Architect Carl Payne Slams Councillors over Manning Buildings

Carl Payne graduated as an architect in 1974; travelled overseas; and moved to Fremantle in 1977. He was active in the Fremantle Society through the late seventies and eighties; and was acting President for a while. Carl worked in private practice in Fremantle during this period. Like others, his Society contributions were pro-bono.  He sent us this essay.

Here is the COMPLETE essay. The Fremantle Herald have now published this, but have omitted 300 words.

I thank Cr Ingrid Waltham for assisting me in previous Council dealings, when feedback from officers was less than ideal. But I was alarmed to read her reported statements regarding the FCC Planning Committee approval of the Manning Buildings redevelopment. She said: “There’s still a lot of work to be done”. I took this to mean a satisfactory result would be achieved. She then said “she’s a bit torn by the verandah issue”; that “she loves to see heritage protected”, but “doesn’t believe it should be imposed if it affected a building’s functionality.

Her comments took me back to the ‘70s and ‘80s, before a kind of truce was achieved. Wholesale heritage loss was averted. It’s now supported by legislation; and improved planning schemes. This is a good thing, but it leads to complacency; to a notion that the war was won. The current Manning Building redevelopment proposal proves that it wasn’t.

“An elected official – is making statements which literally mean that heritage protection should not be imposed if this affects the building’s owner”

The Manning Building shows that we pay lip-service to heritage conservation. It’s rare for heritage architect to do a large redevelopment, because the game in Fremantle – all of WA – is to get around the heritage issues. An elected official – part of a process to protect what makes Fremantle what it is – is making statements which literally mean that heritage protection should not be imposed if this affects the building’s owner. This approach is counter the proper and orderly conservation of Fremantle for the whole community.

I hear the “Damn leftie, it’s my private property.“ response. If Ingrid and the rest of the planning committee are in full support of this private-property ideal, let them say so. I doubt they all are. Knowing some, my feeling is they genuinely want the best for the Fremantle community; for the City itself.
My guess is they don’t fully relate to how a creative and positive conservation approach can be consistent with the best heritage results; and good for ALL property owners.

Good heritage legislation provides a stable foundation; and defends the essence of a place. It offers generous tax-concessions, grants and bonuses to property owners when they develop with strong conservation values. There are examples, in similar cities all over the capitalist world, of creative responses that could apply to Fremantle. Private owners are not dictated to. They are part of a unified approach, with real advantages for them as well. We need to be truly progressive; and not simply rely on an outdated development model.

Manning Buildings are the most dominant example in Fremantle, of a building of this style and importance. They occupy extensive frontages to Market, High and William Streets, with presence on Paddy Troy Lane. They are a vital, substantial piece of inter-connected Fremantle property. They are opposite the Town Hall; and form a partial boundary to the south of the Kings Square development.

“This is no way to run one of the most important and intact 19thC streetscape cities in Australia.”

It may be true for Council to say, “we have achieved a better result than we started with.” But with developers just trying to get away with all they can, the community must continually fight for more. This silly system places total reliance on the skill, judgement, experience, and preferences of councillors who happen to occupy council at the time of any development proposal. This is no way to run one of the most important and intact 19thC streetscape cities in Australia. Councillors need to be supported and informed by legislative certainty and muscle.

Good restoration demands as little change as possible. The Planning Committee heritage report makes relevant points. But actions of councillors are not consistent with the Burra Charter ideals expressed in the report. I’ve heard Cr Waltham’s statement many times, but mostly from those who, unlike Ingrid, don’t especially “love to see heritage protected”. It’s galling to hear them from one who professes to love heritage. Strong heritage legislation is educational too, another huge plus.

The Council minutes say: “Detailed drawings of the decorative posts should be provided.” Architect John Kirkness has researched details for accurate reconstruction of the verandahs. Council should demand these details be part of the approval; and John should receive reward for his work. Is heritage not worth paying for?

“The approach is totally arse-about.”

