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HeritageImpactStatement:9StVincentPlaceSouth,AlbertParkProposedworks: Demolitionofanexistingtwo-storeyadditiontotherearofthedwellingand

constructionofanewrearadditioncomprisingbasementandtwoabove-groundlevels.

Date: 1June2017VHRNumber: VHR1291–StVincentPlacePrecinct,AlbertParkAddressandlocation: 9StVincentPlaceSouth,AlbertParkislocatedinthesouth-easternportionofthe

StVincentPlacePrecinct.ThesubjectsitehasafrontagetoStVincentPlaceSouthandextendsthroughtoBevanStreetattherear.

Preparedby: RenaeJarman&JimGard’ner,GJMHeritage 124ExhibitionStreet,MelbourneVIC3000For: SaraandDaveEllis

Figure1:9StVincentPlaceSouth,AlbertPark(Source:GoogleStreetview,viaNearmaps,accessedJune2016)

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PreambleTheownersofthesubjectpropertyhaverecentlyundertakenaseriesofrepairandconservationworkstothepropertyat9StVincentPlaceSouthincluding:

• Replacementofthetimberfencewithcastironrailings

• Removalofoverpaintingandre-renderinginanaturalfinish

• Façaderepairs

• Replacementofgutters,downpipesand

• Reroofingoftheverandahroofinnaturalfinishgalvanisediron.

Theownersarenowseekingtodemolishtheexistingtwo-storeyrearaddition,garageandswimmingpoolandreplacetheselate1980/early1990elementswithanewrearadditionincorporatingbasementcarparkingandtwoabove-groundlevels.

1. Existingconditionoftheregisteredplace

Thesubjectbuildingisanineteenthcenturysingle-storeyVictoriandetachedhousethatformspartoftheStVincentPlacePrecinct.

In1866thepropertynowknowas9StVincentPlacewasacquiredbyaMrDavidSimpsonofEmeraldHill.ThepropertychangedhandsanumberoftimesinthefollowingyearsbeforetheBankofVictoriatookpossessionin1876.JosiahMarksultimatelypurchasedthepropertyin1885anditremainedinMarksfamilyownershipfor94years,whenMrsHazelMcIverpurchaseditin1979.

TheMelbourneandMetropolitanBoardofWorks(MMBW)Planfrom1895showsthesubjectpropertyas16StVincentPlaceSouth.Theplanshowsthedouble-fronted,single-storeyhouseinthesameformasitpresentstoday.Notably,theplanshowsalargebuildingattherearofthehouse,whichincorporatesasmallstableandtwowaterclosets.

Figure2:MMBWSouthMelbourneDetailPlansNos545,546,551&552(1895)(SLV)

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Aerialphotographyfrombetween1922and1945alsoshowsalarge,two-storeystructuretotherearofthesingle-storeyhouse.

Figure3:CharlesDanielPratt(Airspy:c1925-c1940)(SLV,H91.160/1590)-9StVincentPlaceSouthhighlighted

Figure4:Melbourne1945(http://1945.melbourne/)9StVincentPlaceSouthhighlighted

Thepurposeofthisrearbuildingisunclear.Itispossiblethatitwasconstructedinordertoaccommodatethreespinstersisters(Elizabeth,MiriamandFlorenceMarks–daughtersofJosiahandJuliaMarks)wholivedatthepropertyuntilthedeathofallthreeinthespaceoftwoyearsbetween1967and1969.

Notwithstandingthis,bythelate1980s/early1990s,therearbuildinghadbeenreplacedbythecurrenttwo-storeyrearaddition–constructedinanhistoriciststyle.Noevidenceoftheformerstructureoroutbuildingsremainsonthesite.

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Figure5:Existingtwo-storeyrearadditionat9StVincentPlace

Thepropertyhasbeenwellmaintainedbysuccessiveownersandisinverygoodcondition.

2. Currentuseoftheregisteredplace

Thebuildingisusedasaprivateresidence.

3. Theproposedworks

TheproposalinvolvesworksidentifiedinthefollowingdrawngspreparedbyNicholasMurrayArchitectsdated11May2017:

TP01 RevA Existing/DemolitionPlans

TP02 RevA ProposedBasement&GroundFloorPlan

TP03 RevA ProposedFirstFloor&RoofPlan

TP04 RevA Existing&ProposedElevations

TP05 RevA Existing&ProposedElevations.

