submission to heritage victoria from cara

CARA Submission to Heritage Victoria in response to:

VHR H0951 - Heritage Victoria Permit Application No. P16722 FORMER CONVENT OF THE GOOD SHEPHERD New Classroom Block – East of St Mary’s for Sophia Mundi Steiner School

VHR_H0951 CARA submission final.doc of 10

Background

The Collingwood and Abbotsford Residents Association (CARA) evolved out of the community campaign to save the Abbotsford Convent from private residential development and to secure its public ownership for the people of Victoria as an arts, cultural, well-being and education precinct. Since the Abbotsford Convent Coalition (ACC) was dissolved, CARA remains the mouthpiece and lightning rod for community opinion about the management of the Convent by the Abbotsford Convent Foundation (ACF). We also represent a wider catchment on this issue than just the residents of Collingwood and Abbotsford – visitors to the Precinct come from all over Melbourne and beyond.

Our recent information table on the bike path over a few hours attracted keen interest from passers-by with over 300 people choosing to sign a Letter of Objection to this application. Many were incensed and disappointed that the community campaign to save the heritage vistas and open spaces would have to be re-ignited – this time against the ACF which is responsible for the preservation of these heritage assets.

Concerns with claims made in the ACF/ Steiner Application

We urge Heritage Victoria to rigorously examine the statements contained in this permit application. We are concerned that the application is dismissive of the context, setting (including views to and from St Mary’s) and important pastoral heritage that contribute to the historic and cultural significance of the Former Convent of Good Shepherd.

With the following discussion and references, we are endeavouring to draw your attention to the superficial treatment of these significant heritage attributes that encompass St Mary’s paddock and the broader landscape setting.

We note the limited time available to evaluate this. Furthermore, we are concerned that the requested urgency for the approval process (due to the alleged requirement to spend the BER funding by June 2011) is misleading and seeks to circumvent due process.

The ACF/ Steiner Application – a significant departure from the endorsed ACF Masterplan and its Conservation Management Plan

As stated in the Heritage Impact Report, ‘the scale and public visibility of this project’ led to this permit application. The application constitutes a ‘significant’ departure from the ACF Masterplan and from the policies in its Conservation Management Plan (CMP) for new buildings, prepared by Nigel Lewis in 2004.

It is not compatible with the heritage preservation aspirations of the ACF Masterplan, rather it creates a dangerous precedent for the introduction of new buildings which will further erode the heritage and cultural values of the place and setting.

It is public knowledge from Convent tour scripts that there is a heritage Deed over the site, which effectively precludes new buildings or any other than minor interventions.

The Conservation Management Plan stresses that new buildings for utilitarian reasons may be considered only where no alternative options exist. The proposal does not demonstrate that no viable alternatives for reuse of existing buildings exist.


“4.1 Conservation of fabric and setting 4.2. New Developments

New Buildings and additions New buildings may be constructed for specific requirements such as service requirements, or specific use requirements such as weather protection, but only where no alternative options exist. Additions required to meet new uses or changed access are acceptable, subject to being justified by rigorous assessment”. ACF CMP, 2004.

The ACF/ Steiner Application represents a significant departure from the Conservation Management Plan because it is not a minor intervention of minimal size (that is, less than 15m2). The CMP states that, in the first instance, all other options should be considered to adapt and utilize existing buildings within the site.

“4.3.3 Adaptive re-use works A10. New Building […works…]

Any new building should be of minimal size and visual impact, use a light weight modern design to minimize visual impact, using materials such as steel and glass. It should be located away from significant facades, and be screened by planting to become a landscaped rather than a building element. Permit exemption would not apply to a structure greater than 15m2, and higher than 2.7 metres.”

ACF, CMP, 2004.

This has not been demonstrated. Rather, the ACF has dismissed all alternative options involving existing buildings – amongst several factors it cites: ‘….single tenant domination of footprint…’ in its Statement of 16 February 2011. By implication, the ACF/ Steiner Application represents, not only an unnecessary increase of built form footprint, but also an opportunity to avail themselves of capital grant funds through the Federal Building Education Revolution (BER) scheme.

We urge Heritage Victoria to provide leadership and guidance in protecting this significant landscape and heritage setting for all future generations.

The Paddock’s Role in this Significant Cultural Setting and Heritage Landscape

Nigel Lewis contends that “The paddock as the site of the farm building grid has little if any cultural heritage value.”

The paddock cannot be assessed for its heritage values in isolation. It is an integral part of the culturally significant fabric of this unique landscape setting for the Convent, Children’s Farm, Yarra River peninsula and the remnant riverine habitat of the neighbouring escarpment of Yarra Bend Park.

