land titles office, former (h1529) - heritage · victoria university land titles office, former...

V ictor ia Un iversi ty

Land Titles Office, former (H1529)

Heritage Impact Statement

247-283 Queen Street, Melbourne

Revised February 2018

Prepared by Prepared for

L O V E L L C H E N 1

TABLE OF CONTENTS

1.0 Introduction 1

1.1 Documentation 1 1.2 Heritage Victoria permit P20721 2 1.3 Heritage listings and classifications 2

1.3.1 Heritage Act 2017 2

1.3.2 Planning and Environment Act, 1987 4

1.3.3 National Trust 5

1.4 The Conservation Management Plan 6 1.5 Project rationale 7

2.0 Summary site development history 8

2.1 Victorian property law and land ownership, 1850s-1880s 8 2.1.1 Government buildings in Queen Street West 8

2.2 The new Registrar General’s office 9 2.2.1 Stage 1 (1874-77) 9

2.2.2 The Strong Room (1874-77 and 1884-85) 10

2.2.3 Stage 2 (1887-89) 12

2.2.4 Additions and alterations 1910s 12

2.2.5 Additions and alterations (1924-1929) 12

2.2.6 Additions and alterations (post World War II) 13

3.0 Description 13

3.1.1 Main building exterior 13

3.1.2 Main Building Interior 15

3.1.3 The Strong Rooms 17

3.2 Setting 19

4.0 Proposed works 20

4.1 Titles Office 21 4.1.1 Exterior 21

4.1.2 Interior 21

4.2 Strong Room 22 4.2.1 Exterior 22

4.2.2 Interior 22

4.2.3 Seismic strengthening 22

4.3 New tower 23

5.0 Assessment of impacts on the cultural heritage significance of the place 23

5.1 Assessment 24 5.1.1 Entering the Campus (Urban Design Report, pp. 15-17) 24

2 L O V E L L C H E N

5.1.2 A new internal street (Urban Design Report, pp. 20-21 and p.54 West Terra Firma

Elevation) 25

5.1.3 Integrating with the Strong Room (Urban Design Report, pp.23-25) 25

5.2 Seismic strengthening 30 5.3 Summary comments 30

6.0 Assessment of reasonable and economic use 30

7.0 Adjacent properties 31

8.0 Conclusion 31

APPENDIX A LAND TITLES OFFICE, ECONOMIC ASSESSMENT (URBAN ENTERPRISE)

APPENDIX B URBAN CONTEXT REPORT (JOHN WARDLE ARCHITECTS)


1.0 Introduction

This Heritage Impact Statement (HIS) has been prepared for Victoria University (VU), and relates to a

proposal for the adaption of the former Land Titles Office (LTO), 283 Queen Street, Melbourne as a

campus for VU. The works include refurbishment and conservation of the existing main building and the

Strong Room, and the construction of a 17-storey tower rising above the Strong Room.

The site, which is included in the Victorian Heritage Register (VHR H1529), was disposed of by the

Victorian Government in 2001, and acquired by VU. Since then, limited works to the north wing of the

Titles Office building have been either completed or commenced, related to initiatives to deliver active

uses for the building. The complex is vacant with the interiors partially stripped out.

This application is made under Division 2, Permit Applications, of the Heritage Act 2017. As relevant to

the proposal the primary considerations under Division 2, Section 101 (2) are:

the extent to which the application, if approved, would affect the cultural heritage

significance of the registered place or registered object (101 (2)(a)); and

the extent to which the application, if refused, would affect the reasonable or

economic use of the registered place or registered object, or cause undue financial

hardship to the owner in relation to that place or object (101 (2)(b))

Both issues are addressed in this HIS. Additionally, consideration has been given to adjacent and near-

by heritage listed places.

1.1 Documentation

The documentation addressed in this HIS and submitted for approval comprises the following drawings,

generally dated 9 February 2018, prepared by John Wardle Architects (JWA):

• LTO Tower, drawing 000, Revision 6


• LTO Tower, drawings 300 - 306, Revision 6



• LTO Tower, drawings 1002 – 1023, Revision 7






• LTO Tower- Strong Room, drawings as follows (all revision 1):

o SD 403

o SD406

o SD 407

o SD 410

o SD 1004

o SD 1007

o SD 1008

o SD 1011

Reference is also made to the following reports and drawings:

• Bryce Raworth, Former Land Titles Office, 247-283 Queens Street, Melbourne, Conservation

Management Plan, February 2014

• Urban Enterprise, Land Titles Office Economic Assessment, January 2018 (refer Appendix A)

• Tract, Planning and Urban Context Report, 238 Queen Street, Melbourne, November 2017


• John Wardle Architects, Urban Context Report for Development Application, 283 Queen Street,

Melbourne, February 2017 (refer Appendix B)

• Irwinconsult, Review of LTO Existing Structure and Proposed (engineering plans), 9 pages, dated

5 February 2018

• Public Works Department (PWD) drawings of the LTO complex dating to 1874-77, 1884-85,

1887-89 and the 1920s

1.2 Heritage Victoria permit P20721

In 2014 a permit was issued for works to the LTO building. Permit P20721, issued by Heritage Victoria

on 15 December 2014 is for demolition, refurbishment and new building works to facilitate use of the

main building by VU. The period of validity for the permit was extended on 15 April 2016. Works must

start by 17 June 2018, or the permit will lapse.

Notable differences between the scope of works approved under the 2014 permit and the present

application are:

- This proposal is for a whole-of-site response to the registered place, including the Strong Room

- A tower form is proposed rising above the Strong Room

- Works proposed to the adaptation of the main building are less interventionist than the

existing approved works, relating principally to ability to accommodate program in the tower

1.3 Heritage listings and classifications

1.3.1 Heritage Act 2017

The former Land Titles Office is included in the Victorian Heritage Register (VHR) maintained by the

Victorian Heritage Council, and is designated place number H1529 (Figure 1). The property is of

architectural, technical and historical significance to Victoria, and is categorised as a ‘heritage place’.

Generally, permits are required from Heritage Victoria for demolition, new buildings and works. The

entry to the VHR does not include a permit policy or permit exemptions.


Figure 1 Aerial view of the Land Titles Office, 9 August 2017: the title boundary is indicated

(approximate)

Source: www.nearmap.com, accessed 4 October 2017

Regarding the extent of the registration, the entry to the VHR does not include mapping and it has been

confirmed by Heritage Victoria that the unbuilt land area is not included in the VHR. This is as a

consequence of the manner in which government owned property was originally listed in the

Government Buildings Register (GBR), which excluded land. As a result, both the land and the air space

above the building are not part of the registered place. Notwithstanding, the proposed development

impacts on the registered buildings by way of direct connection and accordingly is subject to permit

approval.

