Before the 26th April 2022 and say "NO" the foreshore must remain public land !
Risks of
the Proposed Rezoning Lot 556 Curtin Avenue, Cottesloe (The McCall Centre)
Introduction
The Western
Australian Planning Commission (WAPC) is seeking comment on the rezoning of Lot
556 Curtin Avenue in Cottesloe and Mosman Park from Public Purposes- Special
Uses reservation to the Urban zone in the Metropolitan Regional Scheme (MRS). The rezoning is intended to allow for the
sale and redevelopment of the site, as it is currently stated to be ‘surplus to
government requirements’.
It is strongly recommended that the rezoning
does not take place.
Rezoning
the land has significant risks in the short. medium and long term.
The four
main risks of rezoning Lot 556 Curtin Avenue to urban include:
1) Short term and long term loss of
social value.
2) Economic risks: Loss of the
opportunity to develop a tourism gem and risks to transit and communications corridors.
3) Contrary to historic and strategic
planning outcomes and successional government approach.
4) Grave loss of habitat for endangered
species
Short and Long-term loss
of social value
The MRS
rezoning report for Lot 556 makes an unqualified statement that their coastal
hazard setback assessment shows that lot 556 is unlikely to be impacted within
100 years.
The coastal
foreshore should be assessed on a regional scale and consider the coastal
erosion impact for all of the beaches, Cable Station Beach to Port Beach2.
Erosion from storms is already significantly impacting beach use and access.
Lot 556 is
within the coastal foreshore reserve1. The accepted set back zone
recommended is 125 meters[1]
from the highwater mark. This is a setback that offers a buffer against future
coastal erosion processes and should not be built on. Lot 556 starts at just
60m from the high tide mark of an already eroding Mosman Beach. Between the
western side of Curtin Avenue and the highwater mark there is as little as 40 meters.
This
coastal area has very high social value to the Western Australian community
generally, as recognized in SPP2.6 (Coastal Planning) and as listed in the 2016
community coastal users survey[2].
The
Leighton, Port and Mosman Beach Coastal Adaption plan says (pg 17) that the 7 highest
social values for the Foreshore included:
1.
Ability to access and enjoy a beach setting
(coastal amenity)
2.
Ability to enjoy coastal scenery and views
(coastal amenity)
3.
The amenity of the open, coastal
character of the area, compared to built up coastal settlements (such as
Cottesloe and Scarborough
4.
Ability to exercise in the coastal
environment (recreational)
5.
Coastal vegetation and habitat (coastal
amenity)
6.
Ability to access bicycle and pedestrian
facilities (recreational)
7.
Ability to access car parking and toilet
facilities
The MRS report does not consider the
negative consequences to local public amenity of an urban development at Lot
556 for coastal users.
This community survey states that 83% of coastal users want
the coastal processes managed by way of landward retreat so that this coastal
area is always accessible for recreation. An urban development in the foreshore
reserve of Lot 556 is contrary to the recommended management of Mosman Beach
coastal processes.
There has
been considerable public and community protest in response to proposed
development of land in this area (see Attachment 2) with preservation and
management of natural bushland and green spaces a high priority. These prolonged community actions further
demonstrate that this area is highly valued by the community.
The green
link is also an important part of the Swan Coastal Plain landscape that
is significant to the culture and identity of the Whadjuk people, the
traditional owners and custodians of this area.
The
increase in population density from this development, along with the planned
multistorey developments nearby at One Steel and Matilda Bay Brewery on the
border of Mosman Park and North Fremantle, will
increase the pressure on the natural amenity of the area as well as
parking which is already at capacity.
With
greater densification comes the added responsibility for state and local
governments to retain and create compensatory natural areas for the physical
and psychological well-being of the community, the benefits of which have been
well documented.[3] This
has been highlighted during the Covid pandemic.
In the longer
term, predicted coastal erosion will likely have extreme[4]
(pg41) consequences causing unacceptable loss of social, recreational and
heritage values of regional significance. Vehicular access for the Cable
station is at extreme risk4(pg 44).
As the Cable
Station is in the foreshore reserve, It is recognized that the best long term
use of it would be to provide recreation
related facilities such as a café/restaurant and or a visitors centre.
State
Planning Policy 2.6 stresses the importance of considering coastal processes in
consideration of development[5].
