas time when few have time to digest such detail, let alone write submissions.

You are looking at a ‘poorly conceived and disrespectful’ proposal pictured below

11453acd-7f28-4668-b16d-d410a3dd86b2

A top Perth architect Jean-mic Perrine wrote on Freo’s View:

“The proposal by Notre Dame University is inappropriate, poorly conceived and disrespectful of a heritage precinct. What is sadder is that it has little original architectural merit and reminds me of the lazy days of the 70’s when this sort of sketch allowed monstrosity to mushroom in our historic precincts”.

Notre Dame is seeking to build the 5 storey building on a corner with one, two, and three storied buildings on the other corners, and on a large footprint. Five stories are not allowed under the scheme.

Notre Dame have been discussing this with council for a year. It appears that council and the university have not learnt any lessons from the impact of the university’s monoculture in the West End.

The monoculture caused by this very successful university when it crowded out existing pubs and businesses should not continue. The new building should be located OUTSIDE the West End in the Westgate Mall area perhaps, so that students have to permeate through Fremantle,  and just maybe have to walk 4 minutes to one of their buildings – as happens in true university towns like Oxford and Cambridge.

Workers Club Development

ADC steps up to heritage challenge

Dan Wilkie, author

From: BUSINESS NEWS

Tuesday, 22 November, 2016

LOCAL developer Australian Development Capital is taking on one of the industry’s biggest challenges – redeveloping a historically significant property in Fremantle’s West End.

ADC, which delivered West Perth’s Sage Hotel last year and is midway through a $25 million apartment project in Cottesloe, has acquired the historic Fremantle Workers’ Social and Leisure Club and is planning a $16 million, 22-apartment development.

Built in the 1950s, the club is located on Henry Street in the heart of Fremantle’s historic West End, the entirety of which was added to the State Register of Heritage Places last week.

ADC executive director Adam Zorzi said the developer was mindful of the precinct’s heritage in developing the project’s design.

“We worked with the council and the JDAP on a solution whereby we retained the façade of the building to reflect the heritage significance of its previous use,” Mr Zorzi told Business News.

“When you’re in a heritage precinct like that, you’ve got to be sympathetic to the heritage precinct, but you can’t try and replicate it.

“Any heritage expert will tell you that you can’t replicate those old buildings, we just don’t have access to the trades to get the quality of the finishes, and they never look right.

“That’s why contrast is usually the best way to deal with heritage; but at the same time the building reads quite softly.”

01-facade-dusk-cropped

Mr Zorzi said a soft launch of the apartments had already resulted in eight of the 22 dwellings on offer being sold, with very little marketing taking place.

He said the project’s unique location had insulated it from the challenges present in Perth’s patchy apartments market.

“There are very few opportunities to get into that West End in Fremantle and that’s what appealed to us,” Mr Zorzi said.

“I love that precinct; if I could find another two or three sites down there I’d be on to them, because it’s one of the very few places in Perth where you can live a truly cosmopolitan lifestyle.

“You can walk out of your door and walk to 15 or 20-plus restaurants and bars within a few hundred metres, shops, supermarkets, the beach, train station, parks, fishing boat harbour, it’s all within walking distance.

“One of the problems that we’ve seen with our planning in Perth is a lot of the density is being built in the places where there isn’t a lot of amenity, rather than focusing on getting density where there is amenity.

“I think the market is recognising the opportunity, hence the amount of interest we’ve had on the pre-sales.”

(This present proposed building is the result of a challenge by the Fremantle Society over excessive height. The original five stories would have been disproportionate for the the West End. Public reaction to the design is another matter).   

 

Review of 8 Pakenham Street Fremantle Dr Linley Lutton

Quest Apartment Hotel Fremantle

untitled-04-jpg-jjjl

This brief report reviews the process and consequences of the City of Fremantle permitting a five-storey development at 8 Pakenham Street Fremantle. The author is an adjunct senior fellow at the University of Western Australia where he teaches and researchers urban planning. The report provides evidence of how Fremantle’s heritage rich West End precinct can so easily be compromised as the City of Fremantle focuses on facilitating development rather than protecting its greatest asset. New taller developments in Fremantle can be encouraged and there are many areas in the city other than the West End where this encouragement is appropriate.

THE West End precinct is arguably the most intact and much-visited heritage precinct in Western Australia, probably Australia. Its tourism value is well known as people from all over the world and the state come to visit an authentic port city. The addition of two floors to 8 Pakenham Street sets a dangerous precedent for others to follow which could see many five-storey buildings or higher, emerge in the West End.

