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SOUTHWELL REVITALISATION STRATEGY

By James Marshall,2014-07-11 14:17
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SOUTHWELL REVITALISATION STRATEGY ...

Final Report July 2004

Prepared by the Strategic Planning and Community Services Teams of the City of

Cockburn

    1. Introduction .............................................................................................................. 3

    2. Project Background ................................................................................................. 3

    2.1. Justification ...................................................................................................... 3 2.2. Study Area ....................................................................................................... 3 2.3. History of Development ................................................................................... 3

    3. Area Assessment ..................................................................................................... 4

    3.1. Zoning .............................................................................................................. 4 3.2. Topography...................................................................................................... 5 3.3. Transport ......................................................................................................... 5 3.3.1. Roads ....................................................................................................... 5 3.3.2. Public Transport ....................................................................................... 5 3.3.3. Pedestrian and Cyclist Access ................................................................. 6 3.3.4. Entrance and Connections ....................................................................... 6 3.4. Community Facilities ........................................................................................ 6 3.4.1. Shopping .................................................................................................. 6 3.4.2. Recreation ................................................................................................ 7 3.4.3. Education .................................................................................................. 7 3.4.4. Community Support .................................................................................. 8 3.5. Housing and Streetscape................................................................................. 8 3.5.1. Type.......................................................................................................... 8 3.5.2. Tenure ...................................................................................................... 8 3.5.3. Condition .................................................................................................. 9 3.5.4. Streetscape Condition ............................................................................ 10 3.6. Utilities ........................................................................................................... 10 3.6.1. Water, Sewer, Gas and Electricity .......................................................... 10 3.6.2. Stormwater Drainage .............................................................................. 10 3.6.3. High Voltage Powerline .......................................................................... 10 3.6.4. Oil Pipeline ............................................................................................. 10

    4. Social Assessment ................................................................................................. 11

    4.1. Demographic Characteristics ......................................................................... 11

    4.1.1 Age By Gender-Southwell ...................................................................... 11 4.1.2 Employment Status ...................................................................................... 11 4.1.3 Single Parents .............................................................................................. 12 4.1.4 Languages ................................................................................................... 12 4.1.5 Ethnicity By Gender ..................................................................................... 13 4.1.6 Residents Per Household ............................................................................ 14 4.2. Quality of life indicators .................................................................................. 14 4.3. Community services ...................................................................................... 15 4.4. Community concerns ..................................................................................... 16 4.5. Service Gaps/Needs ...................................................................................... 18

    5. Opportunities and Constraints .............................................................................. 18

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1. Introduction

    The purpose of this document is to provide background information on Southwell to the Department for Housing and Works, Council officers and the successful project manager for the Southwell New Living Project. The report brings together information collected by Council over a number of years on Southwell and includes information on available infrastructure and services, information from a housing stock survey and interviews carried out in 2002 of selected community workers in the Southwell area and the Southwell Photographic Survey, the Planning Your Future Workshop held in 2003.

2. Project Background

    2.1. Justification

    In November 2003 Council agreed to sign a Memorandum of Understanding between the City and the Department for Housing and Works for the Southwell New Living Project. The Memorandum sets out the objectives of each party together with the guiding principles that will be applied to the project. The purpose of this document is to provide background information on Southwell to the Department for Housing and Works, Council and the successful project managers of the Southwell New Living Project.

    2.2. Study Area

    The area commonly referred to as Southwell falls within the suburb of Hamilton Hill, approximately five kilometres to the south-east of Fremantle. It is not a suburb in its own right, though is distinguishable from neighbouring areas for a variety of reasons. Because of the major roads that bind the area, Southwell is physically distinct and separated from surrounding areas. Stock Road to the east and Phoenix Road to the south provide hard edges to Southwell. To the west is Rockingham Road and to the north a tract of land that has long been reserved for the future construction of the Roe Highway. The age, type and condition of housing stock in Southwell also sets it apart from neighbouring areas. This contrast is most apparent when comparing Southwell to the new and upmarket St. Pauls Estate to the east.

Figure 1 shows a locality plan of Southwell.

Figure 2 shows the study area.

    2.3. History of Development

Southwell was developed in the mid 1970’s by the (then) State Housing Commission. Prior to that

    the area was predominantly undeveloped. Unlike surrounding areas, most of Southwell was not previously used for market gardening. Aerial photography from its pre-development period indicates that Southwell was bushland, of which some remnants, albeit in a degraded state are still evident in many of the areas local parks.

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The then State Housing Commission was involved in many projects including the swap with the

    University for the endowment land for land in Murdoch. The transfer enabled the State Housing

    Commission to build the Southwell Estate.

