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Register of Heritage Places - Permanent Entry
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Register of Heritage Places - Permanent Entry Belle View 1 02/06/1998 REGISTER OF HERITAGE PLACES Permanent Entry HERITAGE COUNCIL OF WESTERN AUSTRALIA 1. DATA BASE No. 3836
2. NAME Belle View (1887) FORMER NAME Helena Farm
1100 Katherine Street & cnr Wilkins Street, Bellevue 4. DESCRIPTION OF PLACE INCLUDED IN THIS ENTRY Lot 50 the subject of Plan 15997, being the whole of the land comprised in Certificate of Title Volume 2039 Folio 591.
Shire of Mundaring 6. OWNER Emlen Pty. Ltd. 7. HERITAGE LISTINGS • Register of Heritage Places: Interim Entry Permanent Entry 03/06/1997 02/06/1998 • National Trust Classification: ---------------- • Town Planning Scheme: ---------------- • Municipal Inventory: Adopted
23/04/1997 • Register of the National Estate: ----------------
----------------- 9. HERITAGE AGREEMENT ----------------- 10. STATEMENT OF SIGNIFICANCE Belle View, a single-storey, brick and iron, Victorian Regency style residence, together with stables and former barn, has cultural heritage significance for the following reasons: the place is a demonstration of the Victorian Regency architecture, lifestyle and use of a mid to late 19th Century farm and residence; is comparatively rare and retains a high degree of authenticity and integrity; the place is rare in particular for its location, which still retains its context in a rural setting within the metropolitan area, despite the adjacent impact of urbanisation; Register of Heritage Places - Permanent Entry Belle View 2 02/06/1998 the stables are a rare, surviving example of farming techniques and rural architecture of the period, and have the potential to add to the knowledge of transport, farming and husbandry practices no longer used; the place has strong associations with Edward Robinson, pastoralist, farmer, politician and developer who was part of the socially influential group known as the 'Nor'Westers'; the Victorian Regency house is a significant, representative example of a substantial residence built by an influential Western Australian who acquired prosperity prior to the gold rush period; the place has associations with Governor Stirling's Woodbridge land grant, later purchased by Henry Brockman; and is the last of several original large rural land holdings left in the district, eg. Woodbridge, Water Hall and Bushmead; and, the place has given its name to the suburb of Bellevue which is an example of an early planned suburb compared to the adjacent town of Midland which just grew around 'The Junction' without any proper planning.
Register of Heritage Places – Permanent Entry Clayton Farm 14 March 2008 1
REGISTER OF HERITAGE PLACES Permanent Entry 1. DATA BASE No. 03839 2. NAME Clayton Farm (c.1850s; 1861; 1971) 3. LOCATION Clayton Road, Helena Valley 4. DESCRIPTION OF PLACE INCLUDED IN THIS ENTRY
Portion of Lot 27 on Plan 4508 being the part of the land contained in Certificate of Title Volume: 162 Folio: 90A as is defined in Heritage Council of Western Australia Survey Drawing No: 3839 as amended and prepared by Warren King & Company and Midland Survey Services and dated 6 November 2007.
Shire of Mundaring 6. OWNER David Innes Dick, David Anthony Dick, Dorothy Nadine Dick & Graeme Innes Dick
• Register of Heritage Places: Permanent Entry 14/03/2008 • National Trust Classification: Classified 02/08/1971 • Town Planning Scheme:
---------------- • Municipal Inventory: Adopted 22/04/1997 • Register of the National Estate:
---------------- 8. CONSERVATION ORDER
----------------- 9. HERITAGE AGREEMENT
----------------- 10. STATEMENT OF SIGNIFICANCE
, which consists of a two storey brick and iron residence in the Victorian Georgian style (1861), a single storey brick and iron cottage in vernacular style (c.1850s), and a brick lined well, in a rural setting relating to the Helena River, has cultural heritage significance for the following reasons:
the place is the oldest remaining farmhouse on the Helena River, and retains a high degree of integrity and authenticity; the place is an excellent example of a Victorian Georgian style homestead which has retained its rural setting; the place is a rare, intact example of
a two-storey colonial homestead that
was built on a portion of a land grant made in the first three years of Register of Heritage Places – Permanent Entry Clayton Farm 14 March 2008 2 colonial settlement, as part of the system of land grants involving narrow land parcels with river frontage;
the place is an important historical marker of a site of early colonial agricultural activity which became the basis for the development of Western Australia's agricultural industry;
the place was built by Richard and Mary Smith who were amongst the earliest colonists to arrive in Western Australia, arriving in 1829, and is held in high esteem by their descendants; and, the place has the potential to contain archaeological deposits which would provide additional information about early colonial life.