It would appear that in Fremantle, developers need only to make a case that the current height limits in the precinct do not permit them to achieve an economically feasible development and the City willingly disregards most of its planning rules to appease them. The image below clearly shows the out-of-scale Pakenham Street development in comparison to the buildings on the other side of the street.

untitled-01-jpg-xxxThis redevelopment would potentially be regarded as unlawful if an objection based on an independent and objective assessment had been possible. However, in a state where third party rights of appeal do not exist, no provision for the public to pursue objections through the courts exist, therefore testing its lawfulness can never be made.

The planning regulations established for the West End precinct were devised to conserve its unique qualities for all to enjoy, not for developers to make a profit. Building height, particularly in relation to street width and adjoining buildings, is one of the most important qualities defining the visual character of heritage cities and towns and the City of Fremantle Local Planning Scheme 4 (LPS 4) recognises this through establishment of certain planning provisions.

The key relevant planning provision in LPS 4 is to limit all buildings within the West End precinct to three storeys or 11 metres. One additional floor can be added provided it cannot be seen from the adjoining streets and is consistent with the general height pattern of adjoining properties and does not exceed 14 metres. LPS 4 does have provision to allow building heights to be increased in order for a new building to be consistent with higher adjoining buildings however in this case there are no higher adjoining buildings.

The developer’s section below shows how the five storeys was constructed behind the existing street façade. The 11 metre maximum building height for the West End is shown as a red line. The section also notes on the far right a 14 metre overall height. This is the additional height permitted in the West End provided the additional height cannot be seen from adjoining streets and is consistent with the height pattern of adjoining properties and with the conservation objectives for the locality generally which are outlined later in this report.

untitled-02-zzz

So how is it possible that a five-storey building can be approved in the West End precinct.? This is where the City of Fremantle and/or the JDAP manipulate the City’s planning provisions. LPS 4 has one provision which allows the Council to vary any site or development requirement in order to facilitate the conservation of a heritage place and it is the misuse of this provision which provided the basis upon which 8 Pakenham Street was approved. In the case of 8 Pakenham Street, the only argument the developer could have mounted would have been that they were retaining the building’s existing façade.

While 8 Pakenham Street does not appear on the National Estate listing it does lie within the West End Conservation area therefore demolition of the façade would be highly unlikely in any event so to invoke a provision in LPS 4 on the basis that the developer was conserving a heritage place would appear to be an opportunistic interpretation of LPS 4. The City of Fremantle however went beyond merely varying specific site and development provisions; it also disregarded a raft of provisions written into the City’s legislative planning framework dealing with many important qualitative issues associated with good city planning.

Disregarding the City’s West End Conservation Area Policy (D.G. F14) is a notable example. The following is an extract from D.G. F14 with respect to Townscape and Amenity in the West End precinct:
The Council recognises the [West End] precinct as the major commercial asset of the city and recognises its present fabric as the city’s greatest long-term economic asset. The growing realisation of the value of this asset is being reflected in new uses, in considerable renovation activity, and in prices being paid for quality buildings.

To conserve this valuable asset, it is essential that existing buildings be protected through the promotion of evenly spread development consistent with what already exists; through preventing the pre-emption of potential by the over-development of single sites; and through ensuring that new development is sympathetic to (and subordinate to) the present townscape and traditional uses of the area.

D.G. F14 goes on to state the following with respect to height in particular:
The appropriate height is one which respects the scale and reinforces the integrity of the existing streetscape. The Council’s officers and advisers believe that in principle this is to be a maximum height of three storeys, on the street frontage. The height will be assessed by appropriately considering its relation to and effect on the existing landmarks, on recognised vistas, skyline and in particular on the heights of the adjacent buildings.

Note in the above the phrase in particular on the heights of the adjacent buildings. The relationship of buildings to each other is the fundamental building block which drives the character of historic streets. The developer provided this misleading and deceptive recession plane diagram which showed that the additional height would not be visible from the street.

untitled-01-mmmRecession plane diagrams are notoriously misleading and often used by planners to demonstrate the impact of building height at pedestrian level. The greatest weakness of recession diagrams is that they only apply to a fixed location directly in front of the building. Of course, this is just one view of a building so when a pedestrian moves along the street to view the building, which is how all pedestrians view a street, the recession plane no longer applies.

It can be seen in the images below that the additional floors are very clearly seen from the street. It would also seem that the setback used in the recession diagram has been reduced, adding to the significant impact of the development on the street.

untitled-04-jpg-sss

untitled-05jjjThe image below shows a further misleading height study used by the developer. It depicts the development in relation to a building horizon shown shaded behind their proposed development. The intent of this diagram is to show that the development is lower than the silhouette of sections of the city well eastward of their development.