The VHR Statement of Significance for the place is as follows:

What is significant?

The Titles Office, 283 Queen Street, was erected in three stages. The first stage,

begun in 1874 and finished in 1877, comprised an L-shaped two storey office

http://www.nearmap.com/


building built around the strong room. The strong room was extended to its

present size in 1884-85. Between 1887 and 1889 the perimeter office building was

completed to give the current external appearance occupying the full length of a

block to Queen Street. The designs for the perimeter structure were undertaken

by the Public Works Department and are attributed to J J Clark.

The main facade is symmetrical about a central three storey block, and sits on a

bluestone plinth. The two storey wings are recessed and terminate in pavilions

that project to the same line as the central block. The facade employs the Doric

style in a quite severe and plain manner. The rhythm of the paired round arch

windows on the ground floor is mimicked by paired columns on the first storey and

by pairs of urns on the balustraded parapet. Construction is of rendered brick. The

Old Law Office (formerly the Strong Room) has an interior incorporating arched,

fire proof floor construction, known as the Dennett system. Fire precautions were

essential to protect the irreplaceable Certificate of Titles and other land-related

documents that the building houses.

How is it significant?

The Titles Office is of architectural, technical and historical significance to the State

of Victoria.

Why is it significant?

The Titles Office is architecturally significant for exemplifying the dictum of the

Public Works Department, led by William Wardell until 1878, that architectural

style needed to be as simple as possible so long as proper architectural effect was

preserved. The restraint is clearly evidenced by the severity of the Doric order

employed by architect JJ Clark, and decoratively the building is in contrast to his

masterpiece, the Treasury Building of 1858. However, the composition of the Titles

Office still draws on the Italianate style and on Renaissance palazzos for inspiration

to produce a building with serene and sedate grandeur, and one of the most

extensive public building facades in Melbourne. The Titles Office is technically

significant for the range of fire precaution measures employed. The strong room

with its superb interior is an exceptional example of early high security and fire-

proof construction in Victoria. The floor, built on the Dennett system, is a

development of fire resistant construction employing iron bressumers connected

by brick arching and covered with a layer of cement. The Titles Office is historically

significant as a building signifying the change of law for the recording of land

ownership. The 1862 Real Property Act introduced the Torrens System to Victoria

and dealings under the new Act were dealt with exclusively from the new building.

The property is also included on the Victorian Heritage Inventory (H7822/1152). Accordingly, it is

anticipated that any works which involve ground disturbance will require consent approval. Such an

application will be made separately from this application.

1.3.2 Planning and Environment Act, 1987

The subject site is included in the Schedule to the Heritage Overlay of the City of Melbourne Planning

Scheme (HO732) (Figure 2). The Heritage Overlay covers both the land and buildings on the site. As a

consequence of the historic listing of this property on the GBR, the land area depicted in the heritage

overlay mapping in the Melbourne Planning Scheme is understood to be subject to the Heritage Overlay

controls. To address this anomalous listing condition, it is proposed that the Executive Director of

Heritage Victoria be requested to nominate the land for inclusion in the Heritage Register. It is

anticipated that the process of registration will occur concurrently with the consideration of the permit

application, either by way of the regular registration process or via the mechanism of an interim

protection order.


Figure 2 Detail of Heritage Overlay mapping, Melbourne Planning Scheme: the Titles Office is

designated as HO732

Source: Planning Schemes Online

1.3.3 National Trust

The Land Titles Office was classified by the National Trust of Australia (Victoria) as a building of local

significance on 13 September 1973 (File No. B816). There are no statutory requirements as a

consequence of this classification. The following is an extract from the National Trust statement of

significance:

One of the most extensive public building facades in Melbourne. Built in two

stages (1875 and 1888/90) around a central strong room building (now the Old Law

Office). The façade has unusually severe architectural features in the Doric style

and distinctively coupled arched window details. The Old Law Office (formerly the

Strong Room) has an interior of special interest for its arched, fire proof floor

construction, ironwork structure and store details and slate shelving.


1.4 The Conservation Management Plan

The 2014 Conservation Management Plan (CMP) analyses the site by way of a history, physical

description and comparative analysis, and concludes with an assessment of significance and

conservation policy. The CMP concludes that the elements of primary significance include:

• The Queen, Lonsdale and Little Lonsdale Street elevations and roofs of the Titles Office

building, to the extent of their nineteenth century form and fabric.

• The Strong Room exterior and interiors (LG40 & LG41) to the extent of all of the original plan

form and fabric dating from 1874-77 and 1884-85.1

Elements of secondary significance are identified in the CMP as follows:

• The ground floor lobby and entrance hall (LG22, LGC02) and corridors in the 1874-77 wing

(LGC1, LGC3 & L01C01) of the Titles Office building, to the extent of surviving nineteenth

century form and fabric.

• The basement to the extent of its nineteenth century plan form and corrugated iron vaulting.

• The Strong Room additions to the extent of their c.1911 plan form and fabric.

• The Palladian arches in L123 and columns in L127.

• Traegerwellblech fireproof ceilings in the 1887-89 wing.

Elements of little or no significance are identified in the CMP as follows:

• The rear elevations of the main building.

• All interiors other than those identified as being of primary or secondary significance (see

above).

• All twentieth century additions and accretions to the main building and Strong Room (other

than the c1911 Strong Room additions).

• The substation.

For elements of primary significance, the expectation is that they be ‘retained and restored’ with scope

for limited changes for the purposes of adaptive reuse, ‘particularly in respect to compliance with

disability access’. For elements of secondary significance the policy states that, ‘Elements of secondary

significance should preferably be retained, but might be removed or altered as part of an otherwise

supportable redevelopment of the site that provides a sustainable future for the place’.2 Elements

of little or no significance can be ‘retained or demolished as required’.

In addition to the specific policies which address retention of fabric, the CMP contains policies regarding

use, interpretation, management, control of physical intervention into the fabric, specific conservation

policies, future development, adoption and review and maintenance and repair. As directly relevant to

this proposal the policy for ‘control of physical intervention into the fabric’, notes that, ‘It is generally

recommended that no new openings be made in the nineteenth century street facades, other than

based on functional imperatives and mandatory requirements for disabled access’.3 Additionally, under

‘Future Developments’, the policy states that upper storey additions above the strong rooms may be

acceptable providing that they are no visible from the surrounding streets.4

1 Bryce Raworth, Former Land Titles Office, Conservation Management Plan, February 2014, p.76.





1.5 Project rationale

Over the past 20 years Victoria University has acquired a number of properties around the intersection

of Queen Street and Little Lonsdale Street. These comprise the former Registry Office at 295 Queen

Street, now the Sir Zelman Cowen Centre and buildings at 364-370 and 372-378 Little Lonsdale Street.

