Analysis – Carol Altmann

Another irreplaceable piece of Warrnambool’s urban landscape has been reduced to rubble without, it seems, a word of warning.

The well-known, pre-war apartment block at 259 Lava St (next to Aldi supermarket) was bulldozed last Tuesday (14/7), to make way for something which has not yet even been decided but which the owners, the Salvation Army, believes will better suit it needs.

Such was the swiftness of this particular demolition that nothing was salvaged, or offered free to others, so passersby watched in horror as window frames, glass panels, doors and fittings were broken up by a bulldozer and stuffed into waiting trucks.

It is enough to make you weep, and that’s exactly how a Bluestone subscriber felt when she sent us a series of photos she had taken of the travesty.

We posted them on our Facebook page where, within a few hours, they were seen by more than 4000 people and sparked a robust discussion about how we should treat our old buildings, but the debate, of course, was all too late: this building is already gone.

And this was a special building.

We know this because the Warrnambool City Council’s own heritage reports tell us so.

According to these reports, the apartments at 259 Lava St were one of only two examples of twin maisonettes in Warrnambool built in the “Interwar Moderne” design. This design was originally developed by one of Melbourne’s most notable architects, Robert Demaine, and, in this case, adapted by Marsh Michaelson.

The only other example of such twin moderne buildings in Warrnambool was the side-by-side buildings of “Sandilands” at 1A Liebig St (the former Madden’s building) and 1 Liebig St, known as Colern.

Sandilands, despite being recommended for heritage protection, was not protected but instead bulldozed earlier this year to make way for a nine-storey apartment block.

And Colern, despite being originally recommended for heritage protection, recently had that recommendation dropped. Why? Because without Sandilands, it has less architectural significance.

This logic means Colern could be bulldozed too.

Can you see what is happening here?

One domino falls and they all fall: from having three fine examples of moderne design, we could easily have none and those people, like Bluestone, who treasure the character of Warrnambool’s urban landscape, are at a loss as to what to do about it.

Because as it stands, the “community consultation”, if you can call it that, is simply not working.

Nobody is arguing that every old building in Warrnambool needs to be saved, but at least some of the shock at seeing great chunks of our streetscape disappear might be lessened if we all had the chance to have a say.

Part of that process, of course, is also hearing in plain English why a building should go: is it beyond repair? Has it been condemned? Full of asbestos? Are there many other examples of that style around? Will something extraordinary or beautiful take its place?

At the moment we are left in the dark and, once a building is gone, it is left to rumour and speculation as to why.

The council can rightly argue that more information is out there, but it is up to you to find it, buried somewhere in council agendas, reports, minutes, special briefings and papers.

We here at Bluestone keep a relatively close eye on council happenings, and we did not see or hear a word about 259 Lava St being earmarked for demolition.

Cr Peter Hulin, who is currently overseas, made a Facebook comment that he, too, knew nothing – and he is on council!

If he doesn’t know and we don’t know, what hope does the everyday Warrnambool resident have?

Surely we can do better than this and surely we deserve better than this.

Even a simple listing on the council’s website – “Demolition Applications” – would help.

(As it happens, Heritage Victoria held a forum in Warrnambool last Friday (17/7) to see how it could improve the 20-year-old Heritage Act.)

Built heritage is critical to a city’s character – Port Fairy knows this well – and while Warrnambool is tearing its down, other cities are finding new ways to revitalise old factories, warehouses, shops and houses: especially those in a CBD, where they become highly sought after, and very cool, housing.

Warrnambool lawyer Luke Taylor is doing just this above 222 Timor St (Biba Hairdressing), which was a virtually derelict dump when be bought it, but the 1850s building will soon house two, gorgeous apartments and its renewal is helping to transform that section of Timor St.

My thinking is that we don’t ever really “own” a building – we are merely custodians for a time – and if we are lucky enough to own a special piece of architecture, then it belongs both to us and the community.

Historian Jennifer Bantow also believed this. She was part of a passionate group of people who saved Murweh, the Fitzgerald’s historic home at the north end of Liebig, from being bulldozed in the 80s.

When I last spoke to Jennifer, who now lives in Geelong, she asked me: “So, is Warrnambool still pulling down its old buildings, or has it finally ‘got’ it?”

Judging by the events of last week, the answer is clear.

 

OPINION – Carol Altmann

* A warning, this piece includes a graphic photo from the Levys Point rendering plant which some readers may find distressing.