What the developer has failed to understand is that it is the pedestrian-level experience which creates the sense of place so valued in Fremantle’s West End, not an abstracted view which only exists on an architect’s drawing board.

untitled-06-hhh

The abrupt change in height between the Terminus Hotel and the new development can clearly be observed in the above street elevation. This is an unsympathetic response and wholly disregards a range of statements in various Fremantle planning policies about building adjacency and height. It also paves the way for developers to use provisions in the City’s planning scheme to argue for similar height increases by virtue of the fact that they are permitted to match the height of adjoining properties.

In this case a developer can argue for a five-storey building on the Terminus Hotel site and the adjoining properties along Short Street. This is why the precedents set by permitting taller buildings in the West End are so dangerous; it starts with one building then, like a row of falling dominos, can sweep through the entire precinct.

Apart from the visual impact, there are also important environmental impacts associated with elevating buildings from three storeys to five storeys. Pakenham Street, like all other streets in the West End, is not a wide street so when buildings increase in height they can begin to overshadow the street.

In this case, the entire width of the street in front of 8 Pakenham Street and the Terminus Hotel will be in shade until noon during winter time. Allowing sun to enter the narrow streets of older precincts is a fundamental urban planning principle which this development ignores. This alone should have been sufficient grounds to reject the proposal. Wind too can become a factor particularly when a row of buildings of this height emerge.

By supporting this development, the City of Fremantle has proven itself to be an unfit custodian of Fremantle’s West End precinct. The great paradox here is that the City invokes a dangerously open ended clause in its planning scheme which enables all planning rules to be overruled in order to conserve heritage values, and in doing so it seriously compromises those same values.

The City will argue that this is a one-off occurrence and the concern that similar heights will occur in the West End is unfounded. It has however already demonstrated this not to be the case by supporting the extra height associated with the redevelopment of the Atwell building. The development at 8 Pakenham Street has compromised the heritage character of the street.

fourth storey could have been added and set well back from view however the City of Fremantle acquiesced to a demanding developer and they most likely will continue to do so. For the long-term protection of the West End, the City of Fremantle should not permit this height increase to occur again in the West End.

Kings Square Project planning moves into new phase

From: City of Fremantle media release 13 October 2016

Kings Square Project planning moves into new phase  

City developing masterplan to connect Kings Square with key areas of the city centre ~ to be released for public comment in early 2017.

The City of Fremantle is progressing with detailed planning work for the   $220m Kings Square project to transform the heart of Fremantle into a vibrant civic, retail, commercial and community hub.

new-admin

The current focus for the City is the development of a coordinated masterplan to link public spaces in Kings Square with other key parts of the city centre.

The masterplan will include upgrades to the Kings Square public spaces as well as enhancements to connecting areas including Queen, Adelaide and Point streets and the development of a new public square at the Fremantle Train Station.

“Catalyst”

“The Kings Square project is a catalyst project with a far greater flow-on benefit for Fremantle than just the development of buildings in the Kings Square precinct itself,” said acting Mayor Dave Coggin.

“The project has always been seen by council as a way to reconnect public spaces in central Fremantle which have become disconnected from the city centre over several decades.

“The current work is focused on how best to upgrade surrounding areas which flow towards Kings Square to ensure the entire city centre is well-connected and a more attractive place for visitors, workers and businesses.

“Sirona Capital has entered commercial negotiations with the Department of Finance, which is the next stage in the state government’s Fremantle office accommodation process and this is very positive and encouraging for the project’s future delivery.

“The current master planning work being undertaken will enable us to deliver what will be a game changing project for Fremantle as soon as possible after these commercial discussions are finalised,” Mr Coggin said.

Kings Square and City Centre Masterplan

As part of ongoing work, the City will develop an over-arching masterplan for the public realm in key city centre precincts. This masterplan will guide the detailed design and sequencing of the individual projects which will see parts of the city upgraded with better roads and footpaths, new street furniture, bike lanes, hard and soft landscaping, public art, lighting and CCTV.

kings_inset

The focus areas in the Kings Square and City Centre Masterplan are:

  • Kings Square public realm upgrade
  • a new city square at Fremantle Station Precinct
  • Queen, Adelaide and Point street upgrades
  • City Centre Northern Gateway: Proclamation Tree, Queen Victoria and Parry Street intersection upgrades.

It will also deliver new civic buildings including City of Fremantle administration offices and library, enhanced public spaces, commercial and retail offerings and a new visitor centre.

The masterplan also recognises two important public open spaces: Pioneer Park and Princess May Park. It is anticipated the draft will be developed over coming months and presented to council prior to being released for public comment in early 2017.

The project will create a civic, retail, commercial and community hub that is a vibrant, active and safe place which reflects Kings Square’s unique position in the heart of Fremantle.