north perth police station (fmr) proposal for adaptive ... daps/metro west jdap... · hocking...

North Perth Police Station (fmr) Proposal for Adaptive Reuse and Associated Development Heritage Impact Statement

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Conservation Plan Policy Proposal Compliance with policy

Comment

with the children to design and create the artworks. The gallery will also be used to showcase the children’s artwork. Public access will be permitted on request.

Policy 4.3 New development could occur in the area behind the significant building.

All new works are to be sited to the rear of the heritage place as per the CMP policy.

Proposal is in accordance with the CMP policy

Policy 7.1 Retain and conserve North Perth Police Station as a component of an area that includes a number of heritage buildings from the early 20th century located in the North Perth area generally and in the Richmond on the Park precinct as defined by the Town of Vincent’s TPS1 in particular.

North Perth Police Station in its entirety is to be retained thereby retaining the relationship of the place to the other heritage places within the locality


Policy 7.2 Boundary fences to the southern, western and eastern site boundaries are not significant and may be retained, removed or adapted as required for future ongoing use of the place.

The proposed development will replace the boundary fences to the east, west and southern boundaries with upgraded fencing in consultation with the neighbouring property owners.

Proposal is in accordance with CMP policy

Policy 7.3 The garage, laundry and WC in the rear yard are not significant and may be retained or replaced as required.

The garage, laundry and WC in the rear yard are to be demolished to allow for the new development.


Policy 7.4 The bitumen sealed yard and grassed area are not significant and may be retained or replaced as required.

The bitumen sealed yard and grassed area is to be removed to allow for the new development.


Policy 7.5 The timber framed and cyclone mesh fence on the Angove Street boundary is of some significance and should be retained. Minor modifications could be made to it,

The timber framed and cyclone mesh fencing will be retained. Additional fencing will need to be added to comply with childcare requirements.





Comment

such as the continuation of the fence across the front of the 1960s addition to the western side of the building. Policy 7.6 The area of open space in front of the building of Angove Street should be retained as open space. An open carport could be constructed on the hard standing in front of the 1960s addition, provided it complies with the planning requirements of the Town of Vincent.

The open space to the front of the building and along the eastern boundary will be retained to allow for outdoor activities for the children. Additional planting with trees and permeable shrubs along the front boundary will also be incorporated.

Proposal is in accordance with the CMP policy. The additional fencing and planting are required for security purposes but the form of the fencing and choice of planting will be in keeping with the age and character of the building.

Policy 7.7 The two mature trees in the back yard should be retained.

The mature eucalypt tree adjacent to the western boundary will be retained whilst the pepper tree along the southern boundary will be removed. A new tree will be placed in a different location along the southern boundary.

X

Retention of one of the trees does allow for partial compliance with the CMP policy. An arborist report was commissioned that concluded that the pepper tree along the rear boundary is in poor condition. The pepper tree is to be removed and a new tree will be planted in an alternative location along the southern boundary to allow for ease of vehicular access and manoeuvrability through the rear section of the site.

Policy 7.8 New structures may be built in the yard behind the police building. New buildings may be linked to the existing building but should be designed to be visually distinguishable from it.

All new development is to be located in the rear area.


Policy 7.9 New buildings may be constructed at the back of the existing building as indicated in section 5.5 and Fig 15 of the conservation plan (excerpts attached). New buildings should be high architectural quality and of

New addition/building is to be located to the rear of the former police station and is of contemporary design and high architectural quality and readily distinguishable from the original building.



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Comment

contemporary design, must comply with all planning requirements of the Town of Vincent and be approved by HCWA. Policy 8.1 North Perth Police Station should be retained and conserved. Existing original external and internal walls should remain intact. No new doors or windows should be made in the original external fabric of the building on the northern and eastern elevations and on the southern elevation of the kitchen. Openings may be made on the west elevation which is not original. The south elevation of the kitchen should be retained without alterations. Minor alterations such as larger window may be made into the south elevation of the former cell block exercise yard.