The horse shelters on the south west side of the brick residence, the garage to the rear of the brick residence, the asbestos cement house to the north east of the brick residence and the corrugated iron stables and sheds to the east of the brick residence are considered to have low significance. The in-ground swimming pool is considered to be intrusive. The sun-room, while having low significance, has been successfully incorporated into the house and is not considered to be intrusive.
Helena Valley Land Use Study October 2013
PR112870-1; DraftB, October 2013 Page 3
RPS Economics Highest and Best Use Advice Note
Our Ref: PR112870-1 Date:
24 September 2013
Mr Scott Vincent Senior Planner RPS Australia Asia Pacific PO Box 465 SUBIACO WA 6904
scott.vincent@rpsgroup.com.au
Dear Scott RE: RESPONSE – HELENA VALLEY APPROPRIATE LAND USE ASSESSMENT Thank you for the meeting on Thursday 5 th September 2013 to discuss the most appropriate non- residential land use for the land in Helena Valley located within the Aircraft Noise Exposure Forecast (ANEF) 25 Contour. As requested, I have undertaken a high level, highest and best land use assessment to understand the most appropriate and productive non-residential land use for the site (“subject site”). This letter of advice has been undertaken given our expertise and understanding of a range of land uses throughout Perth including residential, retail, business park and industrial, and the respective economic drivers of these uses. The assessment has broadly explored population growth, broad land use drivers, and access to the freight network. The letter concludes with a recommended highest and best land use for the site.
One of the key driving factors for additional land use demand in an area comes as a result of increased population. Increased population in an area leads to increased residential demand, as well as demand for more retail services, office precincts and industrial lands to service this population. RPS has estimated the population growth in and around Helena Valley based on land availability and likely land budgets to calculate the population at capacity. As at the 2011 census, the population of Helena Valley was 3,017, with urban residential growth of the precinct likely to increase its population capacity to some 6,000 people – effectively doubling the population. On top of this strong population growth in Helena Valley, an additional 900 residents to the north of the subject site in Bellevue, and another 1,500 residents in Bushmead to the south are anticipated as a result of planned major development projects. While the ultimate timing and sequencing of this population growth is uncertain, the development potential in the area across a range of estates will likely see population growth rates in the area well above the Perth metropolitan average.
Letter of Advice
Response – Helena Valley Appropriate Land Use Assessment Page 2 Anticipated Highest and Best Land Use The table below explores a number of land uses and the subject site’s ability to cater for key driving attributes of these land uses. This table therefore presents the likely highest and best use for the site. Land use attribute Retail / Bulky Goods Business Park Light Industrial / Service Commercial Heavy Industrial Surrounding residential catchment ? Truncated catchment area
Growing local population
population with buffer
Strong regional catchment Accessibility benefits
Direct access is of key
importance ? Visible but indirect access
Indirect access to key freight network
Indirect access to key freight network
Lack of
catchment / beneficial uses
industrial mix
Residential and industrial mix
to growing population Employment activity
Increases local employment
employment
Increases local employment ? Low job
density Amenity
Low amenity location ? Needs higher amenity
Sufficient amenity
Sufficient amenity Sufficient land availability
Yes
Yes
Yes
Need larger land mass
Estimated market viability ? Viability questioned
Viability questioned
Likely viable
Likely viable Totals 2 4 7 4 The table above shows a strong leaning towards light industrial / service commercial land uses as the most appropriate use for the subject site. In fact, light industrial / service commercial uses are appropriate across all seven attributes explored by RPS. Such land use at the site is considered appropriate in terms of the surrounding residential catchment; the accessibility to the site; the context of the adjourning land mixes; creating diversity of employment activity in the region; appropriate for the amenity of the location; has sufficient land availability; and is believed to be a viable use for the site.
Letter of Advice
Response – Helena Valley Appropriate Land Use Assessment Page 3 RPS has now explored some of the wider regional and locational economic drivers for light industrial in more detail below, to ensure the use is appropriate for the subject site.
Local economic development is increasingly influenced and guided by national and global macro- economic trends. The globalisation of international trade, travel, telecommunications and finance has underpinned the integration of local economies with national, regional and international markets. This has undermined the historical nation-based economic trade with cities and regions increasingly trading with one another as drivers of global economic growth. RPS has identified a range of national and global economic drivers relevant to the future development of non- residential, employment-generating land uses at the subject site. These drivers, along with a brief description and a qualitative assessment of their relevance to the subject site are as follows:
Regional population growth – as discussed earlier in this letter, the population growth surrounding the subject site, both in Helena Valley, and in the Perth’s north east. This is one of Western Australia’s fastest growing regions and will provide a large labour force catchment and will support local commercial and business activity. According to the official population growth projections, the Perth Metropolitan region is expected to increase in population by over 33,000 per annum for the next decade.
