User:Dkjj2012/Urban Renewal in New Farm

Urban Renewal in New Farm started with an initiative by the Brisbane City Council to revitalize the Brisbane's inner-city suburbs through Urban Renewal. In 1991 Brisbane Urban Renewal Task Force was fist established. In suburbs such as New Farm and Teneriffe that were more of an industrial area, re-adaptive use of these industrial buildings played a big role. The buildings were mostly converted into residential blocks combined with commercial and community spaces.

=History and Development=

New Farm has always been a highly desirable area to live, and as it transformed over 180 years of farming land, grand estates, industrial factories and military wharves, people have continued to call this place home. While the booming population of the 20th century saw subdivisions of grand estates and refurbishments of old factories to maintain residential demand, some New Farm dwellings have dealt with urban renewal on a more domestic scale. At present, New Farm is the most densely populated suburb in Brisbane with an estimated population of 12500 people. Even within the current economic downturn, New Farm, just 2km from the city is considered a safe suburb of investment, although it has a median house price of $940,000.

Amity House is not so much an example of urban renewal, but rather, an example of a structure surviving the test of time, technology and changing societies which urban renewal puts forth. Of all the timber estate houses built upon the edge of the river in New Farm, Amity House is the sole survivor. Originaly built in 1892 for Thomas Welsby the house has also served as the CSR Factory manager’s residence and even as a home for the Base Commandment of the HMAS Moreton. Similarly, Maxwell Place is a Mock Tudor style residence built 1933 for Alexander and Elsie Dodwell by architect James Collin. This home was renovated into flats by the Keen family in the 1960’s to service the growing new farm population. Lastly the Girls Friendly Society House also represents a different take on Urban Renewal. Originally constructed in 1888 the property was built on the corner allotment of the former Kinellen Estate of Sir Robert Ramsey McKenzie. The Property had many owners until it was finally purchased by the Anglican church in 1942. The GFS House has now been sold to private owners.

=Residential Development= Residential developments in New Farm have significantly increased over the past 20 years, much of it to be accredited to Urban Renewal in Brisbane. Old industrial structures were converted into warehouse apartment and new apartments blocks and townhouse developments can be seen around New Farm.

Due to the high property price and large scale of the redevelopment, ‘Cutters Landing’ and Freshwater Apartments (and other projects similar to it in the inner-city renewal districts) has been criticized for ‘locking out’ lower- income earners from these ‘revitalized’ areas. Through Urban Renewal the suburb of New Farm has evolved from a blue-collar industrial area to a high-income, high density ‘New World Suburb’.

Cutter's Landing
Since its construction in 1892 the Colonial Sugar Refining Co. (CSR Limited) New farm refinery has played an integral role shaping the cultural and economic landscape of inner-city Brisbane. Up until 1998 the refinery was one of the longest continually operating facilities in Australia. Originally designed by local Brisbane Architects John Hall & Son, CSR’s Refinery has evolved from an important piece of industrial infrastructure, to a lynchpin of Brisbane City Councils goals of becoming a ‘New World City’.

Property Developer Mirvac bought the refinery and surrounding 7.3 Ha riverfront site in early 2000. HPA architects and Mirvac’s own group (in co-operation with DC8 studio and others) have produced ‘Cutters Landing’ medium density housing, on the surrounding land, high density on the waterfront and 30 ‘Luxury’ apartments retro-fitted in the existing refinery. Very little has changed on the main refinery building’s river façade since its construction. On the rear of the building (facing Refinery Pde) the luxury apartments are afforded small cantilevered balconies, these remain visually separate from the historical brickwork through the use of raw metal and glass. Pedestrian Entry to the ‘Cutters Landing’ Precinct (from Welsby St) is behind ‘Amity House’ and original Railway lines (used to bring goods to and from the refinery / Powerhouse) intersect the path. This creates an historical connection, adhering to the neighborhood plan principles from BCC. Higher density (4-5 storey) apartments are positioned on the river side adjacent the refinery. When stage two of the development was released in 2001, $45 million of apartments were sold in two days reflecting the desirability of the new URB (Urban Renewal Brisbane) project. Streets in the surrounding area (low density semi-detached) are narrow, slowing traffic. Footpaths with ‘tree-screens’ create a sense of enclosure and because of the medium – high density of the overall development – there are many services close by at Merthyr Rd shopping centre, Welsby St café’s. Connections from ‘Cutters Landing’ to the BCC’s cultural ‘Powerhouse’ Precinct are provided along the river, linking the riverfront pedestrian path from Sydney St, New Farm to Commercial Rd, Teneriffe/Newstead.