The pattern and layout of development in Southwell that has occurred was based largely on the

    design work carried out by Margaret Fielman, a renowned private town planning consultant of her

    time. The Radbourne design model was used in developing Southwell, which was to encourage

    pedestrian use by orienting dwellings towards lanes rather than facing the street. Today, this

    design model has caused some concerns for the safety of pedestrians and properties adjoining

    the laneways in Southwell.

Figure 3 shows an aerial photograph of the current Southwell.

There are 315 Department of Housing and Works properties within Southwell, comprising 192

    villa-townhouses, 41 duplexes and 82 single detached houses. The Department intends to

    reduce this number in area to a ratio of one in nine, which means that the numbers would be

    reduced from 315 to 98.

Figure 4 shows the distribution of Department of Housing and Works properties within the

    Southwell area. (This plan is not available for public viewing)

    3. Area Assessment

    3.1. Zoning

Under the City of Cockburn Town Planning Scheme No.3, the predominant zoning in Southwell is

    ‘Residential’. The majority of Southwell is zoned R20 to R25 with pockets of medium and high

    density scattered through the area. Illawong Village (R35), Jindalee Units (R40), Lot 20 Heal

    Street (R40) and 19 Blackwood Road (R80) are zoned for more intensive residential development.

    The only non-residential zoning in Southwell is the ‘Commercial’ zoned shopping centre on Southwell Crescent.

Local Scheme reserves are in place for the Southwell Primary School, a number of local parks

    and recreational reserves and the Fremantle-Kwinana Oil Pipeline that cuts across the area.

Significantly, the Metropolitan Region Scheme reserve for the extension of Roe Highway

    dominates the northern edge of the study area. The reserve for Roe Highway is a significant issue

    for Southwell, which is addressed in more detail in this report.

A ‘Mixed Business’ area lies just outside the study area on Rockingham Road.

The area is zoned ‘Urban’ under the Metropolitan Region Scheme.

Figure 5 shows the zoning of the Southwell area under the City of Cockburn Town Planning

    Scheme No.3.

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    3.2. Topography

    Department of Minerals and Energy Soils Mapping indicates Southwell is built on Spearwood Dunes, the bulk of which is limestone, with some small pockets of sand. Soils in this area are characterised as pale yellowish brown, fine to course to course-grained sub angular quartz with traces of feldspar and shell debris of residual origin.

    Southwell generally sits on the secondary limestone ridge that runs north-south, three kilometres inland from the coastline. As a result, the landform within Southwell undulates from 20m AHD at Rockingham Road at the western end of the study area up to 54m AHD at the eastern end of the study area near Quickly Crescent. Significantly, parts of Southwell are amongst the most elevated areas in Cockburn and consequently have views over Cockburn Sound to the west, the Kwinana hinterland to the south and east towards the Darling Escarpment.

    Groundwater beneath the Southwell area generally exists to a maximum of between 2 and 3m AHD, which is between 18 and 50 metres below the natural ground surface.

Topography is mapped in Figure 6.

    3.3. Transport

    3.3.1. Roads

Southwell is surrounded by the following main roads:

    ? Rockingham Road

    ? Phoenix Road

    ? Roe Highway Reservation

    ? Stock Road

Southwell Crescent is the main north south link between Forrest Road and Phoenix Road

    across the suburb. There is generally poor north south, east west linkages within the suburb,

    with residents having to use the surrounding district traffic routes to get from one side of Southwell to the other.

    The Roe Highway Reservation runs along the northern most boundary of Southwell. The current government opposes the construction of the Roe Highway, however a change of government could see the construction of the highway from the Kwinana Freeway to Fremantle. This would impact all residents living adjacent to the road reservation and make the linkages within the suburb even more important.

    Access to facilities such as the Primary School and the small shopping centre is very poor.

    3.3.2. Public Transport

    A number of bus services are available to the residents of Southwell including the high frequency (920) services from Fremantle to Rockingham. A number of other services are provided to Henderson, Phoenix Shopping Centre and Coolbellup. A service is available to Booragoon/Perth (151) along Forrest Road to the north of Southwell.

Figure 7 shows the public transport services available in the area.

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    3.3.3. Pedestrian and Cyclist Access

    Pedestrian and cyclist access throughout the area is reasonably catered for as far as the provision of paths is concerned. However, the safety along some of the paths is of concern given their narrowness and lack of surveillance.

    In July 2003 the Southwell Residents Association conducted a Photographic Survey as part of the Cockburn Community Development Strategy. Nine survey groups were established, with each team taking 6 photos of the things they liked about Southwell and the things they disliked about Southwell. The absence, poor state of repair and general condition of walkways in the area was identified as areas of concern by participants in the Photographic Survey. Laneways are generally weed infested and are dumping grounds for general household rubbish.

