HERITAGE IMPACT STATEMENT - Shire of Mundaring · Belle View: Heritage Impact Statement . 4. FINAL...

Belle View: Heritage Impact Statement

FINAL August 2015 17

HERITAGE IMPACT STATEMENT

Belle View

Wilkins Street, Bellevue

Prepared by the National Trust of Australia (WA)

August 2015


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CONTENTS 1.0 INTRODUCTION ........................................................................................................................... 2

1.1 LOCATION ................................................................................................................................ 2

1.2 HERITAGE LISTINGS ................................................................................................................. 3

2.0 BACKGROUND ............................................................................................................................. 3

2.1 HISTORY .................................................................................................................................. 3

2.2 BRIEF PHYSICAL DESCRIPTION ................................................................................................ 4

2.3 SIGNIFICANCE .......................................................................................................................... 5

3.0 PROPOSAL ................................................................................................................................... 5

3.1 DESCRIPTION OF PROPOSED DEVELOPMENT ......................................................................... 5

3.2 STATUTORY REQUIREMENTS .................................................................................................. 6

4.0 HERITAGE IMPACT ASSESSMENT ................................................................................................ 7

4.1 CONSERVATION OF THE RESIDENCE ....................................................................................... 7

4.2 CONSERVATION OF THE STABLES ........................................................................................... 8

4.3 CURTILAGE .............................................................................................................................. 9

4.4 VIEWS .................................................................................................................................... 10

4.5 RECOMMENDED ACTIONS .................................................................................................... 13

5.0 CONCLUSION ............................................................................................................................. 16

6.0 REFERENCES .............................................................................................................................. 16

7.0 APPENDICES .............................................................................................................................. 17

7.1 REVISED STRUCTURE PLAN, JULY 2015 ................................................................................. 17

7.2 REVISED HERITAGE CURTILAGE, JULY 2015 .......................................................................... 18

7.3 STRUCTURE PLAN, FEBRUARY 2015 ...................................................................................... 19

7.4 SITE SIGNIFICANCE – EXTRACT FROM BELLE VIEW CMP ...................................................... 20

7.5 STATE REGISTER OF HERITAGE PLACES DOCUMENTATION .................................................. 21

Apart from any fair dealing for the purposes of private study or research, as permitted under the

Copyright Act, no part of the information in this report may be stored in a retrieval system,

reproduced, or transmitted in any form or by any means without the permission of the National Trust

of Australia (WA).


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1.0 INTRODUCTION The National Trust of Australia (WA) was approached by Strategic Planning Institute Pty Ltd on

behalf of Taliska Securities Pty Ltd (the ‘developer’) to provide advice in regard to the appropriate

management and conservation of the ‘Belle View’ property and ways in which to mitigate

detrimental impacts as a result of the planned subdivision and development of the surrounding area.

Documents provided by the developer including the Structure Plans and other heritage related

proposals and reports has formed the basis of this report. The Belle View Conservation Plan by

Rosemary Rosario Pty Ltd, October 2014 (based on a 2006 Conservation Plan) has been used as the

main reference document.

There are complex planning and environmental approvals and issues associated with this site. This

heritage impact statement considers these challenges and presents recommendations for future

actions based on sound heritage principles to accompany proposals to the responsible agencies as

part of normal approval processes.

1.1 LOCATION ‘Belle View’ is located at Lot 800, Wilkins Street, Bellevue approximately 20kms north east of Perth

within the Shire of Mundaring. The entire lot is bound by Roe Highway to the west, Wilkins Street to

the north, Katherine Street to the east and it includes the Helena River to the south.

Figure 1: Belle View is located approx. 20kms north east of Perth (indicated by the red star). Source: Google Maps


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Figure 2: Belle View currently existing as open rural land amongst residential and industrial development in the City of Swan and the Shire of Mundaring. Source: local.wa.gov.au

1.2 HERITAGE LISTINGS Belle View has been included in the following registers:

National Trust of Australia (WA), Classified, 3rd August 1992

Shire of Mundaring, Municipal Inventory, 23 April 1997

State Heritage Office, State Heritage of Heritage Places (Permanent entry), 2 June 1998

2.0 BACKGROUND

2.1 HISTORY Belle View was constructed for Edwards Robinson in 1887 who had arrived in Fremantle with his

mother and siblings in 1842. After his mother re-married John Seabrook (Snr), the family moved to

Brookton. Robertson worked as a shepherd before later entering into a partnership with his brother

where they established the property ‘Croydon’ in 1874. In 1886, Robinson sold his share and

purchased 750 acres in the Helena Valley (formally part of Stirling’s Woodbridge grant).1

The Helena Valley property was developed into a dairy with a residence including attached service

areas (kitchen, servant’s quarters etc.), various outbuildings and stables. After the death of

Robinson’s wife in 1909, the property was leased before later being sold by his nephew after his

death in 1913. The property was purchased by Elder Smith and Co. and the place was leased out.2

In 1965, service areas were demolished and a kitchen was installed in the main residence. Elder

Smith and Co. sold the property in 1987 and the residence continued to be leased. The residence

1 National Trust of Australia (WA), Classification assessment, Belle View, 1992 2 National Trust of Australia (WA), Classification assessment, Belle View, 1992


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and stables were Classified by the National Trust in 1992. In 1996, a demolition order was approved

for the residence and elements such as the fireplace surrounds, skirting, joinery etc. were removed.

The original plasterwork to the ceiling roses, cornices and main hallway were left intact. As a result

of a Conservation Order, the demolition order was put on hold while the place was assessed for

inclusion in the State Register of Heritage Places. This was approved in 1998 and the place was left

vacant.3

In 2001, the current owner purchased the property and plans are underway to subdivide and

develop the former farm which is surrounded by industrial and residential development. The

residence is unsecured leaving the place vulnerable to further deterioration and the stables is also is

poor condition.4

2.2 BRIEF PHYSICAL DESCRIPTION The subject property is located to the east of Roe Highway and is accessed from Wilkins Street. The

lot is mainly flat, open pasture (cattle grazing) with a steep embankment at the western boundary to

a small stream as well as another embankment towards the southern portion of the lot. The Helena

River and smaller watercourses runs through this area. Some remnants of natural bushland are

present, predominantly along the Helena River.

There are several buildings on site centred around the end of the main driveway including the

residence, stables, two sheds or barns, a transportable office and a second dwelling as well as

associated structures including tanks, work yards and fencing. The residence and stables only are

considered to contribute to the heritage significance of the area as described in the heritage listings.

The barn located between the two heritage buildings is a non-descript, utilitarian building with no

discernible heritage values however according to the Conservation Plan, some window and door

elements from the residence may be stored here (p 24).

The residence is described as, ‘a substantial rectangular shaped brick and iron building with a

complex, hipped roof form’ (Conservation Plan, p 32). The main entrance to the place is accessed via

the north elevation and the place featured wrap around verandahs which are now missing apart

from the eastern elevation which retains the original ‘Gospel Oak’ corrugated galvanised iron. All

openings are missing frames and window/door. There is a brick gable parapet forward of the north

elevation near the entrance and a pair of faceted bays to the east elevation. There are remnants of

the timber verandah to the southern elevation but this has been concreted to the east and north

sides. Internally, the place is in poor condition with original floors missing in some rooms along with

collapsed ceilings, missing fireplace surrounds and other fittings including the kitchen and bathroom.

However, ceiling roses and other decorative plaster work is largely intact as well as the original

layout of the place.

The stables is a timber framed, rectangular structure clad with timber rough-sawn weatherboards

(some external walls were also painted brown) and corrugated iron roof. Internally, there is a

defined run and holding yards/storage areas with elements such as small hinged doors along the run

and feed troughs intact. The stables has experienced some deterioration, particularly as a result of

missing timber supports to the north elevation which has impacted the roof structure.

Refer to the Conservation Plan, 2014 for additional details.

3 Rosemary Rosario Pty Ltd, Conservation Plan: Belle View, 2014, p 10 4 Rosemary Rosario Pty Ltd, Conservation Plan: Belle View, 2014, p 10


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2.3 SIGNIFICANCE The following Statement of Significance was provided in the assessment documentation for Belle View under the State Register of Heritage Places (and reproduced in the Conservation Plan, p 73).

Belle View, a single-storey, brick and iron, Victorian Regency style residence, together with stables and former barn, has cultural heritage significance for the following reasons:

the place is a demonstration of the Victorian Regency architecture, lifestyle and use of a mid to late 19th Century farm and residence;

is comparatively rare and retains a high degree of authenticity and integrity;

the place is rare in particular for its location, which still retains its context in a rural setting within the metropolitan area, despite the adjacent impact of urbanisation;

the stables are a rare, surviving example of farming techniques and rural architecture of the period, and have the potential to add to the knowledge of transport, farming and husbandry practices no longer used;

the place has strong associations with Edward Robinson, pastoralist, farmer, politician and developer who was part of the socially influential group known as the 'Nor'Westers';

the Victorian Regency house is a significant, representative example of a substantial residence built by an influential Western Australian who acquired prosperity prior to the gold rush period;

the place has associations with Governor Stirling's Woodbridge land grant, later purchased by Henry Brockman; and is the last of several original large rural land holdings left in the district, e.g. Woodbridge, Water Hall and Bushmead; and,

the place has given its name to the suburb of Bellevue which is an example of an early planned suburb compared to the adjacent town of Midland which just grew around 'The Junction' without any proper planning.

