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AMENDMENT C294 BRADFORD ESTATE PRECINCT HO 798 NIGEL LEWIS PTY LTD 1

AMENDMENT C294 BRADFORD ESTATE PRECINCT HO 798 KEW PANEL HEARING 17 October 2019 HERITAGE EVIDENCE PRELIMINARY MATTERS

1 Instructions and procedures I have been instructed by Maddocks, acting on behalf of the City of Boroondara, to provide evidence regarding this amendment. Specifically to:

- focus solely on the merits of the application of the Heritage Overlay to Bradford Estate Precinct - HO798 with the revised boundaries as resolved by the UPSC on 5 August 2019.

- address those submissions which concern properties in the Bradford Estate Precinct - HO798.

I have been the sole author of this statement. Unless noted otherwise, the photographs included have been taken by myself in August and October 2019.

2 Name and address Nigel Richard Bannatyne Lewis Nigel Lewis Pty Ltd 40 Stawell Street Kew 3101

3 Qualifications and Experience I have a Bachelor of Architecture degree, and I am a registered architect and have been director of Nigel Lewis Pty Ltd since 2002, the continuation of a practice established in 1976. In the subsequent period, it operated as Jacobs Lewis Vines, Nigel Lewis and Associates and Nigel Lewis Richard Aitken Pty Ltd. These practices have specialised in the conservation of historic buildings and complexes, historic landscapes and historic urban areas. I was involved in the original urban conservation studies for many inner suburban areas in the 1970s and 1980s. These included studies of Prahran, Malvern, Parkville, Carlton (including the Carlton, North Carlton and Princes Hill study), North and South Fitzroy, St Kilda, Port Melbourne, and Brunswick, in addition to the Melbourne CBD, Ballarat and Maldon. These studies have contributed to the development of urban conservation implementation and management in this state though policy formulation. They included the development of guidelines that remain in policies for some planning schemes. This pioneering work has played a part in the conservation of many historic buildings, works and complexes, historic landscapes and historic urban areas in Victoria and Tasmania.

Architect40 Stawell Street KewVictoria 3101 Australiat +61 3 9852 8940m +61 418 303 [email protected]


I was the first architectural and heritage adviser in Australia, appointed by the then Department of Planning at Maldon in 1978. Since then I have been engaged in this role for many areas, including the Cities of Prahran, Melbourne, Ballarat, and Shires of Maldon, Mornington Peninsula, Murrindindi and Mount Alexander. Urban design matters have always been an aspect of this work. Nigel Lewis Pty Ltd has undertaken numerous conservation and adaptive re-use projects and new developments within heritage places and precincts, including working in association with other architects. An ongoing project is the restoration and adaptive re-use of the Abbotsford Convent as a community arts and education precinct. I have provided expert witness evidence at numerous AAT and VCAT hearings, at panel hearings, and Historic Buildings Council and Heritage Council hearings since the 1970s. I have been retained by municipal councils, project architects, developers and objectors to provide expert evidence at these hearings. I have lived and worked in Kew for a large part of my life, and have undertaken numerous studies of interwar housing.

3 Area of expertise relevant to this report I have been involved with the assessment of heritage significance and heritage impact since 1977 as a consultant for various responsible authorities. The undertaking of various urban conservation and heritage studies has informed this work, in particular the development of guidelines. My private architectural and conservation consulting work has had a major focus on the management of change in a heritage context. 4 Referral documents The following documents have been referred to in the preparation of this statement of evidence: The study which is the basis for the Amendment - ‘City of Boroondara Municipal Wide Heritage Gap Study: Volume 4 Kew’ (June 2019) Exhibited documents of Amendment C294 that are specifically related to Bradford Estate Precinct including the Heritage Overlay map, the 2019 precinct citation and schedule of buildings prepared by Context Pty Ltd, and the 2019 revised precinct citation and revised schedule of buildings prepared by Nigel Lewis Pty Ltd. Submissions relevant to the Bradford Estate Precinct. 5 Areas covered by this evidence The heritage values of the Bradford Estate Precinct HO 798 with respect to the revised precinct boundaries.

6 Declaration I have made all the inquiries that I believe are desirable and appropriate and no matters of significance which I regard as relevant have to my knowledge been withheld from the Panel.

NIGEL LEWIS 10 October 2019


1.0 INTRODUCTION 1.1 Background The original citation was prepared in 2017 by Context Pty Ltd as part of the City of Boroondara Municipal-Wide Heritage Gap Study: Volume 4 Kew. It was exhibited as HO798, with boundaries shown in the 2017 citation. Subsequently a number of contributory houses on the perimeter of the original precinct were demolished (3, 17, and 20 Bradford Avenue, 363 Cotham Road, and 12 Stoke Avenue). It was resolved by Council to reduce the boundaries of the precinct, and to revise the citation. 1.2 Brief I was asked to review the reduced boundaries for the Bradford Estate Precinct, and whether the precinct it could be supported in its reduced form. After a site inspection in August 2019, I formed the opinion that I was able to support the precinct with the reduced boundaries. I have also been commissioned to provide a revised citation that relates to the reduced boundaries, prepare a witness statement based on this citation, and to appear at the Panel Hearing. In the preparation of the revised citation I have also reviewed other existing and proposed HO precincts cited in the 2017 Kew Heritage Gap Study.

2.0 SUMMARY OF CONCLUSIONS On the east side of Bradford Avenue, the Bradford Estate Precinct comprises an intact sequence of six high quality interwar houses at nos. 4, 6, 8, 10, 14, and 18 Bradford Avenue, and a late interwar block of flats at no. 2 Bradford Avenue, all graded contributory, on generous allotments. On the west side the Precinct comprises three high quality interwar houses graded contributory, at nos. 7, 13 and 15 Bradford Avenue and two non-contributory houses at nos. 9 and 11 Bradford Avenue. The latter are single storey and not intrusive. As a consequence, there is also a coherent, but smaller, streetscape on the west side. There is an individually significant house at no. 1 Bradford Avenue HO277, but this is separated from 7 Bradford Avenue by two period revival houses, both two storeys. Although not large in size, the Bradford Estate Precinct provides a precinct of high quality interwar houses that is significant on a municipal wide basis. Previously, the Bradford Estate Precinct described in the 2017 citation also included a number of contributory houses that have since been demolished. However, the core section of the Precinct has been retained. On this basis, the revised Bradford Estate Precinct can be supported with its reduced precinct boundary.


