albany w aterfront structure plan heritage report south/t… · between 1886 and 1888 the great...

Albany Waterfront Structure Plan

Heritage Report

Heritage impact Statement

Prepared by Tom Stevensfor Landcorp

February 2006200602.V4

Tom Stevens Ba Hons, Pg Dip Arch and Cons

38 Cliff Street, Albany,[email protected]

Contents

Introduction 1

Contextual Overview 2

Foreshore Plan 4

Heritage Listings 5

Guiding Documents 10

Description of Heritage Places 11

Albany Waterfront Structure Plan 14

Development Proposal 15

Analysis 18

Summary of Relevant Design Guidelines 19

Analysis of Views 20

Analysis of Broader Context 23

Analysis of Building Heights 23

Heritage Impact Statement 24

Heritage Losses and Gains 27

Recommendations 28

Appendix 1

Review of Foreshore and Maritime Heritage Documents

Appendix 2

Proposed Footbridge Plans and Elevation

albany waterfront structure planheritage impact statement

February 2007 Tom Stevens! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

Introduction

This Heritage Impact Statement has been prepared by Tom Stevens, Heritage Consultant, who was commissioned by Landcorp to prepare this document to provide heritage advice with regard to the Albany Waterfront Structure Plan.

The report provides background information on the proposed development, a brief description of the heritage places and an assessment of the developments’ impact in the form of a heritage impact statement.

Adam Wolfe has prepared a review of the available heritage reports directly relating to the foreshore and Albany Town jetty and updated the statement of significance for the foreshore area, both of which included as an appendix to this document.

Due to the large site area covered by the Albany Waterfront Structure Plan, and its prominent position on the Princess Royal Harbour Foreshore, a number of heritage places are included in this assessment that both lie within the curtilage of the site and adjacent to it.


February 2007 Tom Stevens! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 1

Historic photograph showing Albany Town Jetty, Railway Station and Bond Store from Stirling Terrace, 1950. City of Albany History Collection, 2625P

Contextual Overview

The Albany Waterfront Structure Plan relates to an area of reclaimed land on the northern shore of Princess Royal Harbour in Albany. The site is immediately to the south of the historic Stirling Terrace Precinct in the centre of Albany. To the east of the site is the Albany Port, one of the main ports in Western Australia.

Albany was the first European settlement in Western Australia, established in late 1825 as a military outpost of the Colony of New South Wales. The settlement was originally known as King George Sound. After Captain James Stirling established the Swan River Colony in 1829 the settlement was proclaimed part of the colony in 1831.

The settlement developed into a small town based on its deep water harbour and it was the primary port of Western Australia until the completion of Fremantle Harbour in 1901. Goods, mail and passengers were transported up to Perth by road. Other early economic factors were agriculture and whaling. The town grew slowly until the planning for the Perth to Albany railway began in the early 1880s which gave the town an economic boost.

The historic centre of Albany is situated on the south facing slope in the saddle between Mt Clarence and Mt Melville overlooking Princess Royal Harbour. In his history of Albany, Donald S Garden writes:

The main part of the town of Albany was laid out in roughly a triangular shape, its base being the shore-line of the Princess Royal Harbour and its apex the top of the saddle between Mts Clarence and Melville. The site was in many ways an awkward one, particularly for the nineteenth century planners who used a basic grid plan. Such a plan created considerable difficulties on a site scattered with hills, cliffs, sand dunes, marshes and large granite boulders. Nevertheless, most of the roads were laid out running north – south from the beach, and east - west parallel to the shore… The north – south roads ran straight to the shore, and the land along the shore was divided for private ownership. It was largely on these blocks, from Parade Street to the present Lawley park that the town of Albany grew up in the early years. Other buildings were established on the northern side of Stirling Terrace and up York Street, the forerunners of the town centre of the future.

The first town jetty in Albany was established at the bottom of Bridges Street in 1837. This jetty was used for trade through the 1850’s but by the 1860’s had fallen into disrepair. To the east of this jetty the P & O jetty was constructed in the 1850’s. This jetty was WA’s first private port and was used by P & O as a coal handling facility. When Albany was selected as the mail port for Western Australia in the 1850’s the mail was landed at this jetty before traveling overland by road to Perth.

In1864 construction of a new timber jetty was completed in the location of the current Town Jetty. A mail landing was added to this jetty in the 1880’s, there is still a landing in this location today. The town jetty was extended in 1874, 1893 and to its full length in 1900. During the twentieth century land reclamation at the base of the jetty and demolition at the jetty head reduced the length of the jetty. The final section of the 1893 timber jetty was demolished in 1995 and rebuilt with new timbers.

Between 1886 and 1888 The Great Southern Railway was constructed from Albany to Beverly. The railway commenced at the Deep Water Jetty close to the entrance of Princess Royal Harbour and ran along the shoreline past the Railway Station



before turning inland to the east of Mt Melville. In order to accommodate the rail lines a strip of land approximately 10 metres wide was reclaimed on either side of the railway and the buildings on that land demolished.

In 1912 the Albany Station Footbridge was constructed over the rail lines to the base of the Town Jetty.