“The Abbotsford Convent site must be considered within the context of the adjacent Yarra Bend Park, Collingwood Children’s Farm, Main Yarra Trail bike path and the Yarra River. The site is by its location, heritage and landscape an integral part of this significant parkland and environmental precinct.”

ACF Master Plan, Key Findings 2005

“The Convent remains a striking landmark for the surrounding area, especially for its remarkable setting overlooking….. the river and parkland opposite.” ACF CMP, 2004.


The ACF Conservation Management Plan defines the Aesthetic Significance of the site and setting as dating back to the 1830’s:

“The site’s legacy as a cultural landscape that has evolved since the 1830’s: urban form, farming and the designed landscape. Extant fabric Farm land dating from the 1820’s situated in an enclosed indigenous landscape. The former Convent of the Good Shepherd is of aesthetic significance for the designed landscape elements and natural attributes. Extant fabric (Outside the ACF area) Produce Gardens south of the main buildings – the continuity of use for agriculture and expanse of space and riverside setting and Studley Park backdrop. Grazing Flats – land to the east and north and riverside setting and Studley Park backdrop.”

The application imposes irreversible impacts on the farm and convent landscape character and does not demonstrate that this important setting has the capacity to absorb such a development, both visually and physically. It has ignored the importance of preserving remnant open space that contributes to the ‘sense of place’ and heritage of this precinct.

“The steep escarpments of the present day Boulevard and Studley Park, coupled with the early reservation of this area as open space, create an atmosphere of isolation and have successfully screened out the adjacent tight urban development.” ACF CMP, 2004

The proposal threatens to sever the strong historical links between the Abbotsford Convent, the Collingwood Children’s Farm and the Yarra Valley.

In the ACF/ Steiner Application, Lewis claims that the introduction of the bike path and the removal of the old farm buildings has undermined the farming heritage and previous farming grid and that, as a result, St Mary’s Paddock ‘is now the area with the lowest integrity on the whole ACF part of the former Convent.’

We contend that this position contradicts the Conservation Management Plan which states the:

‘Tradition of grazing (carried out today by Collingwood Children’s Farm) and views of convent land to open grazing land are of primary cultural significance” ACF CMP, 2004

The CMP also states that:

‘Alteration or loss of farm buildings and associated paddocks and vegetation’ would jeopardize cultural significance.’

Given that the previous farm buildings have been removed, this does not justify the further erosion of the paddock environs and tradition of grazing in this valley.

The CMP also states that:

“When viewed from the south, across the river, St Mary’s forms a strong closing element to this sequence of important buildings. This important vista of the convent as a coherent complex has many of the attributes of provincial French townscape, and is unique in Australia.”

The changes resulting from the routing of the bike path and the demolition of old buildings in 1969 cannot be used as a justification for the introduction of new buildings.


Indeed this parcel of land deserves special preservation because it links the convent to the farm visually and functionally, thereby preserving the important historical and cultural associations between the two entities.

The establishment of Collingwood Childrens Farm in 1979 provided an opportunity to reinstate the historic rural use of the paddocks, and since the establishment of the Abbotsford Convent as a community hub, the CCF has continued to care for the pastures and fencing of paddocks within the convent title to ensure that connection. The convent tenants and visitors regard the animals grazing around the perimeter as equally significant to the cultural heritage of the place as the buildings and structured open spaces.

This setting has a broad and varied visual catchment. Views and vistas from the Convent precinct to the Bike path, Children’s Farm and Yarra River corridor to the east are no less culturally significant than views from the south. The retention of these views is important to reference the unique historic relationship between the Convent, the Children’s Farm and the Yarra River environs.

With the 1970’s removal of many of the farm buildings surrounding the Convent and the introduction of the bike path in the 1990’s, previously obscured views to and from the Convent have been opened up. This recent legacy reinstates important pre 1900 views from both the south and east.

New buildings to reference agriculture and farm operations are not needed – the open paddocks currently perform this function simply and honestly.

View from the Yarra Boulevard looking north towards St Mary’s building and paddock


The rural experience of the precinct is largely via the bike path and along the river and Boulevard. The north and western edges of the Convent precinct have been significantly compromised by recent urban development (the Lourdes site and the nursing home) which has enclosed and interrupted many of the views to Convent. The remaining views from the south and east are therefore precious from an historical point of view.

The current built form boundaries of the Convent form a natural edge to urban development. To maintain the integrity of the landscape and cultural setting, these boundaries should not be further compromised.