3.0 PROPOSED HERITAGE OVERLAY 3.1 Heritage Overlay The exhibited precinct is shown below

Figure 1. Planning scheme map for this amendment The contributory houses that were demolished were 3, 17, and 20 Bradford Avenue, 363 Cotham Road, and 12 Stoke Avenue. ThAugust ere are now two new two storey houses at nos. 3 and 17 Bradford Avenue. These are of a similar design and character to that at no. 5 Bradford Avenue. There are vacant sites at no. 20 Bradford Avenue, no. 365 Cotham Road, and no.12 Stoke Avenue. Multi-level units are proposed for no. 365 Cotham Road, and are already under construction at no. 367. This is why this site was not included in 2017. Given that no. 1 Bradford Avenue is already protected by HO277, there is no basis to extend the Precinct south of no. 7 Bradford Avenue, given the heritage impact of nos. 3 and 5 Bradford Avenue. For the same reason the previous boundary to the north on the west side should be restricted to finish at no. 15 Bradford Avenue. While there could be a case to include the vacant site on the east side at no. 20 Bradford Avenue, I am able to accept it being limited to no. 18 Bradford Avenue. Previously, the inclusion of no. 12 Stoke Avenue was restricted to its historical association with Bradford Avenue. A case could have also been made to link it with other neighbouring houses in Stoke Avenue, such as the striking house at no. 10 Stoke Avenue, visible along Bradford Avenue. The HO precinct boundary has been revised to take account of this. The revised precinct is shown as follows:


Figure 2. Revised planning scheme map prepared for this amendment, red tone - graded individually significant, green tone - graded contributory, light blue tone - graded non-contributory, (HO277), red line - precinct boundary 3.2 Revised precinct citation The revised citation prepared by Nigel Lewis Pty Ltd in 2019 is adopted as the basis for this witness statement. Some specific matters are repeated provided below, with additional detail.


4.0 HISTORY AND DESCRIPTION 4.1 Development phase The houses in the Bradford Estate Residential Precinct were built between 1918 and 1930. The Bradford Court flats at 2 Bradford Avenue were built by 1942, replacing a residence built c.1918. A full history is included in the revised precinct citation.

Figure 3. East side of Bradford Avenue, 1945. (Source: Landata) 4.2 Description and integrity The Bradford Estate Precinct at 7-15 and 2-18 Bradford Avenue, Kew, is a collection of interwar houses of high-quality design. A block of cream brick flats built to an unusual design in the late interwar period occupies 2 Bradford Avenue.

Figure 4. Bradford Avenue, looking south from 15 Bradford Avenue is a straight-aligned street that extends the length of the Precinct, north from Cotham Road. It has generous mown-lawn nature strips with concrete


footpaths, and is lined with medium-sized deciduous trees (Robinia pseudoacacia). The trees are of more recent date than the subdivision and housing stock. The allotment sizes are generous, although irregular; the eight allotments on the east side have a wider street frontage than the ten allotments on the west side. The houses have mixed setbacks, but all are of sufficient depth to include a garden setting, a number of gardens with some trees and shrubs of long standing. The physical survey and building permit records demonstrate a number of houses have been subject to alterations and additions. Some alterations and additions have been sympathetically designed and integrated into original structures, or are not visible from the street, while others are clearly visible from the street, such as new carports and fences. In spite of such changes, the overall character of the street is one of high integrity.

Figure 5. Eastern side of Bradford Avenue, looking south from no.18

Figure 6. Eastern side of Bradford Avenue, looking south from no. 8 By 1919-1920 newly built houses existed on both sides of Bradford Avenue but no evidence was found to confirm which houses these were. It should be noted that no. 1 Bradford Avenue is individually significant, and listed in the Heritage Overlay (HO277), but outside this precinct.


Figure 7. Eastern side of Bradford Avenue, looking north from no. 2

Figure 8. Eastern side of Bradford Avenue, looking north from no. 4

Figure 9. Western side of Bradford Avenue, looking south from 15 On the west side, No. 7 Bradford Avenue, graded contributory, is a double-fronted red brick interwar Bungalow, with Federation era design idioms. The curved bay with group of five casement windows and geometric leadlight are typical of its style. The walls of the bay are face brick with shingles above window head height. The gable roof has two conspicuous street facing gables, with the first floor room contained in the roof space.


The lower gable and front verandah have ornamental details of an earlier era. A new gabled hip roofed carport partially conceals the view of the house from the street.

Figure 10. No. 7 Bradford Avenue Nos. 9 and 11 Bradford Avenue are non-contributory single storey houses that are not intrusive within the streetscape. Nos. 13 and 15 Bradford Avenue, graded contributory, are brick Bungalows, with terracotta tile transverse gable roofs. Stylistically, these houses draw on influences from Federation and interwar Bungalows; both styles were fashionable at the time in which these houses were built, the 1920s.

Figure 11. No. 13 Bradford Avenue The walls are red face brick. Characteristic features of their style are seen in the projecting timber windows, conspicuous roof planes, exposed roof timbers visible beneath the eaves, flat top chimneys face brick at no. 13 with terracotta chimney pots. The paired gabled dormer windows to a room contained in the roof space of no. 13 were added later in a sympathetic style. The infilled deep recessed porch of no. 15 is original. Both houses have one curved bay with rows of four timber sash (no. 13) and timber casement (no. 15) windows, with leadlight upper panes at no. 13. No. 13 has a projecting, gabled porch, with shingle filled gable end, and ornamental timber frieze and


timber bracket work on brick piers. The front fences at nos. 13 and 15 are not original; the fence at no. 15 is sympathetic to the house.

Figure 12. No. 15 Bradford Avenue On the east side, No. 2 Bradford Avenue ‘Bradford Place’, graded contributory, is a block of two-storey interwar Mediterranean brick flats. It was built by 1942 on the site of a c.1918 house. It comprises three interconnecting structures, approximately square in plan, offset from the boundaries by 45°. Each section is L-shaped in plan, giving the north elevation an exaggerated saw-tooth rhythm. The walls are cream brick, with horizontal banding in contrasting clinker brick to the foundations, balustrades, window sills and heads. The windows are timber- framed sash, with small-paned upper sash. The small-paned windows, window shutters, wrought iron detailing to the upper balcony balustrades, and terracotta tile low-pitch hip roofs are characteristic of the interwar Mediterranean architectural style. The low brick front fence with flat topped square brick piers is original or early, built in the same cream brick with warm clinker brick detailing as the flat building. The three garages at the rear of the property are also designed in keeping with the house and retain their original doors. The concrete and lawn strip driveways are also original or early.