All original external walls are to be retained without alteration. A new opening in the south wall of the verandah will however be required. Two new openings in the east elevation are required, one being the adaptation of the pantry window and the other being a completely new opening. Three internal walls will be removed to allow for greater activity spaces to facilitate the introduction of the proposed new use. The removal of these walls is essential to enable appropriate supervision of the children at all times.

x

In the main the proposal is in accordance with the CMP policy. All internal walls are considered to be of ‘considerable significance’ and have been identified in the CMP as being elements of original fabric that should be retained. The removal of the walls will essentially convert the traditional four room plan into a two room open plan form. All other spaces will remain as constructed. Although these internal walls need to be removed to create more usable spaces, nib walls will be retained to facilitate understanding of the original plan form. The fire places will not be removed. The proposed alteration to the entry in the south wall of the verandah has no impact on the heritage significance of the place. The openings in the east elevation will impact marginally on the presentation of the elevation but will not destroy the heritage value of the place. The adaptation of the former pantry window to an external door will allow external access for the activity area to be located in the former kitchen whilst the new entry in Room 4 will enable direct external access from the enlarged activity space within the main part of the former Police Station building. The two openings will allow for unfettered access




Comment

between each activity space and the external play areas without interrupting other classes and will also provide an additional means of escape in times of any emergency. The proposal does go against the advice provided in the conservation plan but the proposed use as a child care facility does require increased access. The proposal does not impact on the presentation of the principal façade of the building overlooking Angove Street.

Policy 8.2 Windows to the former cells that open into the 1960s addition should be retained intact. Iron vertical bars should be retained as interpretation of the original use of the building.

The proposal seeks to retain these openings.

Proposal is in accordance with the CMP policy.

Policy 8.3 The main entrances to the police station from Angove Street should be retained and used as the main entrances into the building.

The proposal seeks to retain the original entrance to the former police station and continue using this as one of the main entrances into the building. A second entrance will be from the rear of the development.


Policy 8.4 Alterations may be made to the northern and southern elevations of the 1960s addition.

New use will be introduced into the 1960s addition but will not require any alterations to the elevations of this part of the building.


Policy 8.5 Where minor alterations to the internal fabric have been made, such as the doors between the original police station, quarters and the 1960s addition, or to Room 5, these may be retained as existing or the building restored to original detail.

The non-original doorway from Room 5 into Room 10 is to be blocked up. Non-original doorway between Rooms 2 and 9 is to be retained. No new openings are to be made.





Comment

No new openings should be made in the original internal walls of the building. The door from Room 4 to Room 5 may be reinstated. Policy 8.6 The acoustic linings to the former back bedroom (Room 5) should be removed and the room restored to original or former detail.

The acoustic ceiling will be removed and the original ceiling will be restored.


Policy 8.7 The kitchen fittings may be retained or replaced as required for use. Retaining the kitchen’s original use is encouraged. Retain the Metters stove in the original chimney recess for interpretative purposes.

The kitchen is to be converted to an activity space. The chimney recess is to be retained complete with the Metters stove.


Policy 8.8 Retain and conserve all original fabric of the cell-block. This includes the doors to the cells, the doors between the cell passage and Rooms 9 and 11, the timber panelled ceilings, face brick walls to the interior of the cells and windows with iron bars. The cell block is a very rare example of an intact cell block in a police station in the metropolitan area dating from the early 1900s and should be retained.

New uses will be introduced into the cell block but all original fabric is to be retained.


Policy 8.9 The internal fabric of the cell block exercise yard is not significant and may be altered or adapted as required for future use.

The internal fabric of the former cell block exercise yard will be upgraded.


Policy 8.10 The fabric and fittings to the bathroom on the back verandah are not significant and may be altered or adapted as required for

The bathrooms will be upgraded as part of the proposed development.





Comment

future use. Policy 8.11 The brick toilet at the back of the former quarters may be retained, altered or removed as required for future use.

The brick toilet will be removed as part of the proposed development.


Policy 8.12 The metal canopy at the back of the former quarters may be retained, altered or removed as required for future use.

The brick toilet will be removed as part of the proposed development.


Policy 8.13 The building may be extended.

The proposed development is for an addition to the rear of the former police station.