The minutes say this about the internal timber stairs: “There are a small number of authentic staircases in original condition and it is proposed to retain one or two of them if possible.” One or two, if possible? Developer’s response? “Sorry, wasn’t possible. Computer says No……….” The internal staircases are part of period detailing; the language; the story of the buildings. The staircases should influence the planning; and not be discarded so that the planning can proceed without them. The approach is totally arse-about.

The buildings represent 100% of the current story. The heritage report mentions single-storey add-ons. Retaining these may not be justifiable, but they DO represent aspects of the total history of the buildings. Their loss means a lesser figure, say 96% of the total. Then we lose other stuff. Sure, we get a heritage report. Not much better than nothing really, let’s be realistic. Reports sitting in a drawer don’t have much effect on the urban streetscape.

We lose staircases; internal walls and ceilings; fireplaces; a whole collection of rooms and spaces, for a beer barn. Now I love a good beer barn. I’m in one now, as I write these words. Sea breeze coming off the Fishing Boat Harbour. But the 96% falls further with the loss of these elements. It’s 80% now.

The verandah job may achieve the correct detailing accuracy. But no guarantees. What is our percentage if this re-constructed verandah is a cliché approximation? A major streetscape failure drops the figure to say 65%.

“No well-managed historic city anywhere in the world would allow this to happen”

We find a large section of the courtyard is taken by a new basement carpark road. No well-managed historic city anywhere in the world would allow this to happen. The best experiences in old towns are finding tucked-away courtyards, back-lanes. We are filling these up in Fremantle with over-development. This is not valid urban consolidation. Some recent examples in central Fremantle are so poor, they qualify only as urban exploitation. We can easily hit 50% at this point. A bare pass.

50% makes it easy for a future Manning Buildings owner to say: “These buildings have already lost their 3D-heritage value. They are a façade only. We should bowl ’em over; build something really good!!” “You make a good point” says Council. Don’t laugh, it’s happened before.

Finally, consider this excerpt from the Minutes: “The applicant is encouraged to consider carefully removing acrylic paint and any cement render from the building to allow the walls to breathe. This practice is not only an aesthetic recommendation but will reduce the rate of deterioration of the wall and improve the longevity of the original building fabric.” This type of essential detail should be mandatory for a heritage building; written into the conditions as a requirement, not as an encouragement. 

The Planning Committee approval, with its compromises which miss the importance of achievable, proper and well-considered heritage conservation, was unanimous. Committee members were as follows: Cr Jon Strachan; Cr Bryn Jones; Cr Ingrid Waltham; Cr Jeff McDonald; Cr Dave Hume; Cr Rachel Pemberton.

“We are talking about arming and educating Councillors.”

We can do far better than this. A constructive strategic approach can build a strong heritage policy. Sure, this requires lots of work. But the officers’ report to Council is already a lot of hard work. There are many examples we can use to build this better and stronger Council policy. We are talking about the future of Fremantle after all. We are talking about arming and educating Councillors.

Regards
Carl Payne
1 Bostock Street
White Gum Valley
0408 900 446

Fremantle Society Vision

The Fremantle Society has put forward its progressive and sustainable vision in a full page advertisement in the Herald which will appear this week in over 50,000 copies. Many thanks to former Fremantle Council City Heritage Architect Agnieshka Kiera and others for their valuable input.

Fremantle Society Committee

The Fremantle Society welcomes Pat Baker, former senior photographer for the WA Museum onto the committee and as Membership Secretary.

Peter Scott of Fremantle is also a welcome addition to the committee. To cover for committee members who are travelling or unavailable, we are asking for members to consider being an “Emergency Committee Member” for occasional meetings. We are pleased to have two former Presidents, Don Whittington and Ian Alexander volunteering last week for this position. Please contact us if you are interested. In some cases we need representation on important committees, and Professor David Hawks has kindly undertaken for some time now to represent us on the Inner Harbour Community Liaison Committee of Fremantle Ports.

South Ward Election

South Ward voters have received their ballot papers for a rerun of last year’s election.

Maria Vujcic and Chris Williams, both members of the Society, are running against the former incumbent Andrew Sullivan.