The area of land that is now known as the foreshore consists mainly of several stages of land reclamation from the seabed of Princess Royal Harbour. Early in the twentieth century small areas of land were reclaimed at the base of the Town Jetty to allow construction of Receiving Sheds and Shipping Offices. Then in the 1950’s a large area of seabed immediately to the south of Stirling Terrace and york Street was reclaimed as part of the redevelopment of the Port of Albany, a railway yard was constructed on the reclaimed land at the foot of York Street.

In 1978 an area of land to the west of Point Frederick (to the south of Residency Road) was reclaimed and the Princess Royal Drive built to provide a bypass road to the Port of Albany. This road was late realigned and shifted north close to the alignment of the original foreshore. At this time the railway yard was removed as was the rubbish dump at the southern end of York Street.



Historic photograph showing Stirling Terrace from Albany Town Jetty, 1900.Note the buildings on the foreshore.

City of Albany History Collection, 3000P

Foreshore Plan

showing the Town Jetty and stages of development of the Foreshore.



Heavy dashed line shows approximate position of

original foreshore

Stirling Terrace

Approximate position of current shoreline, land

reclaimed 1949

Hatched area shows position of rubbish dump (1930 1955)

Current position of rail line

Princess Royal Drive

Footbridge constructed 1912

Dotted section of land reclaimed 1845

Sea baths built 1889

Hatched area shows full extent of jetty, 1900.

Mail landing built 1880’s

Previous position of Princess Royal Drive

Footprint of previous commercial buildings

shown dotted

Princess Royal Harbour

York Street

Nor

th

Dotted line shows extent of Rail yard and turntable

Heritage Listings

The development site identified in the Albany Waterfront Structure Plan includes the Albany Town Jetty, which is listed on the State Register of Heritage Places. In addition there are a number of heritage places that are adjacent to the waterfront site that could potentially be impacted upon by the proposed development. These places, listed below, will be considered by this report;

Place HCWA Number HCWA State Register Listing Details

National Trust Classification City of Albany MHI Management Category

Other Listings

Stirling Terrace Precinct 14922 Interim Registration Individual Buildings classified by National Trust

B - A+ Individual buildings listed on the Register of the National Estate

Rotunda 53 Permanent Registration Classified 04/04/1977 A+ Register of the National Estate permanent listing 21/10/1980

Albany Post Office (fmr) 30 Permanent Registration Classified 04/04/1977 A+ Register of the National Estate permanent listing 21/03/1978

Albany Town Jetty 3607 Permanent Registration Not listed A+ None

RSL Memorial Gardens Not listed Currently being assessed Not Listed B None

Albany Railway Station and Bond Store

3262 Currently being assessed Classified 14/10/2002 B None

Residency Museum 39 Permanent Registration Classified 18/01/1977 A+ Register of the National Estate permanent listing 26/10/1998

Old Gaol 37 Permanent Registration Classified 04/04/1977 A+ Register of the National Estate permanent listing 21/03/1978

Albany Port Not listed Not listed Not Listed Not Listed Not Listed

HCWA - Heritage Council of Western Australia, MHI - Municipal Heritage Inventory

Under the Heritage Act of Western Australia,1990, development proposals for Places on the State Register of Heritage Places must be referred to the Heritage Council of Western Australia for advice.

The heritage places along Stirling Terrace have, for the purposes of this report, been considered as a single group within the Stirling Terrace Precinct. However, the Rotunda and the Albany Post Office (fmr) have been considered separately due to their prominent location and proximity to the proposed development.

The Albany Port is not included on any heritage lists but has been included in this report because the port function itself is recognised by the Heritage Council of Western Australia to have cultural heritage significance for the City of Albany.

There are a number of other heritage places within the City of Albany CBD that have not been included in this report (including Mouchemore’s Cottage and a number of places of local significance at the eastern end of Stirling Terrace). The proposed Albany Waterfront Structure Plan has only a minimal impact on these other heritage places, as they are some distance from the site. Therefore a more detailed assessment including these places is not required.



All the places identified above are recognised to have cultural heritage significance, by the community and the Heritage Council of Western Australia for the following reasons:

The State Register of Heritage Places documentation for the Stirling Terrace Precinct states that it has cultural heritage significance for the following reasons:

the historic precinct is a fine and relatively intact example of a late nineteenth century and early twentieth century townscape, dating primarily from 1867 to 1915, demonstrating a range of activities and support infrastructure associated with the foundation and development of a prominent nineteenth century town; the historic precinct is rare as a prominently located townscape with a town plan dating from the foundation of the settlement with a set of finely designed Victorian and Federation period buildings;

as the original commercial heart of the town, the historic precinct was an important part of the development of the region and the State to varying degrees from the 1830s until World War One when Albany was a prominent town in the Colony and Australia, due to its role as the Colony’s coal depot for the international mail and passenger service, which linked Europe to the eastern colonies. This role was expanded with the addition of regional railways and interstate telegraph links;

viewed from the harbour and from the western approaches to the town, the historic precinct as a whole is a landmark, strengthened by the strong vertical accents of the Royal George Hotel and the former Post Office;

the historic precinct is highly valued by the local community for its aesthetic values and historic associations and, along with the defining topography of the Princess Royal Harbour, Mount Melville and Mount Clarence, is as one of the elements that contributes to the local community’s sense of place and to the identity of Albany;

within the precinct, G.T. Poole’s designs for the Post Office and Court House demonstrate creative excellence and J.T. Hobbs’ design for the Sandover & Co store, which later became Drew Robinson & Co.’s store, at 108-110 Stirling Terrace makes innovative use of large plate glass windows; and

the historic precinct includes buildings designed by prominent architects James Manning, Lt. General Sir J. T. Hobbs, J. Herbert Eales, and George T. Poole, and was historically the location of businesses founded and run by significant Albany and regional identities including Thomas Sherratt, Alexander Moir, John Robinson, Charles Drew, Frank Dymes, Edward Barnett, J.F.T. Hassell, and E.G. Everett.