Figure 13. No. 2 Bradford Avenue No. 4 Bradford Avenue and no. 6 Bradford Avenue ‘Rosemary Cottage’, both graded contributory, they reflect Federation Arts and Crafts influences. Both double-fronted


double-storey brick houses were built in c.1926, and have tile hip and half hipped roofs (terracotta at no. 4, concrete at no. 6). The walls are clinker brick to sill height (overpainted at no. 4) then smooth render, with gable ends filled with wall-hung shingles. Both have bay windows at ground floor level (splayed at no. 4), timber framed windows with small paned upper sash, and tall flat-topped brick chimneys (overpainted and terracotta chimney pot at no. 4, tall tapered at no. 6). The entrance to no. 6 has a shingle roof supported on tapered columns. The carport (recent) at no. 4 follows the style of the house. The front fence at no. 4 is not original. The timber pergola at no. 6 is new but could follow an earlier design. No. 6 has no front fence.

Figure 14. Nos. 4 and 6 Bradford Avenue

Figure 15. No. 6 Bradford Avenue Nos. 8 and 10 Bradford Avenue, graded contributory, are similar in design and architectural style, and could have been built by the same designer/builder. Both are double-fronted single-storey brick houses, built in the later interwar Mediterranean style, presumably in c.1930. Characteristic features of the style include the timber sash windows with small paned upper window (with window shutters at no. 8, arched windows at no. 10), terracotta tile hip roof complemented by tall chimneys, flat capped. Both have deep verandahs with masonry balustrades, but of different designs. The rendered masonry front fence, mild steel gates, and concrete and lawn strip driveway at no. 10 are early or original. The high brick fence at no. 8 is not original.


Figure 16. No. 8 Bradford Avenue

Figure 17. No. 10 Bradford Avenue 14 and 18 Bradford Avenue, graded contributory, are large and gracious brick dwellings which, stylistically, draw on sources and elements that reflect influences from the Federation Arts and Crafts style. Built in c.1926, these houses are characteristic of the early interwar period. The Federation Arts and Crafts style is a style that appeared late in the Federation period and flowed on into the interwar period. 14 Bradford Avenue features a large terracotta tile gabled roof, walls of clinker brick to sill height, with contrasting roughcast render above. The prominent gable is filled with wall-hung shingles with timber eaves brackets, and first floor rooms contained in the roof space. It has tall roughcast rendered chimneys with contrasting brick tops. No. 18 Bradford Avenue has large areas of wall-hung shingles, informally arranged windows, projecting timber window frames, timber sash and plate glass windows, and small paned upper windows. It has wide eaves with exposed roof timbers, tall chimneys, and a concrete tile hip roof. The front fence at no. 18 Bradford Avenue is original or early and makes a positive contribution to the streetscape character.


Figure 18. No. 14 Bradford Avenue

Figure 19. No. 18 Bradford Avenue 4.3 Comparative Analysis The straight-aligned Bradford Avenue with generous allotments along its length echoes a subdivision pattern that occurred throughout Kew during the early to mid-interwar period. While it is smaller in extent than other existing HO precincts, it provides a precinct of high quality interwar houses that is significant on a municipal wide basis, for its cohesion, in particular the integrity of the eastern side. A similar subdivision pattern can be seen in the Barrington Avenue Precinct, Kew (HO142), however the interwar houses there are not co-located in the manner they are in Bradford Avenue. Another comparison can be made with the Barry Street Precinct, Kew (HO143). While the Barry Street Precinct features predominantly Victorian and Federation house designs, it also has a number of distinctive designs of the interwar period of comparable quality and integrity as those on Bradford Avenue. However in Barry Street, the sequence of interwar houses is confined to the east side.


5.0 SIGNIFICANCE 5.1 Significance The precinct meets the threshold for inclusion against the criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, revised August 2018 modified for the local context, as outlined in the revised citation. The revised citation contains the following Statement of Significance: What is Significant?

The Bradford Estate Precinct, which comprises 7-15 and 2-18 Bradford Avenue is significant. The Bradford Estate was subdivided in 1916. The Precinct comprises a collection of gracious interwar houses of high-quality design, on generous allotments on the east side. A block of cream brick flats built by 1942 to an unusual design occupies 2 Bradford Avenue. The houses were all built between 1919 and c.1930.

Places of Contributory significance are listed in the attached schedule.

Original front fences at 2, 10, and 18 Bradford Avenue are contributory. The original garages at 2 Bradford Avenue are also contributory. Non-original alterations and additions to the houses are not significant, including the second storey additions, non-original garages and carports, and high brick front fences. Some of the front fences are sympathetic to the architectural style of the houses, but are not significant.

How is it significant?

The Bradford Avenue Precinct is of local historical and architectural significance to the City of Boroondara.

Why is it significant?

Historically, the Bradford Estate Precinct is significant for the evidence it provides of the pattern of settlement in this part of Kew during the early interwar period, which comprised subdivisions on the grounds of larger estates. The scale and high quality design of the houses and the flat building, and the ‘respectability’ epitomised by their architectural styles and associated elements, remain as important evidence of the strength of Kew’s development during the interwar period. (Criterion A)

Architecturally, the Bradford Estate Precinct, Kew is significant for its concentration of gracious houses on generous allotments of high quality design and with a high level of integrity, comparable to other Precincts in Kew. Subdivided in 1916 and built largely during the 1920s, the Precinct features predominantly interwar building stock, with houses designed in styles that were fashionable during this time, including the Federation Arts and Crafts architectural style, which continued its popularity into the interwar period, and the interwar Mediterranean and Bungalow styles. The high quality design of many of the houses in the precinct suggests architects or designer-builders may have built them. (Criterion D)

The architectural significance of the Precinct is enhanced by the architectural quality and integrity of many of the contributory places. Many of the houses retain original built features, including early and original front fences (at 2, 10, and 18 Bradford Avenue)


and original garages at 2 Bradford Avenue which were an integral component of the original design for the flats. (Criterion D)

Grading and Recommendations

Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as a precinct. PRECINCT GRADINGS SCHEDULE Name Number Street Grading Built Date 7 Bradford Avenue Contributory c.1918-25 9 Bradford Avenue Non-contributory

11 Bradford Avenue Non-contributory 13 Bradford Avenue Contributory c.1920-25 15 Bradford Avenue Contributory c.1918-25

Bradford Place 2 Bradford Avenue Contributory c.1942 4 Bradford Avenue Contributory c.1926 Rosemary Cottage 6 Bradford Avenue Contributory c.1926 8 Bradford Avenue Contributory c.1930 10 Bradford Avenue Contributory c.1930 14 Bradford Avenue Contributory c.1926 18 Bradford Avenue Contributory c.1926


6.0 SUBMISSIONS 6.1 Submissions received 26 submissions were received concerning the inclusion of Bradford Estate in C294. The 20 submissions in support of the inclusion of the Bradford Estate are Submission numbers 22, 23, 32, 33, 38, 39, 40, 41, 47, 48, 56, 68, 69, 70, 72, 84, 86, 87, 89 and 94. I note that a number of these submitters are appearing before the Panel. I do not propose to deal with the submissions which support the inclusion of the Bradford Estate Precinct (as exhibited) as these are generally consistent with my recommendation.