There has been some ill informed comment on social media that the Fremantle Society are running two good people against each other in order to split the vote and allow Andrew Sullivan, who voted for all the recent poor quality developments around town, to win. The Fremantle Society did not speak to either candidate before they nominated and is not funding either of them.

We encourage everyone to be active in local government elections, and congratulate Maria and Chris for putting their hands up, and working to be elected.

Precinct Review

There is currently a review of the Precinct system, closing 12 March. The Fremantle Society helped initiate the Precinct System over 20 years ago, and is now being left out of the system, along with FICRA (Fremantle Inner City Residents’ Association). We ask members to go to Have My Say on council’s website and fill out a submission insisting that the Fremantle Society and FICRA stay as precincts.

Precincts in recent years have often been used by incumbent councillors to promote themselves and have often not been functioning as intended.

One reason for having precincts is to give the community a heads up on upcoming events and developments, but there has been little from council staff to make that work optimally. For example, submissions for this year’s Heritage Festival have closed but the Fremantle Society, a heritage group, was not even informed.

It is extremely time consuming writing detailed submissions on complex issues, and the Fremantle Society and others need as much advance notice as possible, and need to stay within the precinct system for that reason alone.

John Dowson
President
The Fremantle Society
22 February 2018

Subway on Steroids

 

Sorry to Show this Again

The image above needs to be shown again, because it represents what the current election should be largely about – the damage to Fremantle from insensitive developments.

Mayor Pettitt and Cr Sullivan have both been on social media this week extolling the virtues of this proposal for the Coles Woolstore development before it has even reached the planning committee. The mayor claims this development and others like the 8 storey approval for 22 Adelaide Street opposite Johnston Court are “well away from the heritage areas” when of course they are not. This building will forever be an inappropriate blockage to the linkage between the station and the Town Hall, and a visual eyesore no tourist will ever pay money to come and see. Visitors arriving at Fremantle Railway Station, a facility beautifully restored inside and out by the government, and others driving along Beach Street, will be jarred by the incongruity of this supsersized Subway sandwich and its offspring.

In Paris, there is one large modern building at Montparnasse Station which impacts the remarkable congruity of the scale of Paris and should never have been allowed. But Paris is huge in comparison to Fremantle and the building proposed here – 50 metres from our railway station, and 200 metres from King’s Square – will forever blight the human scale of the town.

On the far left, looking positively tiny despite being given approval for a 6 storey development, is Marilyn New’s wool store. She will no doubt apply for the same height bonuses as the Coles site.

The Fremantle Society would like to hear from members their thoughts about the project pictured. The Fremantle Society is keen to see developers spend their money, but wonders why we can’t get something that will be the “heritage of the future” we keep being promised.

The Fremantle Society did receive a brief assessment from Ian Molyneux, the inaugural chair of the Heritage Council of Western Australia, who labelled it “moronic”.

When the election is out of the way, this proposal, and other bad news like the financially inept Fremantle Depot decision reported to you on September 20, will come to Council.

Secrets of our Cities

Tonight, Tuesday 10 October at 7.30pm SBS will air their program on Fremantle entitled Secrets of Our Cities. It will be a lively look at some of the colourful characters of Fremantle from Bon Scott to the Rajneeshees.

The Fremantle Society was pleased to help producers, free of any fee, in the making of the program.

The interest shown by the producers in listening to the Fremantle Society and others in town, is in marked contrast to Fremantle Council, who do not attend Fremantle Society events when invited, do not include the Fremantle Society in any heritage discussions, ignore detailed and professional submissions made, and do not invite the Fremantle Society to any events regarding heritage, such as the opening of the Town Hall or the Fremantle Boys School projects.

One of the producers, with a BBC background, commented that Australian towns are generally linear – you drive in one end and drive out the other, but that Fremantle was different – it had a town centre. It is probably the only town in WA to have a town square. It was pointed out that this rarity of having a town square was unfortunately not considered important by the local council who intend to build over their half of the square with a new $50 million administration building as part of a large King’s Square development.