Historic photograph looking east along Stirling Terrace,showing the Gaol, 1880. City of Albany History Collection, 0905P

The State Register of Heritage Places documentation for the Rotunda states that it has cultural heritage significance for the following reasons:

the place has a high aesthetic value in its unusual half ellipse plan and the quality of the timber workmanship;

the place has historic value due to its association with the setting aside of Queen's Park, Albany, as a public reserve in commemoration of Queen Victoria's Diamond Jubilee;

the place is highly valued by the local community as an example of a civic amenity, partially funded by public subscription; and,

as a former focal point for local entertainment, the place has landmark qualities due to its location on the edge of Stirling Terrace commanding a sweeping view of the railway station and harbour facilities.

The State Register of Heritage Places documentation for the Albany Old Post Office states that it has cultural heritage significance for the following reasons:

The base station of the intercolonial telegraph of 1875, linking Western Australia with Adelaide thence with the rest of the world. One of Albany's most interesting buildings architecturally and historically. Originally used as customs house, post office, telegraph office, sometimes for local government meetings, theatrical performances, debates, lectures, concerts, socials and even church services. Also a valuable contribution to the townscape and foreshore setting (R Campbell).

The State Register of Heritage Places documentation for the Albany Railway Station and Bond Store states that they have cultural heritage significance for the following reasons:

the Railway Station Building is rare as the only remaining example of an 1880s timber railway station building in Western Australia and as the only original West Australian Land Company constructed building remaining on the Great Southern line;

the place is rare as a group of buildings that demonstrate the interactive operation of railway and port facilities as the primary method of transportation and communication in the late nineteenth and early twentieth centuries in Western Australia;

the place was a significant element in the Great Southern Railway, which was vital to the continuing development of the town and the region;

the Railway Station Building is a good representative example of a well designed timber building in Federation Queen Anne style;



Historic photograph showing the Rotunda and Lower Stirling Terrace, 1930. City of Albany History Collection, 2879P

Historic photograph showing Albany Post Office, (fmr), and Town Jetty Bridge from Albany Town Jetty, 1950. City of Albany History Collection, 1998P

the place forms a significant precinct of Federation era railway elements and contributes to the aesthetic qualities of the Stirling Terrace precinct;

The State Register of Heritage Places documentation for the Albany Town Jetty states that it has cultural heritage significance for the following reasons:

it is believed to be the oldest jetty site in Western Australia in continuous use;

the place was the gateway port to Australia for international passenger ships arriving from Europe via Cape Leeuwin between 1862 and 1900. During this period it was also the principal landing place in Western Australia for migrants, imports and exports, and international mail;

the place is associated with the development of mail and steamship services to and from Western Australia in the nineteenth century, and with the development of port facilities in Western Australia;

the place is representative of the importance of shipping, in communication, and in the provision of commercial services, in the mid and late nineteenth century;

the place is a landmark on the Albany foreshore and contributes to the community's sense of place as a place of recreation; and,

the place has maritime archaeological importance for its deposits of artifact material on the sea bed which date from the early 1860s.

The State Register of Heritage Places documentation for the Residency Museum states that it has cultural heritage significance for the following reasons:

originally associated with the convict establishment, the place was the home of Albany's Resident Magistrates for eighty years;

the place reflects the history and development of the town;

the place has a high aesthetic value; and,

the place is highly valued by the local community.



Historic photograph showing the Memorial Gardens, 1940, City of Albany History Collection, 0905P

The State Register of Heritage Places documentation for the Old Gaol states that it has cultural heritage significance for the following reasons:

the place has a close association with the Convict Establishment in Western Australia;

it is an important component in a group of places which reflect the mid-nineteenth century settlement of Albany; and,

the place has an association with the exploration of the coast of Western Australia by Matthew Flinders in 1801, and Edmund Lockyer's settlement in 1826.

The City of Albany Municipal Heritage Inventory Documentation for the Memorial Gardens state that they have cultural heritage significance for the following reasons:

the place has a high aesthetic value; and,

the place is highly valued by the local community as a garden and RSL Memorial.



Historic photograph showing the Town Jetty and adjacent buildings, 1900. City of Albany History Collection, 1999P

Guiding Documents

The following documents are the key documents relating to the proposed development and heritage places:

! Development Proposal

! Albany Waterfront Structure Plan, (A3), Hames Sharley, 2006.! Albany Waterfront Precinct Plan (A3), Hames Sharley, 2006.! Precinct Plan Report, Hames Sharley, 2006.! Structure Plan Report, Hames Sharley, 2006.! Albany Waterfront Traffic Assessment, Riley Consulting, 2006.! Footbridge Plan and Elevation, BG & E, 2006.

! City of Albany Documents:

! Design Parameters for Stirling Terrace Heritage Areas.! Albany Foreshore Redevelopment Urban Design Guidelines.! Central Albany Urban Design Policy, City of Albany, 2006.! Municipal Heritage Inventory.