Next year is shaping up as a defining one for the long-term future of Warrnambool and its residents, with three major projects that will change the landscape for decades to come.

• The first is the proposed 34m-high milk processing plant and an adjacent 29m-tall cold store that will both operate 24-hours a day, seven-days a week in Scott St, Merrivale.
• The second is a $3 million upgrade of the rendering plant at Levys Point that sits adjacent to the Merri River wetlands and the Warrnambool-Port Fairy rail trail.
• And the third is a nine-level apartment and penthouse complex to replace the former Madden’s building on a prime site overlooking Merri/Gilles streets.

All three projects are linked to one of the most successful businesses and businessmen in Warrnambool: Midfield Meats and its founder, Colin McKenna, who, understandably, are always looking for opportunities to expand and build upon their already multi-million dollar status. There is nothing wrong with that.

The problem, however, is that the consequences of such expansions on the rest of us – the little people and our city – can be significant and irreversible.

As such, we have one chance to get it right, lest it all go so horribly wrong, and this is where we look to our civic leaders to act in the best interests of us all.

So far, however, most of the Warrnambool City Council and its elected members have appeared reluctant to rigorously press, probe and challenge the merits of all three projects put forward by one of Warrnambool’s most high-profile businesses, as if any “progress” is good progress.

Let’s start with the rendering plant at Levy’s Point, which was built in the 1970s at a time when the area was considered way out of town and nobody gave much thought to the environment.

In 2014, both of these things have changed dramatically.

We now care that a rendering plant is right next door to a beautiful wetlands and not only is it no longer isolated, but the Port Fairy-Warrnambool rail trail passes by its front door.

I had been warned that if you cycled along the rail trail, you could be confronted with the clawing stench and shocking sight of dismembered animal parts pushed into a meat mountain, but I didn’t quite believe it.

But yes, it is true and I can’t begin to imagine what tourists must think when they stumble across this sensory assault. The residents of nearby Merrivale, of course, have been living with the stench for years.

It is not the fault of Midfield Meats that they have inherited this location, but its application for new works at the plant provides a rare opportunity to strongly argue that it is time to relocate.

This is exactly what the Merri Wetlands Protection Group – a five member, volunteer based group – will argue when it presents its case to VCAT in April.

The majority of our councillors – Crs Ermacora, Hulin, Sycopoulis and Kelson – actually agree with them, but the final position taken when two of these councillors were absent saw the vote of Crs Neoh, Gaston and Askew turn opposition into support. Go figure.

Then there is the proposed milk processing plant and cold store that will tower over the inner industrial estate and create a whole new set of issues for the people of Merrivale while adding a 10-storey and a nine-storey shed to the skyline.

In a complex set of transactions involving state and local government, the council has bent over backwards to accommodate the Midfield plans by selling them part of its depot land, yet CEO Bruce Anson said recently he had no idea the site was intended for a milk powder factory until shortly before settlement.

So again it has been left to the little people, like the We Love Merrivale group, to stand up and challenge the idea of a factory being built so close to their homes, because regardless of the assurances given about dust emissions and noise, they are the ones who will have to live with it in their backyard.

And lastly we have the nine-storey Warrnambool Apartments project that will dominate the end of Merri and Gilles streets.

This complex will replace a 1940s art-deco building that had been recommended for heritage protection, but was rejected by the council, allowing its recent demolition. (Ironically, the council is now seeking a heritage overlay on the house next door, which was built at the same time, by the same builder.)

Irrespective of what you think of the design – personally, I think it is more suited to Melbourne’s Docklands than Gilles St – the sheer height of the building at almost 30 metres is at odds with the council’s planning guidelines for the area that say buildings should be no more than 7.5m (in one section) and 10.5m (in another).

As Julie Eagles from the Warrnambool Planning and Heritage Group said so succinctly at a recent on-site briefing for objectors, “given the council’s own guidelines, what are we even doing here?”

What, indeed.

2015 is shaping up as a defining year for both our city, its leadership and grassroots activism – watch this space.

OPINION

[dropcap style=”font-size: 60px; color: #A02F2F;”] B [/dropcap]luestone can reveal what should be the worst kept secret in Warrnambool: the developer behind the $20 million, nine-storey “Sandilands” apartment complex is Colin McKenna, from the Midfield Meats empire.

Mr McKenna is listed as the current director of Baybern Developments, a company set up in February this year, which plans to build what will be the biggest apartment complex of its kind for Warrnambool on a prime spot at 1A Liebig St, on the corner of Gilles and Merri streets.