The Sir Zelman Cowen Centre ‘provides legal education, training and research, with a particular focus on

law and cultural diversity’. It occupies the former Registry Office which was adapted for the new

educational use. The works included the adaptation of a strong room building at the rear of the site by

way of roof top additions.

To the west of the Cowen Centre the two Little Lonsdale Street buildings were more recently acquired,

and planning approval is in place for redevelopment of these sites for a new multi-storey educational

facility. This facility was designed to accommodate an expanded educational programme for the central

city campus, including health and business faculties. On more recent review of this approved

development Victoria University has determined that the modest area of the floor plates, combined

with lifting (vertical movement) requirements, makes the viability of this development questionable.

As a consequence, the University has explored alternative approaches to delivery of their educational

programme and determined to pursue the current proposal. In doing so, a consideration has been the

difficulties faced in finding a viable reuse for the former Land Titles Office building and site, as in

particular encumbered by the Strong Room.

In the context of the VU central city accommodation the Executive Summary contained in the Business

Case prepared in support of the project notes as follows:

The University’s existing City Campus accommodation has been identified as being

sub optimal, at the end of its life and in need of substantial investment to re fit out

of date interiors. This investment in the current City built portfolio is not

considered to be appropriate or offer value for money as the existing disparate

nature of these spaces and constrained building foot prints offer little opportunity

to create the learning and teaching spaces that the modern student expects in the

contestable higher education / VET sector.

Cognisant of the above an opportunity has been actively progressed by VU to

develop a world class education precinct at the under-utilised land at the City

Queen campus (the “Queen Street Precinct”) which would drive student growth

through significantly improved student life and student experience.

The Queen Street Precinct aligns with the divestment and consolidation strategy of

the VU Master Plan while delivering a state of the art student experience by;

• Creating a “sticky campus” where students remain between classes to

study, socialise and learn;

• Enhancing student amenity through proximity to transport, services and

shops;

• Providing staff and students with the opportunity to develop valuable

industry partnerships with the close proximity to industry (including law

firms and the business community); and

• Enhancing VU’s relevance to international students and safeguard its

reputation as the “University of the West”.

VU requires an estimated minimum of 20,000 sqm of Net Lettable Area (“NLA”)

within the Queen Street Precinct.

LTO Facility: approximately 23,500 sqm NLA tower including refurbished LTO and

Strongroom which VU would occupy 100%.


2.0 Summary site development history

2.1 Victorian property law and land ownership, 1850s-1880s

Following separation from New South Wales in July 1851, and the establishment of responsible

government in 1855, the new colony of Victoria entered a period of administrative expansion. The New

Constitution Act of 1855 transferred all Crown lands and revenues of the colony from Great Britain to

the new Victorian Parliament. The need for the newly autonomous government to establish its full

administrative apparatus coincided with the 1850s gold discoveries, and the resultant increase in

prosperity and population.

The first serious land reform legislation in Victoria, aimed at opening up Crown land, was the Land Sales

Act of 1860. Three million acres of rural land were divided into surveyed allotments of 80-640 acres and

proclaimed available for selection.5 ‘Selection’ involved an individual or couple literally ‘selecting’ one

of these new agricultural allotments, on a leasehold basis initially, and developing it into a farm. A

subsequent Land Act of 1862 made another ten million acres of land available, in lots of 40-640 acres.

When the 1869 Land Act finally threw open the rest of Victoria for selection, it included substantial

unsurveyed land which still accounted for a huge area of the colony. The 1862 Real Property Act

introduced the Torrens System of recording land ownership to Victoria.

A second wave of land reform occurred in the 1880s, with the aim of opening up the more marginal

areas of Victoria for selection. These marginal areas included the heavily-forested country of Gippsland,

and the dry-land regions of western Victoria. The Mallee Leases Act of 1883, for instance, enabled large

areas of mallee scrub country in north-western Victoria to be leased for grazing for periods of up to 20

years.

During the 1880s Victoria, and especially Melbourne, experienced a huge economic boom. The buoyant

economic conditions were accompanied by a property and building boom, heralded by the opening on 1

October 1880 of an International Exhibition6 held in the Melbourne Exhibition Building, which was built

in the Carlton Gardens for the occasion. Visitors to the Exhibition took the opportunity to gauge

Victoria’s apparently unlimited potential to prosper.

In 1885 when the popular London journalist, George Augustus Sala, dubbed it ‘Marvellous Melbourne’,

he ‘underlined a well-entrenched conviction among Melburnians that they had attained the glittering

style of a proper metropolis’.7 The Titles Office (former Registrar General’s Office) building owes its

development to the booming economic and social conditions of the late nineteenth century Victoria. It

reminds us of the change to Victorian property law and land ownership through the Torrens system,

where title to land was evidenced by one document issued by the government.

2.1.1 Government buildings in Queen Street West

Prior to its occupation as the Registrar General’s Office in 1870, the building on the site was owned by

Edmund Finn (‘Garryowen’), journalist of 175 Spring Street,8 and John O’Shanassy, draper of 99

Elizabeth Street.9 The premises served as the Legislative Council Members’ Chambers from 1853 to

1857;10 the Legislative Council Chambers were located nearby, at 85 Bourke Street.

5 Paul Cabena, et al, The Lands Manual. A Finding Guide to Victorian Lands Records 1836-1988, p. 3.

6 Susan Priestley, The Victorians: Making their Mark, p. 132.

7 Graeme Davison, The Rise and Fall of Marvellous Melbourne, p. 11.

8 Edmund Finn was a Melbourne journalist who used the pseudonym ‘Garryowen’. He published, The Chronicles of Early

Melbourne: 1835 to 1852 as well as regular travelogues in Melbourne newspapers.