! Key Heritage Documents:

! ICOMOS Burra Charter

! Albany House Conservation Plan, David Heaver and Associates, 2004 - 2005.! Albany Courthouse Precinct Conservation Plan, David Heaver and Associates, 2002.! Albany Post Office (fmr) Conservation Plan, Naomi Lawrence Architecture, 2001.! Stirling Terrace, Albany, Conservation Plan, Consindine and Griffiths, 2001. ! Old Bond Store, Albany, Conservation Plan, Ron Bodycoat, 1999.

! For documents relating directly to the foreshore and to maritime heritage see Appendix 1



Historic photograph showing workers clearing seagrass with the Railway Station and Town Jetty Bridge in the background 1920. City of Albany History Collection, 1993P

Description of Heritage Places

Stirling Terrace Precinct

The Stirling Terrace Precinct is a predominantly late Victorian and Federation period townscape set along a segmented crescent plan overlooking Princess Royal Harbour, Albany, which contains a diverse range of building types and styles.

Stirling Terrace first appears on an 1835 plan of Albany. The bulk of the existing buildings extant on the street date from late in the nineteenth century or early in the twentieth century.

Stirling Terrace is a wide street with parking on both sides of the street and some small street trees. There is a painted timber balustrade on the southern side of the street separating the pavement from the steeply sloping landscaped area between Stirling Terrace and Proudlove Parade, approximately 6.5m below the level of Stirling Terrace.

Apart from the Albany Post Office (fmr) , Rotunda and Taxi Rank and Women's Restroom, all the buildings within the precinct are situated on the northern side of the street facing south and the Princess Royal Harbour foreshore. The buildings within the precinct are predominantly two storey rendered masonry structures with decorative parapeted front facades in a range of architectural styles creating an overall harmonious composition.

Rotunda

The Rotunda, constructed in 1897, is an ornately decorated open sided pavilion situated on the southern side of Stirling Terrace, overlooking the Memorial Gardens, Railway Station and Princess Royal Harbour.

The building is in plan a half ellipse with the curved section facing the views to the south. It has a hipped roof clad in zinc sheeting with a gable projecting over the pavement facing Stirling Terrace. There is a continuous painted timber balustrade around the Rotunda, interrupted only at the entrance.

Flanking the building to the west and east are curved granite steps descending through Queens Gardens to Proudlove Parade. On the northern side of the steps is a granite retaining wall supporting the Rotunda structure.

There are a pair of Canary Island Palm trees to the east and west of the Rotunda that contribute to the setting of the Rotunda.



View looking east along Stirling Terrace towards York Street

Tom Stevens 2006

View looking west along Stirling Terrace towards the Albany Post

Office (fmr)Tom Stevens 2006

View of the Rotunda looking southeast.

Tom Stevens 2006

Albany Post Office (fmr)

The Albany Post Office (fmr) is located on the southern side of Stirling Terrace, the building has an irregular plan form with an east west orientation along Stirling Terrace. The building was built in 1869 and extended at the western end in 1896 by the Architect George Temple Poole, then Chief Architect of the Public Works Department. It is constructed from red bricks, typical of the Albany area, with a steeply pitched hipped roof broken into several different sections.

The north elevation of the building is single storey with a wide timber framed verandah along the majority of its length which terminates at the 1896 addition. The southern elevation, facing Princess Royal Harbour, is three storeys high. The Victorian Georgian, eastern end is dominated by a three storey timber framed verandah which terminates on the western side at a tall circular clock tower that forms part of the 1896 Federation Free Style additions to the western end of the building.

The building is extremely prominent in the streetscape of Stirling Terrace and Spencer Street and when viewed from the Town Jetty and the foreshore of Princess Royal Harbour.

Albany Town Jetty

The Albany Town Jetty is a timber and iron jetty structure with a landing and steps on each side of the jetty head. The jetty extends south from the foreshore of Princess Royal Harbour on an axis lining with the Albany Post Office (fmr) and Spencer Street.

On the eastern side of the jetty are several landing berths and steps to water level. In the centre of the jetty is an elevated lookout platform and timber shade structure. There are several tin sheds at the head of the jetty in the existing bitumised parking area.

Railway Station and Bond Store

The Railway Station and Bond Store, constructed late in the nineteenth century, are situated to the south of Stirling Terrace on Proudlove Parade, directly inland form the Albany Town Jetty.

The Railway Station is a single storey building exhibiting some elements in the Federation Queen Anne style. It is constructed from timber framed walls clad in painted weatherboards and flat panels. The building has a steeply pitched roof clad in corrugated zincalume metal sheeting, with the ridge running in an east west direction parallel to the railway lines. There are three gables on each side of the roof infilled with decorative timber framing and painted panels.



Views of the Albany Post Office (fmr) Tom Stevens 2006

View of the Railway Station looking east.Tom Stevens 2006

The Railway Station is linked to the Bond Store by a wide timber verandah on the southern side of the building over the station platform. The verandah is contained under a separate lower roof to the main building.

The Bond Store is a rendered brick building with a double pitched roof with gables at either end of the roofs facing towards Stirling Terrace and the Princess Royal Harbour. The building has simple timber windows and doors.