The plan involves demolishing the old Sandilands hotel, and building a nine-storey complex that will include 51 mixed-use apartments, penthouses and two-floors of retail space, overlooking sweeping views of Lake Pertobe and Lady Bay.

Yet for all of the animated discussion that is being generated by the project, there has been a weird shroud of secrecy over who is behind the plans…until now.

[dropcap style=”font-size: 60px; color: #A02F2F;”] A [/dropcap] glowing editorial in the local newspaper today about the project, urged locals to embrace the “exciting and welcome new vision” and declared: “there would have to be excellent reasons for opposing a development such as this”.

And then there was this strange line: “We’re told that a consortium that includes a western Victorian developer is behind the plan, but it doesn’t really matter who is building it or developing it as long as it gets done.”

“We’re told”? “It doesn’t really matter”? “…as long as it gets done”?

The paper’s first story on the project was equally obtuse: “Baybern has been described by Tract (Consultants) as “western Victorian developers” which The Standard understands includes a Warrnambool entity.”

Surely the first question any eager newspaper wants to know is who is behind such a bold proposal, especially when that someone turns out to be one of, if not the, wealthiest local businessmen in town and an influential figure in our community.

And surely it is even more relevant to the wider public interest given Mr McKenna’s company, Midfield Meats, is behind the other most significant development in Warrnambool in the last five years with its proposed 10-storey milk processing plant in Merrivale.

That project, like the Sandilands development, has its own critics, particularly among the Merrivale community who don’t want to see even further industrialisation of their tiny patch.

So the question is not why the local newspaper didn’t find out who was behind Sandilands – of course they know – but why they are choosing not to report it?

We could only ponder, as we researched Baybern Developments ourselves.

[dropcap style=”font-size: 60px; color: #A02F2F;”] T [/dropcap]he intrigue only adds to what is a long and fascinating story around the site.

Baybern Developments purchased the site earlier this year from Percy Properties, a company representing a cluster of lawyers from Madden’s law firm, including former mayor James Nicol, Brendan Pendergast, John Madden and Stan Carroll, who occupied the building for many years after the Sandilands guest house closed. (The owner of Sandilands, Katherine Plant, sold the property to her solicitor, Dan Madden, after she retired).

Despite its name, Percy Properties was never interested in property development at 1A Liebig St. Its intention, first flagged in 2006, was to sell the site free of encumbrances to somebody else who would build a modern accommodation complex.

Permits to knock the building down, however, were stymied by an independent heritage assessment which found that the 1940s, red brick, art-deco building that was built by local builder Ern Harris, had social and local historical significance.

Not to be deterred, Percy Properties fought on, and the Warrnambool City Council finally voted 4/3 in February 2009 to disregard the heritage report and allow demolition. (Those who wanted the building saved, by the way, were Crs Michael Neoh, Jacinta Ermacora and John Harris, while Crs Rob Askew, Peter Hulin, Andrew Fawcett and Jennifer Lowe voted against it.)

[dropcap style=”font-size: 60px; color: #A02F2F;”] I [/dropcap]t is such a familiar story for Warrnambool: when it comes to development, it is either all or nothing.

There is rarely room for creative compromises, like those seen in cities around the world, where heritage (ie. irreplaceable, character-filled buildings) and modern architecture combine.

And if you seek such a compromise, you are howled down as being “anti-progress”.

Local architects were not involved in the design of the Baybern proposal, in favour of Melbourne firm ClarkeHopkinsClarke, but there are already promises of 80-100 local jobs during its construction. (As an aside, there were 200 jobs promised in the Midfield Meats milk processing and cold storage project, but it has since been confirmed the milk factory will create only around 12.)

There is no doubt 1A Liebig St is ripe for something very special, but razing yet another piece of local history and replacing it with what Warrnambool Planning and Heritage Group president Julie Eagles so perfectly described as “plonk” archictecture – architecture that can go anywhere – does not seem very special at all.

The public have until October 29 to make comment on the proposal (Planning Permit #PP2014-0162), after which it will return to the council for consideration.

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OPINION – JULIE EAGLES

A vision without a task is but a dream.  A task without a vision is drudgery.  But a vision and a task are the hope of the world.  – Church in Sussex England, 1730.

[quote]

[dropcap style=”color: #a02f2f;”] I [/dropcap]n 2008, over several months, a great process of community consultation involving hundreds of people developed a community vision for the Warrnambool CBD called the Warrnambool City Centre Structure Plan.  The vision was for an ‘alive, thriving, culturally rich city heart.’