Freshwater Apartments


Located on the river, Freshwater Apartments were constructed in 2000 It was built on the site of former HMAS Moreton ((originally called ‘British East Fleet Supply Base’ ), an important naval base since its construction in 1942 . The location of the site in context to the river and Brisbane played a big role it its use, and during WWII it was used as a U.S. Submarine Base during WWII. After the war, it was regarded as the “flagship” for Queensland Navy connections and recruitments and provided the needed patrol of the Queensland shore.

It was constructed as a victualling store in 1942 and completed in 1944. Plans were drawn up by the Allied Works Council. In 1960 alterations were made to the building and it was officially commissioned as HMAS Moreton when the the RAN (Royal Australian Navy) permanently relocated many of it activities to New Farm. The simple saw-tooth roofed structure was constructed out of a relatively light timber-frame and galvanized steel, because of the urgency of its construction and the scarcity of materials during WWII. .

During the 1990s governmental budget cuts, the base was decommissioned and in late 1995 it was demolished. As part of Brisbane City Council's Urban Renewal initiative, Freshwater Apartments, designed by BVN, was built on the site. It is a wave-shaped, 6 – 4 storey residential building that fronts the river. The big atrium was designed to allow views and connection from the street to the river.

This building is situated on a site with significant history and need to be mindful of former uses and surrounding structures. Freshwater Apartments are located to the north of Amity house, a heritage-listed home constructed in 1872. The design of the residential block has a 4-storey height to the side of Amity and 6 storeys to the other side, as a way to minimize imposing on its historical importance. The placement of a memorial anchor and plaque to HMAS Moreton can be found in front of the block.

Other remnants of the site’s Naval past can also be found. Up until 2009, the boardwalk on the river was constructed out of salvaged timber from the HMAS Moreton structure.

After its construction, Freshwater Apartments became increasingly sought after and the price for a one-bedroom unit was $215 000 at date of construction and rose to $370 000 in 2006. During 2006, the average residential prices in New Farm were $100 000 more than that of the Brisbane- area .In 2012, current real estate notices indicate prices from $500 000 for a one-bedroom apartment, around $800 000 for a two-bedroom , while some bigger apartments are priced over a million dollars. Freshwater Apartments ...

=Mixed-Use Developments=

Powerhouse Apartments and Terraces




In 1928 a motor factory, as part of Austral Motors, was constructed on Welsby street. It formed part of the already existing “industrial features” of New Far, such as the Powerhouse, substations, Sugar Refinery and oil and wool stores. The business continued to grow and, in 1935, an addition to the factory was build and more of the surrounding land was classified as a industrial zone for future expansions. The building was a simple warehouse structure with a recognizable roof silhouette on the Sydney Street façade. Like many other industrial buildings in New Farm, it was used for assembly and maintenance during WWII. .

In 1984 Christian Life Centre (CLC) took over the building. The building compromised of a printery, respite centre, worship services and the Harvest Rain Theatre. In 1998 the Christian Life Centre funded a renovation their facilities through a part-sale of the site. The Lamington Street-edge of the site was developed into warehouse apartments. It was a $22-million development done by Pacific International and included apartments, retail and commercial spaces and a restaurant. Named Powerhouse Apartments and Terraces, the building was completed by the end of 1998. The developers said that they would "retain much of its historical character" and this can be seen through the use of a similar roof silhouette at the entry to the apartment complex. t was necessary to incorporate a courtyard, balconies and landscaping into the design to change the space form a warehouse to residential areas that need to have more daylight and open spaces. Distinctive timber trusses and sections of exposed brick walls can be observed in the interiors of the apartments and the retail spaces.

Christian Life Centre continued to use the site further down Sydney Street and their 1998 renovations were done by Julier+George Architects, based in Toowong. The building is called Sydney Street Theatre and, like the adjacent apartment block, it has the same roof silhouette as the original Austral building. In 2008 Metro Church started to use the building for many of their community service facilities. The 2011 Brisbane floods devastated the building; the church moved out and has not been used since. In 2012, an application was filed to the Brisbane City Council to demolish the building and build a residential unit.

Other examples of the same kind of Mixed-use development can be seen in surrounding suburbs as part of the same Urban Renewal initiative. The Woolstores in Teneriffe were also converted into warehouse apartment and retail or commercial spaces on street level.