Residency Museum

The Residency Museum is situated on a low rise, to the west of York Street, overlooking Princess Royal Harbour. Constructed in 1852, in the Victorian Georgian style. It is an L shaped building with rendered masonry walls and a steeply pitched roof clad in timber shingles. The main entrance to the Residency Museum is situated on the northern side of the building adjacent to a bitumised car-park, contained within a parapeted rendered masonry entrance vestibule.

Old Gaol

The Old Gaol, situated to the northeast of the Residency Museum was constructed in stages between the 1850’s and early 1870’s. The place comprises a series of single storey buildings arranged around a central courtyard. The 1852 building is constructed from rough cut granite with a steeply pitched roof. The remaining buildings are constructed from brick with steeply pitched roofs clad in corrugated roof sheeting. There is a high random rubble wall around the jail complex, topped with a render capping and broken glass shards.

Memorial Gardens

The Memorial Gardens are a small, formal, geometrically planned garden containing an RSL memorial. The City of Albany Municipal Heritage Inventory states that the gardens were originally established to mark Queen Victoria’s jubilee in 1897 and that the Memorial Gardens were established in 1935 in remembrance of World War I and the Boer War.

On the western side of the garden are a row of Coral Trees, the eastern side of the gardens are delineated by a row of poplars. There is a large timber flagpole in the north east corner of the gardens.



View of the Memorial Gardens looking northwest towards the

Rotunda.Tom Stevens 2006

View of the Bond Store looking southeast.Tom Stevens 2006

Albany Waterfront Structure Plan

with heritage places identified that are included in this report

Old Albany Post Office

Albany Port

Albany Town Jetty

Residency Museum

Old Gaol

Stirling Terrace Precinct

Rotunda

Albany Railway Station and Bond Store

RSL Memorial Gardens



Development Proposal

The intention of the Foreshore redevelopment proposal is to extend the Albany CBD to the waterfront of Princess Royal Harbour, to create a focal point for residents and visitors alike.

The Structure Plan for the project designates five development precincts along the foreshore, which are characterised by different land uses and design themes. The precincts are:

Entertainment Precinct! Containing a mixed use development and the Albany Entertainment Centre.

Accommodation Precinct! Consisting of an hotel and short stay apartment accommodation.

Commercial Precinct! Containing mixed use commercial development.

Harbour Precinct! Containing boat hardstands, marina facilities and fishing area hardstand.

Town Jetty Precinct! Consisting of the existing jetty, (partially retained), new breakwater, proposed retail and ! commercial ! facilities.

! In addition it is proposed to create an area of parkland at the western edge of the development, to the ! south of York Street, to be known as ANZAC Park.

To provide pedestrian access to the development a footbridge will be constructed from Stirling Terrace, with the entry to the east of the Rotunda, leading to the new Entertainment Precinct.

Generally the buildings within the development will be constructed to the rear of a new waterside promenade along the northern edge of Princess Royal Harbour.

The mixed use buildings to the west of the Town Jetty, within the entertainment precinct, are to be 2 storeys high with potential use of the roof volumes. The Albany Entertainment Centre will have variable heights dependent on the building use within that zone. The fly tower of the Entertainment Centre will be the tallest component with a maximum height of 24m. On the Structure Plan a view corridor is shown between the mixed use development and the Albany Entertainment Centre.



Selection of images showing the proposed development and possible design elements.

Hames Sharley, 2006

Immediately to the east of the Town Jetty the hotel building will be a maximum of five storeys high. The adjacent short stay accommodation will be four storeys and the commercial buildings to the east will be a maximum of two storeys. On the eastern side of the development the commercial buildings will be two storeys.

All the new buildings within the Town Jetty Precinct will be single storey.

It is proposed that all the new buildings will be designed so that both the harbour and northern, (Princess Royal Drive) elevations of the buildings are treated as main facades. The buildings will be constructed from materials suitable for the harsh marine environment and to complement the existing buildings on Stirling Terrace.



View from Rotunda looking towards the Town Jetty over the Memorial Gardens .

Tom Stevens 2006



Artists Impression Landcorp 2006

Analysis

The following documents are accepted by the owners of the site and the Heritage Council of Western Australia as the principal documents for guiding the future conservation and development of significant heritage places within and adjacent to the proposed development site:

! Development Proposal! ! Albany Waterfront Structure Plan, (A3), Hames Sharley, 2006.! ! Albany Waterfront Precinct Plan (A3), Hames Sharley, 2006.! ! Precinct Plan Report, Hames Sharley, 2006.! ! Structure Plan Report, Hames Sharley, 2006.! ! Albany Waterfront Traffic Assessment, Riley Consulting, 2006.

! City of Albany Documents:! ! Design Parameters for Stirling Terrace Heritage Areas.! ! Albany Foreshore Redevelopment Urban Design Guidelines.! ! Central Albany Urban Design Policy, City of Albany, 2006.! ! Municipal Heritage Inventory.

! Key Heritage Documents:

! ! ICOMOS Burra Charter

! ! Albany House Conservation Plan, David Heaver and Associates, 2004 - 2005.! ! Albany Courthouse Precinct Conservation Plan, David Heaver and Associates, 2002.! ! Albany Post Office (fmr) Conservation Plan, Naomi Lawrence Architecture, 2001.! ! Stirling Terrace, Albany, Conservation Plan, Consindine and Griffiths, 2001. ! ! Old Bond Store, Albany, Conservation Plan, Ron Bodycoat, 1999.