Theworkscomprise:

1. Demolitionoftherearc1990addition,includinggarage,swimmingpoolandrearfence.2. Constructionofanewrearaddition,including:

• Basementlevelbuilttothesouth,westandeastboundariesincorporatingcarparking,gamesroomandhometheatre

• Groundfloorlevelbuilttothesouth,westandeastboundariesincorporatingopenplankitchen,diningandlivingarea,gym,in-groundpool,laundryandhard(deck)andsoftlandscaping

• Firstfloorlevelbuilttothesouthandwestboundariesandsetbackbetween1.1mand2.4mfromtheeastboundarythatincorporatesthreebedroomswithaprivatebalconytothenorthernbedroom

• Constructionofa2.4mhighblackpicketfence(withgate)tothewestofthehouse.Thefencewillbesetbackapproximately2mfromthefaçadeofthehouse.

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4. Theculturalheritagesignificanceoftheplaceorobject,includingsettingandanyarchaeologicalvaluesorpotential(s.73(1)(a)oftheHeritageAct)

TheStatementofSignificancefortheStVincentPlacePrecinct,asitappearsintheVictorianHeritageDatabase,isasfollows:

Whatissignificant?

TheStVincentPlaceprecinctwasfirstdesignedin1854or1855,probablybyAndrewClarke,theSurveyor-GeneralofVictoria.ThecurrentlayoutistheworkofClementHodgkinson,thenotedsurveyor,engineerandtopographer,whoadaptedthedesignin1857toallowforitsintersectionbytheStKildarailway.Theprecinct,whichinitsoriginalconfigurationextendedfromParkStreetinthenorthtoBridportStreetinthesouth,andfromHoweCrescentintheeasttoNelsonRoadandCardiganStreetinthewest,wasdesignedtoemulatesimilar'square'developmentsinLondon,althoughonagranderscale.ThemainstreetswerenamedafterBritishnavalheroes.ThedevelopmentofthespecialcharacterofStVincentPlacehasbeencharacterised,sincethefirstlandsalesinthe1860s,byavarietyofhousingstockwhichhasincludedqualityrowanddetachedhousesdominatedbyRochesterTerrace(HeritageRegisterNumber813),andbythegardenswhich,althoughtheyhavebeencontinuouslydeveloped,remainfaithfultotheinitiallandscapeconcept.

Howisitsignificant?

TheStVincentPlacePrecinctisofaesthetic,historical,architecturalandsocialsignificancetotheStateofVictoria.

Whyisitsignificant?

TheStVincentPlacePrecinctisaestheticallyimportantfortheoutstandingqualityofitsurbanlandscape.Themajorelementsthatreflectthisimportancearethegardenswiththeirgardenesquestylelayoutandfinecollectionsofmaturespecimentrees,andtheharmoniousrelationshipofthegardenswiththeresidentialbuildingsfacingthemaroundStVincentPlace.

TheStVincentPlacePrecinctishistoricallyimportantasthepremier'square'developmentinVictoriabasedonsimilarmodelsinLondon.ItissignificantasthelargestdevelopmentofitstypeinVictoriaandforitsunusualdevelopmentasgardensratherthanthemoreusualsmallparkasat,forexampleMacarthur,Murchison,LincolnandArgyleSquaresinCarlton.TheprecinctisalsohistoricallysignificantforitsassociationswithSurveyorGeneralAndrewClarke,andmoreparticularlywithClementHodgkinson,aprolificandinfluentialsurveyorengineerinearlyMelbourne.

TheStVincentPlacePrecinctisarchitecturallyimportantfortheconsistentqualityofitsbuiltformanditshighdegreeofintactnessfromitsearliestphaseofdevelopment,characterisedbyamixtureofoneandtwostoreyterracesanddetachedhouses.

TheStVincentPlacePrecinctissociallyimportantasareflectionoftheaspirationsofmiddleclassresidentsinSouthMelbourne.Becauseofthesharedoutlookonanduseofthegardens,theprecincthasdevelopedasenseofcommunitycohesionunusualintheMelbournecontext.Thegardensarealsosociallyimportantasafocusofcommunitylifeforthesurroundingdistrictwiththemaintenanceoftheiramenityapriorityofmunicipalgovernmentsincetheirinception.The

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existenceofthetennisandbowlsclubsinthegardensforoveracenturyisafurthermanifestationofthissocialimportance.