City of Vincent Policy No. 7.6.1: Heritage Management – Development Guidelines for Heritage and Adjacent Properties Objectives Proposal Compliance

with policy Comment

Encourage the appropriate conservation and restoration of places listed on the City of Vincent MHI (The Heritage List) in recognition of the distinct contribution they make to the character of the City of Vincent.

The proposal seeks to retain the original building and undertake essential conservation works in recognition of its important contribution to the character of Vincent

The proposal is in accordance with City of Vincent heritage objectives

Ensure that works, including conservation, alterations and new development, respect the cultural heritage significance associated with places listed on the City of Vincent MHI.

The design of the proposed new works take into account the heritage significance of the place


Promote and encourage urban and architectural design that serves to support and enhance the ongoing significance of heritage places.

The new addition is of high quality contemporary design that does not mimic or harm the original architecture of the former police station.


Ensure that the evolution of the City of Vincent provides the means for a sustainable and innovative process

The proposed development will integrate contemporary architecture with the highly valued original development of the former




Objectives Proposal Compliance with policy

Comment

towards integrating older style buildings with new development.

police station

Complement the State Planning Policy 3.5 ‘Historic Heritage Conservation’ and the City of Vincent Residential Design Elements Policy and other associated policy.

The proposal seeks to retain and conserve the heritage listed building and ensure that its significance is not harmed by the proposed development


Development to a Heritage Place Performance Criteria Acceptable Development Compliance

with policy Comment

New development to meet these criteria: Development which complies to the following will generally be approved

P1 Development is to comply with the statement of significance and zones of significance outlined in the Heritage Assessment, Heritage Impact Statement and/or Place Record Form

A.1.1 Development within zones, spaces and fabric of the place identified as significant is conserved and/or adapted in a manner that protects the significant heritage values.

The proposed development has been designed with full recognition of the significance of the place, minimising the proposed works in the areas designated as being of considerable significance. Although it is proposed that internal walls in the former quarters are removed enough original fabric will remain extant to enable the original plan form of the building to be retained and understood. No external works apart from essential conservation works are proposed to the principal façades thereby protecting the significance of the place.

A.1.2 Development within the zones, spaces and fabric of the place that are of little or no significance is to be sympathetic to the existing material and readily identifiable as new work.

The proposed new development is contained within the rear section of the site which has been identified in the CMP as being of ‘little’ significance. The proposed new development will be clearly identifiable as new works. The materials proposed for the new works will complement the brick of the original building.



Performance Criteria Acceptable Development Compliance with policy

Comment

P2 Alterations and additions to places of heritage value should be respectful of and compatible with existing fabric and should not alter or obscure fabric that contributes to the significance of the place.

Building Scale, Bulk and Mass A.2.1 The additions and alterations: • Do not alter the original façade or roof

pitch • Are clearly distinguishable from the

original part of the heritage place to be conserved

• Are based on research that can identify the elements, detailing and finishes already used

• Do not obscure or alter an element that contributes to the significance of the place

• Maintain an existing vista or view lines to the principal façade of a heritage place

• Are positioned and sized to ensure the prominence of the significant parts of the heritage listed place are retained.

The proposed development is sited to the rear of the original building and has been designed to have minimal impact on the street views of the former police station. A two storey steel frame and glazed link between the original building and the new building will act as a transition between the single storey original building and the three storey proposed rear development. The increased massing and scale of the building will therefore be sited towards the rear of the site and will not obscure the heritage building. The original design intent of the former police station remains intact and all new work will be clearly identifiable as new work. The design and material choice for the new development results in a building that incorporates transparency, voids and integration with the natural environment. The perceived bulk of the proposed development is diminished by design through articulation of the elevations and the considered choice of materials. The positioning of the new addition to the rear of the North Perth Police Station (fmr) allows for the heritage building to be appreciated and understood in its entirety. The street presence of the heritage place is not diminished by the proposal.

A.2.2 An upper storey is sited and massed behind the principal façade so that it is not visible from the street, particularly intact or

The proposed new development is to be located behind the former police station building which is being retained in its entirety.




Comment

consistent streetscapes. The streetscape is altering incrementally but the design ethos employed in this proposal has ensured the proposed development does not harm the significance of the heritage building nor the heritage character of the locality.

