Archive for April, 2009

Lygon Street, Nicholson Street, Riversdale Road, Johnston Street … Excepting a handful of buildings on the Victorian Heritage Register, heritage streetscapes which Melbourne is famous for will be decimated right across the city if the latest state government plans go ahead.  The new plans will replace the failed Melbourne 2030 policy, after the Brumby government abandoned the railway station centred “activity centre” strategy.

Instead, the state government’s new resolve is to centre hi-rise development along inner city tram routes, the foundations on which Marvellous Melbourne was built. Melbourne is largely defined by its prevalence of human scale double storey strip shopping villages and terrace housing.   These ubiquitous streetscapes will be the latest target of urban renewal.

half the sites under less significant heritage overlays could be developed

“Less significant” here basically means the hundreds of heritage overlays defined by local councils to protect the character of Melbourne’s many inner suburban villages.  Heritage overlays are heritage overlays.  Apart from individual buildings on the VHR, which the government claims will be exempt – the Register is currently only very lightly represented in most areas except Chapel Street and Sydney Road.  Under the new policy, the state government’s planning powers would override local government’s protection of local character in the interests of increasing Melbourne’s population density.

The plan largely repeats and extends the planning approach which was used on St Kilda Parade, Royal Parade and to a lesser extent, Wellington Parade, Victoria Parade and Kingsway in the 1960s.   Development also targeted tram lines, however this was centred on mansions occupying large blocks to replace them with 10 storey office buildings, although it also dramatically increased traffic congestion in these areas.  Many more suffered the severe impacts of road widening.

The new plan, if adopted, has far wider heritage implications than Melbourne 2030.

Not to mention putting stress on an already overcrowded tram network which is already at maximum frequency and capacity on most routes.  There is no doubt that hi-rise will also attract more cars which will further choke and congest Melbourne’s inner city.   To work, this proposal would require more tram stops and more frequent services, however at the same time the government and Yarra Trams are busy removing tram stops, effectively decreasing pedestrian shed and increasing walking distances.  The tram network is also very radial and not well enough connected to rail nodes to facilitate effective transfer between modes, effectively isolating tram routes in major pockets and limiting their access from the outer suburbs to private vehicles.

The reactive policy highlights the government’s lack of coordination in infrastructure and planning and failure to manage population growth.  And it will not halt sprawl especially while the government continues to push the urban boundaries and promote affordable housing on the metropolitan fringe.

It could also potentially spell the end for Melbourne’s historic streetscapes and much loved character and strike a serious blow to the city’s livability.

I get a horrible feeling each time I walk past the Mansions on Queens Road near St Kilda Junction that I just can’t let go of and have to get off my chest.

This magnificent italianate National Trust listed mansion, neglected for many years – sadly remains so in fact arguably worse – despite a “restoration”.

The Buchan Group, who developed a tower behind the old building not only boasts that “Nothing less than exceptional design will do”,  but their website proudly proclaims:

This 19-storey residential tower of 161 apartments is situated on a prime site in Queens Road, with sweeping views of parkland, Port Phillip Bay and the city.

The highly sculptural tower has a graceful, curving glazed façade. An historic Victorian mansion on the site was retained and restored to be integrated into the development. The project was completed in 2005.

In fact in the project profile they go on to claim that the mansion has been:

retained, restored and integrated into the development, giving the project great individuality and character.

Roll on 2009 and the heritage building is still in a state of horrific limbo.

If this is restoration, then I’m completely shocked.  And if this is their idea of complete work, then I’d hate to see incomplete.  I fail to see how this sort of workmanship can contribute anything to the project.

The mansion has been left in a shocking half finished state.

The sad fact is that, determined to build an underground carpark, the developers blew their budget on engineering works for the tower.  After well publicised basement leaking, the victim of it was the heritage building and landscaping which was one of the key selling points of the tower.  Now the body corporate is probably left with a massive completion bill and it is obvious that it is low on their priority list.

In fact the exterior of the 1898 mansion built for Melbourne financier Lawrence Benjamin with its magnificent wrap around loggia today is quite possibly in worse condition than before the “restoration” began.

The building has been left with an undercoat in eastern bloc grey – one of the dodgiest, careless spray paint jobs I have ever seen.   Spray has been left on the windows and surround, on the doors and even on the ground.  An entire level has been left in its pre-restoration cream and orange colour.