! ! For documents relating directly to the foreshore and to maritime heritage see Appendix 1

The Albany Waterfront Structure Plan proposal has been reviewed by heritage consultant Tom Stevens in terms of the impact the proposed development will have on the significant heritage places, within and surrounding the foreshore site, and on the cultural heritage values identified by the Statements of Significance for these heritage places.

The Conservation Plans and Design Guidelines identified above form the basis of analysis for the determination of heritage impact, combined with the physical evidence gathered from site inspections carried out by Tom Stevens in December 2006. The proposal is also reviewed in relation to the Australian ICOMOS Burra Charter, 1999 (Burra Charter), which provides the primary guidance for the conservation and management of places of cultural heritage significance in Australia.



Summary of Relevant Design Guidelines

Station Precinct Guidelines

This short document provides guidance for any development taking place within the following areas:

Station Precinct – defined by an area between York Street, Stirling Terrace, The Albany Post Office (fmr) and the rail line;

Western Precinct – defined by an area between York Street, Residency Road, Stirling Terrace and the rail line; and,

Major Lockyer Park Precinct – defined by an area between Residency Road, Parade Street, Stirling Terrace and the rail line.

The document includes sections relating to zoning, land uses, streetscape factors and building details for new developments within these precincts.

Design Parameters for Stirling Terrace Heritage Area.

This document relates specifically to the Stirling Terrace Heritage Precinct. It’s purpose is to inform conservation of and additions to the existing significant buildings on Stirling Terrace. In addition it provides advice on infill development on Stirling Terrace and retention of the significant views and vistas from and to Stirling Terrace.

Central Albany Urban Design Guidelines, April 2006 (City of Albany Town Planning Scheme Policy P003, adopted April 2006)

The Central Albany Urban Design Guidelines provide guidance for new development in the central area of Albany including the foreshore, central business district and surrounding residential Areas. The intention of the document in relation to the foreshore is stated as:! · To create a sustainable, attractive and exciting world-class waterfront precinct for the Albany community, the Great ! Southern Region, and visitors to the region.! · To provide a protected boat harbour serving the regional, fishing and tourism industries and a land-based ! development adjacent to the town jetty providing a range of tourist accommodation, marine servicing, entertainment, ! recreational and community based facilities.! · Ensure the development of the Foreshore does not compromise the operations of the Albany Port.! · Ensure the Albany waterfront becomes a natural extension of the CBD.! · Provide high levels of public interaction and full community access to the foreshore.! · Maintenance of the iconic Princess Royal Harbour vista as seen from the York Street Commercial Precinct.

The foreshore section includes advice on retention and reinforcement of views and vistas, (including view corridors over the foreshore) connections to the central business district of Albany, permitted land uses, built form and building heights.



Analysis of Views

As the foreshore is such a prominent site at the base of the town in Albany one of the major possible impacts will be on the views and vistas, to and from heritage places surrounding the town. To assist with the preparation of this heritage impact statement a visual assessment was undertaken, from street level, of the existing views to and from the following areas:!

! Albany Town Jetty! Stirling Terrace Heritage Precinct.! The Foreshore

! The eastern end of Stirling Terrace and the Western End of Brunswick Road.

This visual assessment used the Structure Plan and Precinct Plan provided by Landcorp as an indication of the proposed building locations and building heights.

The existing lamp poles on the foreshore were used a visual indicator to scale the proposed buildings. These lamp poles are approximately seven metres high.

Town Jetty.

Looking north from the existing Town Jetty there is a clear view of the Albany Post Office (fmr) and Stirling Terrace beyond. the view of Stirling terrace is partially obscured as follows:

! There is a clear view across the foreshore of The Railway Station and Bond Store. The Railway Station and adjacent ! infill development block the view of Stirling Terrace at street level, though the buildings above are clearly visible.

! To the west of the Railway Station the view of Stirling Terrace is partially obscured by vegetation and built structures ! but is mainly clear from about 2m above Stirling Terrace Street level.

! The junction of Stirling Terrace and York Street is obscured by the IGA building to approximately 3m above street ! level.

Using the method described above it appears that the proposed development will have the following impacts on the views from the jetty:

! The view of the Albany Post Office (fmr) will be clearly visible from the jetty along Toll Place.

! The view of the Railway Station and the section of Stirling Terrace beyond will be completely obscured by the ! Entertainment Centre.



! The Footbridge will obscure some views of Stirling Terrace, these views are currently partially obscured by the row of ! Poplar trees at the eastern side of the Memorial Gardens. It is likely that the removal of the poplars will open up the ! views of Stirling Terrace

! The view of the Rotunda will probably be obscured by the proposed development but the buildings behind will be ! partially visible.

! The second storey of buildings to the west of the Rotunda should be visible, areas below this height will be obscured ! by existing vegetation and the proposed mixed use development.

! Buildings at the base of York Street and on Stirling Terrace to the west of York Street should be visible except where ! the view is obscured by the existing IGA building.

Stirling Terrace Precinct.

The views of the foreshore area from the Stirling Terrace precinct vary along the length of the Street depending on the extent of the vegetation and the buildings to the south of Stirling Terrace. The following diagram gives an indication of where the views were assessed from and the table on the next page identifies those views from the north side of Stirling Terrace and the likely impact the proposed development will have.