A.2.3 Corner sites N/A A.2.4 Doors and openings N/A

A.2.5 Materials, surface finishes and fences

Walls, roof and fences are complementary of the heritage place in terms of materials, finishes, textures and paint colours and are appropriate to its architectural style.

The proposed materials are contemporary in their form, textures and aesthetics and will complement the original brickwork of the former police station. Materials chosen for the addition include glass, rendered blockwork, steel framework and concrete.

A.2.6 Internal alterations Internal alteration controls will only apply to interiors of places listed as Management Category A and are guided by the Statement of Significance.

Internal alterations are required to the original planning of the former police quarters but the legibility of the original layout will remain extant through the retention of nib walls etc. The statement of significance does not specifically mention the internal planning or finishes of the former police station and quarters but does make reference to it being a ‘highly intact and visually pleasing early 20th century building’. The CMP policy refers to the retention of original internal walls but allows for the upgrading of the spaces.

A.2.7 Signage To comply with ‘Standards Common to Signs on Heritage Buildings’ provisions in the City’s Policy No. 7.5.2 relating to Signs and Advertising.

P3 To ensure the cultural heritage significance of a place is conserved and the majority of

A.3.1 Demolition of a whole building listed on the City’s MHI will not be supported for

N/A The proposed development does not require demolition of a heritage place




Comment

the significant parts of the heritage place and their relationship to the setting within the heritage place should be retained.

Category A and generally not supported for Category B places

A.3.1 Partial demolition of a building on the City’s MHI will generally be supported provided that: • The parts to be demolished do not

contribute to the cultural heritage significance of the place as identified in the Statement of Significance, Place Record Form, Heritage Assessment and/or Conservation Plan.

• The proposed demolition will no negative impact on the significant fabric of the place; and

• Sufficient fabric is retained to ensure structural integrity during and after the development.

The structures to be demolished eg. WC, garage, laundry etc are all elements identified in the CMP as being of little significance and their removal will not impact on the significance of the former police station.


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6. Conclusion

The proposal for the adaptive reuse and development of the North Perth Police Station (fmr) is largely in accordance with the conservation plan policy, the City of Vincent’s heritage policy and the statement of significance attached to the entry of the place into the Sate Register of Heritage Places. The significance of the place has been duly considered in the design of the proposal and the contribution of the building to the local street scene and the community’s sense of place will not be harmed by these works. Adaptive reuse proposals for heritage places often results in a conflict of priorities that can generally be resolved through sensitive design and full understanding of the significance of the heritage place. North Perth Police Station (fmr) is valued not just for its law enforcement function but also for its design and contribution to the local streetscape. Therefore, any addition or alteration to the building must take due consideration of these facts and ensure that the significance is not unduly or irretrievably harmed by any new works. The proposal is an adaptive reuse proposal which incorporates conservation of the original building, construction of a new building to the rear and introduction of a sympathetic new use to the entire. Essential conservation works will be undertaken to the original fabric with no external alterations. Internal alterations will include the removal of three original walls which will impact on the traditional plan form the building to create a more open plan arrangement that is required for child care facilities. Nib walls and fire places will be retained to allow for the legibility of the original layout to be understood. The Burra Charter proposes that any removed significant fabric should be retained and reinstated when circumstances permit. It is proposed that where possible, removed fabric will be salvaged and stored for potential reconstruction of the walls if the child care use vacates the premises. Full photographic archival recording will be undertaken prior to any works being carried out. All finishes and services will be upgraded as part of these works. The proposed addition to the rear of the North Perth Police Station (fmr) is of contemporary design, clearly discernible from the design of the heritage building. The addition will be connected to the heritage building by way of a two storey glass and steel framed Studio building which pushes the three storey addition to the rear half of the site and reduces the impact of increased massing on the smaller heritage building. The main three storey section of the proposed development is also designed in a permeable form allowing for the reduction of massing by the introduction of voids and use of pervious materials. External play spaces extend along part of the eastern and southern boundaries of the building at first and second storey levels creating the sense of openness and reduced massing by increased permeability around the building. The physical changes to the heritage place are minimal and its place within the streetscape and value to the community will not be diminished by these works. The proposed development to the rear of the heritage place is of contemporary design which has sought to take the significance of the former police station into full consideration. The design and scale of the proposal does seek to push the boundaries of what is considered acceptable in terms of new works to heritage places but through a considered design approach a good heritage outcome is being achieved.

it is therefore considered that the proposed adaptive reuse and development of the site will produce a good heritage outcome with minimal impact on the significance of the North Perth Police Station (fmr).