3.0 PROPOSAL

3.1 DESCRIPTION OF PROPOSED DEVELOPMENT The proposed development involves the subdivision and redevelopment of the former Belle View

farm as shown in the Structure Plan, July 2015 (Appendix 2). This consists of housing lots ranging

from R20 to R40 density with public open space and the creation of an artificial wetland within the

Helena River Flood Plain in the southern portion of the lot in consultation with the appropriate

environmental state agencies. This area is subject to inundation and already has water courses

(Helena River) running through. The proposal includes walking trails and interpretation of this area.

The developer will be responsible for the maintenance of the wetlands for a period of twenty-five

years. After this point, the land will revert to state responsibility.

Some strands of native mature trees will also be retained. The subject area has associations with

Aboriginal heritage and specific sites identified by the Department of Aboriginal Affairs, with

additional consultation by the developer, will be retained in undeveloped areas.


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The residence and stables are identified on the State Register of Heritage Places with other

subsidiary buildings and structures to be demolished. The extent of heritage curtilage has been

refined to retain the stables and residence with a sufficient buffer to the surrounding development.

The location of the heritage buildings in the centre of the redevelopment area presents some

challenges in terms of identifying a suitable new use.

3.2 STATUTORY REQUIREMENTS Western Australian Planning Commission

Under the Metropolitan Region Scheme (MRS), administered by the Western Australian Planning

Commission (WAPC), approval was sought to rezone the subject lot from ‘Rural’ and ‘Parks and

Recreation’ to ‘Urban’ to allow for residential subdivision. This required a major amendment to the

MRS (Amendment 1228/41) and involved a substantial consultation period which also included a

previous proposed Amendment (1045/33) which was abandoned and due to significant changes.

This Amendment was submitted before both Houses of Parliament in accordance with section 56 of

the Planning and Development Act 2005 and became effective as of 22 April 2015.5

As part of the Amendment, the ‘landowner and WAPC have entered into a legal agreement in

respect to the transfer of the Parks and Recreation reserve and its rehabilitation and ongoing

management’.6

The subdivision of this lot will also require approval of the WAPC and it is understood that this

process is now underway.

State Heritage Office

Belle View is included as a permanent entry on the State Register of Heritage Places, therefore any

changes such as subdivision, conservation, reconstruction, modification or demolition requires

approval. The developer has been in consultation with the State Heritage Office who have provided

advice relating to the heritage aspects of the property including conservation works, archaeology

and retention of views and setting.

Shire of Mundaring

This new development is subject to various approval from state agencies, however, the Shire of

Mundaring has the opportunity to provide comment and recommendations on the development.

Under the Shire’s Local Planning Strategy, the investigation of land in Bellevue and Helena Valley for

possible future residential development was recommended7. This subdivision proposal adheres to

the strategy.

It should be noted a small portion of the subject lot to the north east of the residence falls within the

City of Swan and is included as part of the redevelopment.

5 Western Australia Planning Commission, Metropolitan Region Scheme Major Amendment 1228/41 – Bellevue Urban Precinct and Environs – Report on Submissions, Submissions and Transcripts of Hearings, Outcome of Amendment, retrieved 17 June 2016 http://www.planning.wa.gov.au/publications/6832.asp 6 Western Australia Planning Commission, Metropolitan Region Scheme Amendment 1228/41: Bellevue Urban Precinct and Environs Amendment Report, August 2013, p 2 7 Shire of Mundaring, Local Planning Strategy: Strategies Document, ‘Strategies – By Location’, p 82


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4.0 HERITAGE IMPACT ASSESSMENT Several issues related to the conservation and future use of the heritage buildings (residence and

stables); the setting and views; and subdivision and curtilage have been identified. This report has

considered these and provides possible options which consider the impact on the heritage

significance of Belle View.

4.1 CONSERVATION OF THE RESIDENCE Current condition

As stated on the Conservation Plan (dated 2014) and a recent site visit in June 2015 by National Trust

staff, the current state of the residence is poor. All doors and windows are no longer extant; floors in

some of the rooms are missing; the ceilings are collapsing, fireplace surrounds, some joinery and

other details have been removed; and there is evidence of rising damp. However, the roof is intact

as well as part of the eastern verandah with original corrugated galvanised iron in-situ; the structure

as a whole is intact; and decorative elements including ceiling roses and plasterwork to the main

hallway and cornices are still in relatively good condition.

Conservation

Demolition of the residence would not be supported from a heritage standpoint and is unlikely to be

approved by determining agencies due to its inclusion on the State Register of Heritage Places.

Whilst in a dilapidated state, sufficient original fabric has been retained. Likewise, attempts to

stabilise the building as a ‘ruin’ without properly securing the property including barriers or fences

would result in a poor heritage outcome and expose the place to additional deterioration. Attempts

have been made to identify a suitable future use for the residence, as described in the Conservation

Plan (p 101) in conjunction with the developer. The conservation of the residence would require a

significant injection of resources but without a suitable future use identified, the feasibility of this is

uncertain.

The part conservation of the residence to include stabilisation, external works, and appropriate

securing of the place presents a compromise in that the building is retained and conserved during

the development stage of the subdivision. Securing the building will prevent further deterioration

and once the subdivision is complete, new opportunities for the use of the building with a local

market may be realised. Landscaping around the residence can also be reinstated based on

documentary evidence (CMP, Policy 12.7, p 12).

Figure 3: South elevation of the residence which faces the Helena River Flood Plain. Source: NTWA


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In terms of internal works, until a suitable new use is found, conservation of the interior is not

considered essential provided the residence is made secure from further damage. There may be a

possibility to utilise part of the interior, e.g. the eastern rooms for amenities as part of the

redevelopment (show room, offices etc.). If this is considered, the remainder of the residence should

be secured from entry and all conservation works should follow the recommendations in the

Conservation Plan, 2014.

Future Use

The Conservation Plan provided options for future use and several suggestions have been made to

adaptively reuse the place, however there are several challenges to the feasibility of these:

Whilst the area is in the process of being redeveloped it would likely be several years before

any commercial venture could effectively operate;

The isolated location prevents through traffic and visibility will impact on any commercial

function (e.g. café, reception centre);

Any new use (private or commercial) will require substantial modification at significant cost

to create amenities such as bathrooms, toilets, kitchen etc. and new building may need to be

considered; and

Management and responsibility for ongoing maintenance is an issue. As the developer will

be responsible for the maintenance of the Helena River Flood Plain area for a period of

twenty-five years, there may be a possibly to negotiate the buildings as part of this; noting

responsibility will revert to the state after this time.

In addition, through discussions with the project manager, it is acknowledged the feasibility of

investment in conservation and future management of the residence is a concern, particularly

coupled with the restrictions on development to the north and east of the historic property.

As a future use for this building has not been identified, coupled with the planned redevelopment,

the place would be unlikely to function normally in a commercial or private manner for at least

several years, if not longer. External conservation works are recommended to ensure the place is

retained and stabilised. Some interior conservation works could also be considered for part of the

residence if a suitable use is found and this would be subject to a separate assessment with

reference to the Conservation Plan. If all other possible scenarios are exhausted and no feasible or

prudent alternative use can be found, a case for possible demolition on economic grounds may need

to be developed with appropriate documentation, noting however, this is not supported from a

heritage standpoint and is unlikely to be approved by determining authorities.

4.2 CONSERVATION OF THE STABLES Current Condition

The timber stables building is located to the north of the residence along the main entrance. It is

largely original but the condition is moderately poor, particularly as a result of missing timber

support posts which are impacting on the stability of the corrugated iron roof (refer Figure 4). There

is also deterioration of the timber supports and members (further details of the condition can be

found in the Conservation Plan).

Conservation

Issues related to conservation of the residence are also applicable to the stables; however, while

requiring some conservation work, this is a more achievable action. The stables would be suitable for

a passive and publically accessible function, i.e. shelter or interpretation location. Demolition of this

building is also unlikely to be approved and would not be supported from a heritage standpoint.


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Consideration has been given to relocating the stables closer to the residence. Whilst relocation is

seen as a last resort for most heritage buildings, in this scenario, the stables will remain on the

original lot and the location closer to the residence may contribute to enhancing this connection or

precinct. As the original cottage, which was demolished some time ago was located much closer to

the stables, strengthening this connection with the current residence would be an appropriate

action and is unlikely to have a substantial detrimental impact on the significance of the place.