1

2

34

5 6 7 8 910

11

Plan showing positions of different views along Stirling

Terrace

View Existing Views Probable Future View

View 1 Clear view of the foreshore and the start of the jetty. Development visible in view

View 2 View mainly obscured by the Bells Liquor Building and trees Development visible at high level above existing roofline

View 3 At the junction of York Street and Stirling Terrace clear view of foreshore at base of York Street. IGA building obscures view of development site.

View of Princess Royal Harbour visible at base of York Street. New development visible above roofline of IGA building

View 4 View obscured by IGA building and vegetation south of Stirling Terrace. New development visible above vegetation and roofline of IGA building.

View 5 Clear view through park Views of Princess Royal Harbour partially obscured by new development. Harbour visible through view corridors only

View 6 Clear views of foreshore but partially obscured by vegetation. Views of Princess Royal Harbour partially obscured by new development. Harbour visible through view corridors only

View 7 Current view of foreshore obscured by Railway Station New development visible above roofline of Station and Bond store, Development will partially obscure view of hills on south side of Princess Royal Harbour.

View 8 Partial views of foreshore between roofs of modern infill development Views of Princess Royal Harbour obscured by new development.

View 9 Views obscured by Albany Post Office (fmr) No change to view

View 10 View obscured by vegetation No change to view

View 11 Clear view of foreshore Views of Princess Royal Harbour partially obscured by new development.



Analysis of Broader Context

As shown in the foreshore plan and historic photographs there is a history of varying development on the foreshore ranging from small residential buildings to large commercial sheds. therefore, based on this historical precedent, the foreshore is considered an appropriate site for redevelopment.

A number of the previous developments on the foreshore have related to recreation and the fishing industry, including activities on the Town Jetty. Therefore a tourism and recreation type of development is considered appropriate for the foreshore area.

The Foreshore site is extremely prominent in the landscape of Albany and is visible from a large number of vantage points in the town, any development on the foreshore needs to be sensitively handled to minimise the impact on the landscape of Princess Royal Harbour and Albany.

Analysis of Building Heights

Using the existing views and landscape as a guide the proposed development should rise in height from west to east, this will reduce the impact on the views to and from Stirling Terrace and respond to the rising landscape to the north of the development.

To the west of the jetty two storey buildings will obscure the views of Stirling from the harbour and the views of the harbour from Stirling Terrace. Therefore it is vitally important that the guidelines set out in the Precinct Plan Report and Central Albany Urban Design Guidelines are adhered to. This will help to ensure that view corridors are included in the design to lessen the impact of the building heights.

Due to the height of the building, the proposed Albany Entertainment Centre will obscure views to and from Stirling Terrace and will be extremely visible on the foreshore shore of Princess Royal Harbour. The bulk of the entertainment Centre should be minimised and the fly tower orientated in a north south direction to minimise it’s impact on the views.

To the east of Toll Place and the jetty, due to the rising landscape behind and the bulk of the port buildings, higher development is considered

appropriate but should still consider the views from Stirling Terrace and be designed to lessen the impact as much as possible.



3d Model showing building envelopesHames Sharley 2006

Heritage Impact Statement

Proposed Work Impact on Heritage Fabric Impact on values in Statement of Significance

In accordance with Conservation Plan

In accordance with relevant Design Guidelines

In accordance with Burra Charter Principles

Mixed Use Commercial and Retail (SP 1)

Albany Entertainment Centre (SP2)

Hotel and Function Rooms (SP 3)

Short Stay Service Apartments (SP 4)

Mixed Use Commercial (SP 5 & 6)

Will not impact directly on any recognised heritage fabric.

Possible impact on archaeological artifacts contained within foreshore area.

Will affect existing setting of Stirling Terrace Precinct. Input from Heritage Consultant should be sought during detailed design phase to minimise impact.

Will impact on views identified in Statement of Significance for Stirling Terrace and Rotunda. Detailed design should include view corridors to recognise principle views and minimise impact.

Development will contribute to communities sense of place as a place of recreation, as identified in Albany Town Jetty Statement of Significance.

Will impact on views from Town Jetty and Princess Royal Harbour to Stirling Terrace

Central view corridor proposed is generally in accordance with Albany Post Office (fmr) Conservation Plan, Section 9.2.1, that requires conservation of the landmark value of Post Office. Also in accordance with Policy 24 & 27 - Maintenance of views and vistas to Stirling Terrace and Harbour.

Generally views and vistas to and from Princess Royal Harbour should be retained and interpreted in accordance with the Stirling Terrace Conservation Plan, Section 7.1.1 & &.2.2 (Policy 6, 8, 10 & 33)

Generally refer to section 4.3 of Design Parameters for Stirling Terrace Heritage Area, which state that the view towards Stirling Terrace and the vistas from it contribute to part of its’(Stirling Tce) significance. Care must be taken not to compromise this significance.

Generally all new built forms should be designed and constructed in accordance with the Central Albany Urban Design Policy.

Refer section 8.2 of the Central Albany Urban Design Policy which states that where practical selected views to Princess Royal Harbour from Stirling Terrace and views from the foreshore to the ‘urban edge’ established by Stirling Terrace are to be retained.