Exposed electrical wiring dangles in the elements.

Render has been bashed off to facilitate the construction of the tower leaving the brick exposed.

Details have been carelessly knocked off the facade.

Sections are so patchy that the patchwork is more noticeable than the windows.

Seriously, I used to admire how well this building had stood the test of time.  Now I can’t believe how many years have been taken off its life in the guise of restoration.

Who is to blame ?  Well ultimately the council and government  rubber stamped the development.  They should have some responsibility for approving it and not holding the developers to account for such a poor quality restoration of a cultural asset. That developers can still get away with this sort of thing in this day and age is completely beyond me.

With the impending demolition of Avalon, the Mansions is one of the last remaining grand mansions which once graced Queens Road.  But you wouldn’t know it the way it has been treated.

This “restoration” must simply be seen to be believed. Some pics below taken this week as evidence.

What to do with the run down 1842 house which could be the oldest remaining house in metropolitan Melbourne ?

The oldest house in Melbourne, John Batman’s 1836 house on Batman’s Hill was razed over 100 years ago without anyone batting an eyelid.  Of course then there is Cook’s cottage, relocated to Fitzroy Gardens which is older than the entire city of Melbourne.  There are houses from the 1840s remaining in Melbourne, however this house in Williamstown (then a separate settlement) may be the oldest surviving house.

The thorny question is being asked at the moment about a rotting wooden shack which may well be one of the last connections to the earliest history of our young city.  Is the listing of this building genuine or farcical ?

Are things of value simply because they are the oldest or do they need more than that to justify their preservation ?   Is architectural significance as important as historical significance ?  And can anyone really prove its age beyond doubt ?

Would this house lose its heritage value if it were partially or completely rebuilt ?

If it was to be re-sited, would it lose its connection to its original location ?

Despite these things, one question remains obvious.  Why did it take so long to recognise its value and how did anyone let it slip into its current state ?  And is enough support at this late stage being given to the owner of it to keep it alive ?

According to the Melbourne Leader (15th April) the Uniting Church has officially withdrawn its development application, which involved the demolition of the Princess Mary Club.  The church has postponed the development of the office tower indefinitely citing the economic downturn.

Given that Heritage Victoria permits have a shelf life of 3 years, unless the development happens during this time or decides to clear the site and sell it  (I am not 100% certain whether the permit would allow them to do this) then the heritage landmark may indeed be saved for at least a little while longer.

Personally I find it a shame that in this instance the loudest protests have come from adjacent residents groups (a NIMBY or Not in My My Back Yard type of protest) against the new office tower blocking views etc than heritage, architectural or historical preservation groups.   However this decision is not really a victory for anyone and may simply be postponing the inevitable.

Then again, perhaps this gives more time for the significance of the heritage building to be acknowledged, particularly its cultural signficance.  After recent poor form, the Melbourne City Council could do well to do its bit to protect what is left of our heritage, and perhaps put forward a grand proposal and facilitate some sort of public appeal the  maintenance and restoration of at the very least the facade of this magnificent but neglected building.  One can only hope, as without it in another 3 or more years it will be even easier for the church to advocate complete demolition.

It would seem so after they recently snubbed Heritage Victoria’s recommendation to include it in their heritage overlay.

The latest stab to the heart of this signficant Melbourne building, which is National Trust listed, is also quite probably the final nail in the coffin.

Does this council care anything for its heritage ? It seems not, as its apathy led to  the recent complete demolition of the Eastern Arcade and the fact that its own heritage records are so old that they almost need heritage listing themselves.

It is wildly ironic that Lonsdale House featured in the recent Art Deco exhibition at the National Gallery of Victoria, an exhibition which was sponsored by Myer, the City of Melbourne and State Government at the same time in which they were conspiring behind the scenes to knock it down.

At least, it seems, The Age cared enough to write a recent article about the National Trust and Art Deco Society’s fight to save this building. It’s about time the public knew of this, something I’ve tried to do here for months, but it is already too little too late.

This decision highlights the fact that all levels of government, it would seem, at the moment are placing Melbourne’s unique character at risk.

Those that love it might as well say goodbye to this beautiful building while they can.

There is a slim hope that Justin Madden may see the insanity of demolishing this building for an access lane.  Since our call to arms, public submissions have now closed, the council (apparently) listened and all heritage appeals have been knocked back, your last hope to save this unique building could be to sign an online petition.