49 The 1872 painting by Alexander Webb known as "Yarra Street, Geelong" shows an idyllic view down Yarra Street, from a position somewhere near Myers Street, with buildings, Corio Bay and the You Yangs in comfortable proportion with the street. But, in truth, Webb's image is not the view that can be enjoyed today. Quite apart from the fact that Webb's perspective seems to have been taken from an elevated position, the construction of buildings, the installation of street structures (such as electricity poles) and the growth of street trees have substantially altered the view. It is now the case that the bay is difficult to see from either footpath in Yarra Street, principally because of the existence of street structures and street trees. However it remains true that enticing glimpses of the bay can be caught, framed by buildings and street trees, when one is travelling north along Yarra Street or if one is a pedestrian crossing over Yarra Street.
50 It was suggested during the hearing that the view down Yarra Street to the bay could be given an economic value, which could then be weighed against any perceived benefits of the proposed development, as if pitting dollar against dollar. We are not persuaded that this approach is feasible or appropriate, at least in the circumstances of this case. Any attempt to calculate the value of the Yarra Street view in monetary terms would inevitably be laced with speculative assumptions which would result in an uncertain and controversial outcome. Further, views are of emotional importance; and this is difficult, if not impossible, to measure. A view may engender a feeling of happiness, or pride in the city. In any event, the benefits of the proposed development cannot be simply measured in dollar terms: the benefits of economic development often accrue in social, even psychological, terms, by engendering a sense of confidence in a community. Thus in assessing the value of the view down Yarra Street we propose to adopt a qualitative approach.
51 During the hearing the President observed that, in one sense, a view is the transmission of light reflecting off the landscape. Of course it is more than that. Whether or not what is observed constitutes a view or not depends very much upon the quality of the image and the associations - even emotions - which are triggered by that image. The existence of paintings, such as that by Alexander Webb, do connect the existing view to Geelong's history and make it more evocative. Further, there is no doubt that the town of Geelong was laid out to take advantage of long views, generally to the north, to Corio Bay and the You Yangs. Thus the historic and emotional value of the view down Yarra Street ought not be dismissed lightly.
52 The view along Yarra Street can obviously be enjoyed from various locations within the street, but we think it is useful to identify three particular viewing points: being from the centre of Yarra Street at each of Little Myers Street, Ryrie Street and Malop Street. The first of these points is outside St Mary's church and represents the experience that a motorist would have shortly after travelling from McKillop Street. It is the position from which the scene is most dramatic, as it enables a view over buildings and trees to a significant expanse of sea and hills beyond. To the extent that it is possible (or appropriate) to rate viewing locations, we would regard this as the most important place from which to appreciate the Yarra Street landscape. The views from Ryrie Street and Malop Street are somewhat different in character, as the sea is less apparent, being framed by an envelope consisting of buildings and trees. Nonetheless the fact that the water is part of this view is not only orienting, but also pleasant.
53 We mentioned earlier the need to employ the right comparator when assessing the impact of development on views. Thus it is necessary to consider what works are proposed for Yarra Street apart from the development the subject of this proceeding. The evidence is that the council proposes to instigate landscaping works for a number of Geelong streets, including Yarra Street. Funding exists for these works. It is likely that the works will take place regardless of the fate of the current proposal. The proposed works are described in "Stage 5" of the Geelong Central Landscape Project. Proposed streetscape works include "improved street tree planting, lighting, furniture and power line undergrounding" in Yarra Street. The Stage 5 plan states that in north-south streets such as Yarra Street the vista to Corio Bay should be protected and on-street parking should be maximised. The plan proposes works to include tree planting at the sides of the road, but no tree planting or other features in the centre of the road. The plan contains a cross-section illustrating the nature and mature size of the trees to be planted. This plan shows trees having a mature spread of about 9 metres, which leaves a viewing gap, down the centre of Yarra Street, of about 12 metres. Thus it is likely that the impact of street planting will be to reduce the extent of the sea when viewed down Yarra Street from Ryrie Street and Malop Street; although it will add to the greening of the street and qualitatively contribute to the view in another sense. This issue is not only relevant as to what might be appropriate design for a sky bridge, but also in relation to the extent of building works that might be appropriate on top of the Yarra Street footpath.
54 We conclude this section by observing that the view to the north along Yarra Street is not just another urban view, which can be discarded lightly. It is a view which is valued by the community and triggers historical, emotional and satisfying thoughts. But, equally, to appreciate the view it is necessary to be in Yarra Street itself, either in a vehicle travelling north or as a pedestrian crossing over Yarra Street. Further the view is significantly influenced by existing buildings, street furniture and street trees, particularly when experienced at the intersections of Yarra Street with Ryrie Street and Malop Street.