Figure 4: Current condition of the stables building is poor. Source: NTWA

Future Use

Shifting the stables closer to the residence, would create a more manageable area to maintain and if

a new use is found, these buildings may be utilised con-currently. For example, a café/restaurant

could also use the stables for additional shelter or function area. A passive, public use would be

suitable for this building as it would require less modification to the fabric. However, as with the

residence, lack of viable, feasible and prudent new use within the planned redevelopment will

prevent the place functioning normally in a commercial or private manner for several years.

4.3 CURTILAGE Current condition

The Structure Plan dated February 2015 (Appendix 3) presented by the developer indicated a large

area of open space around the stables and residence and extending east to the proposed road

(approximately in line with the existing Henkin Street to the north of Wilkins Street). It is understood

this curtilage to the east was identified in order to retain views to the hills. In addition, the southern

portion of the lot (Helena River Floodplain) has been identified for the development of a

rehabilitated wetlands area with walking trails and public open space.

Conservation Under the Burra Charter, ‘Setting’ is defined under Article 1.12, ‘Setting means the immediate and extended environment of a place that is part of or contributes to its cultural significance and distinctive character.’ A suitable curtilage for the residence and stables is required to provide an appropriate setting as well as to provide space and flexibility for any proposed future use which may require additional land.


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Historically, the setting of Belle View has been open rural land with a more intimate domestic setting surrounding the residence with hedges, trees, gardens and outbuildings. Clearly, the southern and eastern views were valued due to the orientation of this building overlooking the embankment and the bay windows framing the eastern views in these formal rooms. However, as the place evolved this setting to the east became domestic in nature. The photograph below (refer Figure 5) depicts gardens, shrubbery, trees and fencing enclosing this elevation and the addition of the Hills Hoists leads to the conclusion that this was private, ‘back of house’ area with views secondary to how this space was used by its occupants.

Figure 5: East elevation of Belle View, c.1950s. Source: Midland Library Local Studies Collection Ref: P722-21 (in Conservation Plan 2014, p 22)

The proposed curtilage around the stables should also be sufficient to retain a buffer with landscaping reinstated to allow screening between the structure and future development to the west, north and possibly east elevations. Additionally, the stables building is located some distance from the residence, however, moving the stables closer to the residence may strengthen this connection, as discussed above.

It should also be noted the area south of the residence is proposed to become an artificial wetlands

due to the existing water courses. The development of the wetlands was partly informed by

consultation with local Aboriginal people as there are significant sites and will contribute to the

retention of the rural amenity that will be largely impacted on as a result of the development. This

could be added to the heritage curtilage as it will contribute to retaining this rural character and

setting to the south.

Finally, the levels of significance for the site were identified the Conservation Plan (refer to Appendix 7.3, prepared by Rosemary Rosario, CMP, p 77, 2014). This has been used to inform a revised curtilage recommended in this report which consists of at least 5000m2 (approx.) curtilage to encompass the residence and relocated stables as well as the wetlands (refer to Appendix 1 for Revised Structure Plan and Appendix 2 for Revised Heritage Curtilage).

4.4 VIEWS Current condition

The heritage buildings are currently surrounded by open rural land with flood plain to the south and

remnant native bush and pasture. There is housing to the north and east of the subject lot with

associated electricity infrastructure and a major freeway to the west. Apart from existing farming



structures and outbuildings, the views surrounding the place are rural and intact with the exception

of the eastern view (refer to Figure 7).

Conservation

The residence is located in the southern portion of the subject lot and overlooks the ‘wetlands’ area

past the embankment. The residence is orientated east-west with the northern elevation being the

primary entrance with most farming infrastructure located to the north of the residence. Historic

photographs included in the Conservation Plan depicts the residence surrounded by domestic

garden including hedges, trees and a Hills Hoist (‘back of house’ function) to the east/south-east

elevation in the 1950s (refer to Figure 5).

The Conservation Plan recommends views to the south over the wetlands and east towards the hills

are retained. However, it should be noted the Plan has neglected to describe the compromised view

to the east as a result of a large, steel electricity pylon between the residence and Katherine Street,

thereby interrupting the rural character of the area (refer to Figure 6 andFigure 7). The existing

residential area to the east of Katherine Street has been screened by mature trees.

The Helena River Flood Plain demonstrates natural significance as well as including places of

Aboriginal significance, therefore this will be conserved as wetlands and strands of native vegetation

will be maintained. This large area will assist in retaining the rural views from the residence to the

south (refer Figure 8).

Figure 6: Location of the electricity pylon (red square) within the view corridor between the residence and hills. Source: Google Maps



Figure 7: The electricity pylon located within the eastern view corridor has compromised this setting. Source: NTWA

Figure 8: Views directly south of the residence which will be retained as ‘wetlands’ and remain undeveloped. Source: NTWA



4.5 RECOMMENDED ACTIONS Based on an analysis of available information, conservation policies, the discussion of possible

outcomes and the requirements of the developer, the following recommended actions have been

formed which provide suitable concessions between conflicting needs and requirements.

1. Complete external conservation works to the residence and ensure the building is made

secure.

The residence demonstrates significant heritage value and should be retained. In its current

state, the place is vulnerable to additional damage and neglect and may attract further

vandalism. Investigations to find a suitable new use have presented challenges in terms of

access, viability and investment of resources particularly in the short term during the period of

redevelopment and construction.

Conserving the external fabric only and ensuring the residence is stable and secure responds

positively to the conservation policies (refer to Conservation Plan, Section 9.1.2). The only

modification to this plan would be to the windows and doors. Some of these members may be

stored onsite and can be reinstated. However, it is recommended that all openings are properly

secured in a way that will prevent unlawful entry whilst also responding sympathetically to the

original fabric. In addition, this can be seen as an opportunity to be used as part of an

interpretation strategy with the placement of signage, photographs, artwork etc. within these

openings.

Completion of the conservation works will enhance the significance of the place and it can then

be ‘mothballed’ until a suitable future use can be found. Once residents and a potential market

is exists in this area, this may be more an achievable action than in the present time. The

conservation works will allow the place to contribute positively to the new subdivision by

providing a focal point and physical connection with the history of the former farm.

2. Complete conservation works to the stables and consider relocating this building closer to the

residence.

The stables building is also significant and should be conserved (refer to Conservation Plan,

Section 9.1.4, noting a more detailed schedule of works will be required). This building lends

itself to a more public, passive function due to the nature and form of the building and could be

maintained as an element of the wetlands development as a shelter or trail head marker.

As part of these conservation works, relocating the building closer to the stables will create a

more manageable area and enhance the connection between the two buildings. Historically,

another cottage was located closer to the stables building therefore bringing the stables closer

to the existing residence, may strengthen the connection between the buildings. This action

would respond sympathetically to the significance of the place as ‘forming a precinct that

illustrates a late 19th Century lifestyle and the nature of early farming practices.’ (State Register

of Heritage Places, Register documentation: Belle View) As well, the scientific values of the

place as described in the Register assessment will be retained and conserved (refer Appendix 5).

By retaining the stables on the same lot, there are unlikely to be impacts on the significance,

however, relocation away from the subject lot to an entirely different place would not be

appropriate.



Figure 9: Proposed position (approximate) for the relocation of the stables near the residence (indicated by the red square). Source: Google Maps

3. Define a suitable curtilage around the residence and stables.

The original State Register entry includes Lot 50 the subject of Plan 15997, being the whole ofthe land comprised in Certificate of Title Volume 2039 Folio 591, with only the residence andstables considered to demonstrate heritage significance as described in the Statement ofSignificance (refer to section3.3).

The original heritage curtilage as shown in the Structure Plan (February 2015, Appendix 3) included a ‘dogleg’ to the east of the residence. It is understood the intention of this is to retain views from the residence east towards the hills as recommended in the Conservation Plan. However, the Plan failed to recognise the impact of the electricity pylon which interrupts this view and compromises this significance. Also, as shown in historic photographs, specifically from the 1950s when the place was leased to private residents, the landscaping was domestic in nature and included ‘back of house’ uses within the space to the east. Therefore it can be argued the eastern views are secondary to the primary southern view to which the house is orientated. This rural view across the lot towards the Helena River Flood Plain will be retained.

If the stables is moved south closer to the residence, a minimum area of 5000m2 is proposed as

an adequate curtilage that will assist in retaining the setting of the building, provided there is

appropriate landscaping to screen the new development, including retention of mature trees. It

should be noted that no new development between the residence and stables is proposed as

part of this recommendation as this would create a physical disconnect between the buildings

resulting in a detrimental impact on the significance of the place. However, depending on

potential future use, new development associated with this could be provided in strategic

locations, e.g. car parking, new building for amenities, kitchen etc. (subject to additional

heritage assessment).