The 6 submissions in opposition to the inclusion of the Bradford Estate are Submission numbers 6, 26, 35, 44, 92, and 93. Submission 92 has since been resolved because the property concerned is no longer included in the Bradford Estate Precinct. I understand that submitter 35 (4 Bradford Avenue) and 93 (14 Bradford Avenue) are appearing before the Panel.

To summarise the heritage concerns of the submitters in opposition:

1. The demolition of houses (365, 4, 12, and 20) and proposed new multi-unit developments mean that the rest of the houses should not be subject to the HO and the integrity has been compromised (Submissions 6, 26, 35, 44);

2. The houses in the precinct are of a very mixed origin/variety and many have been changed from the original design (Submission 26);

3. The Precinct does not meet Criterion A or D (Submission 35);

4. The Precinct contains factual errors (Submission 35);

5. 2 Bradford Avenue is not contributory (Submission 35);

6. The Bradford Estate Precinct to a significant degree fails to meet the Boroondara Planning Scheme Heritage Policy Objective which states “To retain and conserve ‘contributory’ places and fabric in the Heritage Overlay which are visible from the primary street frontage” (Submission 35);

7. The majority of the contributory properties cannot be described as architecturally significant and representative of the interwar era in terms of architectural quality and integrity. (Submission 35);

8. The Precinct contains some very mediocre examples of a style that is already protected in the municipality all of which are far better examples; the fact that they ‘may have been designed by architects or designers’ does not imply that they were well designed (Submission 93)

6.2 Response to concerns expressed by the opposing submissions 1 The revised citation considered the reduced precinct and these demolitions. These sites are now outside the proposed precinct, with two that are not in Bradford Avenue. While accepting the impact of the development of the two corner sites, the


significance of the street will be retained within the proposed precinct. 2 The mixed original and variety of the designs and building forms are typical of the eclectic nature of interwar housing design, as are the flats at no. 2 Bradford Avenue. The changes to the original design are mainly related to fences and carports, and some relatively minor changes to attics. The integrity of the housing stock is similar to many similar existing heritage overlay precincts with freestanding interwar houses of this type. 3 Within the revised precinct the buildings still meet the assessment for Criterion A:

Historically, the Bradford Estate Precinct is significant for the evidence it provides of the pattern of settlement in this part of Kew during the early interwar period, which comprised subdivisions on the grounds of larger estates. The scale and high quality design of the houses and the flat building, and the ‘respectability’ epitomised by their architectural styles and associated elements, remain as important evidence of the strength of Kew’s development during the interwar period.

The buildings graded contributory do not have to be compared with the much grander demolished houses at 365 Cotham Road and 12 Stoke Avenue. The revised precinct also still meets the assessment for Criterion D:

Architecturally, the Bradford Estate Precinct, Kew is significant for its concentration of gracious houses on generous allotments of high quality design and with a high level of integrity, comparable to other Precincts in Kew. Subdivided in 1916 and built largely during the 1920s, the Precinct features predominantly interwar building stock, with houses designed in styles that were fashionable during this time, including the Federation Arts and Crafts architectural style, which continued its popularity into the interwar period, and the interwar Mediterranean and Bungalow styles. The high quality design of many of the houses in the precinct suggests architects or designer-builders may have built them.

The architectural significance of the Precinct is enhanced by the architectural quality and integrity of many of the contributory places. Many of the houses retain original built features, including early and original front fences (at 2, 10, and 18 Bradford Avenue) and original garages at 2 Bradford Avenue which were an integral component of the original design for the flats.

As noted elsewhere the integrity of the revised precinct is not dissimilar to other existing precincts with similar interwar building stock, and remain representative of housing of this status from the interwar period in terms of architectural quality and integrity.

4 The factual errors relate to the changes that have occurred since the previous citation was prepared, and are no longer applicable. The revised precinct has been checked on site to ensure that there are no factual errors with respect to physical description. While historical research has not been checked, the issues of most importance in this instance is the architectural significance of the building stock. The dates given are consistent with the building styles.


5 The flats at 2 Bradford Avenue are correctly graded contributory. It is accepted that they are from the late interwar period. However stylistically they are consistent with many interwar flat developments that are graded contributory in other heritage overlays that include both houses and flats. They are of a high quality design and integrity.

6 The lack of visibility of places behind high fences or carports, such as at 4, 7, 8 and 14 Bradford Avenue, has not been a factor in any other heritage overlay as to whether a building is graded contributory.

7 This is not accepted. The houses of the precinct can be compared favourably with the other two existing heritage overlay precincts cited in the comparative analysis, and other heritage overlays outside the municipality.

8 The submission is that it is mediocre and better represented elsewhere in the municipality is not accepted, see Concern 7 response. Most interwar housing in this class is built by designer builders, and these are often now highly regarded. Two examples are Dunlop Home Builders and Basil Hayler. State Savings Bank Houses are another class of significant houses without identified architects. Whether designed by architects or builder designers, the assessment of significance is based on their importance to a period of architectural design and history.

7.0 CONCLUSIONS On the east side of Bradford Avenue, the Bradford Estate Precinct comprises an intact sequence of six high quality interwar houses at nos. 4, 6, 8, 10, 14, and 18 Bradford Avenue and a late interwar block of flats at no. 2 Bradford Avenue, all graded contributory, on generous allotments. On the west side the Precinct comprises three high quality interwar houses graded contributory, at nos. 7, 13 and 15 Bradford Avenue and two non-contributory houses at nos. 9 and 11 Bradford Avenue. The latter are single storey and not intrusive. As a consequence, there is also a coherent, but smaller, streetscape on the west side. There is an individually significant house at no. 1 Bradford Avenue HO277, but this is separated from 7 Bradford Avenue by two period revival houses, both two storeys. Although not large in size, the Bradford Estate Precinct provides a precinct of high quality interwar houses that is significant on a municipal wide basis. Previously, the Bradford Estate Precinct described in the 2017 citation also included a number of contributory houses that have since been demolished. Three were in Bradford Avenue, nos. 3, 17 and 20, one in Cotham Road, no. 365, and one in Stoke Avenue, no.12. There were also four non-contributory houses in Bradford Avenue, including one new two storey house at no. 5 Bradford Avenue that had an adverse heritage impact. Despite these demolitions, the core section of the Precinct has been retained. On this basis, the revised Bradford Estate Precinct can be supported with its reduced precinct boundary.