=Entertainment and Community Developments=

New Farm has a distinct community atmosphere, which has always been deeply embedded in the suburb. The Powerhouse is a key contributor to this, holding a plethora of ‘live art’ shows. Various events in collaboration with the Powerhouse extend into the New Farm Park, such as the ‘Moonlight Cinema’. The park, in itself, is another key space integral to community spirit. In 1884, a man wrote to the editor of the Brisbane Courier observing that there ‘was not one square inch of public land reserved for health, air, shade or recreation’. This perhaps prompted the purchase of the park land which today incorporates a playground entwined within the tress, weddings being held in the rotunda and a variety of organised activities by the Brisbane City Council as Published on the community website ‘New Farm Neighbourhood’. Not only do the activities within the park invoke a sense of community so do the surrounding spaces and buildings which link the people together.

Powerhouse
The powerhouse bordering the park is heavily entwined in New Farm’s History. When it was operating as a power station, it covered the suburb in a blanket of ash, providing a soil-like ground cover to be used for landscaping and within the rose gardens of the park. However, the community was glad to see clean streets when the powerhouse was decommissioned in 1971. Throughout the 70’s and into the 90’s the powerhouse was seemingly derelict and became a playground for artists and performers and a shelter for the homeless. Recognised by the Brisbane City Council as a culturally significant structure, in 1991, it was to become a dedicated centre for the live arts. In 2000 the Brisbane Powerhouse, formally the New Farm Powerhouse, was opened, combining raw industrial walls covered in graffiti with new performance areas and spaces as well as a restaurant. It’s new functional spaces allowed its legacy as home for the creatives of New Farm and greater Brisbane to carry on. The ‘BCC’ support the powerhouse by allocating funds that enable it run free programs and allow it’s shows to be available to the wider community. Enhancing the community atmosphere are connections from cutters landing, where the former CSR Refinery stood, to the powerhouse precinct which encases another smaller park ideal for family activities and BBQ’s. Bordering the park spaces are townhouses in small one-way streets, which create a ‘resort’ like feeling further portraying the spirit and involvement of the community in the preserved and renewed areas within New Farm.



New Farm Park
New Farm Park is probably one of the earliest examples of Urban Renewal in Brisbane transforming from a farm, to a racecourse and finally to a park. The land where New Farm Park now stands was originally part of the greater ‘New Farm’ built to support the growing penal colony of Moreton Bay, but has also served as a 19th century racecourse and has survived multiple floods to become the park it is today.

During its time as a convict farm, early residents of New Farm recounted a giant stump within the centre of where the park now stands, upon which misbehaving prisoners where chained to and flogged. In 1846 following the termination of the Moreton Bay Penal Colony, a racecourse was built for the entertainment of the growing Brisbane population and operated until 1913. Various race meets were held annually until 1865 when the races moved to Eagle Farm Racecourse. The land was rarely used between this time and its purchase by the Brisbane City Council in the new century.

In 1913 the Brisbane City Council had been deliberating on the poor health and access to outdoor public space for the growing populations in the suburbs and so purchased multiple blocks of land across the city to develop into community parks. It was to include a ring road, the plantation of many trees and flower species, a rotunda for formal occasions and facilities for a plethora of sporting activities, including croquet and tennis courts. The 37 acres of parkland purchased for New Farm Park was in poor condition and had a large creek running through it, which in times of heavy rain would become a fast flowing torrent. The Brisbane Courier Mail described ‘What now is known as New Farm Park, there used to be a creek, in which, on more than one occasion, horses have been in danger of drowning’.

Extensive work was done in order to drain the land and fill in the creek, adding an extra two acres to the over all area of the park. And so the New Farm Park was established in 1914 with the help of park superintendent Harry Moore, and Architect Alfred Foster who designed the heritage listed ‘Rotunda’. Presumably delayed because of the War, New Farm Park wasn’t officially opened until 1919 on a Sunday afternoon 20 July by Governor Sir Hamilton Gould- Adams. The park is still used to this day and receives and average of 15000 visitors per weekend.

=2011 Brisbane Floods= New Farm being located on a peninsula of the Brisbane River was affected by the significant flooding events of January 2011. Urban Renewal precincts along the waterfront were largely unscathed, with the substantial flooding in the suburb occurring in New Farm Park, stretching from Brunswick St to Macquarie St and Methyr Rd in the north. Flooding in early 1893 however hampered the construction of CSR’s Refinery and came halfway up the ground floor of the main building. A repeat of the 1893 event would have far more dire consequences for the much more populated New Farm of 2011.