We do not seek to debate the architectural merits or inadequacies of this application. Our concerns lie with the appropriateness of any building on this site based on the prominence and visual bulk of any building in these open paddocks, the destruction of key views and the loss of amenity within this unique heritage setting.

The proposal threatens the last intact 19th century rural landscape in Melbourne

This proposal threatens the last intact 19th Century rural landscape in Melbourne, indeed probably in any city in Australia.

“The Convent and its surrounds are of national significance on account of their historic, landscape and architectural values. The rare combination of heritage, history, culture and landscape is acknowledged by the combined listing of the Abbotsford Convent and the Collingwood Children's Farm as one site on the Registers of the National Estate and Heritage Victoria, and their classification by the National Trust of Australia (Victoria). Across the river is Yarra Bend Park (also listed on the Register of the National Estate) and the Yarra Boulevard. The precinct is unique as it is the last intact 19th Century rural landscape in Melbourne. It creates an 'island' surrounded by the Yarra River and indigenous bushland. It has an inseparable relationship with the pastures of the Collingwood Children's Farm, the Yarra River and the Capital City Bike Path (Main Yarra Trail), which are all very close by. The rich historical associations of the precinct and its surroundings, the architectural importance of the buildings and the pioneering social role played by the Sisters of the Good Shepherd, continue to make the site an outstanding cultural resource. Gradually, more and more Melburnians and visitors are becoming aware of the Abbotsford Convent – its site, history and the current project.”

ACF Business Plan 2006 - 2011

The community entrusted the ACF with the guardianship of the precinct in its entirety, including all public open spaces, such as courtyards, landscaped gardens and any other unstructured pastoral lands to protect the integrity of the cultural setting and prevailing rural landscape character.

It is unfortunate that, as the guardian of this last remaining pastoral complex and setting, the ACF/ Steiner Application focuses primarily on the built elements within St Mary’s paddock and not the heritage associations that make up the more complex and significant setting.

“Professor Peter Spearritt has stated that there are no other surviving examples of existing or former monastic farms anywhere in the world, located in a major city.”

ACF CMP, 2004.


The Collingwood Children’s Farm plays a vital role in protecting the landscape quality of this setting and its pastoral heritage as evidenced in the Conservation Management Plan:

“Although many changes occurred to the overall land holdings of the convent order in the 1970s, the central core of the complex has remained remarkably intact, and developments to the Collingwood Children’s Farm, for example, have successfully retained most of the rural qualities associated with the site.”

ACF CMP, 2004. The proposal will have detrimental impacts on the protection and preservation of this important 19th Century pastoral landscape and the intactness of its national heritage significance.

The ACF Landscape Masterplan of 2008 threatens the historic integrity of the Convent landscape

We understand that the ACF has an internally endorsed ‘Landscape Masterplan’ which appears to undermine and contradict the intentions of the ACF Masterplan and Conservation Management Plan. In the context of the heritage values of landscape, we are also concerned that it has been prepared by architects rather than suitably experienced landscape professionals. The new Masterplan demonstrates little understanding of the site context or of natural and cultural features that are critical to this setting: topography, natural features, views and vistas, landscape qualities and character.

If the unendorsed new ACF design policy ‘The Ten Commandments’ is a guideline for the current proposal, then it does not meet the third Commandment in respect of landscape and heritage values:

‘These new things must not […] damage, obliterate or conceal significant part of the site’s archaeology, existing grounds, landscape, buildings or finishes.’

We are also alarmed that the ACF are referencing a new policy in this application that has not been ratified by the relevant Minister according to due process and has no bearing in this proposal.

The Collingwood Children’s Farm – Landscape Masterplan and Guidelines for Future Development

The relationship between the Convent and Farm activities is part of its unique heritage. The animals grazing in the paddocks are integral to the precinct’s cultural heritage. The Collingwood Children’s Farm Landscape Masterplan and Guidelines for the Farm’s future development prepared in 1993 highlighted the importance of maintaining the existing rural character of the site. The guidelines relevant to this proposal include:

• “The importance of views from the Farm in enhancing or detracting from the sense of remoteness valued by Farm users.

• The importance of minimising short views to urban development in maintaining the sensitive balance in the contrast between country and urban environments experienced on the site.

• Recognition that it’s location and setting are two of the Farm’s greatest assets, and that edge treatments, and the development of neighbouring properties, will have a major impact on the future landscape character of the site”.

Taylor Cullity, 1993

The proposal will have severely impact on our farming heritage and the pastoral nature and character of this landscape.