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BRADFORD ESTATE PRECINCT HO798

Address: 7-15 & 2-18 Bradford Avenue Kew

AM C294 KEW HERITAGE GAP STUDY - DRAFT REVISED CITATION Prepared by Nigel Lewis Pty Ltd Name: Bradford Estate Precinct Survey date: September 2019 Place type: Residential Architect: Grading: Significant Builder: Extent of Overlay: See precinct map Construction date: c.1918-1930;

c.1942

Background This citation is largely based on the citation prepared by Context Pty Ltd in 2017. It has been revised to take account of the reduced size of the precinct, following several demolitions on the perimeter of the revised precinct boundary. This re-assessment included site visits in August and October 2019, and reviewed and checked the Context assessment on site, including other precincts cited in the previous comparative analysis. It has accepted the historical research previously undertaken, but reviewed the estimated dates of several houses.

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Figure 1. Eastern side of Bradford Avenue, Kew. (Source: Nigel Lewis Pty Ltd 2019)

Figure 2. Western side of Bradford Avenue, Kew. (Source: Nigel Lewis Pty Ltd 2019) Historical Context The first survey of the Kew area was by government surveyor Robert Hoddle, who divided the 1400 acres (570 hectares), the Parish of Boroondara, into 150 blocks of different sizes in 1837 (Morrissey 2008). Kew was divided into large allotments to encourage the establishment of small farms and market gardens to supply the growing settlement of Melbourne. These larger allotments meant that future subdivision proceeded in a piecemeal way (Sanderson 1988:4/2). Access to Kew was originally via a bridge to Hawthorn, opened in 1852, and by the privately owned Studley Park Bridge (nicknamed the Penny Bridge), opened in 1857. Direct access to Kew was gained when the Johnston Street Bridge was built in 1858. In 1856 the Boroondara Road Board District, comprising Kew, Hawthorn and Camberwell, was proclaimed (Victorian Places 2015). The first houses in Kew were built in the 1850s around the area now known as the Kew Junction. During the gold rushes of the 1850s, speculation on land purchases increased and the region experienced rapid expansion. As Jane Carolan writes, Kew became a 'suburb of British expatriates who built their homes and gardens to replicate those left behind.' Many of the villas and mansions were built to overlook the city of Melbourne and were set in acres of land (Carolan 2003:3). Subdivision of land to form residential estates in the Kew area occurred from the 1860s, although plans from the 1860s and 1870s suggest that the scale of

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subdivision was quite small. In the 1880s, Melbourne's land boom was influential in establishing Kew's residential street pattern (Sanderson 1988:4/7-9).

Subdivision slowed with the economic depression of the 1890s. However, by the end of 1897, housing construction had begun anew. In 1903, Kew was described by the Australian Handbook as a 'very favourite place of residence for the merchants and upper tradesmen of the city, and is dotted with their elegant mansions, villas, and well-kept gardens' (cited in Victorian Places 2015).

From 1920 Victoria experienced the highest marriage rate in its history and families sought homes away from the crowded inner suburbs of Melbourne. Following the tramlines, new estates were established in Kew. The pattern of expansion continued through the rest of the decade, and was reflected in the construction of War Service Homes, a scheme administered by the State Bank from July 1922, with houses in Kew built mostly on subdivisions in the north and east of the suburb. New subdivisions in the 1920s changed the rural nature of north Kew, as housing and large recreation reserves began to replace dairy farms and market gardens. Estates were also established on the grounds of former mansions. Between 1921 and 1933, Kew's population increased by 46.62% and its house numbers by 62.73% (Sanderson 1988:4/11-17). As a result of council policy to limit industry, Kew had only 29 factories in 1927 compared with Hawthorn's 140 (Morrissey 2008), further reinforcing its reputation as a genteel residential suburb.

Subdivision slowed once again with the economic depression of the late 1920s and early 1930s, but new estates appeared in the mid-1930s. Most of the new estates were of a modest scale built around small courts or short streets that bisected the former grounds of large houses. However, some in the northern part of the suburb had more substantial houses. Further subdivision occurred after World War Two (Sanderson 1988:4/20 and 4/24). The Studley Park area of Kew underwent intensive and significant infill development in this period (Built Heritage 2012:17).

Today, Kew retains evidence of this historical growth and development. As the City of Kew Urban Conservation Study states:

To the north and east twentieth century housing predominates, the result of the suburban expansion that followed both World Wars. In the rest of the suburb the housing is more mixed, a legacy of constant subdivision. For this reason Kew does not have significant nineteenth century streetscapes, but in the mixture of housing styles numerous important buildings remain, and in the individual examples both old and new, Kew's built heritage is almost a compendium of domestic architecture in Melbourne, from smaller family houses through to grand mansions (Sanderson 1988:4/25).

History

The precinct is located on Portion 83 of the Boroondara Parish, approximately 145 acres purchased by Charles Vaughan in 1851; Vaughan also purchased Portion 85, approximately 84 acres, in the same year (Parish Plan Boroondara 1931). In December 1852, Thomas Judd purchased a portion of Vaughan's block and built his residence, 'Park Hill', on a rise. His neighbour was James Bonwick, who opened one of the first schools in the district and recorded the early history of Kew (Barnard 1910).

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By the 1860s, Portion 83 was bounded on three sides by Burke Road, Park Hill Road East and Cotham Road ('Plan of Borough of Kew' 186?).

Between 1887 and 1888, four large estates were proposed around the East Kew station of the Outer Circle railway line: the Belford Estate, the Segtoune Park Estate, the Monterey Estate, and the Harp of Erin Estate. Because of the economic depression in the early 1890s however, little building took place on the subdivisions (Sanderson 1988:4/8).

The East Kew area retained mostly large houses on extensive allotments through until the first decade of the twentieth century, when a number of estates were established to exploit the pending arrival of the electric tram, opened in 1922. These estates included the Eastlawn Estate and the Oswinia Estate (Sanderson 1988:4/13). As the owners of large properties died or sold their residences, new owners sought to capitalise on the value of the estates (Sanderson 1988:4/16).