The Coastal
Hazard and Erosion Map shows that in as little as 25 years, the ocean could be
at Curtin Avenue because of the steep man-made dune elevation. Our Coastal Future: Leighton, Port and
Mosman Beaches Coastal Adaptation Plan[6]
forecasts the need for interim protection and likely retreat from the coast
by 2050. In the long term this means
there is unlikely to be car parking or a beach access road for Lot 556.
Notably, State Planning Policy (SPP) 2.6[7]
sets out a case against this loss of amenity, stating that in order to act in
the public interest, the Government must support public ownership of
the coast, including where appropriate the provision of a coastal
foreshore reserve and accommodation of regional and local recreational
needs.
Therefore, in conclusion, the
loss of short, medium and long term amenity and coastal recreation value presents
an unacceptable risk to the State Government of rezoning Lot 556 Curtin Avenue to
enable development. The rezoning should
not take place as it is inconsistent with SPP 2.6.
Economic
Risk: Loss of opportunity to create a highly attractive tourism precinct for Western
Australia
The Tourism Opportunity
Perth and
Peel @3.5 million highlights the value of tourism as a key part of the State’s
economy in the future[8].
Lot 556 Curtin Avenue is a critical link between four historic sites that would
constitute a valuable tourism attraction if appropriately managed, being:
1. the foreshore is the site of
Vlamingh’s landing in Western Australia,
2. the foreshore is also the site of
the Noongar shark dreaming,
3. the Cable Station, and
4. the historic World War II Tunnels (behind
the site).
Development
and promotion of these assets under a well-managed program would create a
revenue-generating tourism asset, stimulate the local economy, create jobs and
attract more people to enjoy and appreciate the amenity of the area including
understanding the Noongar connection.
Allowing the rezoning and development of the land destroys this
opportunity.
The
Vlamingh Memorial, located between the ocean and Lot 556 Curtin Avenue, marks
the approximate area that 83 of the Dutch crew of Vlamingh’s fleet first landed
on the Perth coast.
From here they discovered the River and encountered Black Swans,
earning the river its name.
The area is rich in
Aboriginal History. The rock formations below Lot 556 are known as Moondarup, described
by the South West Aboriginal Land and Sea Council as the
Spiritual Gateway of the area.[9] The
seven sister hills created by the
Noongar Waarkal look out over Lot 556 to the ocean as does Dwerda (dingo) . Whadjuk tools have been
discovered beside the Cable Station, Victoria Street Station and near Warton Street
indicating widespread habitation in this locality.
The EPA raised the alarm of the impact of an urban development on the
Aboriginal heritage values here without a suggested way forward.
The heritage listed Cable Station, built in 1926 to house the families who
monitored the ‘red line’ submarine telegraph cable linking the British Empire
24/7. The house is a fine architectural example of the era.
Behind the site, on the top of Buckland Hill are the tunnels. 400m of tunnels were carved out of limestone,
in places 10 m deep, to enable a safeguard look-out and artillery to protect
the Port of Fremantle and Perth during World War II. The tunnels are currently operated by
volunteers and are a well frequented tourist attraction.
If we preserve the amenity of the green space, link up these four major
historical and heritage sites, there is an incredible opportunity to create a
tourism precinct, supporting the economy through a hospitality venue and
interpretative centre, enduring economic and social value to the community. This
will also ensure the amenity of the area prevails, even if the coastline erodes
as forecast.
Contrary
to historic and strategic planning outcomes and government approach
The proposed Amendment is contrary to the most fundamental planning principles
informing the development of this area. The
principle aims of the Town of Mosman Park Local Planning Scheme 3[10]
include (section 9 (l):
to encourage the establishment of
an ecological corridor on Wellington
Street linking the Indian Ocean to the Swan River via plantings and related
treatments within the public realm;
The
proposed rezoning amendment is in contravention to this objective.
Perth and
Peel @3.5 million[11]
aims include:
Sustainable: Perth will
responsibly manage its ecological footprint and live within its environmental
constraints, while improving our connection with and enjoyment of the natural
environment.
The
proposed amendment undermines this aim.
Perth
and Peel at 3.5 Million also stresses the increasing importance of foreshore beach reserves in
the Central Sub-region as the population grows and density increases, to
ensure amenity and liveability[12].
State Planning Policy
2.6[13]
sets out the Government’s aim to:
protect, conserve and enhance
coastal zone values, particularly in areas of landscape, biodiversity and
ecosystem integrity, Indigenous and cultural significance.