Proposed School of Early Learning No. 81 Angove Street, North Perth Development Application 57

Appendix F

Landscaping Plans - Blackwell and Associates

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LEGEND

Shade Tree

Raised Planter Box

Low Shrubs

Removable Metal Poles

Timber Decking

Long Synthetic Turf

Short Synthetic Turf

Paving

Bricks

Sand

Perspex Awning

Gravel

Bamboo Poles

Rainwater Tanks

Boulders

Interactive Cubes

Texture Tiles

FEATURE TREEJacaranda mimosifolia

TREESAgonis flexuosa ‘Burgundy’Citrus ‘Orange’Citrus ‘Lemon’Citrus ‘Lime’Feijoa sp.Hibiscus tiliaceus ‘Rubra’Malus ‘Fruiting’Pyrus ‘Fruiting’Waterhousea floribunda

CLIMBERSPandorea jasminoidesTrachelospermum jasminoidesVitis vinifera ‘Alicante Bouschet’

SHRUBS (Tall)Adenanthos sericeus ‘Pencil Perfect’Metrosideros tomentosa ‘Dwarf’Viburnum tinus

Existing tall shrubs retained

Perspex covered awning for increased shade

Shaded timber decking area for seating and play

Shaded sand pit with timber arched cubby-house

Shaded paved seating and play area with dry creek bed and sand pit

Texture tiles for wayfinding

Sand pits surrounded by shade trees and shaded by the proposed building in the afternoon

Roof of pram storage room planted to keep cool

Climbers encouraged to grow up proposed building

Existing tree retained

SHRUBSAcacia ‘Lime Light’Casuarina galuca ‘Cousin It’Nandina domestica ‘Gulf Stream’Olearia axillaris ‘Little Smokie’Rosmarinus ‘Benenden Blue’Westringia fruiticosa ‘Smokie’

HERBSCoriandrum sativumLactuca sp.Ocimum basilicumThymus vulgarisZingiber officinale

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Texture Tiles

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e retained

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LEGEND

Shade Tree

Raised Planter Box

Low Shrubs


Timber Decking

Long Synthetic Turf


Sand

Interactive Cubes

Texture Tiles

TREESCitrus ‘Orange’Citrus ‘Lemon’

CLIMBERSPassiflora edulisTrachelospermum jasminoidesVitis vinifera ‘Alicante Bouschet’

SHRUBS Adenanthos sericeus ‘Pencil Perfect’Bambusa balcooaOlearia axillaris ‘Little Smokie’Vaccinium sp.

HERBSAllium sativumLavandula dentataZingiber officinale

Sand pits with interactive play cubes beneath shade tree

Large usable spaces suitable for mobile

play equipments

Sand pits with interactive cube tunnel and bridge

beneath shade tree

Texture tiles for wayfinding

Flush decking with tree planter to provide textural

differences and shade

Interactive play cubes

Metal poles for interactive play and

gallery space

Raised planter beds against all solid

walls with shrubs, herbs and climbers

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LEGEND

Shade Tree

Raised Planter Box

Low Shrubs


Timber Decking

Long Synthetic Turf


Sand

Interactive Cubes

Texture Tiles

Hanging Planter

TREESDelonix regiaFicus macrocarpa hillii ‘Flash’

CLIMBERSPandorea jasminoidesTrachelospermum jasminoidesVitis vinifera ‘Alicante Bouschet’

SHRUBSAcacia ‘Lime Light’Bambusa balcooaCasuarina galuca ‘Cousin It’Physalis peruvianaVaccinium sp.