The subject precinct was part of a large land holding owned by William Holt, who established what was to become the Sandhill Nurseries in the early 1850s at the top of Cotham Road hill. The nurseries were taken over by his son John Holt after William died in 1889; John died soon after in 1891. A large portion of the nursery land was purchased in 1889 in order to establish the Genazzano convent and school (Rogers 1973:30). In 1902, the then proprietor of the Sandhill Nurseries in Cotham Road, W R Hawkins, advertised a clearing sale of plants due to the expiration of the lease and pending sale of the property by John Holt's trustees (Age 30 August 1902:2).

The subject precinct was formed through a subdivision of land owned by James Ramsay Bradford, presumably the purchaser of the former Sandhill Nurseries site, who lived in Bradford Avenue on his death in November 1917 (PROV). The first reference to the Bradford Estate is in a sale notice for land in the estate published in July 1916 (Argus 29 July 1916:16). A council notice to undertake drainage in Bradford Avenue appeared in November of the same year (Camberwell and Hawthorn Advertiser 19 November 1916:3). In December 1918, Kew Council recommended that Mrs Bradford pay for the cost of the land needed to establish an east-west drain in Bradford Avenue (Reporter 20 December 1918:5).

In 1918, three residences were listed in Bradford Avenue: one on the east side owned by Bradford, and two on the west side (S&Mc 1918). A fourth residence was noted in December of the same year; a new six-room brick villa in Bradford Avenue with a motor garage and garden laid out was advertised for sale for £1050 (Argus 4 December 1918:4).

By 1920, on the west side of Bradford Avenue, four residences had been built, and another two were in the course of construction.

In 1920, 'Bradford', a new tiled brick bungalow of five 'large lofty rooms' in Bradford Avenue was advertised for auction (Age 24 January 1920:11), and in 1921, 'Waynecot', a modern brick villa of five rooms, was also advertised for auction (Argus 27 August 1921:2).

By 1925, by which time street numbers had been allocated, houses at 2 and 20, and 3-19 Bradford Avenue had been built (S&Mc 1925). A view of the houses on the east side of Bradford Street in 1926 is provided by a Melbourne Metropolitan Board of

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Works (MMBW) plan (see Figure 3). An MMBW plan for the west side of Bradford Avenue could not be found.

Figure 3. East side of Bradford Avenue, 1926. (Source: MMBW Detail Plan no. 1608)

A residence at 1 Bradford Avenue was constructed in 1927-28 for Arnold T Simonton, at which time the Kew municipal rate records first listed a brick house of ten rooms (cited in Lovell Chen 2009).

By 1930, all houses in the subject precinct had been built and Lucy Mussellwhite operated a rest home from 2 Bradford Court (S&Mc 1930). Further subdivision of allotments took place from those shown above in 1926 to allow for the construction of the houses in existence by 1930.

Elizabeth Singleton, a former principal of Ormiston College in Mont Albert, died at her home at 2 Bradford Avenue in 1932 (Argus 16 January 1932:20). By 1942, the Bradford Court flats occupied 2 Bradford Avenue (S&Mc 1942). In 1950, the flats were advertised for sale as 'three modern maisonettes' of six rooms each (Age 5 October 1950:10). Council’s Building Permit records contain no information about the construction of the flats.

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In summary, the houses in the Bradford Estate Residential Precinct were built between 1918 and 1930. The Bradford Court flats at 2 Bradford Avenue were built by 1942, replacing a residence built c1918.

Figure 4. East side of Bradford Avenue, 1945. (Source: Landata)

Description & Integrity The Bradford Estate Precinct at 7-15 and 2-18 Bradford Avenue, Kew, is a collection of interwar houses of high-quality design. A block of cream brick flats built to an unusual design in the late interwar period occupies 2 Bradford Avenue. Bradford Avenue is a straight-aligned street that extends the length of the Precinct, north from Cotham Road. It has generous mown-lawn nature strips with concrete footpaths, and is lined with medium-sized deciduous trees (Robinia pseudoacacia). The trees are of more recent date than the subdivision and housing stock. The allotment sizes are generous, although irregular; the eight allotments on the east side have a wider street frontage than the ten allotments on the west side. The houses have mixed setbacks, but all are of sufficient depth to include a garden setting, a number of gardens with some trees and shrubs of long standing.

The physical survey and building permit records demonstrate a number of houses have been subject to alterations and additions. Some alterations and additions have been sympathetically designed and integrated into original structures, or are not visible from the street, while others are clearly visible from the street. In spite of such changes, the overall character of the street is one of high integrity.

By 1919-1920 newly built houses existed on both sides of Bradford Avenue but no evidence was found to confirm which houses these were.

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It should be noted that no. 1 Bradford Avenue is individually significant, and listed in the Heritage Overlay (HO277), but outside this precinct.

No. 7 Bradford Avenue is a double-fronted red brick interwar Bungalow. The curved bay with group of five casement windows and geometric leadlight are typical of its style. The walls of the bay are face brick with shingles above window head height. The gable roof has two conspicuous street facing gables, with the first floor room contained in the roof space. The front verandah has an ornamental timber frieze. A new carport with gabled hip roof partially conceals the view of the house from the street.

Nos. 9 and 11 Bradford Avenue are Non-contributory but not intrusive within the streetscape.

Nos. 13 and 15 Bradford Avenue are brick Bungalows, with terracotta tile transverse gable roofs. Stylistically, these houses draw on influences from Federation and interwar Bungalows; both styles were fashionable at the time in which these houses were built, the 1920s. The walls are red face brick. Characteristic features of their style are seen in the projecting timber windows, conspicuous roof planes, exposed roof timbers visible beneath the eaves, flat top chimneys face brick at no. 13 with terracotta chimney pots. The paired gabled dormer windows to a room contained in the roof space of no. 13 were added later in the Federation Bungalow style, while the filled in deep recessed porch of no. 15 is original. Nos. 13 and 15 have one curved bay with rows of four timber sash (no. 13) and timber casement (no. 15) windows, with leadlight upper panes at no. 13. No. 13 has a projecting, gabled porch, with shingle filled gable end, and ornamental timber frieze and timber bracket work on brick piers. The front fences at nos. 13 and 15 are not original, but the fence at no. 15 is sympathetic to the style of the house.