9 Melbourne Commercial Directory for 1855, p. 67 and p. 95.

10 Registrar General’s Office File, Public Record Office, Melbourne.


From 1857 the building on the site, owned by the Victorian Government, became the Government

Survey Office.11 The following year, 1858, the Public Works Department (PWD) occupied the building,

and by 1870 the site housed the PWD, Offices of the Board of Agriculture, Offices of the Chief Inspector

of Sheep, a Building Museum and the Registrar General’s Department ‘for general statistics and

patents’.12

2.2 The new Registrar General’s office

A number of major public buildings, begun during the 1850s were completed (or replaced) in the

subsequent period of wealth and consolidation. The General Post Office, built in 1852, was replaced in

1859-62 by a much grander building.13 The Treasury Building in Spring Street, built in 1858-62, was

designed by the 19-year-old, John James Clark (1838-1915), a draftsman in the PWD, and later the

architect of the Land Titles Office. The Treasury building experimented in the use of Fox & Barrett’s

system of fireproof flooring. Clark was later architect for the Registrar General’s Office (from 1973, the

Titles Office), begun in 1874 and built in stages to 1889.

Figure 3 Block plan of the Registrar General’s Office, 1874 (north is at right): existing buildings are

shaded blue and grey; the pink shading is the first phase of the new building complex

Source: Public Record Office, Victoria

2.2.1 Stage 1 (1874-77)

The first stage of the new complex began in 1874 and was not completed until 1877. It is located on the

corner of Little Lonsdale and Queen streets (Figure 4). The original stage comprised an L-shaped two-

storey rendered brick office built in a classical composition around a two-storey Strong Room. The cost

of construction for Stage 1 was £30,772.14

11 The Melbourne Directory 1857, p. 48.

12 Sands & McDougall, Melbourne and Suburban Directory for 1870, p. 54.

13 Miles Lewis, Melbourne: The City’s History and Development, p. 52.

14 Robin Grow, Safe as Houses, the History of the Victorian Land Titles Office, Victorian Government, 2013, p. 38.

1 0 L O V E L L C H E N

2.2.2 The Strong Room (1874-77 and 1884-85)

The Strong Room (later the Old Law Office) was used to store, ‘public records, wills, deeds relating to

property’ and documents that it was necessary to preserve).15 It was built ‘to render it impregnable to

the assaults of burglars; and second, to prevent the possibility of its being consumed by fire’.16 The two-

storey building was described in1877 as having, ‘unusually severe architectural features in the Doric

style and distinctively coupled arched window details’.17 This is explained by the building having no

street presence or public presentation; access to the Strong Room was via an enclosed link to the north.

Internally, it contained storage shelving from the floor to the ceiling and stairs to the top level of each of

the six banks of shelves. Storage shelving is built into the internal walls (Figure 5). The interior is

arched, and contains fire proof floor construction, iron structure and slate shelving. The Strong Room

was extended to its present size in 1884-5 by the construction of an almost identical block and link

(Figure 6).18

Figure 4 Stage 1, ground floor plan, part (north is at the bottom)


15 Illustrated Australian News, 11 June 1877, p. 90.

16 Illustrated Australian News, 11 June 1877, p. 90.

17 National Trust of Australia (Victoria), File No. B816.

18 Heritage Victoria, File No. 603542.

L O V E L L C H E N 1 1

Figure 5 Illustration of the Strong Room at the Registrar-General’s Offices, 1877

Source: Picture Collection, State Library of Victoria

Figure 6 East elevation of the Strong Room addition (bottom) and section, 1884



2.2.3 Stage 2 (1887-89)

Between 1887 and 1889 the Registrar General’s Office was extended. The perimeter office building was

completed to give the current external appearance occupying the full length of the block to Queen

Street. The design for the perimeter structure was undertaken by the PWD and are attributed to Clark.

The main façade, using the Doric style, is quite severe in a plain manner. It is symmetrical around a

central three-storey block/pavilion, and sits on a bluestone plinth. The two-storey wings are recessed

and terminate in pavilions that project to the same line as the central block. The cadence of the paired

round arch windows on the ground floor is echoed by paired columns on the first storey and by pairs of

urns on the balustraded parapet.

In extending the building, rather than maintaining the symmetry of the Queens Street façade, Clark

chose or was directed to vary it by way of the introduction of an entry door in the southern Lonsdale

Street façade, rather than including an entrance at the south end of the Queen Street façade to match

the entry to the north.

2.2.4 Additions and alterations 1910s

During the 1910s, works were undertaken to the Strong Room to introduce heating and cooling, and a

drawing office was constructed above the original northern Strong Room. This incorporated a tall

lantern roof structure, which was subsequently removed when a further floor was added in the 1920s.

Within the main building works also occurred including the introduction of new service counters and

windows along the main ground floor corridor.

2.2.5 Additions and alterations (1924-1929)

Over the 1920s the complex underwent progressive upgrading to designs prepared by architects Oakley

& Parkes. Undertaken in two main stages in 1924 and 1929 the works were directed at modernising the

expanding the accommodation. While largely maintaining the nineteenth century envelope, the works

extensively modified the internal layout, particularly at the south end of the building. They included the

removal of an entrance in Lonsdale Street and creation of a new entrance in Queen Street, the creation

of the new ‘Receiving and Issuing Hall’ or main hall and the construction of a narrow addition attached

to the internal western façade. Additionally, the south side offices on the Little Lonsdale Street wing

were expanded by way of a ground level addition and new amenities and staff facilities were

introduced.

Figure 7 The Registrar-General’s Office, view looking north-west at the corner of Queen and

Lonsdale streets, showing the original Lonsdale Street entry door, n.d (pre-1929)

Source: Picture Collection, State Library of Victoria


2.2.6 Additions and alterations (post World War II)

Upgrading works appear to have continued throughout the second half of the twentieth century

including the ongoing alteration and modification of the counters. A drawing dated 27 March 1944 for

Proposed Alterations and Additions-Titles Office Melbourne, indicates that the works included significant

enlargement of the counter and the introduction of new screened enclosures (refer Drawing 03).

Further works included the creation of new bridge links to the strong rooms and to the Taxation Office

to the west of the site.

3.0 Description

3.1.1 Main building exterior

The external street presentation of the building is largely intact to the 1884 second stage of construction

when the southern half of the structure was completed. This is with the exception of the south-west

corner where, in the 1920s the new door was introduced at the south end of the east façade and the

original door infilled on Lonsdale Street. At the same time the windows at ground level in the south

façade were also altered when three existing windows were replaced by four windows (Figure 8). These

works coincided with a rearrangement of the interiors, including removal of a main stair in this part of

the building.

Within the site the internal facades of the main building have been altered by way of the expansion at

ground level to the rear of the north wing, the significant additions to the central and southern parts of

the west façade and changes to the north façade of the south wing (Figure 10).