    Whilst the laneways provide access through the suburb the concerns raised by the community about the safety of pedestrians and adjoining residences needs to be addressed. This may be done by:

    ? Closing the laneways;

    ? Providing lighting;

    ? Ensuring that the laneways are maintained and through vision is maintained;

    ? Consideration also needs to be given to maintaining and providing access for people with

    disabilities.

    3.3.4. Entrance and Connections

    The main points of entry into Southwell are Southwell Crescent, Grandpre Crescent and Isted Avenue. There are currently no entry statements into Southwell. If entry statements were to be established Isted Avenue and Southwell Crescent would be most appropriate. The Southwell community have identified the provision of entry statements as an important upgrade to the area.

    3.4. Community Facilities

    3.4.1. Shopping

    A small local shopping centre is located on Southwell Crescent and contains a general store, hairdresser, fish and chips (closed), chemist and medical practitioners.

    Phoenix Shopping Centre is located on Phoenix Road directly abutting Southwell to the south. There is also a local centre on Forrest Road to the north known as Hamilton Hill Rules.

    In February 2001 the City adopted a Local Commercial Strategy. A commercial facilities survey was carried out as part of the strategy which found a number of trends. Of the 43 survey respondents in the Hamilton Hill area, 9 respondents live within Southwell. The following table provides an outline of the shopping facilities used within the City by the residents of the Southwell that completed the survey.

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    Centre Main place for Main place for Main place for

    purchasing purchasing purchasing everyday

    household and groceries needs (bread, milk,

    personal goods paper) Phoenix Shopping 7 7 4 Centre

    Fremantle 1 Garden City 1 Rules Hamilton 2 2 Hill

    Quick Stop 2 Southwell

The above table shows that many respondents would prefer to shop at Phoenix Shopping Centre

    to the local shopping centre.

The commercial facilities survey also provided some information on why people prefer Phoenix

    Shopping Centre over the local centre with many respondents siting closeness, range of goods,

    price, access and parking as being the reasons for shopping at Phoenix.

Two teams from the Photographic Survey commented on the neglect of the local shopping centre.

    3.4.2. Recreation

The study area contains a wide variety of active and passive recreation areas with Goodchild Park

    being the main facility. Most of the parks contain playground equipment and seating. Goodchild

    Park contains other facilities such as soccer oval, basketball courts and a clubhouse/change

    rooms.

Goodchild Reserve is used by a number of different sporting groups. These are summarised

    below:

    Total no. of

    Area Clubs using the reserve in No. of Clubs using the reserve in No. of players using

    Reserve Name (ha) summer players winter players the reserve

    Phoenix Cricket Club 66 Phoenix Park Soccer Club 140 Goodchild Reserve 4.5 312 Lusitanos Senior Soccer Cockburn Junior Cricket Club 93 Club 13

The Reserve is one of the better used playing fields in the City of Cockburn. The Southwell

    Photographic Survey identified that Goodchild Reserve is a great asset to the community and that

    apart from some minor maintenance issues that all the parks and reserves throughout Southwell

    are appreciated. The community also requested that more facilities such as babr-b-ques, seating

    and so on be provided along with the upgrading of the parks and reserves.

    3.4.3. Education

Southwell Primary School is the only school within the study area and is located on Grandpre

    Crescent in the western portion of Southwell. Phoenix Primary School lies just outsides the area

    to the west and Hamilton Hill Senior High School to the north-east.

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Southwell Primary School has older style school buildings with the Southwell area being the main

    school catchment. Attendance numbers are presently focused on children aged 10 to 12 years

    with fluctuating lower primary school numbers. 161 students are currently enrolled at the school,

    22 in kindergarten, 18 in pre-primary and 121 in years 1 to 7. The school population is highly

    transient with approximately 50% of sole parent families and English as a second language.

The school site also provides a venue for two playgroups that cater for children 0-6 years old,

    rooms for a team of health professionals from Fremantle Hospital.

Southwell Primary School has raised concerns with the City that the New Living Project will

    negatively impact on the number of pupils at the school as a result of the changing demographics

    that the Project will have.

Hamilton Hill Senior High School, immediately to the north of Southwell, on the corner of Forrest

    and Stock Roads, attracts students from the Southwell area. Port Community High School,

    located to the north-west of Southwell on Carrington Road also attracts students from Southwell.

    3.4.4. Community Support

There are a number of community support facilities available in Southwell. These facilities include:

    ? Salvation Army, 30 Erpingham Rd operates as a drop-in centre every Wednesday night for

    youth in the area.

    ? Co-Scope Job Link, 8 Caffrey Place facilitates employment opportunities between clients

    and local industry and provides skill training.