The farm has already undergone significant erosion of space with the introduction of the bike path in the 1990’s. This proposal represents a further detrimental incursion on Farm land as outlined below:

“Any additional urban development comes on top of this past intrusion into the Farm, thus increasing the sensitivity of the Farm in this area, and representing a greater threat that the existing precarious balance of views, open space and character will swing in favour of the urban, with the rural atmosphere being lost forever.”

Taylor Cullity, 1993

Collingwood Children’s Farm – A Rural Experience for the Education of all Melbourne children

From discussions with the Collingwood Children’s Farm Committee of Management, we understand that any further encroachment on the paddocks around the Convent would seriously threaten the viability of the Farm in fulfilling its important educational role for Victorian children. In the following submission, the National Trust (Victoria) Landscape Committee support this position and contend that preserving and managing remnants of our rural landscapes is vital for heritage, educational and recreational reasons:

"At best the wedges can preserve fragments of our rural and bushland heritage, and through this provide a rich variety of landscape and the opportunity for multiple educational experiences. School children can experience the bush and learn about farming without long expeditions into distance countryside. The success of the Collingwood Children’s Farm shows the value placed on such activities.

The wedges offer opportunities for active and passive recreational in an environment that, if effectively planned, will encourage public access on foot and by bicycle as well as by car, to varied and interesting scenery including farmland, patches of bush, natural creek lines and wetlands. Planning regulations must ensure this happens. Without clear, long term guidelines there is a big risk is those responsible for managing this landscape will give in to pressures for short term economic gain from rates and land sales, and the heritage will be lost."

Submission from the Landscape Committee of the National Trust of Australia (Victoria). Sustainable Cities 2025 – Submission to the House of Representatives Standing Committee on Environment and Heritage, 2003.

The Application – alternative siting options beyond St Mary’s Paddock

Given the unsuitability of siting the school on St Mary’s paddock for heritage reasons, we believe there are several viable options that could be explored for additional space for the School, including the purchase of the former hotel on the corner of Clarke and St Heliers St, co-location with the nearby Steiner Secondary stream at Collingwood College which has abundant space available; and possible demolition of the non-heritage blonde wing and rebuilding on this footprint.

At this stage we are restricting our response to addressing heritage issues related to the application however we wish to flag other concerns, including the appropriation of public open space.

Victoria’s cultural heritage at risk

A key driver of the Save the convent community campaign was the preservation of public open space for all Victorians. This application is disrespectful of all the users of this open space – pedestrians, cyclists, Yarra Bend parklands and Farm visitors, and threatens the needs and aspirations of the groups in the community for whom the Convent was preserved.


During consultation in November 2005 regarding the Convent, the ACF assured the community that there would be no further additional buildings and that the Masterplan guaranteed protection of all existing open spaces. We seek Heritage Victoria’s support for upholding this vision.

The following plea encapsulates community concerns:

“The delicate balance of visitor perceptions which currently result in a rural experience in this otherwise inner city context, are in grave danger of being overturned. The Farm landscape, buildings, management and activities which constitute its character and shape visitor’s experience of the place as a unique resource and destination in Melbourne, are very sensitive to impacts from adjacent land. The bend in the river, the river escarpment and the Convent make up the unique configuration of land and built form which are critical components of the Farm’s character, and it’s contribution to the community and city….’

Kevin Taylor, 2003

As in 2003, this precious heritage place is again in danger.


References

Abbotsford Convent Foundation Business Plan 2006-11, prepared by Abbotsford Convent Foundation, 2005 The Abbotsford Convent Masterplan, prepared by Abbotsford Convent Foundation, 2005 Collingwood Childrens Farm Masterplan and Guidelines for Future Development, Taylor Cullity, 1993 Heritage Impact Statement Guidelines, Heritage Council, 2004. The Burra Charter – The Australian ICOMOS charter for the conservation of places of cultural significance, 1999. Panel and Advisory Committee for the Redevelopment of the Former Convent of the Good Shepherd Amendment L83 to the Yarra Planning Scheme and Alternative Proposal by the Abbotsford Convent Coalition, Presentation by Kevin Taylor, 1999. Sustainable Cities 2025 – Submission to the House of Representatives Standing Committee on Environment and Heritage, 2003. Submission from the Landscape Committee of the National Trust of Australia (Victoria).

Former Convent of the Good Shepherd, Abbotsford Conservation Management Plan 2004, Volumes 1-4. Prepared by Nigel Lewis for the Abbotsford Convent Foundation.

St Helier’s Convent Abbotsford – Feasibility Assessment for Arts, Cultural, Education and Tourism Uses, 2000. Report of the St Helier’s Project Facilitation Reference Group.

Landscape Assessment Guidelines for Cultural Heritage Significance, Heritage Victoria, 2009.

submission to heritage victoria from cara

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