Figure 8 The south-east corner showing the 1929 new entrance on the right and the infilled original

entrance and modified windows on the left


Figure 9 View of the east façade showing the original norther entrance at the left

Figure 10 View looking east showing the ground level extension of the north wing


3.1.2 Main Building Interior

Basement

The basement comprises records store rooms set to the east side of long north south corridor (Figure 11

& Figure 12). Minor services rooms are located at either end of the corridor and the main access stair is

at the north end. The area is largely intact as constructed in the 1874-44 and 1884 stages of

development. Over the years it has been impacted by flooding and water entry and the floor has been

subject to heaving of finishes. Additional reinforced concrete columns have been installed along the

original northern section of the corridor.

Figure 11 View looking south along the norther section of the basement corridor showing the later

column supports

Figure 12 A typical record storage room off the basement corridor


Ground floor

The ground floor comprises former office spaces set off a wide L shaped corridor which pivots on the

original stair located in the north-east corner of the building. The corridor and room arrangements are

generally intact in the northern 1874-77 section of the building and less so in the southern section

where greater alteration occurred in the twentieth century. In the centre of the building, the corridor

and office arrangement has been entirely removed as a consequence of the demolition of internal walls

and expansion of the space to the west (Figure 13). Within these spaces the fabric contains evidence of

both nineteenth and twentieth century detailing and few if any spaces are intact.

First floor

The layout of the first floor largely reflects the ground floor below, but has been subject to slightly less

aggressive intervention in the twentieth century. The main corridor circulation remains strongly

evident, as does the basic room layout and divisions (Figure 14). As below the central space has been

significantly altered.

Second floor

The second floor retains evidence of the original room layout but as heavily modified in the 1920s works

when the west side lift and stair were added and extended to this level.

Figure 13 The central space at ground level


Figure 14 A section of the main north-south corridor at first floor level

3.1.3 The Strong Rooms

Exterior

Externally the Strong Rooms reflect all phases of the evolved structures. The ground level facades are as

completed in 1877 and 1885 and retain intact their window treatments and fireproof shutters. Above,

the upper levels reflect the later stages of construction which, on both sides, involved replacement of

the original roofs.

Interior

The ground level double height strong room interiors are, in large part, intact as completed in 1877

(north wing) and 1885 (south wing), see Figure 15 & Figure 16. There are notable differences between

the two wings. In the 1877 (north) wing, vertical circulation within the double height space is managed

by cast iron spiral staircases located within the body of the space; in the 1885 wing, spiral staircases are

integrated into the bluestone side walls. The sophistication and complexity of the decorative cast iron

details within the two spaces also varies, with iron work in the north wing before of a conspicuously

higher standard.

The added levels above similarly reflect their date of construction and or modification. The existing stair

dates from the 1929 works (Figure 17) when an earlier stair located at the western end of the stair hall

was replaced.


Figure 15 View of the 1877 strong room interior

Figure 16 View of the 1884 strong room interior


Figure 17 The 1929 central stair to the Strong Room

3.2 Setting

The former LTO forms part of a group of lower rise buildings on the west side of Queen Street between

Lonsdale and Little Lonsdale streets (Figure 18). These buildings comprise the VU landholdings in this

part of the CBD.

To the west of the site is the former Taxation Office building, 436 Lonsdale Street (subject to controls

under the Planning and Environment Act, 1987, HO717), rising to nine levels and the Children’s Court,

rising to three levels. Across Little Lonsdale Street is the former Records Office complex (VHR H0733),

rising to three levels and beyond this is Republic Tower. To the west of the former Records Office

approval is in place for redevelopment of 364-370 and 372-378 Little Lonsdale Street for an educational

tower development. Beyond the site to the east, south and north the built form is mixed, with a

predominance of older mid height office towers.


At street level the LTO and former Registry Office building provide a strong heritage streetscape setting

with links across Queen Street to the former town house at 300 Queen Street and to the south-west

along Lonsdale Street to the Supreme Court complex.

Figure 18 Oblique aerial view of the subject site (indicated) looking south-west

Source: Google Maps Imagery, November 2017

4.0 Proposed works

The proposed works to the LTO are described and depicted in the Urban Context Report (JWA, see

Appendix B) and the drawings submitted for approval which accompany this application. In summary

the proposal is for the construction a 17-level (90m) tower over the existing Strong Room, and the

adaptation and re-use the former Titles Office building. The support structure for the tower is to be

placed around the Strong Room, and does not impact on the original enclosing walls of the building.

The vertical campus core will be located in the south-west corner of the Strong Room, requiring

demolition of the existing built-in shelving units and structure above and below. The original northern

section of the Strong Room (1874-77) will be retained and restored.


A new compliant entry is to be constructed in the centre of the three-storey pavilion to Queen Street.

Within the LTO building the intention is to adapt the existing corridor and flanking offices for student

support facilities. Generally, the works involve minimal removal of nineteenth century fabric and will in

part reinstate altered and removed fabric. As part of the works the internal western elevation of the

building will be partially reconstructed. The overall focus of these works is to conserve the layered

fabric of the building with a greater emphasis placed on preserving the nineteenth century layout and

structure.

4.1 Titles Office

The full scope of external conservation adaptation works has yet to be detailed and it is proposed that

as a condition of any approval such works are to be scoped and approved by the Executive Director of

Heritage Victoria. As assessed to date the conservation works will include the following activities:

4.1.1 Exterior

• Removal of all paint from the facades. Earlier paint systems are known to contain lead.

• Repair and patching of the rendered finish, including to cornices, balustrades, cappings and

decorative urns. The rendered surfaces are generally fair to poor condition.

• Repainting in an appropriate paint system (mineral paint to the render). At this stage no

investigation of paint finishes has occurred.

• Refurbishment of all existing windows and doors, including re-glazing to address energy

performance requirements.

• Stripping and re-slating of the roof areas. The re-slating would use Welsh slate to match

the original

• Replacement of existing storm water systems, including all gutters and downpipes.

• Cleaning re-pointing of bluestone plinth.

• Reconstruction of the south wall to the Little Lonsdale Street wing.

• Partial reconstruction of west wall to the Queen Street elevation, including new glazed

section to the central foyer space.

• Construction of new entrance to central pavilion (Queen Street).

4.1.2 Interior

Structure

• Introduction of new framing to address seismic code compliance as described in enclosed

engineering drawings

Architecture

• Installation of new sub floor drainage system to the basement.

• Installation of new floor slab where unstable/damaged due to water entry.

• Modification of basement to accommodate new central entrance door and stair.

• General patching and repair of strip flooring to ground, first and second floor levels.

• General patching and repair to solid plaster to the walls.

• Removal of lowered ceilings and installation of new ceiling at the original heights.

• Introduction of new stair to the Lonsdale Street wing.

Services

• Removal of all existing services.