We not only developed a community vision for the CBD, but also community values, community goals, preferred development scenarios and five future directions with strategic objectives – in other words – amazingly, we came up with a detailed framework to work towards achieving our community vision!

The people who facilitated this process were incredibly skilled and experienced. The process was fun, creative and interesting and there were lots of ways to participate.

Perhaps most amazingly – because I had never experienced it in Warrnambool before – was the ongoing and detailed feedback and updates to participants and to the whole community throughout the process.

It was, to quote Tanya Egan, (The Warrnambool City Council’s Business Support Manager)  “the most exhaustive public planning process ever undertaken by Warrnambool City Council……in collaboration with the community.”

It was developed in response to a recognition that people were often “frustrated in the past because they hadn’t been asked for input from the beginning”  – underpinned by the principle “that if a community is to own the plans that will shape their future, then it has to participate in developing them from the outset – not somewhere along the way.”

Very big tick.

[dropcap style=”color: #a02f2f;”] I [/dropcap] felt very satisfied with that visioning and planning process six years ago. I am sure I’m not alone, however, in being frustrated that nothing much seemed to happen for a long time afterwards.  Or was it that the communication lines seemed to falter and then stop?

After all, we’ve had the wonderful Lighthouse theatre re-development and then the fantastic laneways festival led by The F Project and supported by Council.

Most recently, in the past month, there’s been a follow up, and by all accounts also a very good, community planning process that honed in on re-designing the streetscape for two blocks of Liebig St stretching from Koroit St to Raglan Pde.

This time I chose not to take part, but I’m glad lots of other people did.  I couldn’t quite understand how this process linked to what we’d done six years ago and so either the communication didn’t convey this clearly enough or I missed it.

It could be that I was just not that interested in redesigning two blocks of Liebig St – we don’t all have to be involved in every plan!

 

 

[dropcap style=”color: #a02f2f;”] I [/dropcap]n 2009, just after the community visioning process for the CBD, I joined the council’s City Development Advisory Committee where we received lots of information and requests for our input into all sorts of plans.

All of these plans were important at various levels, but I got lost in the detail and I couldn’t see the guiding vision and values that held them all together: I was interested in seeing the community vision, values and goals that guided all of these plans.

And this is what I would still love to see and what I think we really need: a community vision that inspires, guides and drives all our plans for development in Warrnambool (and our town centres of Woodford, Dennington and Allansford).  

A community strategic plan, a city wide structure plan… whatever ‘planning speak’ might label it.

Developing a city-wide community vision is about shaping our future within the context of the changing and challenging global, national, regional and local worlds in which we exist.  The people who ran the CBD visioning process six years ago understood this.

One of the questions they asked was – what are the external trends and issues affecting the City Centre today that may influence the future?  The facilitators believed that within any community all the skills, knowledge, passion and capacity necessary to progress already exist.

They were guided by a set of principles for “helping groups move from uncertainty to purpose.”

These include that:

• Council is part of the broader community team and not the fount of all knowledge and power.
• Council’s role is to show leadership by bringing people together in an environment where everyone feels secure about sharing their hopes, aspirations and views and that, in a safe space, people will focus on common ground, not on difference.
•  For things to happen, Council must work collaboratively with all the players in that complex network of organisations and individuals that make the community function every day.

I was always thinking during that process – wouldn’t it be great if we were doing this not just for the CBD, but for the whole of our city!

[dropcap style=”color: #a02f2f;”]A [/dropcap] city wide visioning process would allow community debate and discussion about our strengths and what we think are the key issues and challenges facing our city now and in the future.

It would allow us to talk about our aspirations and dreams and what we most value about our community and our natural and built environments.  To talk about what give us our sense of place and belonging?  What do we want to preserve, what do we want to create, what do we want to change?

Community visioning projects are now fairly commonplace across municipalities around Australia (and the world).  The community visioning process for the CBD, that began 6 years ago, deserves to be replicated to a city wide plan.

In many ways, we can’t afford not to do this.

As somebody said to me recently “if you don’t know where you’re going, you’ll probably end up anywhere.”

[box] Julie Eagles has been a leader of the Warrnambool Planning and Heritage Group (WPHG) since 2006. ‘Save the Silver Ball and Fletcher’s Gardens’ campaign is an offshoot of WPHG and their work to highlight issues that contribute to demolition by neglect of important heritage places.[/box]

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