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Mr Graham Foster
Chief Executive Officer
City of Nedlands
71 Stirling Highway
NEDLANDS WA 6009

RE: Dalkeith Redevelopment (Precinct No 18) Concept Plan – December 2007.

Dear Sir

I have resided in Dalkeith since 1954 as a child and an adult. As a consequence I am well aware of the social fabric of the area over a long period of time.

Almost every aspect of the: Dalkeith Redevelopment Plan (DRP) would have a most destructive effect on the existing harmonious social fabric.

The document provided demonstrates a complete disjunction between the aims of the vision statement and the details provided for planned new development including a quadrupling of the commercial area and substantial increase in housing density from Waratah Avenue between Adelma Road and Roberts Road to the Dalkeith Primary School.

The DRP would bring radical changes in permitted land use in the area, to an extent only appropriate for a green or brown field site. Dalkeith Village is a long established, family-sensitive community centre which would be totally destroyed by the DRP as presented in the December 2007 document.

The Vision Statement:

“to provide a vibrant, pedestrian friendly destination”

At present, the Dalkeith Village streetscape is a low-key small commercial development. It is situated on the north side only of Waratah Avenue between Adelma Road and Alexander Road. A separate small group of shops is located on the north side of Waratah Avenue extending east from Roberts Road. Ten family homes separate this group of shops from the Dalkeith Village. There is no commercial activity on the south side of Waratah Avenue, which is lined for most of its length by established family homes with well established gardens containing many mature trees and shrubs.

The present Tudor style shops (Development area 8) of two storeys loom large, but are well set back from Waratah Avenue. All other shops are of one storey. Street trees provide much needed summer shade.

The present amenity of these shopping areas will be lost if the DRP is approved.

The DRP increases the maximum building height in Development area 9 to five storeys and changes the maximum building height in Development area 8 (presently two storey Tudor style buildings) from two to four storeys and at the intersection of Alexander Road and Waratah Avenue (Development area 6) from one to four storeys. Building heights of four storeys are in keeping not with a village but with a major city development. Suggesting that the small park between Genesta Crescent, Waratah Avenue and Alexander Road would present as a village green downplays the enormous impact such changes to the streetscape four storey buildings would make. The DRP does not create a pedestrian friendly environment but a busy overbearing city intersection.

Even if the “village green” were to be considerably larger in area – as would be required to maintain some proportion with the proposed scale of commercial development, it cannot be pedestrian friendly in view of the extent of the increased business activity required by the DRP. Vehicular traffic flow would maroon pedestrians on one side of Waratah Avenue or the other except at controlled pedestrian crossings, or (for the very young, old and frail) by a more dangerous and risky traverse.

I am particularly concerned that in the Village Core (Development area 6) buildings “are built up to the footpath”. This is certainly not sensitive to the ambience currently enjoyed.

The claim that balconies will improve security is unproven; it merely reveals that the planners anticipate deterioration in security.

The “village green” is to be surrounded by buildings of four storeys to the north and three storeys to the west and southeast. This will destroy the present open ambience of the park and convert it into an enclosed busy, noisy, crowded and utilitarian space.

The proposal to extend commercial building along Waratah Avenue to the west of Alexander Road, as well as along Alexander to the north and south displays a callous disregard for the amenity of families. It is not pedestrian friendly. These are pleasant roads with family homes, carefully composed gardens, and many tall shade trees. They are pedestrian friendly now and are under grave threat.

Waratah Avenue, at present a pleasant walking route extending from Gun Park on Birdwood Parade to the east, to Victoria Avenue in the west, would be bisected by the hazards of commercial and retail trade..

“services not only to the local residents but the wider population”

Dalkeith Village is at the hub of a small area within a geographical peninsula. It is not at the hub of a wider population as is Subiaco, West Leederville, or Claremont. The implications of attracting traffic into a cul de sac are enormous. It is reckless to plan such intense commercial activity in this geographical area.

Additional points:

Sustainability and climate change not properly addressed:

Only 50% of all dwellings within a lot are required to maximise solar exposure for habitable rooms. It should be much higher – preferably 100% of all dwellings should be so designed.

The requirement for site coverage of at least 0.6 does not allow opportunity for shade trees, which in the face of climate warming, should be a substantial requirement in an environmentally sustainable development. Not withstanding the guidelines for rainwater tanks, solar collectors, photovoltaic cells, and clothes drying areas, nowhere in the information provided do I see any reasonably serious effort to address this very important subject.

Security is less:

Increasing the number of small trafficable areas such as back lanes and side alleyways will not improve security. Such areas are well known in other parts of the metropolitan area for being used for antisocial activities.

Increasing the number of small dwellings will have a decreasing effect on population density as small dwellings have been demonstrated to be inhabited by singles and couples, not families and to increase domestic car traffic. Promoting small residential dwellings adjacent to the Dalkeith Primary School is inappropriate. This area should remain dedicated to family homes which are likely to have school age children in residence.

There is a disjunction between low density and high density residential areas particularly in Alexander Road close to School Road.

Summary comment:

The proposed plans are socially and environmentally irresponsible. They would destroy the family ambience of the Dalkeith Village through to the Dalkeith Primary School. The plans are totally unacceptable and should be rejected.

I respectfully ask that you make a copy of my submission available to each member of the Council.

Robin Collin
83 Birdwood Parade
Dalkeith WA 6009
Tel: 0400 700 653; 9386 2526