• Installation of new services.

• Installation of lifts to central foyer space.


4.2 Strong Room

4.2.1 Exterior

• Repair and repainting of Strong Room fire shutters and associated mechanisms.

• Removal of attached services and repair of rendered finish

• Installation of new roof sheeting to the retained Strong Room roof.

4.2.2 Interior

• Installation of new stair within central corridor between the two sections of the Strong

Room

• Creation of new openings in the north and south walls to the central stair well.

4.2.3 Seismic strengthening

It is anticipated that a suite of seismic strengthening works will be required to address BCA

requirements. Detailed design of any proposed seismic strengthening has not been developed, however

proposed works are indicated on the enclosed engineering drawings at a high level and can be described

as follows:

• Dismantle shelving located in the vicinity of corners and wall intersections.

• Install steel angles or carbon fibre rods recessed into the existing masonry.

• Make good the wall surface and reinstate the original shelving

1874-77 Strong Room

Proposed works within the 1874-77 strong room are minimal and associated with the restoration of the

room to the original layout. These include:

• Movement of spiral staircases from existing central location to original locations

• Removal of 1929 shelving and gallery areas on level 2; this space will be used as a library

and learning commons

1884 Strong Room

Ground and gallery level

• Across the western half of the strong room dismantle the existing shelving and associated

structure on both levels and store for partial reuse.

• Demolish the later raised floor slab across the whole space and a section of the original

slab/paving where the lifts are to be installed.

• Construct eight new lift shafts and reinstate the perimeter gallery and shelving to the south

and west sides.

• Retain the spiral access stairs as existing within the east and west walls

• Construct a new opening in the north wall at ground level.

The shelves in this location are also proposed to be reconfigured as follows:

• Ground level (Level 1). Shelving to be permanently removed on the ground level of the 1884

strong room comprises the shelving in the centre of the western half of the space where the

lifts are to be installed, and shelving along the north wall of this space.

• Gallery level (Level 1 mezzanine). Shelving to be permanently removed on gallery level of the

1884 strong room comprises the shelving in the centre of the western half of the space where

the lifts are to be installed, and shelving along the western half of the north wall of this space.

Shelving to the centre of the space is to be permanently removed on both sides of the central

north south gallery walkway.


First floor (Level 2) and gallery level

• Across the western half of the strong room dismantle the existing shelving and associated

structure on both levels and store for partial reuse.

• Demolish the floor to enable construction of the lift shafts.

• Construct eight new lift shafts and reinstate the perimeter gallery and shelving to the south

and west sides.

• Retain the spiral access stairs as existing within the east and west walls

The shelves in this location are also proposed to be reconfigured as follows:

• First floor (Level 2). Shelving to be permanently removed on gallery level of the 1884 strong

room comprises the shelving in the western half of the space where the lifts are to be

installed, and shelving along the western half of the north wall of this space. Low level,

north-south shelving, added later in this area, will be removed.

• Gallery level (Level 2). Shelving to be permanently removed on gallery level at Level 2 of the

1884 strong room comprises the shelving in the western half of the space where the lifts are

to be installed, and shelving along the western half of the north wall of this space. Shelving

in the centre of the space will remain in-situ.

4.3 New tower

• Construction of new steel-framed vertical campus building

• Construction of glazed canopy roof between the tower and the rear elevations of the LTO

building

5.0 Assessment of impacts on the cultural heritage significance of the place

In addressing the heritage impacts of the proposed development, the documentation which describes

the proposal most succinctly is the Urban Design Report (Appendix B). Accordingly, the following

assessment has adopted the headings used in that report and references the relevant pages.

As noted in the introduction to this assessment the primary consideration in determining the

acceptability of the proposal under the provisions of the Heritage Act is the extent to which the

proposed works would affect the cultural heritage significance of the registered place. The key factors

which contribute to the significance of the former Land Titles Office, as identified in the VHR citation can

be summarised as follows:

Architectural

- As an example of the restrained architectural approach of the Public Works Department under

the direction of William Wardell.

- As one of Melbourne’s most extensive public building facades, drawing on the Italianate style

and the Renaissance palazzo form for inspiration.

Technical

- As an exceptional example of a late nineteenth century strong room interior which uses the

Dennett system of fire resistant construction for the floor structure.

Historical

- As a building signifying the changing nature of land ownership laws, from the Old Law system to

the current Torrens System, and the sole building which accommodated dealings under the

new law.

- As one of only two surviving nineteenth century buildings in the CBD (the other being the

Supreme Court) that extends along a complete city block


5.1 Assessment

5.1.1 Entering the Campus (Urban Design Report, pp. 15-17)

The proposed redevelopment includes the introduction of a new central doorway in the central pavilion

to Queen Street (Figure 19). The doorway is proposed to be designed consistent with the architectural

language of the existing building and be indiscernible from the original fabric other than by way of

discrete dating of the fabric. This is consistent with Article 3 of the Burra Charter, 2013, which promotes

a ‘Cautious Approach’, ‘changing as much as necessary but as little as possible’. It is also consistent with

the CMP. This intervention is proposed to address the delivery of compliant access to the building and

to provide a principal street address. No other alterations or interventions are proposed to the street-

facing elevations of the Titles Office.

Figure 19 The central pavilion on Queen Street showing the proposed central doorway: alterations

by Lovell Chen

Source: State Library of Victoria

The approach for the new opening draws on the evolved form of the building, whereby entrance

locations have changed and been altered over time, and the precedent of related works to the

Swanston Street facades of the Melbourne Town Hall and Administration Building (VHR H0001).

Accepting the formal composition of the façade, the introduction of a door is an action which will alter

the approach to and arrival within the building in a manner which will greatly enhance its functionality.

As a building which currently can only be entered from Queen Street via stairs at the north and south

ends, the introduction of an at grade entrance will greatly assist in activating this principal frontage and

deliver a much-needed single point of address. It is an alteration which can be designed in a manner


which is consistent with the existing architectural form and which will not alter the distinguished

architectural composition for which the building is recognised. It is considered that this approach

represents an improvement on the currently approved scheme, which would see a new entry to the

Little Lonsdale Street elevation and a significant change to the existing south entry to Queen Street.

The new entrance will open into the existing basement space which will be opened out to accommodate

a new stair to rise to the elevated ground level and a lift core, which will service all floors within the

building. The internal works will involve the removal of a section of the Traegerwellblech floor ceiling

structure and some basement walls. Above the basement the works impact at ground and first floor

levels in areas which have been significantly modified over many years.

