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City of Nedlands
Dalkeith@nedlands.wa.gov.au

Dear City of Nedlands

Feedback on Dalkeith Development Plan

I have owned property in Dalkeith for more that 15 years and have lived in the suburb for most of that period. For this reason, I have an informed understanding of the suburbs and its residents, and what gives it its unique appeal.

With respect to the proposed development, let me start by saying that I am appalled by the proposed concept guidelines which are likely to result in the destruction of what the residents of Dalkeith hold dear. The guidelines appear to be a conventional solution in search of a problem and fail to recognise or build on the existing strengths of the Dalkeith village and related precinct. These strengths deserve to be recognised and could themselves serve as a guide or model for building a healthy, sustainable community. The guidelines also fail to recognise the risks associated with the proposed development, in particular that the existing family friendly locality will be destroyed and replaced with a boring, sterile development such as in East Perth.

My specific concerns are summarised below.

Consultation
My husband and I are currently rebuilding. However we continue to receive mail at the Dalkeith address through an Australia Post redirection arrangement. I have received NO communication from you at the Dalkeith address in relation to the development. The first correspondence I received from you on the matter (dated 31 January 2008) was through the Nedlands address where the family is living while our new home is being built. The correspondence suggested there has been extensive consultation with residents. However I believe that this claim is misleading and cannot be justified. I read in a recent edition of the Community Newspaper that this matter will be investigated. I encourage you to so do.

Priority for Dalkeith Development and Consideration of Alternatives
I read in the correspondence that the Council has identified Dalkeith as the priority redevelopment area. COULD YOU PLEASE SEND ME DETAILS OF THE CRITERIA AND RELATED INFORMATION THAT YOU USED TO IDENTIFY DALKEITH AS A PRIORITY FOR REDEVELOPMENT. If it is related to increasing population density in Nedlands, there are other areas which would be demonstrably more suitable than Dalkeith, particularly those along major transport routes such as Stirling Highway. If density is to increase in Dalkeith, have you considered the options? The convent site on Adelma Road, when it becomes available, would be much more suitable for a residential development than the proposed Waratah Ave development.

Community Diversity
The proposal makes much of community diversity. Dalkeith is already a diverse community. In terms of age range, there is a balanced mix of families with young and older children, professional individuals/couples and retirees. There are academics and health professionals, reflecting the proximity of UWA and Sir Charles Gairdiner hospital, as well as other professional and business people. There is also a range of incomes, from students/retirees to high income earners at the peak of their careers. Finally there is a rich ethnic diversity as anyone who uses the local shopping centre knows. How much more diverse could or should Dalkeith be?

Existing Village Centre and Extent of Proposed Commercial Centre
The proposal justifies development on the grounds of need for a vibrant Village Centre. Well let me tell you, it is no secret that Dalkeith already has one. It is in Waratah Ave in the block between Adelma and Alexander. Throughout the week and at weekends too, there is a steady stream of people shopping, dining, drinking coffee, and chatting. It is a family friendly village: young kids walking dogs, older kid in the Pizza café, adults in the restaurants and coffee shops, and the elderly able to independently visit the doctor or pharmacy or undertake other activities in a safe and supportive environment.

Even with some population growth it is impossible to believe that the suburb needs wall to wall retail frontage from Adelma to Roberts. It is also very difficult to believe there is such a high demand for commercial space .  COULD YOU PLEASE SEND ME A COPY OF THE DATA/PROJECTIONS ON WHICH THE RETAIL AND COMMERCIAL SPACE ALLOCATIONS WERE MADE. While some further development could occur between Adelma and Alexander, to a height limit of two stories, I am opposed to further commercial/retail development in Waratah Ave west of Alexander as I do not believe it is justified.

Loss of Community Facilities
Dalkeith already has a good range of professional offices and retail shops that meet residents’ daily needs. Shopping centres at Claremont and Subiaco are close by to meet the more occasional need for a wider variety of shops. The community has parks and sports clubs, as well as churches, a Community Hall and support services for the elderly. There is no evidence that the proposed development will deliver needed services to the Dalkeith community. On the contrary, it appears that the proposed development will result in the loss of some important existing facilities such as the Community Hall and Waratah Ave Church. The community has already lost the Bridge Club which was at the corner of Waratah and Adelma!

Regional Use
The plan indicates that people outside the immediate area need to be drawn to Dalkeith. Well many people from outside the area already use the facilities. While some use the retail facilities, most use the recreational facilities (parks, barbeques etc) adjacent to the Swan River. Far from encouraging this use which is consistent with current family friendly atmosphere, the traffic congestion related to the proposed development is likely to discourage it.

Summary of Risks of Redevelopment
Impact on Families
Dalkeith is a family friendly suburb. My children walked or rode their bikes to school and when my elderly parents visited or stayed they were able to walk or shop in a safe and supportive community. It is highly likely that the redevelopment will destroy this atmosphere. Children will be driven to school and the elderly will be too afraid to venture out. Fast food outlets are not supported. The existing food outlets are considered sufficient and suitable. There is a national obesity epidemic and Council should be encouraging slow food.
Risks of Hotel/Tavern
The hotel and tavern developments are likely to result in loss of amenity for locals related to night noise, drunken behaviour etc. Dalkeith residents do not want the shootings and stabbings of Subiaco, the drug fuelled chaos of Northbridge or a repeat of the Claremont murders. Leave the nightlife to existing areas so that the thinly spread police presence in Perth is not even more thinly spread. The Captain Stirling and Steves are close enough for those that want a hotel.
Impact on Neighbours/Environment
While I do not oppose some duplex development, it should be contained to designated areas eg in some parts of Waratah and only allowed with suitable setbacks from the verge and side/back boundaries. New houses should not be allowed to build to boundaries and front setbacks must be sufficient to accommodate trees and some in front of garage/carport visitor parking. The parking arrangements proposed for Waratah Ave would result in hopeless congestion and destroy the current shady environment. I am strongly opposed to any development over two stories in Waratah Ave. I consider the proposed 4-5 stories height is grossly excessive. It would destroy the currently cool, leafy vista and replace it with an unsightly shadowy canyon. The high density opposite Dalkeith Primary School is considered particularly inappropriate and will present a real danger to children when the proposed small units attract a transient population.
Construction Blight
The noise and disruption related to the proposed redevelopment during the construction period could go on for 10-15 years, severely inconveniencing neighbouring residents and destroying the ambience of Dalkeith.
Traffic Chaos
Remember Dalkeith is a peninsular with ingress/egress limited geographically by the Swan River. There are already significant bottlenecks during peak hour and these would certainly be exacerbated by an increase in population density and commercial activity.

Thank you for the opportunity to comment on the Dalkeith Development proposed. I look forward to seeing the current development proposal withdrawn and a more realistic proposal developed after appropriate community consultation, IF a redevelopment initiative can be justified at all.

Yours sincerely

Merran

Merran Smith

4 February 2008