1925 Daglish First Land Release

Statement of Significance

The 1925 Daglish Land Release, is of cultural heritage significance within the City of Subiaco for the following reasons: • The residential subdivision of the former railway reserve along the north-western side of the railway line provided an important opportunity for the reinvigoration of the district at a time when the older parts of Subiaco were reaching capacity (historic values). • The subdivision pattern, and its current form and urban character, illustrate aspects of the distinctive town planning style known as the Garden Suburb Movement (historic and aesthetic values). • The development of more than 80% of the lots within a relatively short period (1927 to 1939) created a distinctive local character and “sense of place” (social and aesthetic values). • The original houses are a good representative collection of modest Inter-War suburban houses, set within cohesive streetscapes (aesthetic values). • While the scale, form and massing of these places is generally consistent, the individual house designs and variations in the application of wall materials and finishes, verandah and porch detailing, and gable detailing provide a sense of diversity and interest (aesthetic values). • About one third of the houses within the 1925 Daglish Land Release were constructed under the Workers’ Homes Board or War Service Homes schemes. The area therefore helps to illustrate the integration of public and private housing, which was one of the ways in which the Workers’ Homes Board achieved its aim of providing housing (and an opportunity for home ownership) for unable to afford it on their own (historic values). • The houses built within the 1925 Daglish Land Release represent a realization of the aspirations of white collar workers, retail employees, skilled tradesmen to own their own home in an affordable, modern suburb, served by good public transport and established retail and community centres (historic values). • The success of the 1925 Daglish Land Release as a cohesive domestic neighbourhood is illustrated by the relative stability of the population through the mid-twentieth century – with approximately 60% of the families who settled here prior to WWII remaining in their original houses for more than 20 years (historic values).

Physical Description

The area of the first land release includes good representative examples of modest Inter-War houses (plus a small number of compatible houses dating from the immediate post-WWII era) that were developed in a ‘desirable’ new garden suburb in close proximity to existing public transport routes and the established community, commercial and industrial centres of Subiaco. The blocks in Daglish were of a more generous size than many of those in the older parts of Subiaco, with a typical size of about 15.2m wide x 40 to 43m deep (approximately 610 to 650m2). Front setbacks were generous (typically in the order of 6 to 8m) and traditional low front fences created open streetscapes with a focus on garden settings. In keeping with the underlying garden suburb theme of the subdivision, the road reserves were wide (25 to 30 m to the main traffic routes along Stubbs Terrace and McCallum Street, and 20m to the secondary streets). Each of the short cross-streets linking Stubbs Terrace and Troy Terrace has a modest road width of approximately 5.5 to 7m wide, allowing for wide grassed verges which, over time, have been planted with themed street trees – brush box (Lophostemon confertous) to Hickey Avenue, Lutey Avenue and Richardson Terrace; peppermint trees (Agonis flexuosa) to McCallum Avenue and Robinson Terrace; and coral trees (Erythrina) to Munise and Willcock Avenues. Stubbs Terrace was planted with brush box, while Troy Terrace has mixed plantings along its length. Some individual street trees are inconsistent with the street theme and some sections of the grassed verges have been developed with garden beds, but the overall traditional character remains clearly evident. With a high proportion of blocks purchased by young married couples, and a significant number of Workers’ Homes Board properties, these houses were not particularly large or grand. The privately developed homes were typically quite conservative. The majority had plan forms not dissimilar to those used throughout Subiaco since the early twentieth century, with stepped frontages featuring a projecting side wing on one side. These had applied decoration that was typically inspired by the popular Inter-War California Bungalow style, with gable-hipped tiled roofs featuring prominent street front gables; vertical timber gable battens; deep verandahs; robust verandah posts; solid verandah balustrade walls; and a varied use of face-brick and rendered wall finishes over rock-faced stone foundations. Interestingly, in the post 1930 years, the architects responsible for the design of the Workers’ Homes Board houses largely shunned the common ongoing influence of the popular California Bungalow style. Instead they adopted more restrained detailing, including an increasing use of hipped roof forms; simplified use of materials and finishes; and smaller entrance porches - with some traces of alternative architectural styles, including Inter-War Free Classical, Inter-War Spanish Mission, Inter-war Functionalist and Inter-War Mediterranean. While these houses still varied widely in their fine scale detailing, many had a clearly recognisable underlying character. Within the 1925 Daglish Land Release the street trees, verge treatments, building scale, building materials, setbacks and the Inter-War era architectural styles, provide an overall sense of consistency, while the individual designs and detailing of the houses add a richness and complexity to the urban environment. While none of the component streetscapes can be described as fully intact, the original character of the suburban development is still clearly recognisable.