The rationale behind the development of the revised curtilage is as follows:

No functions related to the farm or associated with the residence are located in the

additional eastern area as most of the former buildings were located to the



south/south-west of the residence or near the stables. There is unlikely to be any

archaeological remnants in this area.

The area immediately south of the residence is most likely to contain archaeological

material as the cellar/smoke house and kitchen was located in this space. Also due to

the location close to the embankment, this area is less likely to have been disturbed as

opposed to the rest of the farm around the ‘working’ areas near the stables and sheds.

The proposed curtilage considers the importance of a setting and allows a suitable

buffer between the buildings to the new subdivision development including adequate

space to reinstate landscaping and screening;

The significant views to the south will remain open and rural with the establishment of

an artificial wetland within the Helena River Flood Plain. This previously wasn’t included

within the proposed heritage curtilage which is focussed on the buildings and

immediate setting but will contribute to retaining the significance of the place as a rural

property and should be added.

Additionally, from a heritage point of view, the restrictions on development to the east of the

residence will not necessarily result in a better outcome in terms of views as this has already

been compromised by the electricity pylon (as discussed in section 5.1).

By defining a more manageable curtilage and allowing redevelopment in the area to the east of

the residence, the economic concerns with conservation of the place can be alleviated resulting

in a suitable compromise that conserves the significance of the place, retains significant views

to the south and the contribution of the place to the local area. Refer to Appendix 1 and 2.

4. Develop heritage design guidelines for new development in the vicinity of the heritage place.

New development located within the visual vicinity of the residence and stables should be

designed to respond positively to the heritage place. In particular, this includes the proposed

housing along the main entrance from Wilkins Street. Design guidelines should consider

landscaping; setbacks; access and parking; scale, bulk and form of new buildings; as well as

public art if required. A defined urban character may also be identified based upon the

predominant urban elements of nearby residences and other buildings along Wilkins Road.

Housing located away from the heritage buildings near the outer areas of the redevelopment

area would have relaxed scope for development.

5. Develop and implement an Interpretation Strategy for the heritage precinct and Helena River

Flood Plain.

The development of an Interpretation Strategy will communicate the values of the place to

future new residents and visitors. With the development of walking trails through the Helena

River Flood Plain, there is wide scope to create interesting and thought-provoking strategies

which consider environmental issues as well as the historic significance of the former farm.



5.0 CONCLUSION This Heritage Impact Statement has attempted to identify the major issues and challenges

surrounding the redevelopment of Lot 800 including the heritage buildings and has developed

recommendations which aim to conserve these and retain an appropriate setting and curtilage. As

development pressures increase, it is important to provide sensible solutions to retain the

significance of this place and provide a good heritage outcome. These are summarised as follows:

Conserve the exterior of the residence and ensure it is properly secured;

Conserve the stables and relocate closer to the residence;

Define the heritage curtilage to a 5000m2 minimum around the heritage buildings (as well as the Helena River Flood Plain which will also be conserved);

Develop Heritage Design Guidelines for new buildings near the heritage precinct including

those fronting the entry road;

Develop an Interpretation Strategy for the heritage precinct and Helena River Flood Plain.

It is clear the impact of the redevelopment on the setting of the rural heritage precinct will be

substantial, however, the recommendations made above have been prepared to retain the

significance of the place as well as provide achievable a good heritage outcome.

6.0 REFERENCES National Trust of Australia (WA), Belle View Classification assessment

Rosemary Rosario Pty Ltd, Belle View, Updated Conservation Plan, October 2014

Shire of Mundaring, Local Planning Strategy: Strategies Document, 2012

State Heritage Office, Belle View assessment and register documentation

State Heritage Office, Heritage Impact Statement: A Guide, November 2012

Western Australia Planning Commission, Metropolitan Region Scheme Amendment 1228/41:

Bellevue Urban Precinct and Environs Amendment Report, August 2013

Western Australia Planning Commission, Metropolitan Region Scheme Major Amendment 1228/41 –

Bellevue Urban Precinct and Environs – Report on Submissions, Submissions and Transcripts of

Hearings, Outcome of Amendment, http://www.planning.wa.gov.au/publications/6832.asp



7.0 APPENDICES

7.1 REVISED STRUCTURE PLAN, JULY 2015

WILKINS STREET

16m R

oad

16

m R

oad

Existing Trees

Landscaped B

uffer

18

m R

oad

20

m R

oad

PAS

CO

E S

T

HE

NKIN S

TR

EE

T

R30

R30

R30

16m R

oad

18m Road

Landscaped B

uffer

SpacePublic OpenCommunal

10 UNITS

R30

R30

AC

OUSTIC W

ALL

AC

OUSTIC

WALL

FEATURE WALL

FEATURE WALL

R30

R30

Car Park

16m Road

15

m R

oad

R30R30

Retaining W

allRetaining W

all

Retaining W

all

RO

E HIG

HW

AY RESER

VE

Parking Area

16

m R

oad

StepsParking Area

R25

R30

FEATURE WALL

R30

Pathway Access

16m Road16m Road

LOW OPEN FEATURE WALL

16

m R

oad

16

m R

oad

R30

R30R30

15

m R

oad

R30

R30

CLAYTON ST

R30

R30

GDR40

R40

2

3

5

6 UNITS

8 UNITS

GDR40

GDR40

GDR40

GDR40

GDR40

GDR40

GDR40

GDR40

8 UNITS

E | [email protected]

F | 08 9388 8185

T | 08 9388 8181

Subiaco WA 6008

Suite 5, 16 Nicholson Road

Land Planning & Mapping Consultants

1000 150m50

NSCALE 1:2500 AT A3

BELLE VIEW ESTATE

Landvision Pty. Ltd.

STRUCTURE PLAN

FUTURE DEVELOPMENT

DEVELOPMENTFUTURE

PLAN 1and LOT 3, WILKINS STREET, BELLEVUELOT 800 ,LOT 239 ( the former Goodchild Reserve)

DATE: JULY 2015

FILE: 1720 BELLEVUE STRUCTURE PLAN JULY 15.DGN

Main pedestrian pathways

HOUSE

EXISTING

WILKINS STREET

14

m R

oad

14m Road

14

m R

oad

14m Road

design guidelinesHeritage Precinct

Subject to

Grouped Housing (R40)

No. of Lots

1

Ave Lot Area (m†)

Lot Yield and Areas

Total Area/ha

21Single Residential (R20)

0.6400ha

Single Residential (R20/25)

Single Residential (R30)