The impacted internal spaces are not identified as being of primary significance in the CMP, and the

extent of the proposed demolition works is contained. As such the impact by way of loss of original

fabric is minimised and the overall impact on the significance of the building is negligible.

5.1.2 A new internal street (Urban Design Report, pp. 20-21 and p.54 West Terra Firma Elevation)

Between the west wall of the main building and the east wall of the Strong Room, it is proposed to

demolish the twentieth century additions and rebuild the west wall in the original alignment. As

described, the wall is to be accurately reconstructed on either side of the central pavilion, with the

central pavilion section presented as a contemporary infill. Another change is to raise the ground level

within the new internal street, to establish a consistent ground plane between the main building and

the Strong Room. As discussed below (Section 0), the bluestone footings of the Strong Room will be

revealed by a trench (or dry moat) into which the structural columns of the transfer structure will

appear to ‘descend’.

The heritage impact of these works is considered to be generally positive. The spatial relationship

between the two buildings and an understanding of the original character of the rear (west) elevation of

the Titles Office building will be re-established. This approach will also deliver a new level of

engagement with the Strong Room, through the introduction of views from the Titles Office building to

the east elevation of the Strong Room at the new point of arrival from Queen Street. This is compatible

with both the heritage significance of the Strong Room, and the new use of the complex.

The new section of glazed wall responds to the open character of the internal space at both ground and

first floor levels and present as a contemporary insertion. Recognising that this much altered area of the

building is not identified as containing fabric of significance the proposal is not one which will result in

any loss of significance.

5.1.3 Integrating with the Strong Room (Urban Design Report, pp.23-25)

The Strong Room works involve the insertion of a lift core to service the tower in the south-west corner

of the building. The works require the demolition of internal structure in the area and partial removal of

the roof. In considering the reuse of this site, the activation of the Strong Room with a new use has

always presented as a challenge. The decision to insert the lift core in this location has, in large part,

been pursued as a consequence of the need to deliver a workable layout for the tower above, but also

as a means of activating this important heritage space.

As described, the works will result in the loss of some internal fabric from the 1885 strong room space

but are intended to sit lightly in the space thereby maintaining an appreciation of the overall scale and

volume. The fabric to be removed is mirrored by the retained fabric in the eastern half of the room,

ensuring that an understanding of the functioning and character of the space is also maintained. It is

also noted that the cast iron details within the original space, including the previously relocated original

spiral stairs, are of a higher degree of sophistication and significance than their counterparts in the

south wing. Regarding the significance of the space as related to the technical value of the fireproofing

and security, this will continue to be evident in the retained structure which is otherwise not impacted

by the works.


Associated with these works, it is also necessary to make a penetration in the south wall of the central

stair well at ground floor level. This is necessary to accommodate the number of people moving to and

from the lift foyer and is seen as preferable to modifying the unusual paired fireproof entrance doors

located in the centre of this wall.

In contrast to the south wing of the Strong Room (1884-85), the north wing (1874-77) is to be largely

retained in its existing condition, including the original slate shelving, with the exception of restoration

actions to revert it to its original layout. Research into configuration the 1875 strong room has revealed

that the existing east-west galleries which link the galleries across the space are a later addition (Figure

20). Accordingly, it is proposed to return the room to its 1875 condition, including the reinstatement of

the spiral stairs in their original locations. The shelving will also be returned to this earlier state.

In addition to the modifications to the ground and gallery levels of the 1875 strong room it is also

proposed to permanently remove the shelving and gallery areas on Level 2 of the 1875 strong room.

These were constructed as part of the 1929 works and are considered to be of lesser significance (Figure

21). They are of a more rudimentary design as compared to the 1875 and 1884 strong room shelf and

gallery arrangements and do not add the understanding of the strong room function. The space

generated will be used as the library and learning commons.

Figure 20 Plan of the 1875 Strong Room showing the return of the galleries around the end of each

shelving bay



Figure 21 The 1929 shelving and gallery above the 1875 strong room

Distribution of program - Creating a vertical campus (Urban Design Report, pp. 31-33)

From a heritage perspective the two key issues arising from the introduction of the new tower are the

interface with the Strong Room, and the height and setbacks of the tower. A further important

consideration is the tower design and in particular the treatment of the external envelope.

The Strong Room interface

The interface considerations as they impact directly on the Strong Room have been addressed in Section

5.1.3 above. Beyond these direct connections is the issue of the placement of the structural columns

and the transfer structure. Notwithstanding the penetration of the building to accommodate the lift

core, the tower has been designed in a manner which places the structural supports outside the

perimeter walls – the columns are separated from the perimeter walls by a minimum of approximately

one metre. Further, the supports have been designed and spaced to maximise the visibility of the

windows and fire shutters, and to express the four corners of the building. The approach is directed at

minimising the impact of the structural supports within the open space surrounding the Strong Room,

and ensuring that the presentation of the building as a freestanding, three-dimensional structure

remains quite legible.

Height and setbacks

Addressing the tower height, the 16 operational levels deliver the University’s briefed program having

regard to the limited site development area and the floor plate size which can be accommodated within

the heritage constraints. At 17 levels, inclusive of plant, the tower will sit at a mid-height in the broader

city context. It will be significantly lower than the towers on sites to the west and north and relate more

closely to the towers in Lonsdale Street. In this context the tower height does not present as

inconsistent with the surrounding city built form.

From a heritage perspective, however, the tower proposal is inconsistent with the policy of the CMP in

not achieving concealment of new built form as viewed from street level. The construction of any visible

new structure is not contemplated by that document and the impact is not addressed. The policy


objective for concealment in the CMP is not an unreasonable objective and in moving away from that

policy there is a need to consider the implications.

As has occurred on other heritage listed sites in the city the impact of visible taller forms is inextricably

linked to setbacks. Once above a modest level of visibility, absolute height is rarely a key sensitivity.

The depth of setback is influenced by many factors, including the placement of near-by taller buildings,

building abuttals more generally; the form of the retained building and the depth required to make

sense of the three-dimensional form; and key view lines.

As depicted in the Urban Design Report (p.28) the proposed setbacks of the tower facades at the closest

point is 24.7m from Lonsdale Street, 13.9 m from Queen Street and 10 m from Little Lonsdale Street.

Between levels 4 and 7 the tower tapers back on the north and east facades, increasing the setbacks. By

way of comparison the setbacks on the former Herald and Weekly Times building redevelopment, which

rises to in the order of 30 storeys, are approximately 17 metres from Exhibition Street and 14 metres

from Flinders Street (Figure 22).