Refer section 8.4 of the Central Albany Urban Design Policy which states that unrestricted public access to the foreshore is maintained.

The following Burra Charter Articles are relevant to the overall development proposal:

Article 8 - Setting which requires the retention of an appropriate visual setting and that new construction, which would adversely affect the setting or relationships is not appropriate.

Article 25 - Interpretation which states that the cultural significance of many places is not readily apparent, and should be explained by interpretation.

Article 27 - Managing Change, which states that the impact of proposed changes on the cultural significance of a place should be analysed with reference to the statement of significance and the policy for managing the place.

Duyfken Workshop (SP 7) Existing Building

Does not impact directly on any recognised heritage fabric.

Does not impact directly on values in Statement of Significance.

Does not impact directly on values or policies identified in Conservation Plans

Boat Ramp and Hardstand(SP 8 & 9)


Will not impact directly on values in Statement of Significance.

Will not impact directly on values or policies identified in Conservation Plans







Fishing Platform (SP 11)

Retail (SP 12)

Considerable impact on heritage fabric of Jetty and maritime archaeological artifacts.

Development will contribute to communities sense of place as a place of recreation, as identified in Albany Town Jetty Statement of Significance.

Will not impact directly on values or policies identified in Conservation Plans

Generally the proposed building heights should be in accordance with Section 8.8 of the Central Albany Urban Design Policy.

Design for Peace Park should be developed in accordance with Section 8.3 of the the Central Albany Urban Design Policy.

Particularly relevant to the proposed breakwater are footbridge are:

Article 3 - Cautious Approach, which statesConservation is based on a respect for the existing fabric, use, associations and meanings. It requires a cautious approach of changing as much as necessary but as little as possible.

Article 15 - Change, which states that change is undesirable where it reduces cultural significance. The amount of change to a place should be guided by the cultural significance of the place and its appropriate interpretation. When change is being considered, a range of options should be explored to seek the option which minimises the reduction of cultural significance.

Concession Office (SP 13)

Retail (SP 14)

Boat Pens & Charter Boats(SP 15 & 16)


Possible impact on archaeological artifacts contained within foreshore area.

Will not impact directly on stated values in Statement of Significance

Breakwater (SP 17) Considerable impact on fabric of Jetty and possibly maritime archaeology artifacts. See appendix 1 for more details

Alternative Breakwaters should be investigated that recognise the significance of the jetty

Will impact on landmark setting of jetty.

Albany Peace Park (SP 18)


Will not impact directly on stated values in Statement of Significance







Pedestrian Bridge (SP 19)

Will impact on landscaping along southern side of Stirling Terrace.

Will alter the existing setting of Stirling Terrace, Memorial Gardens and Railway Station.

Will impact on landscaping of Memorial Gardens

Will impact on landmark setting of Rotunda.Will impact on views from Rotunda and Stirling Terrace to Memorial Gardens , Railway Station and Foreshore.

Will impact on the views from Princess Royal Harbour and The Town Jetty.

Refer to Section 7.2.5 (Policy 31) of the Stirling Terrace Conservation Plan which states that the simplicity of the parks immediately to the south of Stirling Terrace should be maintained.

Refer section 8.3 of the the Central Albany Urban Design Policy which states that it is critical that the foreshore is actively linked to the CBD by a number of legible and comfortable pedestrian links.

Albany Port Heritage ImpactThe proposed development will have a minimal impact on any heritage fabric at the Albany Port.Princess Royal Drive and the Railway are the principle access routes to the port. To ensure the continuing operational ability of the port the requirement for the port to have unimpeded access needs to be considered during the development of the foreshore.



SP - Structure Plan Reference Number

Heritage Losses and Gains

Heritage Losses!

! Fabric of Albany Town Jetty.! Some views from Stirling Terrace to Albany Town Jetty and Princess Royal Harbour! Some views from Albany Town Jetty and Princess Royal Harbour to Stirling Terrace! Setting of Stirling Terrace, Memorial Gardens, Railway Station and Town Jetty compromised! Loss of some landscaping and pathways in Queens Gardens! Possible loss of archaeological artifacts.

Heritage Gains

! Reinforcement of foreshore as a place of recreation! Opportunities for interpretation! Opportunities for archaeological research



View north along the Albany Town Jetty towards Stirling Terrace, showing the section of jetty to be retained in the foreground.

Tom Stevens 2006

Recommendations

BreakwaterAlternative options for the proposed breakwater should be investigated that recognises and interprets the significance of the existing jetty site. The new breakwater should reinforce this significance and contribute to the setting of the jetty.

View CorridorsViews corridors from Stirling Terrace, especially in the vicinity of the Rotunda, to Princess Royal Harbour should be included in the detailed design development for the site in accordance with the Precinct Plan and Central Albany Urban Design Guidelines

Archaeological Management PlanAn archaeological Management Plan should be prepared to guide the ground works on the site.

Interpretation PlanAn Interpretation Plan should be prepared, in accordance with HCWA requirements, and implemented, to contribute to the visitors experience for the foreshore and to reflect the significance of thesite.

Heritage Council ApprovalEach building should be reviewed by a HCWA approved consultant against this Heritage Impact Statement and the proposed building should be submitted to HCWA for advice.



Appendix 1

Review of Foreshore and Maritime Heritage Documents



Appendix 2

Proposed Footbridge Plans and Elevation