5. Physicaland/orvisualimpactsresultingfromtheproposedworks?(s.73(1)(a)oftheHeritageAct)

TheproposalseekstoretaintheexistingVictorianresidence–initsrecentlyrepairedstate–asitpresentstoStVincentPlaceSouthandtheStVincentGardens.Thisisaheritageactionthatisconsistentwiththeidentifiedsignificanceoftheprecinct,whichincludes:

TheStVincentPlacePrecinctisarchitecturallyimportantfortheconsistentqualityofitsbuiltformanditshighdegreeofintactnessfromitsearliestphaseofdevelopment,characterisedbyamixtureofoneandtwostoreyterracesanddetachedhouses.

Demolitionandnewconstructionisproposedtotherearoftheexistingresidence.Allchangesarelimitedtothenon-originaladditionsofrecentoriginanddonotadverselyimpactontheheritagefabricoftheindividualpropertyortheheritagevaluesofthebroaderprecinct.

Theexistingtwo-storeyrearadditionissetback15mfromthefrontfaçadeofthehouseandencroachesintotherearelevationofthebuildingby2.3m.Duetothesetbackandthematurevegetationinthefrontgarden,theexistingrearadditionisalmostentirelyconcealedfromviewsfromStVincentPlaceSouth.Theproposedrearadditionwillcompriseaground-levelelementwithaminimumsetbackof22.7mfromtheStVincentPlaceboundary.Asinglestoreylightweightglazedelementlinksthenewadditiontothebackdooroftheexistinghouse.Themajorityoftheadditionissetbackapproximately1.2mfromtherearelevationoftheexistinghouse.Theground-levelrearelement–asitpresentstoStVincentPlaceSouthalongtheeasternboundaryoftheproperty–willcomprisealargeglazedwindowframedbydarkcolouredstandingseamzinccladding.Thesecond-storeyelementwillbesetback26.5mfromtheStVincentPlaceboundaryandwillalsobeconstructedofzinccladdingandaluminiumglazedwindows.Liketheexistingrearaddition,duetothesetbackandthematurevegetationinthefrontgarden,theproposedrearadditionwillalsoalmostentirelybeconcealedfromviewsfromStVincentPlaceSouth.

The2.4mhighfenceofverticalslatswithagateproposedforthewestofthehousewillbesetbackapproximately2mbehindthefaçadeofthehouseandapproximately4mfromthefrontoftheverandah.Itwillbeconstructedofeitherpaintedblacktimberorofpowder-coatedblackmetal.Giventhepartiallytransparentformandcolourofthefence,itwillbearecessiveelementwhenviewedthroughthevegetationinthefrontgardenfromStVincentPlaceSouth.

WhilenewworkswillbevisiblefromBevanStreet,thisfrontageisnotofidentifiedculturalheritagesignificance.TheBevanStreetfrontageisofahighlymixedcharacterandismarkedbyanearconsistencyofrearadditionsofrecentorigins,includingatthesubjectsiteandtobothneighbouringproperties.

6. IstheregisteredplaceorobjectinaWorldHeritageEnvironsArea?Ifyes,howdoestheproposalaffecttheworldheritagevaluesofthelistedplaceoranyrelevantApprovedWorldHeritageStrategyPlan?(s.73(1)(ab)oftheHeritageAct)?

No

7. Iftherearedetrimentalimpactsontheculturalheritagesignificanceoftheplaceorobject,providereasonswhytheproposalshouldbepermitted(s.73(1)(b),(e)and(f)ands.73(1A)oftheHeritageAct)

NodetrimentalimpactsontheculturalheritagesignificanceoftheStVincentPlacePrecincthavebeenidentified.

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8. Alternativeproposalsthatwereconsideredandreasonswhytheseweredismissed(s.73(1)(b),(e)and(f)ands.73(1A)oftheHeritageAct)

NodetrimentalimpactsontheculturalheritagesignificanceoftheStVincentPlacePrecincthavebeenidentified,thereforealternativeproposalswerenotconsidered.