Heritage Lot 0.6400

240m2

1.1487ha 547m2

7 (62) 1.482ha

357m2108

156 6.3480ha

3.859ha

407m2

POS

POS

Existing TreesExisting Trees

8.0 8.0

8.0 10.0

10.0

10.0

10.0

10.0

10.0

10.0

10.0

10.0

12.0

12.0

12.0

12.0

12.012.0

12.012.0

12.0

12.0

12.0

12.0

12.0

14.0

14.0

14.0

14.0

14.0

14.0

14.0

16.0

16.0

16.0

16.0

16.0

16.0

16.0

18.0

8.0 8.0

8.0 10.0

10.0

10.0

10.0

10.0

10.0

10.0

10.0

10.0

12.0

12.0

12.0

12.0

12.012.0

12.012.0

12.0

12.0

12.0

12.0

12.0

14.0

14.0

14.0

14.0

14.0

14.0

14.0

16.0

16.0

16.0

16.0

16.0

16.0

16.0

18.0

for noise reduction.Parapet walls on one side boundary

for noise reduction.Parapet walls on one side boundary

Homestead

HERITAGELOT

StablesRelocate

POS

POS

STRUCTURE PLANPRIMARY SCHOOL

THE FORMER BELLEVUE REFER TO

LIMIT O

F URBAN

ZONE

LIMIT

OF U

RB

AN Z

ON

E

HELENA

RIVER

10.010.0

OF U

RB

AN Z

ON

E

LIMIT

LIMIT O

F URBAN

ZONE



7.2 REVISED HERITAGE CURTILAGE, JULY 2015

Homestead

LOT 800 ,LOT 239 ( the former Goodchild Reserve), LOT 15597

and LOT 3, WILKINS STREET, BELLEVUE

BELLE VIEW ESTATE

0

SCALE 1:2000 AT A4

25 50 75m

FIGURE 6

PAS

CO

E S

T

WILKINS STREET

Parking Area

16

m R

oad

StepsParking Area

R25

R30

18

m R

oad

FEATURE WALL

R30

16m Road

Pathway Access

HERITAGE PRECINCT AND CURTILAGE

DATE: 14 JULY 2015

REVISED : 14 JULY 2015

FILE: 1635 OVERALL MAY STRUCTURE PLAN 2015-000.dgn

16m Road16m Road

16m Road

LOW OPEN FEATURE WALL

16

m R

oad

16

m R

oad

R30

16m R

oad

GDR40

GDR40

R30

GDR40

R30

GDR40

15

m R

oad

GDR40

design guidelinesHeritage Precinct

Subject to

14

m R

oad

14m Road

Retaining Wall

HERITAGE PRECINCT

HERITAGE CURTILAGE

Homestead

5530m2

HERITAGE

LOT

StablesRelocate

HERITAGELOT

POS

POS



7.3 STRUCTURE PLAN, FEBRUARY 2015



7.4 SITE SIGNIFICANCE – EXTRACT FROM BELLE VIEW CMP

BELLE VIEW HOMESTEAD CONSERVATION PLAN

CMSnNG BOUNOARV

LEVELS OF StGNlFlCANCE

EXCEPTIONAL

CONSIDERABLE

SOME

LITTLE

ARCHAEOLOGICAL SITE

HELENA RIVER FLOOD PUlN

Fig 11 Belle View Site Plan - Levels of Significance

ROSEMARY ROSARIO PTY LTD 2014 Page 77



7.5 STATE REGISTER OF HERITAGE PLACES DOCUMENTATION

Register of Heritage Places - Permanent Entry Belle View 102/06/1998

REGISTER OF HERITAGE PLACES

Permanent EntryHERITAGECOUNCIL

OF WESTERN AUSTRALIA

1. DATA BASE No. 3836

2. NAME Belle View (1887)FORMER NAME Helena Farm

3. LOCATION 1100 Katherine Street & cnr Wilkins Street, Bellevue

4. DESCRIPTION OF PLACE INCLUDED IN THIS ENTRYLot 50 the subject of Plan 15997, being the whole of the land comprised inCertificate of Title Volume 2039 Folio 591.

5. LOCAL GOVERNMENT AREA Shire of Mundaring

6. OWNER Emlen Pty. Ltd.

7. HERITAGE LISTINGS

• Register of Heritage Places: Interim EntryPermanent Entry

03/06/199702/06/1998

• National Trust Classification: ----------------• Town Planning Scheme: ----------------• Municipal Inventory: Adopted 23/04/1997• Register of the National Estate: ----------------

8. CONSERVATION ORDER

-----------------

9. HERITAGE AGREEMENT

-----------------

10. STATEMENT OF SIGNIFICANCEBelle View, a single-storey, brick and iron, Victorian Regency styleresidence, together with stables and former barn, has cultural heritagesignificance for the following reasons:

the place is a demonstration of the Victorian Regency architecture,lifestyle and use of a mid to late 19th Century farm and residence; iscomparatively rare and retains a high degree of authenticity andintegrity;

the place is rare in particular for its location, which still retains itscontext in a rural setting within the metropolitan area, despite theadjacent impact of urbanisation;

Register of Heritage Places - Permanent Entry Belle View 202/06/1998

the stables are a rare, surviving example of farming techniques andrural architecture of the period, and have the potential to add to theknowledge of transport, farming and husbandry practices no longerused;

the place has strong associations with Edward Robinson, pastoralist,farmer, politician and developer who was part of the sociallyinfluential group known as the 'Nor'Westers';

the Victorian Regency house is a significant, representative exampleof a substantial residence built by an influential Western Australianwho acquired prosperity prior to the gold rush period;

the place has associations with Governor Stirling's Woodbridgeland grant, later purchased by Henry Brockman; and is the last ofseveral original large rural land holdings left in the district, eg.Woodbridge, Water Hall and Bushmead; and,

the place has given its name to the suburb of Bellevue which is anexample of an early planned suburb compared to the adjacent townof Midland which just grew around 'The Junction' without anyproper planning.

Register of Heritage Places - Assessment Doc’n Belle View1

02/06/1998

REGISTER OF HERITAGE PLACES -

ASSESSMENT DOCUMENTATION

HERITAGECOUNCIL

OF WESTERN AUSTRALIA

11. ASSESSMENT OF CULTURAL HERITAGE SIGNIFICANCEThe criteria adopted by the Heritage Council in November, 1996 have beenused to determine the cultural heritage significance of the place.

11. 1 AESTHETIC VALUEBelle View is significant aesthetically as a fine example of an elegant andsubstantial Victorian Regency residence. The planning of the house and thedetailing of the principal rooms illustrates a sophistication of design notcommonly found in rural or residential buildings of the time. (Criterion 1.1)

The aesthetic significance also relates to the stables at Belle View whichdemonstrate well thought out approaches to the design of utilitarianbuildings. (Criterion 1.1)

Belle View contributes to the qualities of its rural landscape, creating a pastoralsetting within the urban boundaries of the metropolitan area. (Criterion 1.3)

The collection of buildings at Belle View is significant in forming a precinctthat illustrates a late 19th Century lifestyle and the nature of early farmingpractices. (Criterion 1.4)

11. 2. HISTORIC VALUEBelle View and the former Helena Farm represent a continuous association withmany of the changes which have occurred in the development of agriculturalpractises in Western Australia since European settlement. These relate to bothfarming and pastoral activities, and later, associated saleyard, abattoir andlive sheep trade industries. (Criteria 2.1 & 2.2)

Belle View is important for its associations with planned urban development inthe creation of the suburb of Bellevue adjacent to Midland which, by contrast,grew in an ad hoc fashion with the development of the railways. (Criterion2.2)

Belle View and the former Helena Farm have close associations with bothGovernor Stirling and his original land grant, Woodbridge, and explorer,pastoralist, politician and developer, Edward Robinson. (Criterion 2.3)

The Belle View stables illustrate a high level of technical and innovativeachievement in farming practices in the late 19th Century of which fewexamples remain. (Criterion 2.4)


02/06/1998

11. 3. SCIENTIFIC VALUEBelle View, and particularly its stables, are significant for their potential toprovide an understanding, and to further knowledge, of farming practicesand innovations from the mid to late 19th Century. (Criteria 3.1 & 3.2)

The stables at Belle View are of such integrity and design as to have thepotential to reveal an understanding of animal husbandry of the time,particularly in relation to the configuration of stalls, mangers, feed hatchesand the use of 'blackboy' floors. (Criterion 3.1)

Belle View has continuous associations with local farming and industry; inparticular, the saleyards, live sheep trade and the former abattoirs and theirconnections back to regional farming and pastoral activities. (Criterion 3.2)

The design of the Belle View stables, and use of materials, such as the'blackboy' floors, reveal a level of technical innovation and achievement of apast era which is not fully understood today because of changed and obsoletepractices. (Criterion 3.3)

11. 4. SOCIAL VALUEBelle View and the former Helena Farm are one of the remaining tangible linkswith the politically and socially influential group known as the 'Nor'Westers'.Families such as the Harpers, Brockmans, Hammersleys, Morrisons andRobinsons, built substantial houses on large properties and throughmembership of parliament, local government, freemasonry, andintermarriage, became an important element in Western Australia's decisionmaking process. (Criterion 4.1)

Because of their location in the metropolitan area, Belle View and the formerHelena Farm, together with the nearby Clayton Farm, provide the communitywith links to the earliest land grants of Western Australia in 1829; formerrural lifestyles; and illustrate the evolution of development in the State.(Criterion 4.2)


02/06/1998

12. DEGREE OF SIGNIFICANCE

12. 1. RARITYBelle View, its barn and stables, are a rare surviving group of farm buildingslocated within the metropolitan area, and remain very much in their originalcontext and setting. (Criterion 5.1)

The Belle View stables are a rare surviving example that illustrates the design,a way of life, process, and the functioning of farm activities no longerpractised. They demonstrate a standard of innovation and achievement, witha high level of integrity and authenticity that is now rarely found, not only inthe metropolitan area, but throughout the State. (Criterion 5.2)

12. 2 REPRESENTATIVENESSBelle View is representative of a well designed Victorian Regency residence,built at a time prior to the prosperity of the gold boom which saw the firstmajor growth period of quality housing built in WA. (Criterion 6.1)

The stables at Belle View are representative of past transport and farmingpractises which were dependant on the use of horses. (Criterion 6.1)

Belle View is representative of successful achievement, in being built withprofits from early north-west pastoral activities and in advance of theprosperity, and building boom that followed the discovery of gold in WA.(Criterion 6.1)

Belle View is highly representative of an affluent farming and residentiallifestyle of the mid to late 19th Century, which also saw the quality of theestablishment carried through to the more utilitarian aspects of the farm asillustrated by the surviving stables. (Criterion 6.2)

12. 3 CONDITIONBelle View is in very good condition notwithstanding partial demolition workon the brick house. Prior to this the verandah roofing was the most apparentaspect of degradation, and the roof sheeting overall has deteriorated badly.Internally, the removal of marble fireplaces had been the main area of abuse,but now the stripping out of some floors, skirtings and windows has causedsome damage and diminished its good condition. Overall the walls appearstructurally sound and the demolition work, at this stage, is considered to bereversible. The weatherboard stables are in an exceptionally good state ofrepair considering their age.