No. 2 Bradford Avenue ‘Bradford Place’ are two-storey interwar Mediterranean brick flats, built on the site of an earlier house by 1942. They comprise three interconnecting structures, approximately square in plan, offset from the boundaries by 45°. Each section is L-shaped in plan, giving the north elevation an exaggerated saw-tooth rhythm. The walls are cream brick, with horizontal banding in contrasting clinker brick to the foundations, balustrades, window sills and heads. The windows are timber- framed sash, with small-paned upper sash. The small-paned windows, window shutters, wrought iron detailing to the upper balcony balustrades, and terracotta tile low-pitch hip roofs are characteristic of the interwar Mediterranean architectural style. The low brick front fence with flat topped square brick piers is original or early, built in the same cream brick with warm clinker brick detailing as the flat building. The three garages at the rear of the property are also designed in keeping with the house and retain their original doors. The concrete and lawn strip driveways are also original or early.

No. 4 Bradford Avenue and no. 6 Bradford Avenue ‘Rosemary Cottage’ reflect Federation Arts and Crafts influences. Both double-fronted double-storey brick houses were built in c.1926, and have tile hip and half hipped roofs (terracotta at no. 4, concrete at no. 6). The walls are clinker brick to sill height (overpainted at no. 4) then smooth render, with gable ends filled with wall-hung shingles. Both have bay windows at ground floor level (splayed at no. 4), timber framed windows with small paned upper sash, and tall flat topped brick chimneys (overpainted and terracotta chimney pot at no. 4, tall tapered at no. 6). The entrance to no. 6 has a shingle roof supported on tapered columns. The carport (recent) at no. 4 follows the style of the

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house. The front fence at no. 4 is not original. The timber pergola at no. 6 is new but could follow an earlier design. No. 6 has no front fence.

Nos. 8 and 10 Bradford Avenue, similar in design and architectural style, could have been built by the same designer/builder. Both are double-fronted single-storey brick houses, built in the later interwar Mediterranean style, presumably in c.1930. Characteristic features of the style include the timber sash windows with small paned upper window (with window shutters at no. 8, arched windows at no. 10), terracotta tile hip roof complemented by tall chimneys, flat capped. Both have deep verandahs with masonry balustrades, but of different designs. The rendered masonry front fence, mild steel gates, and concrete and lawn strip driveway at no. 10 are early or original. The high brick fence at no. 8 is not original.

Nos. 14 and 18 Bradford Avenue are large and gracious brick dwellings which, stylistically, draw on sources and elements that reflect influences from the Federation Arts and Crafts style. Built in c.1926, these houses are characteristic of the early interwar period. The Federation Arts and Crafts style is a style that appeared late in the Federation period and flowed on into the interwar period.

14 Bradford Avenue features a large terracotta tile gabled roof, walls of clinker brick to sill height, with contrasting roughcast render above. The prominent gable is filled with wall-hung shingles with timber eaves brackets, and first floor rooms contained in the roof space. It has tall roughcast rendered chimneys with contrasting brick tops.

No. 18 Bradford Avenue has large areas of wall-hung shingles, informally arranged windows, projecting timber window frames, timber sash and plate glass windows, and small paned upper windows. It has wide eaves with exposed roof timbers, tall chimneys, and a concrete tile hip roof. The front fence at no. 18 Bradford Avenue is original or early.

Comparative Analysis

The straight-aligned Bradford Avenue with generous allotments along its length echoes a subdivision pattern throughout Kew that occurred during the early to mid-interwar period. A similar subdivision pattern can be seen in the Barrington Avenue Precinct, Kew (HO142), the Barry Street Precinct, Kew (HO143), the Goldthorns Hill & Environs Precinct (recommended for the HO by this study), and the Thornton Estate Precinct (recommended for the HO by this study). While the allotment sizes are smaller in the Thornton Estate, the Barry Street and Barrington Avenue both include larger allotments similar to those included in the Bradford Estate.

The houses in the precinct reflect the stylistic eclecticism of the interwar period. The Precinct includes some fine and highly intact examples of fashionable interwar domestic architectural styles, including Federation Arts and Crafts (which continued to be fashionable into the interwar period), and interwar Mediterranean and Bungalow architectural styles. The houses all have the appearance of being built by designer-builders. In this sense, the Bradford Estate Precinct is similar to the Barrington Avenue Precinct, Kew (HO142) and the Barry Street Precinct, Kew (HO143), both of which have unusual concentrations of buildings of high quality design and a high level of integrity. While the Barry Street Precinct features predominantly Victorian and Federation house designs, it also has a number of distinctive designs of the interwar period of comparable quality and integrity as those on Bradford Avenue. However in Barry Street, the interwar houses are largely

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confined to the east side. In Barrington Avenue the interwar housings are not co-located in the manner they are in Bradford Avenue.

Similar to the Goldthorns Hill & Environs Precinct and the Iona Estate Precinct (nominated to the HO), Bradford Avenue is characterised by gracious homes on generous allotments, with houses of high architectural quality and that reflect a range of stylistic influences fashionable during the interwar period. The houses on Bradford Avenue were commenced and completed largely in the 1920s. Development of the Goldthorns Hill & Environs Precinct also commenced in the 1920s, but continued over a longer time-span, through the 1930s and ‘40s. It also has a different character than Bradford Avenue with larger houses but without the cohesion of the Bradford Avenue streetscape. Development of the houses in the Iona Estate Precinct occurred over a similar decade-long time span, during the 1930s, thus a decade later than for the Bradford Estate.

Assessment Against Criteria

Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, revised July 2018, modified for the local context.

CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural or natural history (historical significance).

The Bradford Estate Precinct is historically significant for the evidence it provides of the pattern of settlement in this part of Kew during the early interwar period, which comprised subdivisions on the grounds of larger estates. The scale and high quality design of the houses and the flat building, and the ‘respectability’ epitomised by their architectural styles and associated elements, remain as important evidence of the strength of Kew’s development during the interwar period.

CRITERION B: Possession of uncommon, rare or endangered aspects of the City of Boroondara's cultural or natural history (rarity).

N/A

CRITERION C: Potential to yield information that will contribute to an understanding of the City of Boroondara's cultural or natural history (research potential).

N/A

CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

Architecturally, the Bradford Estate Precinct, Kew is significant for its concentration of gracious houses on generous allotments of high quality design and with a high level of integrity, comparable to other Precincts in Kew. Subdivided in 1916 and built largely during the 1920s, the Precinct features predominantly interwar building stock, with houses designed in styles that were fashionable during this time, including the Federation Arts and Crafts architectural style, which continued its popularity into the interwar period, and the interwar Mediterranean and Bungalow styles. The high-quality design of many of the other houses in the precinct suggests they may also have been built by architects or designer-builders.

