Why are the oval grandstands and associated infrastructure being demolished?
Removal of the majority of the ageing stadium infrastructure is necessary for future redevelopment. The site of the existing oval and surrounds will be redeveloped as part of the State Government’s Subi East project that will transform the north east corner of Subiaco to create a vibrant new education, leisure, residential and community destination on the edge of Perth’s CBD. Much of the existing oval will be repurposed for school and community use.
The grandstands cannot be readily adapted to alternative uses that would contribute to achievement of the redevelopment vision for Subi East. The nature of the grandstand structures and their specific built-for-purpose construction type mean there is limited ability for reuse or adaption, based upon a technical and commercial evaluation undertaken including architectural, engineering and cost estimate advice.
Going forward, the project will seek to interpret and reflect the history, culture and heritage of the area.
The existing structures are ageing and an extensive capital works program would be required for the ongoing retention and maintenance of the facility. Demolition would reduce potential risks associated with the development given its location adjoining the Inner City College (ICC).
What is the cost of demolition?
The total cost of
demolition is estimated at $23million.
When will demolition begin?
The detailed works programming - including demolition methodology, and demolition and safety management plans - will be determined once a contractor is appointed in early 2019 and detailed site investigations completed. At this stage we anticipate demolition will commence later in 2019.
How long will demolition take?
The works programming will be decided once a contractor is appointed in early 2019. However, at this stage we are working to having demolition complete prior to the opening of the Inner City College to Year 7 students in 2020.
What is the extent of the demolition?
The Development Application (DA) proposes entire demolition of the Subiaco Oval grandstand, light towers, car parking, former Subiaco Football Club and all associated infrastructure (including site remediation if required). The existing AFL-grade turf is extremely costly to maintain and not considered appropriate for school/community use. As such, removal of the existing playing surface will occur as and where required, and be replaced with an appropriate playing surface - timing to be determined.
The DA includes provisions for the preservation of the State heritage listed entry gates and relocation or reinterpretation opportunities for the Sandover Medal walk.
It is intended to retain all mature trees on the site as part of the demolition works. A detailed review from an arborist will be undertaken to confirm the long term viability of the trees.
What will happen to the entry gates at Subiaco Oval?
The State heritage listed entry gates to the southern perimeter of the oval are intended to be conserved and retained, and will be incorporated into any new development in the area.
A conservation management plan is being prepared to fully document the gates, their history, condition and essential conservation works. Conservation policy will also help inform their integration into new developments and contexts.
A requirement of the Development Application (DA) for demolition is the preparation of a Conservation Plan detailing conservation works to the gates post demolition works. Also part of the DA conditions is the preparation of a Heritage protection Plan to protect the gates during demolition.
What will happen to the Sandover Medal Walk?
The Sandover Medal walk will be removed and the tiles stored. The removal and/or protection of the Sandover Medal Walk tiles is required during the demolition of the Stadium to ensure the tiles are not damaged.
I have heard there are ashes on the site. What will happen to them?
The only ashes on the site that we are aware of are those of football legend, Don Carter. There has been extensive and ongoing consultation with the family. We are extremely mindful of this matter and will continue to work with the family throughout the demolition process and repurposing of the oval.
What will be built on the site?
The demolition is to facilitate the future development of the Subiaco Oval site and surrounding lands into a mixed use development that will maximise proximity to existing transport infrastructure, where of people can will live, work, recreate and relax.
Subi East will be characterised by outstanding design and architecture that respects the historical significance of the area and reflects the character of Subiaco.
The precinct will be planned around the concept of “city village community living” with a multipurpose oval/public open space at its heart and transitioning through to higher density urban village housing that will rejuvenate the area and help drive the local economy.
Not only will the Subi East project retain the most significant heritage structures, it will also feature interpretation of the cultural and historical heritage of the site for the enjoyment of all the Subiaco community and visitors to the area.
How will the demolition effect traffic in the area?
It is a requirement of the Development Application that a Traffic Management Plan is to be provided prior to the commencement of demolition to the satisfaction of the MRA, in consultation with the City of Subiaco.
The Traffic Management Plan will be prepared in consultation with the City of Subiaco and address:
• identification and assessment of traffic and transport impacts of proposed works, including the cumulative traffic impacts of other construction activity in the vicinity;
• detail traffic and transport management measures to ameliorate the impacts of proposed works;
• means of truck access and egress to the site which minimises impacts to local arterial roads, and ensures the safety of pedestrians, cyclists and vehicles circulating the site;
• details of any road, footpath or cycle path closures, associated impacts on traffic, pedestrian and cyclist movement and alternate paths of travel;
• details of provisions made for emergency vehicles access and movement around the site; and
• proposed public notification processes as required.
What will happen to the demolished material?
It is a requirement of the Development Application that a Waste Management Plan, including reuse or recycling of demolished material, is provided prior to the commencement of the demolition to the satisfaction of the MRA. LandCorp expects the successful contractor will achieve a high rate of recycling.
Is there asbestos that needs to be removed?
Given the age of the infrastructure at Subiaco Oval, the presence of asbestos containing material was expected. Site investigations are underway to confirm the extent.
LandCorp, as project manager for the delivery of the Subi East project, has extensive experience in remediation and has successfully managed remediation works at contaminated sites in built up areas throughout Perth metropolitan and regional WA for decades. As with all previous remediation projects, best practice and strict health and safety measures will be enforced.
The removal of the material will be undertaken by licenced asbestos contractors in accordance with strict protocols and regulations. Asbestos containing material within building structures will be removed prior to the commencement of demolition of structures. Furthermore, in-ground soil conditions will be monitored, tested and validated once the building structures have been removed to determine if there is any remaining presence of asbestos containing material.
The Demolition Management Plan required under the Development Application will include the appropriate management and disposal of any potential asbestos material, carried out in accordance with the Health (Asbestos) Regulations 1992 (as amended).
Prior to demolition commencing, we will be back in contact with the community.
How will you ensure appropriate care is taken with this culturally sensitive site?
A full archival record has been prepared, utilising State Heritage Office guidelines. This is the last record of the place and includes archival material as well as photographs and plans of its current form.
According to Development Policy 2 Heritage Places, a Heritage Impact Statement (HIS) has been prepared.
Both the Department of Planning, Lands and Heritage (DPLH) and City have been consulted.
The Aboriginal relationship to the land prior to the use as a stadium, and the relationship to the venue will also be interpreted and celebrated.
LandCorp has engaged with the Whadjuk Working Party to obtain direct input into how Aboriginal culture will be incorporated in the project area and what opportunities there will be for continued engagement in the project.
Who do I contact if I have experience any issues associated with demolition?
Once a contractor has been appointed, the appropriate management plans will be prepared. This will also include advice to the surrounding residents and community about who to contact should any issues arise.
To what extent (how far away from the grandstands) will dilapidation surveys be carried out?
LandCorp will work with the MRA, City of Subiaco and other stakeholders to address all relevant conditions of demolition approval, including the required extent of a dilapidation survey. Property owners within the dilapidation survey area will be advised accordingly.
How has the community been consulted?
Public comment on the development application for demolition of Subiaco stadium closed on 19 September 2018. The proposed plans are still available on MRA’s website at www.mra.wa.gov.au. Anyone who provided comment on the proposal also had the opportunity to register and speak at the Land Redevelopment Committee meeting during its meeting on 5th November.
The community will have further opportunity to be engaged during the master planning process.
Who owns Subiaco Oval?
The site is owned by the State, the City of Subiaco previously had a Management Order over this area which has since been relinquished and the State now manages the site.