More specifically,
SPP 2.6[14]
states that in terms of Coastal Hazard Risk Management and Adaptation Planning, an area likely to be subject to coastal erosion in
the next 100 years, development should be avoided.
The McGowan
Government has recognized the importance of densification, particularly in
areas with public transit access. In
particular, this approach emphasizes the importance of protecting existing
vegetation and green space to ensure more dense suburbs remain cool and livable.
Environmental
Risk
The Environmental Protection Authority advice attached to the proposed
amendment warns of the ecological risk of developing the land in question, as
the site could provide potential ‘crucial’ habitat to the endangered Carnaby’s Black Cockatoos. The bushland cover of Lot 556 and surrounds
is critical as it is the last link in the chain of natural green areas linking
the ocean to the river and to the Perth escarpment, for which there is no
alternative.
There are known
and potential endangered species and endangered ecological communities that
rely on the vegetation provided by the green corridor and may be found in the
8000sqm. These include:
Callitris preisii (Rottnest Pine)
Melaleuca lanceolata (Moonah Paperbark)
Angianthus micropodioides P3
Beyeria cygnorum P3
Neelaps calonotos (Black Striped Snake) P3
Isoodon obesulus (Quenda). Evidence of diggings have been
observed on the site and in the vicinity. P4
The existence
of these and other local native species form a healthy biodiverse community
which will be gravely threatened if Lot 556 is rezoned for an urban development
as this land contains most of the mature habitat native trees of the Leighton Beaches.
Conclusion
The reason
given for rezoning to Urban is to facilitate sale of the land as it is ‘surplus
to government need’. The land was not
zoned special purpose due to ‘government need’.
Rather State Planning Policy 2.6[15]
sets out that land use, particularly of the coastal foreshore, should be
determined on the optimal outcomes for the whole community.
The rezoning
of Lot 556 Curtin Avenue would represent a significant loss for the State. Far greater benefit can be gained by preserving the open, natural amenity of
the immediate surroundings and capitalizing on the long-term heritage and
tourism value of the Lot. The creation of this additional Perth Tourism precinct,
with associated jobs and economic benefit and the protection of a critical
environmental corridor, heavily outweigh the short-term benefit of the cash
sale of the land.
We strongly
advocate that Lot 556 should retain its current MRS zoning of Public Purpose
(Special Use), be transferred to the Crown as an ‘A’ class reserve and
positioned to be vested in the Department of Biodiversity, Conservation and
Attractions (DBCA).
Bibliography
Basset,
J, 2018, ‘Town of Mosman Park driven by safety concerns in burying of beach
caves at Moondarup shark dreaming site’ in Western Suburbs Weekly, May
9.
Department of Planning, Lands and Heritage (WA) and Western
Australian Planning Commission, 2018, Perth and Peel at 3.5 million.
Available at https://www.dplh.wa.gov.au/getmedia/404a6895-f6ec-4829-87df-8de5b80075b8/FUT-PP-Perth_and_Peel_Sub_Region_March2018_v2
Effects of natural environment on
mental health: an umbrella review of systematic reviews and meta-analyse
Abida Sultan, Qiping Fan, Rachit
Sharma, Neetu Purohit, Dilruba Fatima Sharmin Md Mahbub Hossain
GHD, 2016, Our
Coastal Future: Leighton, Port and Mosman Beach Coastal Adaptation Plan, Prepared
for Town of Mosman Park and City of Fremantle, available at https://www.fremantle.wa.gov.au/sites/default/files/Port%20Leighton%20and%20Mosman%20Beaches%20Coastal%20Adaption%20Plan.pdf.
Town of Mosman Park, 2018, Town of Mosman Park Local
Planning Scheme Number 3, available at https://www.wa.gov.au/system/files/2021-10/LPSC-Mosman-Park-Scheme-Text.pdf
Walley,
T, (date unknown) Origins of Derbal Nara 1, Nyungar Wardan Katitjin Bidi
– Derbal Nara, Curtin University, Available at https://www.derbalnara.org.au/origin-of-derbal-nara-1
Western Australian Planning Commission, 2013, State
Planning Policy Number 2.6: State Coastal Planning Strategy, Available at https://www.wa.gov.au/system/files/2021-07/SPP-CST-SPP2-6_Policy.pdf
[3]
Effects of natural environment on mental
health: an umbrella review of systematic reviews and meta-analyse