History

The area now known as Daglish remained as an undeveloped railway reserve until the mid-1920s. The first part of the suburb was surveyed in 1925, in the area bounded by Troy Terrace, part of Robinson Street, what is now Olga Place, Stubbs Terrace, the southern end of Cunningham Terrace and Millington Avenue. Daglish was subdivided under the administration of the Labor Party and was named in honour of Henry Daglish, who had served as the first Labor premier of Western Australia in 1904-1905. The readily available information suggests that the streets were named in honour of senior members of the Western Australian Labor party who were serving in parliament at the time of the subdivision, with the exception of Stubbs Terrace (which was probably named in honour of a former member of the party who had represented the seat of Subiaco as an MLA) and Robinson Terrace (which was probably named in honour of then Mayor of Subiaco). In its design, Daglish embodied the principles of the Garden Suburb movement in a number of ways, including:  Its identity as a distinct and relatively spacious modern suburb;  Its design as a cellular domestic neighbourhood, where non-residential uses were not permitted;  The hierarchical arrangement of streets, separating local traffic from through-traffic (with the latter defined by wider streets);  The use of curved forms within the street layout (contrasting with the traditional grid layout);  The use of short cross streets which could underpin social interaction and the development of close-knit local communities;  The inclusion of a semi-enclosed community reserve;  Its development with well-built detached dwellings;  The provision of ample space for lawns and flower beds at the front of the house, with open frontages or low front fences contributing to the overall garden setting of the streetscape;  Space for the development of tree lined streets with generous grassed verges. Land at the south-western end of the subdivision was reserved for future development by the Workers’ Homes Board, while land within the first land release was offered for sale to the general public at an auction in October 1925. At the beginning of November, it was reported that 96 blocks had been purchased at prices between £50 and £152. Immediate development was, however, impeded by a lack of services, including made roads, electric lighting, water and sewerage. The first house was completed during 1927. Approximately 60% of the original 128 building blocks had been developed by 1935 and more than 80% by 1940. The local demographic was dominated by young married couples, who were building their first homes. Women typically remained at home to raise young families while their husbands were typically employed as white collar workers, retail employees or skilled tradesmen. Very few houses were placed on the rental market and there was a strong sense of stability within the local community. The other point of interest was the seamless integration of public and private housing within the first land release, with approximately 33% of the pre-1940 development being associated with the Workers Homes Board or War Service Homes Commission. The Daglish First Land Release forms part of the Daglish Precinct Conservation Area which was included in the Local Heritage Survey in 2003. In June 2017 the City of Subiaco Council considered a proposal to designate the Daglish First Land Release as a heritage area under the Local Planning Scheme. In response to community feedback Council formed the opinion that special planning control was not needed to conserve and enhance the cultural heritage significance and character of the area and acknowledged the Daglish community’s view that the existing controls were adequate. Instead Council resolved to include the Daglish First Land Release on the Local Heritage Survey noting that inclusion has no statutory effect.

Integrity/Authenticity

Medium to High: Most of the original houses within the study area have undergone some degree of adaptation and/or extension to meet modern living standards (which is to be expected for houses constructed 70-90 years ago). Typical changes include rear extensions, new fencing, modification of the front or side setbacks to accommodate cars and re-roofing. However, the original houses (as viewed from the street) have, overall, retained a medium to high level of authenticity.

Condition

Based on a streetscape survey, the buildings in this area appear to be generally well maintained and in good condition. Within the public realm, the roads, verges and street trees are also generally well maintained.

Uses

Historic Themes

Creation Date

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