9. Measuresproposedtoavoid,limitormanagethedetrimentalimpacts?

Nodetrimentalimpactshavebeenidentified.

10. Hastheproposalbeeninfluencedby,ordoesitaddressanyLocalPlanningSchemeorBuildingAct1993requirements?(s.73(1)(f)ands.73(1A)oftheHeritageAct)

No

11. ImpactonadjacentorneighbouringheritageregisteredorHeritageOverlayplace/s(s.73(1)(f)ands.73(1A)oftheHeritageAct).

AcrossBevanStreetattherearofthesubjectpropertyisHO443–BridportStreet/VictoriaAvenueCommercialPrecinct(BevanStreetitselfisnotwithintheHeritageOverlay).Thislargeprecinctisoflocalhistoricalandarchitectural/aestheticsignificance,primarilyforitscommercialdevelopment.TheStatementofSignificanceforthePrecinctnotes:

Historically,theprecinctissignificantforassociationswithanearlyandsignificantphaseofsettlementinAlbertPark.TheprecinctprovidesevidencebothoftheinitialdevelopmentofBridportStreetasaresidentialstripfromtheearly1870s,anditssubsequenttransformationintoanimportantlocalcommercialhubduringthe1880sand90s.Thesubsequent(iflessextensive)layerofEdwardianandinter-warshops–afewofwhichweresimplyaddedtothefrontofexistingVictorianhouses–demonstratestheprecinct’songoingcommercialdevelopmentwellintothetwentiethcentury.

Aesthetically,theprecinctissignificantasasubstantiallyintactstreetscapeoflateVictoriancommercialbuildings.Theydemonstratecohesionthroughtheircommonscale(primarilydoublestoreyed),materials(primarilyrenderedbrick)anddetailing(Italianatefaçadeswithornamentedparapetsandsoon).Streetintersectionsarepunctuatedbycornershopswiththeubiquitoussplayedentrance.Prominentlandmarksincludethethree-storeyedWindsorHotelat107VictoriaAvenue(cornerPageStreet)andtheevengranderfour-storeyedformerBiltmorecoffeepalaceat152BridportStreet.TheVictorianbuiltfabriciscomplementedbyanumberofEdwardianresidentialshopsofsympatheticformandscale,andbysomelaterinter-warbuildings(includingtwohotelsandabankintheModernestyle)thatareofaestheticinterestintheirownright.

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Figure6:existingbuiltformonthenorthsideofBevanStreet(lookingwestfromtherearof9StVincentPlace)

DirectlyacrossBevanStreetfromthesubjectsiteisarowoffiveintactVictorianterraces.Whilethenewdevelopmentwillbehighlyvisiblefromthesedwellings,itwillnotimpactontheheritagefabricortheidentifiedheritagevaluesoftheprecinct.NewbuiltformisaconsistentfeatureofthenorthernsideofBevanStreet(Figure6)anditisconsideredthattheworksproposedto9StVincentPlaceSouthdonothaveanegativeimpactontheadjacentlocalheritageprecinct.

12. Conclusion

Theproposeddemolitionremoveslate-twentiethcenturyelementsthatdonotcontributetotheheritagesignificanceoftheindividualpropertyat9StVincentPlaceSouthortheregisteredheritageprecinct.Thedesignforthenewtwo-storeyrearadditionisobviouslycontemporaryandutiliseshighqualitymaterials,reflectingthehighstatusofthehouseandprecinct.Theuseofcontemporaryarchitecturalformsandfenestrationpatternswillnotcreateafalsehistoryforthispropertyasthecurrentextensiondoestothecasualobserver.Liketheexistingaddition,thenewadditionwillbealmostentirelyconcealedfromviewsfromStVincentPlaceSouth.TherecentrepairandrestorationoftheVictorianhousehasenhanceditspresentationandthecontributionitmakestothebroaderprecinct.

WhilethenewadditionismorevisuallydominantfromBevanStreetthantheexistingaddition,theformandarticulationproposedisconsistentwithotherpost-2000rearadditionstopropertiesonStVincentPlaceSouth.ThevisibilityofnewbuiltformfromBevanStreetdoesnotadverselyimpactontheheritagesignificanceoftheBridportStreet/VictoriaAvenueCommercialPrecinctasrecognisedinStatementofSignificanceforHO443.