Public Art

The Fremantle Society has received a response from the council to our letter of early September in which we wrote:

The Fremantle Society keen to see high quality public art and high quality restoration projects, but is concerned with the effectiveness of the Percent for Art Program.

The intention of the program was to provide money for heritage or public art. Developers have to spend 1% of the value of their project either on public art or heritage works.

This is an opportunity to make a positive contribution to the public realm with art that is loved and appreciated and which enhances the urban streetscape on a permanent basis, or heritage improvements that add to the authenticity of Fremantle.

It would appear that what the public have received so far has in most cases been very poor quality art installations, often affixed to the property of the developer.

While the Fremantle Society appreciates the detailed response received below, the main issues remain – the poor quality of the public art and the failure of council to do archaeological investigations on all heritage sites as required by their own policy.

Dear John,

Further to my holding reply to you regarding your email dated 13 September, I now have the information you have requested. I apologise for the time taken to respond.

a & b) 8 and 50 Pakenham Street. I have noted your comments. In both cases the commissioning and approval of the artwork was carried out in accordance with the City’s Percent for Art Guidelines, which provides for the Chief Executive Officer to approve the works under delegated authority based on a report by the City’s Public Art Coordinator and a recommendation from the Public Art Advisory Group. This group includes independent professional representatives from the fields of urban design and art.

c) Atwell Arcade/120 High Street. A condition of planning approval required a percent for public art contribution of $69,950. This was expended in conjunction with some of the City’s own public art budget allocation on a joint public art project in High Street Mall. This is the installation of poles with weathervanes at the top which you refer to. The artwork, titled Windcatchers, is by Tom Muller and Arianne Palassis. A plaque is scheduled to be installed to explain the artwork to the public. Its elements are intended to reference Fremantle’s port and maritime and colonial history, with the design of the weathervanes referencing maritime instruments and signs.

d) King’s Square project. The City’s percent for public art and/or heritage policy is applied to developments requiring development approval, and therefore only directly applies to the Sirona development on the former Myer/Queensgate sites and not to the King’s Square redevelopment project as a whole. Therefore the project value you have quoted is not the basis for calculating the amount to be spent on public art. The condition of planning approval on the Sirona development requiring a public art/heritage contribution must be complied with prior to occupation of the development. I understand that Sirona are considering the manner in which they will procure public art to comply with the condition but have not made any firm decision yet. The City’s Percent for Art Guidelines referred to above will apply to Sirona’s public art proposals, which in due course will need to be submitted for consideration by the Public Art Advisory Group as part of the process set out in the Guidelines.

The redevelopment of the City of Fremantle’s administration building is a public work which does not require development approval. Nevertheless, an evaluation of the schematic design of the new civic building against the City’s local planning scheme and policies has been carried out. I refer you to the minutes of the Ordinary Meetings of Council on 26 April and 28 June this year which dealt with this matter. Opportunities for public art are being considered as part of the design process for the new building and for the King’s Square public realm. On 27 September the council approved the release of the draft King’s Square Public Realm Concept Plan for public consultation. The draft Concept Plan includes a section dealing specifically with public art. Community consultation on the draft Concept Plan will be commencing shortly, and the City would welcome the Fremantle Society’s participation in this process. In the meantime, if you would like to see a copy of the draft Concept Plan it is available in the agenda attachments section of the City’s website at the following link:

e) LIV apartments development, 51 Queen Victoria Street. The estimated construction cost of the development as stated in the application for development approval, which is the basis for calculation of the percent for art contribution, is $30 million. Accordingly the planning condition requiring a public art/heritage works contribution attached to the approval of this development specifies a contribution to the value of $300,000. The artwork commissioned by the developers is a collaboration by artists Rick Vermey (a Fremantle resident) and Felix Laboratories. The artwork is to be integrated into the soffit and columns of the pedestrian link through the development from Queen Victoria Street to Quarry Street, and is a geometric sculptural form with illumination. The inspiration for the work is based on coastal weather systems and oceanic currents in the vicinity of Fremantle. I understand that the actual value of the artwork commission is significantly greater than the $300,000 amount specified in the condition of planning approval.