The proposed setbacks for the proposed tower at the Titles Office site are sufficient to ensure that an

understanding of the depth of the existing building will be unaltered. As depicted in the photomontage

images (Urban Design Report, p.45) the tower will read as separate and discrete structure rising behind

the Titles Office. In the views from the north-east (Urban Design Report, p.47) the tower is set closer on

the Little Lonsdale Street elevation and here the proximity is managed by the tapering of the form to

increase the setback at the lower levels. In this way the tower height is managed such that there is a

clear separation of the foreground heritage structure and the new form. Overall, the introduction of a

tower in this location, while transforming the setting of the heritage building will not alter the assessed

significance of the place.

Figure 22 The former Herald & Weekly Times building, 46-74 Flinders Street


Façade concepts (Urban Design Report, pp. 38-41)

The façade and building design is described in the Urban Design Report as intending to convey to the

observer the sense of a layered place in which the horizontal layers evidence the stacking of the

campus. This layering is overlayed by fine vertical tracery or latticework which draws on the intricate

internal ironwork of the strong room structure and fit-out. The nature of the internal learning spaces

and activities is further expressed in the tapering and angling of the façade towards the north-east

corner whereby the internal activities and spaces are revealed to the external observer. The tapering

additionally moderates the interface of the tower façade and the north wing of the main building where

a shallower setback exists.

In contrast to the approach adopted to the glazed commercial tower set behind the retained structure

at 46-74 Flinders Street (Figure 22) the tower façade design is consciously expressive of aspects of the

internal program. In adopting this approach, the design references the restrained, albeit relatively

complex detail of the foreground heritage building. The horizontal divisions reflect the defining

horizontal elements in the historic façade and the expressed vertical elements draw on the verticality of

pilasters, bays and windows.

Considering heritage impacts, the adoption of an expressive façade treatment will not diminish or

detract from an appreciation of the architectural values of the place. The Queen Street building will

remain as the dominant streetscape form and one in which the elegance and restraint of the original

architecture can be observed and understood.

Figure 23 Photomontage view of the proposed tower looking north-west (prepared by Tract)


5.2 Seismic strengthening

The issue of seismic protection is a complex one and not one which readily can be resolved at the stage

at which a proposal is developed for approval. At this stage it is anticipated that the proposed works are

of such an extent that there will be a requirement, under the provisions of the BCA, to bring the entire

place into compliance. Recognising that, depending on the approach taken by the appointed building

surveyor, there is some latitude in the degree of compliance required, it is anticipated that a level of

seismic compliance will be a non-negotiable requirement. Accordingly, the project structural engineers,

Irwinconsult, have prepared indicative drawings (enclosed) which indicate the likely nature of

interventions required to address seismic strengthening. As developed to date the proposed

strengthening presents as unlikely to have a significant impact on the fabric, recognising that the interior

has already undergone alteration over many years. The expectation is that the solutions proposed

would be further developed in the course of future detailed design.

5.3 Summary comments

The proposed redevelopment of the LTO site will result in active conservation, by way of restoration,

reconstruction and adaptation of the main building and the Strong Room. These works will provide for

the active reuse of the complex and are strongly supportive of the assessed cultural significance.

The new interventions into the historic fabric by way of the creation of a new entrance in the Queen

Street façade and penetration of the south end of the Strong Room are works which will result in loss of

fabric which is located within elements of primary significance. These interventions are considered

necessary to provide for the proposed new use of the buildings and provide for better access. These

losses will diminish the completeness of complex, but in a discrete and localised manner. As measured

against the whole, the interventions are not such that the significance of the building will be

unacceptably compromised and the values which support that significance will be maintained.

The construction of a new tower over the Strong Room will introduce a new and highly visible structure

as a backdrop to the Titles Office. In doing so the presentation of the place will be changed. That

change however will not remove or diminish the power and impact of the whole-of-block heritage

façade to Queen Street or the integrity of its architectural composition. Overall the project will

contribute to the long-term conservation of the place and its viable reuse.

6.0 Assessment of reasonable and economic use

The assessment of this proposal with regards to the impact of a decision to refuse the application on the

reasonable or economic use of the registered place has been prepared by Urban Enterprise (Appendix

A). In the context of the Heritage Act the assessment identifies that the reasonable uses for the building

are ‘office’ or ‘educational’. Both uses have been assessed with regards to the costs associated with the

current proposal and effectively assume 100% of funding by debt.

The conclusion is that the internal rate of return (IRR) on an equivalent office development is

significantly under that which a bank lender would typically require. Accordingly, an office development

in a building of this scale and height does not present an economically viable proposition.

Conversely, development for education purposes achieves an IRR which is acceptable for an education

provider. This however, would be adversely affected by a reduction in the area of the new building

whether as a result of a reduction in height or footprint area. The extent of the adverse effect would

depend upon the extent of the reduction. In any event, any reduction would result in an IRR which is

less than that required by an education provider and hence would compromise the attractiveness of the

development for that use.

In both cases a significant factor in the determination of the IRR is the significant cost associated with

the refurbishment of the existing building and in particular the Strong Room.


7.0 Adjacent properties

Under Section 101 (3) of the Heritage Act 2017 the Executive Director may consider the extent to which

the works may affect adjacent or neighbouring property included on the Victorian Heritage Register or

subject to a heritage requirement or control in the relevant planning scheme. In this case the site abuts

463 Lonsdale Street to the west, HO717, and is in close proximity to the former Records Office (HO733)

at 295 Queen Street. There are other listed buildings slightly further afield (Figure 24).

Addressing the impact of the proposal on these adjacent and near-by heritage places it is evident that in

the central city area developments of this and greater scale are an accepted reality. Melbourne is a city

in which tall structures have been developed not only adjacent to sensitive heritage sites, but in a

number of cases, on these sites. The immediate setting of this proposal does not give rise to any

particular heritage sensitivities which differ from the norm nor will the proposal have an adverse impact

on the assessed significance of the adjacent and near-by heritage places.

p

Figure 24 Heritage buildings in proximity to the LTO site

8.0 Conclusion

The proposed redevelopment of the former Land Titles Office building will result in the active

conservation of the heritage structures on the site, including contained intervention to address

adaptation for a new use. The works will reveal and support the activation of both the main building

and the Strong Room such that their heritage values can be appreciated by visitors and users alike. In

conjunction with these works a tower will be constructed within the site which provides the space

required for the delivery of the University’s campus needs. As with other such towers on heritage sites

in the city, the tower will visually transform the presentation of the heritage place. That transformation,

however, will not alter or diminish the values which support the assessed significance of the place.

land titles office, former (h1529) - heritage · victoria university land titles office, former...

Documents