HERBSAllium sativumLavandula dentataZingiber officinale

Hanging / suspended planters from the ceiling above to reflect sand pit shapes below

Shade trees on open balcony to provide shade and create a feature from Angove Street

Sand pits with interactive play cubes beneath shade trees

Metal poles for interactive play and

gallery space

Flush decking and texture tiles provide

textural differences for all children

Raised planter bedsagainst all solid

walls with shrubs, herbs and climbers

Short synthetic turf provides textural differences and wayfind-ing within the long synthetic turf

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Proposed School of Early Learning No. 81 Angove Street, North Perth Development Application 59

Appendix G

Arboricultural Assessment - Bowden Tree Consultancy

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26th November 2015 Tom Godden Managing Director Tom Godden Designs PO Box 183 MARGARET RIVER WA 6285 Dear Tom, ARBORICULTURAL ASSESSMENT AT 81 ANGOVE STREET NORTH PERTH Please find enclosed the results of the arboricultural assessment undertaken recently for the two trees located adjacent to the proposed addition for the School of Early Learning at 81 Angove Street, North Perth. Where recommendations for remedial arboricultural work have been made, it is imperative that it is undertaken as outlined in the Australian Standard 4373-2007: Pruning of Amenity Trees and/ or Australian Standard 4970-2009: Protection of Trees on Development Sites. It is also strongly advised that any remedial pruning works be undertaken by, or supervised by, a qualified arborist (AQF Level 3 in Arboriculture). If you have any questions regarding the assessment or if I can be of service to you again in the future, please feel free to contact me. Yours sincerely,

Brad Bowden Principal Bowden Tree Consultancy® B.Sc. Sustainable Forestry Dip. Arboriculture & Parks Management ISA Certified Arborist – Municipal Specialist AU-0020AM & Tree Risk Assessment Qualified (TRAQ)

Arboricultural Assessment at 81 Angove Street North Perth for Tom Godden Designs

© Bowden Tree Consultancy 2015 Page 2 of 15

1.0 Introduction 1.1 Scope of Report 1.2 The purpose of this report is to summarise the results of the arboricultural

assessment and provide recommendations for the mature river red gum tree (Eucalyptus camaldulensis) known as tree number one and the post mature peppercorn tree (Schinus areira) known as tree number two, both located adjacent to the proposed addition at the North Perth School of Early Learning at 81 Angove Street, North Perth. The site visit and optical assessment was undertaken from ground level on the 26th November 2015 at 0930hrs and was accurate at the time of inspection. No soil excavation or below ground inspection was undertaken unless specified. Viewing conditions were fine. Concern has been raised by the Architect from Tom Godden Designs regarding the proximity of the proposed addition to the existing trees, as well as techniques to alleviate root damage and subsequent tree stress.

1.3 Executive Summary 1.4 The two trees identified within this report provide a range of benefits to the

ecosystem, to human beings for environmental and health reasons, and to the climate. Assessment has revealed a well formed crown structure and high tree vitality for tree number one, indicative of the tree capacity to maintain the current condition during the proposed development. Assessment of tree number two however has revealed a compromised structure attributable to poorly positioned pruning (topping) undertaken previously and extensive internal wood decay, with considerable pruning and/ or arboricultural works such as cable/ bracing required to mitigate the failure potential of the tree, where a probable increase in pedestrian and vehicular frequency occurs as part of the proposed development.

1.5 To ensure tree health and longevity is not compromised during construction

and development adjacent to mature trees it is imperative that tree protection measures are utilised as outlined in the Australian Standard 4970 (2009): Protection of Trees on Development Sites. These measures include identifying tree protection zones (trunk diameter x 12) for trees adjacent to any excavation/ construction, the installation of protective fencing prior to and for the duration of the project to exclude machinery and construction wastes, and the use of mulching and irrigation during seasonal periods of low rainfall.

1.6 The proposed location for the development sites the addition within the tree

protection zone of both trees. As a result, extensive root damage/ loss is likely which has the potential to significantly reduce the useful life expectancy of both trees. Therefore, where site constraints do not permit major changes to the proposed addition design, consideration could be given to providing the required tree protection zone and associated safeguard measures for the river red gum tree during the development;; to maximise urban tree canopy cover for the site into the long term.

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