12. 4 INTEGRITYDespite a degree of dilapidation, Belle View has, until recent months, beenoccupied as a residence. The integrity of the place is very high and capable ofcontinued residential and compatible uses once restored and maintained.Similarly the integrity of the stables is very high.


02/06/1998

12. 5 AUTHENTICITYThe authenticity of Belle View is very high and, despite the commencement ofrecent demolition, most of its original materials are intact. Samples of mostmaterials removed have been retained, and others were to have been storedfor protection for the duration of the conservation order. Samples andphotographs of removed materials exist to an extent to allow accuraterestoration. The stables building is very authentic and virtually all originalmaterials totally intact. There are still remains of old 'blackboy' trunk floorsand original timber mangers, troughs and boarding.


02/06/1998

13. SUPPORTING EVIDENCEThis assessment has been compiled by Bruce Callow & Associates Pty Ltd,with supporting documentary evidence compiled by historian Shan Callow,with assistance from Barbara Dundas, historian. The physical evidence hasbeen compiled by Bruce Callow, architect.

13. 1 DOCUMENTARY EVIDENCEBelle View is the predominant element of the former Helena Farm, which alsocomprises the stables and barn (n.d.), the main house Belle View (1887), asecond house (n.d. c. early 1950s) and metal clad machinery sheds (n.d.contemporary). The main house (1887), is a single-storeyed brick andcorrugated iron house constructed for Edward Robinson and his wife Sophia.

Belle View was part of Swan Location 16, Governor James Stirling's Woodbridgegrant which originally covered 4,000acres (1,619ha), stretching from the SwanRiver at Guildford, east to Greenmount Hill. In 1883, Henry Brockmanpurchased the location and subdivided it. In October 1886, Edward Robinsonpurchased the 750 acres (303.5ha) of Swan Location 16, then known as HelenaFarm.�1 This followed the sale of his pastoral interests in the north-weststations Mount Florence, Langwell and Croydon near Roebourne to his nephewWilliam Edward Robinson.�2 In 1887, Edward built Belle View, a substantialresidence of local clay bricks made on the property. This replaced a mudbrick cottage (n.d. c.1840s), built west of the surviving barn and stables andvisible in aerial photographs before 15 August 1974.�3 Adjacent to the existingeight roomed house and attached off the south-west corner of the verandah,was a building containing the kitchen, maid's rooms, servant's dining room,laundry, a 20 loaf capacity baker's oven and underneath, a cellar and smokeroom.�4 Also, out to the south-west, an underground brick tank/well with anexposed domed cover, collected water for the house from its roof.�5

The building of Belle View and the development of the property proceededagainst a background of four major influences in the development of WesternAustralia. Firstly, moves intensified towards responsible government, which,when granted in 1890, affected the colony's direct decision making and capitalraising capacity. Secondly, after 1885, when gold was located in theKimberley, there was a general confidence boost in the broader economy.Thirdly, the construction of several privately financed railway systems,including the Eastern Railway (1881-1885), the Great Southern Railway (1886-1889) and the Midland Railway (1886-1894), impacted both on the State andthe locality around Belle View. Finally, the population increase resulting from

1 Certificates of Title, Vol. 17 Folio 108, and Vol. 20 Folio 203, DOLA; Metropolitan area aerial

photographs, 1948-1974, Central Map Agency, DOLA; Elliot, I. Mundaring a History of the ShireMundaring Shire, Mundaring, 1983, p. 221.

2 Seabrook, J. M. 'John Seabrook of Brookton House' in Early Days, Journal of the Royal WesternAustralian Historical Society, Vol. 9, part 1, 1983, p.101.

3 Elliot, I. op. cit., p. 221; Metropolitan area aerial photographs, WA1465 and 1523, DOLA.4 Elliot, I. op. cit., p. 221; Goodchild, Jack Transcript of oral history tape, Battye Library OH

2603/5, 2 March 1995, Shire of Swan, p. 5; telephone interviews with Elsie, Joe and DorisGoodchild, May 1997.

5 Metropolitan area aerial photographs, op. cit., 1948, 1953; telephone interview with David Dickof Clayton Farm Helena Valley, 3 May 1997


02/06/1998

these developments, combined with a preceding downturn in development inSouth Australia and then the Eastern States, provided both the skilled labourand demand base to fuel growth and confidence.�6 Additionally, in nearbyMidland Junction, the final relocation in 1904/5 of the Government railwayworkshops from Fremantle and the activity associated with the GoldfieldsWater Supply scheme, encouraged Edward Robinson to subdivide and sell orlease the northern sections of his land for brick making and residentialsubdivision of Bellevue.�7

Edward Robinson was born in Brompton, East Suffolk, England in c.August1839, and arrived in the colony on board Success on 22 March 1843, with hismother Margaret and four siblings. His father William, a veterinary surgeon,had died on the voyage out.�8 In c.1846, soon after his mother marriedwidower John Seabrook, the family of eleven including Edward and his olderbrother William Albert, moved from Guildford to Brookton, south ofBeverley.9� Edward had no formal education and after working for his step-father as a labourer, accompanied Henry Maxwell Lefroy on two expeditions.The first, in c.1860, traced the Williams River from its source near what is nowNarrogin, and through to the Peel Inlet. The second, between May and July of1863, and sponsored by the York Agricultural Society, went east to thevicinity of present day Kalgoorlie, searching for suitable pastoral areas.Waterholes shown to the men by local Aborigines and recorded on maps ofthis and subsequent journeys by Charles Hunt, John and Alexander Forrest,and Ernest Giles were useful in the Eastern Goldfields in the early 1890s.�10

In the 1860s and 1870s, the enterprising Edward and his step-brother JohnSeabrook jnr of Winarlin near Moorambine, north-east of what is nowPingelly, operated a weekly wagon freight service to and from Perth, viaBeverley and York. In 1864, following his journey with Charles Hunt east toLake Lefroy, he joined his brother William on 2,000 acres (809ha) at SunningHill, south-west of what is now Brookton. In 1873, Edward and others wereresponsible for funding the construction by builder W. Atkins, of St. Patrick'sAnglican Church at Moorambine.�11

In 1872-73, coinciding with poor seasons in the Great Southern12,� Edward,exchanged his share of the lease on Sunning Hill and some stock, for hisbrother William's lease on Mount Florence, 75 miles (121kms) south-east ofRoebourne. In late 1876, Edward assisted John Seabrook jnr to move about

6 Crowley, F. K. Australia's Western Third Macmillian, London, 1960, pp.82-83: Watson, Lindsay

The Railway History of Midland Junction L. & S. Drafting, Shire of Swan, Swan View, 1995, p.18.7 Dundas, Barbara 'Social Differentiation in Midland Junction- a comparative study of two

residential suburbs from 1895 to 1945' M. Phil Urban Studies Dissertation, UWA, 1996 pp. 16-19, 41-43, & appendix information; Crowley, F. K. op. cit., pp. 126-128, 135.

8 Erickson, R. The Bicentennial Biography of West Australians pre 1829-1888 vol. IV R-Z UWA Press,1988, p.2648; Bolton, G. C. and Black, D. Biographical Register of Members of Parliament of WesternAustralia vol. 1. 1870-1930, p.169.

9 Seabrook, J. op. cit., p.90-91; 'A pioneer settler the late Mr. Edward Robinson', Western Mail 14February 1913, p.47, columns a and b.

10 Cowan, Dircksey 'Eastwards From York Lefroy Expedition of 1863' in Early Days, vol. 1October 1938, p.50; Henn, P. U. 'Memoirs of Henry Maxwell Lefroy 1818-1879' in Early Daysvol. 1 December 1942, p.23; Crowley, op. cit., p.86.

11 Early Days vol. 9 part 1 1983, cover and p.117; Seabrook, J. M. op. cit., pp. 94-95.12 Crowley, F. K. op. cit., pp. 60-62.