    ? Jehovah’s Witness Church, Cnr Caffery and Ely Streets.

    ? Illawong Village, Cnr Southwell Crescent and Rodd Place retirement village.

The Southwell Child Development Centre provides services to children from birth to school

    leaving age, their families and other professionals working with the children. The team working

    from the Southwell Child Development Centre consist of speech pathologists, occupational

    therapists, paediatrician, child health doctor, social worker, clinical psychologists, aboriginal

    liaison officer, physiotherapist and aboriginal health worker.

    3.5. Housing and Streetscape

    3.5.1. Type

The majority of the houses in Southwell are single of double brick construction. There are also

    pockets of apartments and some duplexes. There is a mixture of newer and older style housing

    throughout the Southwell area. The majority of houses in the area were built between 1982 to

    1985 with additions to buildings occurring from 1983 onwards.

    3.5.2. Tenure

Currently there is a large density of Homeswest housing in the Southwell area, 315 properties. As

    a result of the New Living project Homeswest is aiming to reduce the tenancy to 11% or 98

    properties. Of the current 315 properties owned by Homeswest, 192 are villa-townhouses, 41

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    duplexes and 82 single detached houses, estimated to be approximately 25 years old and all of

    double brick construction.

    3.5.3. Condition

    A Housing Stock Condition Survey was carried out in early 2002 by Council Officers. The scoring

    procedure of the streetscape was judged by placing an equal value on landscapes and housing.

    33 of the 37 streets within the study area were surveyed. The following table shows the results:

    STREET SCORE

    BELOW STANDARD

    Sykes Place 46%

    Ada Court 47%

    Erpingham Street 42%

    Cassio Place 44%

    Waterton Place 30%

    Bickford Place 40%

    Harfluer Place 31%

    Maxworthy Place 35%

    Bourbon Street 30%

    Rambures Way 35%

    Total streets 10

    AVERAGE STANDARD

    Fenton Way 50%

    Helena Place 53%

    Stanyford Place 58%

    Southwell Crescent 56%

    Jamy Place 55%

    Ophir Court 56%

    Yorston Place 57%

    Cade Street 53%

    Eliza Court 59%

    Total streets 9

    ABOVE STANDARD

    Teece Place 69%

    Heal Street 62%

    Istead Avenue 61%

    Owen Place 66%

    Hynes Way 68%

    Fluellen Way 68%

    Quickley Crescent 72%

    Matz Court 63%

    Caffery Place 68%

    Maloy Court 64%

    Rodd Place 62%

    Bellier Place 65%

    Total streets 14

    One third of the streetscapes were below standard for the study area. Rambures Way, Bourbon

    Street, Maxworthy Place, Harfluer Place and Wateron Place were significantly below standard.

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    Correlations are drawn between social issues and Homeswest housing. The streetscapes of the Homeswest housing areas are overall comparatively less attractive. The housing condition survey supports the view that poor streetscapes can indicate the presence of Homeswest in the area. The semi-detached housing developments on Rambures Way and Harfleur Placed owned by Homeswest are within walking distance to Phoenix Park shopping centre and abandoned shopping trolleys are often found in the area.

    Police Officer comments that there are established links between tenants and social issues in Southwell. Police are noted as regularly undertaking surveillance work along Southwell Crescent and Erpingham Road.

    Southwell Primary School is located east of a dense Homeswest housing precinct. Other less dense areas north and south are also present. The Principal of Southwell Primary School stated the culture of the school was severely impeded by the factors influencing the behaviours of families attending.

    3.5.4. Streetscape Condition

    The Photographic Survey identified areas of street scaping residents like such as street trees and well kept verges but point out that there are many opportunities for improvement throughout Southwell for example the refurbishment or demolition of disused buildings on Phoenix Road.

    3.6. Utilities

    3.6.1. Water, Sewer, Gas and Electricity

    Water Corporation have confirmed that reticulated water and sewer is available throughout the Southwell area. Electricity and gas is provided throughout Southwell.

    3.6.2. Stormwater Drainage

    Stormwater is generally contained on site. There are also three main drainage sumps within Southwell, on Isted Reserve, Southwell Primary School and Goodchild Reserve.

    3.6.3. High Voltage Powerline

    A 132kva high voltage powerline cuts across Southwell from the north-east to the south-west and is of steel pylon construction having a major visual impact on the area. A majority of the powerline runs along the southern side of Goodchild Reserve.

    3.6.4. Oil Pipeline

The Fremantle Kwinana BP oil pipeline cuts across Southwell from the north-west to the south-

    east. The pipeline has been in place since the 1960’s and carries oil from the BP refinery in

    Kwinana to storage tanks in North Fremantle. BP owns the land the pipeline is within and the line is protected by State legislation.

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