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The architectural significance of the Precinct is enhanced by the architectural quality and integrity of many of the contributory places. Many of the houses retain original built features, including early and original front fences (at 2, 10, and 18 Bradford Avenue) and original garages at 2 Bradford Avenue which were an integral component of the original design for the flats.

CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

N/A

CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

N/A

CRITERION G: Strong or special association with a particular community or cultural group for social, cultural or spiritual reasons. This includes the significance of a place to Indigenous peoples as part of their continuing and developing cultural traditions (social significance).

N/A

CRITERION H: Special association with the life or works of a person, or group of persons, of importance in the City of Boroondara's history (associative significance).

N/A

Statement of Significance

What is Significant?

The Bradford Estate Precinct, which comprises 7-15 and 2-18 Bradford Avenue is significant. The Bradford Estate was subdivided in 1916. The Precinct comprises a collection of gracious interwar houses of high-quality design, on generous allotments on the east side. A block of cream brick flats built by 1942 to an unusual design occupies 2 Bradford Avenue. The houses were all built between 1919 and c.1930.

Places of Contributory significance are listed in the attached schedule.

Original front fences at 2, 10, and 18 Bradford Avenue are contributory. The original garages at 2 Bradford Avenue are also contributory. Non-original alterations and additions to the houses are not significant, including the second storey additions, non-original garages and carports, and high brick front fences. Some of the front fences are sympathetic to the architectural style of the houses, but are not significant.

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How is it significant?

The Bradford Avenue Precinct is of local historical and architectural significance to the City of Boroondara.

Why is it significant?

Historically, the Bradford Estate Precinct is significant for the evidence it provides of the pattern of settlement in this part of Kew during the early interwar period, which comprised subdivisions on the grounds of larger estates. The scale and high quality design of the houses and the flat building, and the ‘respectability’ epitomised by their architectural styles and associated elements, remain as important evidence of the strength of Kew’s development during the interwar period. (Criterion A)

Architecturally, the Bradford Estate Precinct, Kew is significant for its concentration of gracious houses on generous allotments of high quality design and with a high level of integrity, comparable to other Precincts in Kew. Subdivided in 1916 and built largely during the 1920s, the Precinct features predominantly interwar building stock, with houses designed in styles that were fashionable during this time, including the Federation Arts and Crafts architectural style, which continued its popularity into the interwar period, and the interwar Mediterranean and Bungalow styles. The high quality design of many of the houses in the precinct suggests architects or designer-builders may have built them. (Criterion D)

The architectural significance of the Precinct is enhanced by the architectural quality and integrity of many of the contributory places. Many of the houses retain original built features, including early and original front fences (at 2, 10, and 18 Bradford Avenue) and original garages at 2 Bradford Avenue which were an integral component of the original design for the flats. (Criterion D)

Grading and Recommendations

Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as a precinct.

PRECINCT GRADINGS SCHEDULE Name Number Street Grading Built Date 7 Bradford Avenue Contributory c.1918-25 9 Bradford Avenue Non-contributory

11 Bradford Avenue Non-contributory 13 Bradford Avenue Contributory c.1920-25 15 Bradford Avenue Contributory c.1918-25

Bradford Place 2 Bradford Avenue Contributory c.1942 4 Bradford Avenue Contributory c.1926 Rosemary Cottage 6 Bradford Avenue Contributory c.1926 8 Bradford Avenue Contributory c.1930 10 Bradford Avenue Contributory c.1930 14 Bradford Avenue Contributory c.1926 18 Bradford Avenue Contributory c.1926

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Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the Boroondara Planning Scheme:

External Paint Colours Is a permit required to paint an already painted surface? No

Internal Alteration Controls Is a permit required for internal alterations? No

Tree Controls Is a permit required to remove a tree?

No

Victorian Heritage Register Is the place included on the Victorian Heritage Register? No

Incorporated Plan Does an Incorporated Plan apply to the site?

No

Outbuildings and fences exemptions Are there outbuildings and fences which are not exempt from notice and review?

Yes Front fences at 2, 10, 18 Bradford Ave and garage at 2 Bradford Ave

Prohibited uses may be permitted Can a permit be granted to use the place for a use which would otherwise be prohibited?

No

Aboriginal Heritage Place Is the place an Aboriginal heritage place which is subject to the requirements of the Aboriginal Heritage Act 2006?

No

Identified By

Context Pty Ltd and reviewed by Nigel Lewis Pty Ltd

References

Age, as cited.

'A Melbourne Bungalow Home', The Home 1 June 1924, Vol 5 No 2, p 66.

Argus, as cited.

Barnard, F G A 1910, A Jubilee History of Kew, available http://www.biostats.com.au/Kew/index.html, accessed 25 July 2017.

Built Heritage Pty Ltd 2012, ‘City of Boroondara Thematic Environmental History’, prepared for the City of Boroondara.

Carolan, Jane 2003, For the green and the gold and the mitre: a centenary history of Trinity Grammar School, Kew. Volume 1: For the green: Trinity Grammar School, 1903-2003, Benchmark Publications, Montrose.

Goad, Philip. And Willis, Julie, 2012, The Encyclopedia of Australian Architecture, Cambridge University Press, Melbourne.

Landata, historic aerial photographs, Adastra Airways 1945

Lovell Chen 2009, Boroondara Heritage Review B Graded Buildings, prepared for the City of Kew.

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Melbourne Metropolitan Board of Works (MMBW) Detail Plan, as cited, State Library of Victoria.

Morrissey, Sylvia 2008, ‘Kew in eMelbourne, School of Historical and Philosophical Studies, University of Melbourne, http://www.emelbourne.net.au/biogs/EM00796b.htm, accessed 13 July 2017.

Parish Plan Boroondara 1931, Department of Lands and Survey, Melbourne.

'Plan of the Borough of Kew' 186?, State Library of Victoria (SLV) Vale Collection, accessed online 24 July 2017.

Public Record Office of Victoria (PROV), Wills and probate files, VPRS 28/P3 unit 789, item 155/408.

Rogers, Dorothy 1973, A History of Kew, Lowden Publishing Co, Kilmore. Sanderson, Pru Design Pty Ltd 1988, City of Kew Urban Conservation Study: volume 2, prepared for the Victorian National Estate Committee and City of Kew.

Sands & McDougall, Melbourne and Suburban Directories (S&Mc), as cited.

Victorian Places 2015, Monash University and University of Queensland, http://www.victorianplaces.com.au/kew, accessed 12 July 2017.

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