With regard to archaeological investigation, the site of 51 Queen Victoria Street is not included on the Heritage List or within a Heritage Area under the City’s Local Planning Scheme 4, and consequently the requirement to undertake an archaeological investigation under the City’s local planning policy LPP2.7 as a condition of planning approval did not apply to this development. Therefore there is no study which I can provide to you.

I trust this response covers all the points raised in your email.

You and Your Council

Six Fremantle Society Candidates

With the withdrawal of Mike Finn from the October election race, there are now six candidates who are currently members of the Fremantle Society, and a further five who are former members. A new candidate joined the race today, who is not a member of the Fremantle Society, Adin Lang for City Ward, as predicted by the Fremantle Society.

Whether the candidates support the ideals and objectives and issues of the Fremantle Society is largely up to members. We need members to be informed, active, and engaged. The Fremantle Society continues to work to encourage people to run and continues to provide issues for discussion.

While Fremantle has a commendable percentage of eligible voters filling out their postal votes, 65% of eligible voters do not vote.

Fremantle Herald

With just weeks to go, the Fremantle Herald again this week had not one letter about the elections. Last week’s paper featured the mayor Dr Pettitt over the whole of the front page. This week we get the mayor’s photo again, along with the Labor candidate for Beaconsfield, Hannah Fitzhardinge. Over the page is the Greens candidate for South Ward, Liam Carter, and an article having a dig at the Fremantle Society (which is trying to focus on the big issues).

This bias has nothing to do with the full page ads the council runs each week in the Herald. Today’s full page ad from Fremantle Council features verge mowing, strangely just reintroduced weeks before an election with a personalised and expensive mail out to every resident, along with a reminder about the upcoming spraying by council of poison all over our parks.

What did you think?

The Fremantle Society wants to see the results of the 2017 Catalyse Fremantle Community Survey well before the election, because the 2015 results were alarming enough. In 2015 the following survey categories showed a DECLINE compared with 10 years earlier when Peter Tagliaferri was mayor and Cr Pettitt first joined council.

– council leadership (down)

– open and transparent council (down)

– how community is consulted (down)

– how community is informed (down)

– control of anti social behaviour (down)

– how heritage is preserved (down)

– streetscapes (down from 83% satisfaction to 69%)

– parks and green spaces (down)

– care for seniors (down)

– disability access (down)

– footpaths and cycleways (down)

– rubbish and recycling (down)

– planning and approvals (down)

– economic development (down from 72% satisfied to 40%)

– parking in city centre (down)

Among positive results were youth facilities and festivals.

King’s Triangle

The two images above represent the proposed $50 million administration centre. Fremantle’s senior architect Rob Campbell has written to the Fremantle Society after examining the latest plans. Kerry Hill architects are getting $1.2 million for their drawings, and major problems raised when the plans were first released still exist, Rob believes.

Rob Campbell says the only reason for an underground library, which the staff don’t want, was the initial demand for upper floor office space. But that demand has gone, and the whole building could be pushed up to avoid the unpleasant and expensive to build underground library, leaving off the top floor which council want to keep as a speculative investment (costing $5.4 million to build).

Rob Campbell told the Fremantle Society: “Whoever is pushing the design is making it more expensive and less of a civic building.”

Rob Campbell is concerned with the sharp angular nature of the building, especially when viewed from the corner of High and Newman Streets (near the crosswalk next to Myer). He said the sharp angular turn of the building at such an acute angle is “architecturally awful and not in the Fremantle tradition. It is a terrible mistake which undermines the architectural presentation.” He said it was council playing developer and not creating a civic space, because that awkward corner retail space would be difficult to rent and would compete with the adjacent Sirona development.

Rob Campbell also believes that the new building should pay greater respect to the historic Town Hall, with greater separation from it.

The full text of Rob Campbell’s analysis will be made available.

Contracts for this unnecessary council headquarters will not be signed until next year and the Fremantle Society still believes its vision for a true town square without this building is a better long term option.

John Dowson
President
john.dowson@yahoo.com