Corr, Peter Black
HOW long does it take to write a 659-page report? How many staff members contributed, given that there are heritage, planning, policy and traffic issues? Add the work done by the developer and architects, and the cost is many, many thousands of dollars. And let’s not forget the Urban Design Panel. And the time to evaluate nearly 900 submissions from the public.
We’re referring to the proposed redevelopment of the Welcome Stranger hotel at the corner of Harrington and Davey streets in Hobart.
There were 800 submissions against this development, with 83 in favour, clearly indicating that the public does not want these high-rise towers.
Hobart City Council’s planning officers strongly recommend refusal. The issues raised include streetscape, townscape, heritage values, individual prominence, height, bulk, loss of historic fabric, incompatible design, materials, etc.
The proposal is also “detrimental to the historic cultural heritage significance, through its siting, bulk, height, and scale”. And, “the height of the proposed building unreasonably dominates and has a materially adverse impact on existing buildings of cultural heritage”.
The City’s planning officers have done a thorough job.
The Urban Design Advisory Panel (with 10 expert members) also recommends refusal, considering “the proposal to be too high and intrusive, given its location within a significant Heritage Precinct, its proximity to a number of heritage listed properties, and its prominent location within a highly significant streetscape. It also fails to reinforce the traditional urban form of the City that steps down from the Macquarie Street ridge to Sullivans Cove.”
The Panel notes the recommended absolute maximum height of 30 metres as proposed by Leigh Woolley and supported by the City’s officers. This proposal is for 45 metres.
The panel has done a thorough job.
The application comes to Council on Monday. Council could decide to throw aside the experts’ recommendations and approve this proposal. And therein lies the problem.
The Poll of Electors is asking (Question 1) to limit Council’s discretion, in this case to 30 metres maximum. If this was in place, this unrealistic application would not have been lodged and the heritage issues would, most likely, have been properly addressed.
The real waste of money is the accumulated cost of dealing with unrealistic applications.
We know many high-rise towers on the mainland have structural problems, with little protection for affected owners. And we know from history that too much discretion can lead to corruption. The poll is trying to limit discretion.
Hobart Not Highrise believes that Hobart’s residents should decide on absolute maximum heights. It’s not for developers to decide. If they have free rein, they will build high-rise towers randomly as sites become available, destroying our city in the process.
The residents of Hobart, time after time, have clearly said that they want to remain a low-rise human-scale heritage city.
It’s also a wellness issue. A large number of residents are unhappy, angry, and have great concern for what’s happening.
Bring in the officers’ recommendations and most of this will go away, leaving Hobart a much happier place.
If you’re lucky enough to vote in the poll, we ask that you vote “Yes” to the Principal Question. Brian Corr is president of Hobart Not Highrise Inc, Peter Black is treasurer and Margaret Taylor is secretary.