Increased freight demand – an effective and efficient transport network will assist in moving goods and managing congestion as well as give workers access to employment. This will also drive growth in demand for industrial land uses along the key transport networks. The subject site is strategically located near Roe Highway and Great Eastern Highway Bypass with access to local, regional and national freight routes.
– regions will undergo natural evolution over time. The area surrounding the site includes a relatively high level of heavy industrial land which is well serviced by the transport network. Over time, and as lot availability becomes less available (particularly to the east of Roe Highway), more intensive higher order industrial land uses are demanded and price points lead to more fragmented land.
Other external economic drivers – there are a number of other drivers which are driving the need for industrial land uses such as the growth of online retail leading to increased need for distribution warehousing. Long run exchange rate changes also can impact on the type of tenants who demand industrial land uses. Higher exchange rates lead to more import related tenants (e.g. WA based online retailers), while lower long term rates can bolster export exposed tenants (e.g. mining related).
Key Transport Network - the subject site is located in close proximity to key transport corridors in the Perth Metropolitan region. The site does not have direct ingress and egress from Roe Highway, however, it is estimated that travel times to Great Eastern Highway Bypass and Roe Highway take 2 minutes and 3 minutes respectively. This network then has strong linkages to the Great Eastern Highway, and other freight networks to the south such as Tonkin Highway. This access to key freight and arterial networks is a critical economic driver for industrial land uses, particularly heavy industrial, which has flow on economic benefits for light and service industrial uses.
Proximity to materials and commercial land uses – the subject site is appropriately located
Letter of Advice
Response – Helena Valley Appropriate Land Use Assessment Page 4 in close proximity to a range of land uses which make it suitable for light/service industrial uses. This includes heavy industrial (to service logistical and materials needs), residential (to provide local employment) and retail/commercial to the north in Midland (transport/warehousing needs).
Proximity to employment sources – while the subject site is within the Mundaring municipality, it is located adjacent to the Swan municipality and the fast growing centre of Midland. This area is expected to have very strong population and economic growth over the coming decade. The growth in population nearby (as discussed earlier), along with the strong regional population growth, will assist in supporting employment uses at the site.
one of the major drawbacks for heavy industrial at the site is the proximity to residential and future residential land uses. Light industrial land uses are more appropriate as a buffer between the busy Roe Highway and residential land uses and has less impacts on the amenity for nearby residential.
it is understood that land further south of the subject site along Midland Road may also support light industrial land uses in the future. Rather than adversely impacting the development of the subject site, the critical mass of light/service industrial uses are likely to increase the overall viability of these uses in the area due to the resulting co-location benefits.
RPS has explored the regional and local economic drivers in the context of light industrial / service commercial land uses above. The same drivers have been examined briefly below in terms of the remaining three potential land uses for the subject site (retail/bulky goods, business park and heavy industrial).
Retail/bulky goods land uses will benefit greatly from the surrounding and regional population growth, however, delivery of these land uses will largely be directed into specified activity centres in the region – particularly within the Midland Centre. Local economic drivers are strong, however, the co-location of surrounding land uses, catchment constraints and lack of direct highway/regional road frontage reduce the potential for the site in terms of its retail and bulky goods potential.
Business parks are typically delivered in or nearby strategic centre locations and in that respect the location is relatively well suited to business park uses, however, competitive business parks closer to Midland would likely be more viable and have better accessibility to services (co-located uses) and be more accessible by road and rail. Demand for business parks are driven by regional economic growth and surrounding residential growth will have a lower bearing on the demand for the land use.
Heavy industrial land uses have similar drivers to light industrial uses, however are driven more heavily by regional demand drivers. While there is strong evidence that the regional economic drivers will lead to demand for heavy industrial uses including through strong population growth and increased freight demand, the subject land does not appear to be the most appropriate location for such uses due to nearby residential catchment and relatively small land availability.
Letter of Advice
Response – Helena Valley Appropriate Land Use Assessment Page 5 Conclusions Thank you again for the opportunity to provide this letter advising on the highest and best land use for the subject site land at Helena Valley. As noted, RPS Economics has found that the most appropriate land use at the site would be for light industrial / service commercial uses. This conclusion has been based on a high level attributes study, however, it should be noted that this has been done in the absence of a full market gap assessment which would investigate the current supply and demand balance of a range of land uses. While a full market gap assessment would be helpful, it is not essential for understanding the most appropriate use of this land and RPS believes that the above advice is sufficient to demonstrate that light/service industrial is likely the best use for the site. If you have any further questions, please do not hesitate to contact me on 0410 412 493. Yours sincerely Michael Prosser Senior Economist RPS Download 0.86 Mb. Do'stlaringiz bilan baham: 
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