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2,000 sheep from Winarlin to John's newly acquired property Croydon, nearMount Florence. He left part way through the nine month journey to marry 41year old widow Sophia Pennel Badcock (nee Wells) at St Patrick's AnglicanChurch, Moorambine, on 15 March 1877.13� Subsequently they lived at MountFlorence, leaving the Roebourne area in 1886, when Edward sold his leases inMount Florence, Langwell (acquired 1881) and the recently purchased Croydon,to his nephew William Edward Robinson.�14

By purchasing a large land holding and building a substantial house in theGuildford/Midland Junction area, Edward Robinson mirrored otherinfluential 'Nor'Westers' such as Harper, Brockman, Hammersley andMorrison.�15 He remained at Belle View from 1887 until 1909 when his wifeSophia died and he moved into the newly constructed Melita. This and thenearby Church of the Good Shepherd, also built in 1909, were located on landwhich he appears to have originally set aside as a cricket oval, east of theadjacent Bellevue School.16� In late 1902, he was responsible for the donationto the Education Department of a quarter acre block for the construction ofthe Bellevue Primary School.17� Whilst at Belle View, Robinson's involvementin the community extended to his work as a Justice of the Peace, membershipof the Freemasons, MLC for North Province (16 July 1894 - 27 July 1896), andmember of the Greenmount Road Board (1908 - 1913).18� In 1906, he isreported as addressing the Bellevue section of the Labour Party on theimportance of the local brickmaking and related industries to Bellevue.19

The Belle View property has been described as a model of its era.20� Itsoutbuildings, and in particular the stables, were an important part of this andother similar establishments. This reflected the pivotal position played by thehorse in transport and production on Western Australian farms in late 19thand early 20th century. Further research is required before an accurateconstruction date can be ascertained for both the stable and barn. There havebeen suggestions that the Belle View stables manger details and 'blackboy'trunk floor resemble those in the c.1860s-1870s, former stables in MeadowStreet, Guildford and those at Spring Park, Caversham.21

Members of the Goodchild family, whose parents John (Jack) and Nellieworked for Edward Robinson before his death on 31 January 1913, and whosubsequently lived in the 1887 house until John's death in 1959, remember arailway system to feed stock on the river flats, a thick plumbago hedgearound the house, extensive outbuildings including stables, barn and a dairy.They also recall a 'flume' system of wooden troughs to reticulate water from abore to irrigate stock and gardens.22 The extent of activities on the property

13 Erickson, R. op. cit.; Bolton, G. C. and Black, D. op. cit.; Seabrook, J. M. op. cit., pp.96-97.14 Seabrook, J. M. op. cit., p.101.15 Dundas, B. op. cit., p.17.16 Dundas, B. op. cit., p.42, plan of Bellevue subdivision c.1905; Elliot, I. op. cit., p. 221.17 Swan Express 14 October 1902.18 Elliot, I. op. cit., p.221; Bolton G. C. and Black, D. op. cit.; 'A Pioneer Settler-Death of Mr.

Edward Robinson' Swan Express 7 February 1913, p.3.19 Swan Express 18 August 1906.20 Elliot, I. op. cit., p.221.21 Barbara Dundas of Guildford, research material.22 Telephone interviews with Joe and Doris Goodchild May 1997; Swan Express 24 February 1906.


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can be summarised by offerings for sale at an auction after Edward's death,including pigs, cattle, horses and farm implements.�23

In 1921, Elder Smith purchased the property, then known as Bellevue HoldingPaddocks, from Edward's surviving executor Percy Robinson, a nephewliving at nearby Undercliffe, and retained both John Goodchild and his brotherJoe as stockman and manager respectively.24 In the 1920s, Elders andGoldsborough Mort & Co Pty Ltd were responsible for the purchase ofextensive amounts of land adjacent to the Helena River where stock were heldin transition to and from the Midland saleyards, various abattoirs andwholesale butchers, and later, the live sheep trade. During the mid 1960s,Elders began to sell off their paddocks including nearby Clayton Farm.25 Theysold the Belle View property in 1987, and since then it has had several ownerswho have rented out the house, and used or leased the surrounding land forstock. At present, the 1887 house is vacant, but there appear to be stock in thepaddocks.

The importance of the Belle View property lies both in its links with EdwardRobinson, and as an example of various agricultural systems spanning morethan a century. In addition, many of the significant 'Nor'Westers'' houses onsimilar rural lots, such as Wexcombe, Waterhall, and Pyrton, no longer exist.26�With nearby Clayton Farm , it forms an important historic link to the originalland grants of 1829.

13. 2 PHYSICAL EVIDENCEBelle View sits high on the bank above the wide flood plain of the HelenaRiver. It is located on a large urban farm holding (approximately 100 hectaresor 250 acres), fronting Wilkins Street to the north on the boundary betweenthe Shires of Swan and Mundaring. The property also fronts Katherine Streetto the east, the Helena River to the south and the Roe Highway, to the west.The land is zoned Rural Landscape Living under the Shire of Mundaring'sTown Planning Scheme No. 3. The lot now comprising the property is thebalance of a larger landing holding, the northern part of which wassubdivided for the suburb of Bellevue.

The house is approached from the north, down a 180m avenue of flame treesfrom Wilkins Street. The entry to the drive is opposite Pascoe Street which ison the east side of the Bellevue Primary School. Towards the end of the drive,on the right (west) is a weatherboard stables which may pre-date the house.Adjacent, and to the south, is a corrugated iron clad barn thought to be of asimilar age to the stable.

The old stables are very well detailed and constructed of timber frame andweatherboard. The weatherboards are plain lapped boards, showing varyingdegrees of weathering, and with the odd board replaced by a later feather-edge profiled board. The rectangular building is oriented so that the long axisruns east-west. The structure is supported on a central row of columns and

23 Swan Express 14th March 1913, p. 4, column b.24 Elliot, I op. cit., pp.218-221.25 David Dick 3 May 1997.26 Information provided by Barbara Dundas of Guildford; Bourke, M.J. On the Swan: a history of

the Swan District of Western Australia UWA Press, Perth, 1987, pp.248 & 285.


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framed wall acting as a king post to trusses that reach out to an outer supportbeam and columns down the long perimeter. Corrugated, galvanised ironroof sheeting bears insignias on the underside of 'Avon Bristol' and'Wolverhampton Corrugated Iron Co.'. The stalls face the north and are fittedwith timber boarded mangers and troughs, jointed with metal tongues so asto prevent feed trickling out. Protected under the sloping front edge of one ofthe mangers are the remnants of a 'blackboy' trunk floor designed to protecthorses' hoofs. Evidence of several of these types of floors is said to haveexisted in and around Guildford, Midland and the Swan Valley, but examplesare rare.27� Feed hatches on hinged doors opening from the south (barn) sideallowed access to the mangers. The north side has several stalls, possiblywhere horse drawn vehicles would have been stored, and saddle/harnessracks are still present. The stables are still very sound and authentic, andserve to demonstrate the quality of the original farming establishment.Further archaeological and historical investigation is required to fully revealthe age and role this building played in the establishment.

The space between the stable and the barn may have provided a forecourt forthe original Helena Farm house pre-dating Belle View , and which wasoriginally located further to the west. An internal inspection of the old barnwas not possible as it was locked; however, from the corrugated roof sheeting(which is similar to the stables), exposed timber constructional elements andthe dressed timber gutter facias that are visible, the buildings may be of asimilar period; albeit the barn may have been re-clad with iron instead ofweatherboard. Early DOLA aerial photos�28 indicate an extension to the eastend of the barn. This is no longer evident other than the presence of newercorrugated sheeting. A dairy building, further to the west and south, has alsobeen referred to in oral interviews and this may have been located on or nearthe site of an existing sheet metal clad machinery shed.29

Further to the south, at the end of the entry drive, and at the edge of the bankdown to the flood plain is Belle View, built in 1887. Beyond the house, and offthe south-west corner of the verandah, are the remains of a formercellar/smoke house, set into the side of the hill. The remaining walls are ofstone with the remnants or a fireplace/chimney for the baker's oven or smokehouse, visible at the upper ground level. Further archaeological work isrequired to establish the full extent of the cellars, and the kitchen, dining andaccommodation wing built above. These are referred to in oral interviewsand are evident in aerial photographs at DOLA. It was also said that a toiletexisted further to the west of the kitchen and slightly down the hill.30 Noevidence was found of this, although a small building identified in thislocation on the DOLA aerial photos may help to locate it. Similarly, a domedroof water tank/well off the west end of the house was mentioned and can beseem in 1948 photographs. The location of the well, which may have been

27 Dundas, B., research into early Swan Valley farming properties, eg Spring Park.28 DOLA Metro Area Photos; 1948, Run 14 Photo No 4371; 1953, WA124 Run 5 Photo No 103;

1965 WA915 Run 19 Photo No 5036; 1972 WA1387 Run 8 Photo No 5016; 1973 WA1465 Run 8Photo No 5191; 1974 WA1523 Run 8 Photo No 5659.

29 Telephone interview by Barbara Dundas with Joe Goodchild of Doubleview, 3 May 1997.30 ibid.


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filled, could be indicated by a ring of more vigorous growing grass just offthe west verandah.

Belle View house, located near the edge of the bank dropping down to theflood plain, is a single-storeyed, red brick, English bond, residence with anasymmetrical floor plan. It commands panoramic views over the HelenaRiver valley and across to the Darling Range some 5 kilometres away. Built in1887, the house is of the restrained, Victorian Regency style�31, prior to theaffluence of the gold boom which saw more flamboyant Victorian styles beingintroduced. Nevertheless, it was a very substantial house for the period, andeven today, in a slightly dilapidated state, retains an elegance and presence.Structurally it appears very sound, with few cracks or damp problems,especially for a building on the reactive clay soils of the river valley. Thehouse was well built on stone footings and used a bitumen damp course atthe base of brick walls. On the corners of the building, and around majorwindow openings, tuck pointed quoining has been incorporated. The lower 5or 6 courses of the external walls step out one course to form a plinth aroundthe verandah. Heads of windows and doors have shallow arches with twocourse headers and frames are built into the inside leaf behind the front leaf ofbrickwork. Under floor spaces are well ventilated, and timber flooring, withhand made nails, has deteriorated little.

The asymmetrical floor plan is surrounded by a concave, corrugated ironroofed verandah supported only at the wall and on the perimeter verandahbeam. No timber roof framing runs between the wall and outer beam. Theverandah sheeting is tucked in under a brick string course, 4 or 5 coursesbelow the narrow eaves overhang of the main roof. The verandah beam wassupported on stop chamfered timber columns which have generally beenreplaced by 50mm diameter pipe columns. Several original verandah postsare still evident amongst collapsed verandah material on the south side. Theverandah sheeting has also collapsed on the front north-east corner and isgenerally in poor condition all around. Originally, the verandah floorappears to have been timber boarded, and although a section of this remainson the south, it has generally been replaced by painted, red concrete. Thedesign/layout of the main roof is hipped and of the 'M' type, with a centralgutter running out to the west. Roof sheeting is red painted corrugated iron,in a poor state, and rainwater goods all need replacing. Insignias on theunderside of the verandah roof sheeting read 'Gospel Oak: Galvanised TinnedIron'. Three tall, brick chimneys with rendered mouldings complete theroofscape.

The long, front, north facing verandah is terminated at the entry door with aprojecting window bay that continues up to form a parapet gable withrendered capping and inset name plaque stating 'Belle View A.D. 1887'. Onthe east side, the two main rooms of the house have projecting, splayed baywindows with two narrow double hung windows either side of a central,'step through' double hung sash. The sash to the former drawing room (room

31 Apperly, R. Irving, R., Reynolds, P. A Pictorial Guide to Identifying Australian Architecture. Styles

and Terms from 1788 to the Present Angus and Robertson, North Ryde, 1989, pp46-49.


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[A] as denoted on attached plans�32) has been replaced with an inset doorframe within the original, but the earlier configuration is apparent andmatches the adjoining dining room [F] bay. The central glazed sash finisheslevel with the sill of the adjoining side bay windows (approximately 7 coursesabove floor level), but, to help allow access, incorporates a hinged panelwhich continues down to the floor.

The internal layout of Belle View comprises eight rooms arranged along twomain internal passageways forming a 'T' shaped configuration. The long axisruns east/west down the passageway [L] of the bedroom wing, while theshorter north/south axis runs from the front entry hallway [B] through to therear passage [G] to the back verandah, along which access was gained to theseparate kitchen wing. A secondary entry hall [D], with french doors onto thefront verandah, is located halfway down the long axis between the first andsecond bedrooms [C] & [E]. At the intersection of the main entry hall andpassage, pilastered square columns with Corinthian capitals supporting anarch, define the extent of the hall. At the junction of the long passage [L] andthe small passage [G] (off the hall), is an arch supported on decorative,moulded plaster corbels.

The front entry hall [B] was accessed through a four panel timber door at thenorth and the arch, described above, to the south. The front door has beenremoved but the frame, with narrow sidelights and three panel highlightover, remains. The entry hall [B] had plain, 270mm high skirtings with asmall top moulding and splay. These skirtings ran through the principalrooms, [A], [B], & [F], whilst shallower 220mm skirtings of similar detail ranthroughout the rest of the house. Deeply moulded architraves measuring50mm x 180mm, and complete with architrave blocks at the skirting, havebeen removed from the doorways. These were common throughout thehouse on all doors and samples of skirtings and architraves were located andrecorded on site. The ceilings are lathe and plaster throughout and the hallhas a central, decorative rose. At the junction between wall and ceilings adeep 'Victorian' cornice accommodates ceiling vents in a wide cove betweendeep mouldings. This detail is also common to the principal rooms [A] & [F],whereas there are no cornices in any of the other rooms which utilise highlevel wall vents. The wall vents in these other rooms are generally located,two each on opposite walls, just below the ceiling on external walls andthrough the internal walls into the central passage. From the few internaldoors remaining they appear to all have been four panel timber doors withmouldings.

Off the east of the entry hall is the main drawing room [A] which is detailedas described above for the entry hall, although the detailing of the ceiling roseis larger in diameter, deeply moulded and built in segments. In addition,moulded, plaster architrave blocks were included at the head of the door andwere said to represent a lion or griffin head.33 These blocks have beenremoved with the architraves; however, it is evident from the damage to thewall plaster that the blocks were not timber. This room is one of the two

32 The alpha identification in square brackets [ ] denotes room names on the attached floor plan,

and for ease of reference are the same as those used on the National Trust assessmentcompleted in 1992.

33 Telephone interview by Barbara Dundas with Joe Goodchild of Doubleview, 3 May 1997.


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principal rooms, both of which face the east looking up the valley to the hills.They both have a large arch formed in the external wall to frame a splayedbay window as described above (externally). The central window/doorframe is still in place; however, the side windows in the bay have beenremoved just previous to this assessment. The drawing room also has a fullheight, square projecting bay window to the north under the parapet gablepreviously described. This bay had a large, north facing window comprisinga centre fixed light flanked either side by narrow double hung sashes. Thiswas removed in the days just prior to this assessment. A large fireplace breastremains on the south wall, although its marble fireplace surround and mantlehas been removed.34 Flooring to the house is wide, 175mm, jarrah boards,fixed with hand made, square nails; however the boarding has been lifted tothe two principal rooms [A] & [F] and some removed from site in the weekprior to this assessment.

The dining room [F] is the other principal, and east facing room in the houseand lies adjacent to the drawing room and to the south. Its level of finish isvery similar but with a less flamboyant ceiling rose and no cornice. Its baywindow was virtually identical, and the fireplace opposite on the west wall,also believed to have been marble, has been removed. A door each side of thefireplace would have provided family access from the north and staff accessfrom the south. Doors, architraves, skirtings, floor boards, window and doorframes have recently been removed.

Adjacent to the drawing room, across the front (north) of the house, are thetwo main bedrooms [C] & [E] separated by the minor entry hall [D]. The firstbedroom [C] has a door from both the internal passage [L] and the minorhall[D]. The finishes to these bedrooms, as well as the ones on the south [K] &[J - now a kitchen] are more simple; they are without cornices or ceiling roses,have lower skirtings, but the same heavy architraves. Both bedrooms havefireplaces with only the timber mantles remaining. The minor hall [D] is alsosimilarly finished, and features a high level, wide, undecorated arch. This isan unusual device which serves to combine the two separate chimney fluesacross the hall from the bedroom fireplaces backing onto it. The arch thensupports a single chimney roof penetration which is suspended above thecentre of the hall. Entry into the minor hall, from the front verandah, wasthrough the only pair of french doors (removed) in the house. The remainingbedroom [K] on the south, is similarly finished but without a fireplace.

The current kitchen [J] was formerly a bedroom but would have beenconverted at the time the external kitchen was removed between 1953 and1965.�35 It has been gutted but still has an exhaust hood, some tiling andplumbing indicating where fixtures have been. Adjacent to the kitchen to theeast is a small store room [I] off the long passage [L] and larger roomconverted to a bathroom [H] off the smaller passage [G]. There is a small,hatch type opening between these rooms which may have served to passthings through if originally they had been a pantry/store [I], in the centre,coolest part of the house, and a scullery or serving room [H] opposite thedining room. Such facilities may have been necessary seeing that the kitchen

34 Bush, Fiona & Stephens, J. National Trust Assessment 1992; and oral interviews with

Goodchild family as previous occupants, May 1997.35 DOLA, Aerial Photos, op. cit..


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was originally external and further away to the west. As a bathroom [H], itappears to have functioned for a considerable time and contains a partitionedoff toilet cubicle, bath with shower over, and a hand basin.

The overall character of the house, with its high standard of finish, its wellproportioned rooms, and high ceilings, is one of elegance and substanceespecially for its time prior to the prosperity of the gold boom. It is still verysound structurally and despite having recently lost some of its fittings, it hasvery high levels of integrity and authenticity. It is believed that recentlyremoved windows and fittings have been retained in storage; however,sufficient photographs and remnants remain to accurately reconstruct them ifnecessary. Damage due to preliminary demolition at this stage is notsufficient to have significantly diminished the integrity and authenticity of theplace. The significance of Belle View is considerably raised when viewed inthe context of the associated group of buildings remaining on the site andcomprising the house, stable, barn, driveway, and possibly the old dairy.

13. 3 REFERENCESBush, Fiona and Stephens, J. 'National Trust of Australia Historic PlacesAssessment "Belle View"' National Trust of Australia (W.A.), Perth, 1992.

13. 4 FURTHER RESEARCHArchaeology of site.

Design of stables.

HERITAGE IMPACT STATEMENT - Shire of Mundaring · Belle View: Heritage Impact Statement . 4. FINAL...

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