Statement of recommendation from the Executive Director, Heritage Victoria to the Heritage Council of Victoria
Name: Queens Parade Shopping Precinct
Address: 270-410 Queens Parade, Fitzroy North (including Lot 2 Barruth Lane), and 87-197 Queens Parade, Clifton Hill Relevant Authority: City of Yarra
Queens Parade Shopping Precinct, Clifton Hill, ‘Campi’s Buildings’, looking east (May 2020)
Executive Director recommendation
Under Part 3, Division 3 of the Heritage Act 2017 I recommend to the Heritage Council of Victoria that Queens Parade Shopping Precinct, 270-410 Queens Parade, Fitzroy North (including Lot 2 Barruth Lane), and 87-197 Queens Parade, Clifton Hill should not be included in the Victorian Heritage Register (VHR).
STEVEN AVERY Executive Director, Heritage Victoria DATE OF RECOMMENDATION: 15 March 2021
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Executive Director Recommendation to the Heritage Council of Victoria
The Executive Director, Heritage Victoria (‘Executive Director’) recommends that the Heritage Council not include Queens Parade Shopping Precinct, 270-410 Queens Parade, Fitzroy North (including Lot 2 Barruth Lane), and 87-197 Queens Parade, Clifton Hill in the Victorian Heritage Register in accordance with section 49 of the Heritage Act 2017 (‘the Act’) by determining:
• That this place is not of State-level cultural heritage significance and should not be included in the Heritage Register in accordance with s.49(1)(b) of the Act.
The local heritage significance of the Queens Parade Shopping Precinct is reflected by its inclusion in the Heritage Overlay of the City of Yarra Planning Scheme (HO 330).
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria The process from here
1. The Heritage Council publishes the Executive Director’s recommendation (section 41) The Heritage Council will publish the Executive Director’s recommendation on its website for a period of 60 days. Submissions must be received by Heritage Council on or before 17 May 2021.
2. Making a submission to the Heritage Council (sections 44 and 45) Within the 60 day publication period, any person or body with a real and substantial interest in the place or object can make a submission to the Heritage Council. This submission can support the recommendation, or object to the recommendation and a hearing can be requested in relation to the submission. Information about making a submission and submission forms are available on the Heritage Council’s website: https://heritagecouncil.vic.gov.au/registrations-reviews/executive-director-recommendations/
3. Heritage Council determination (sections 46 and 49) The Heritage Council is an independent statutory body. It is responsible for making the final determination to include or not include the place or object in the VHR, or amend a place or object already in the VHR. If no submissions are received the Heritage Council must make a determination within 40 days of the publication closing date. If submissions are received, the Heritage Council may decide to hold a hearing in relation to the submission. If a hearing does take place, the Heritage Council must make a determination within 90 days after the completion of the hearing.
4. Obligations of owners of places and objects (sections 42 and 43) The owner of a place or object which is the subject of a recommendation to the Heritage Council has certain obligations under the Act. These relate to advising the Executive Director in writing of any works or activities that are being carried out, proposed or planned for the place. The owner also has an obligation to provide a copy of this statement of recommendation to any potential purchasers of the place or object before entering into a contract.
5. Further information The relevant sections of the Act are provided at Appendix 1.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Description
The following is a description of the Queens Parade Shopping Precinct at the time of the site inspection in May 2020. Queen’s Parade is a boulevard of three chains (60 metres) in width that stretches some 1.7km from Alexandra Parade in the south-west to the Merri Creek in the north-east. For the sake of brevity, Queens Parade is described in this assessment as running west – east, with those buildings in Fitzroy North being located on the northern side of the Parade and those buildings in Clifton Hill being located on the southern side. The Queens Parade Shopping Precinct is the commercial centre of Queens Parade and is comprised of some 94 buildings, together with the road, road reserve, and a network of laneways that run to both the north and south of Queens Parade. The buildings are predominantly late Victorian and Edwardian structures, with a handful of inter-war buildings, and approximately 17 post 1945 buildings. The precinct can be broken into four sections – two to the north of Queens Parade (in Fitzroy North) and two to the south of Queens Parade (in Clifton Hill). An overview of each of the four sections is provided below. A more detailed description of each building within the Queens Parade Shopping Precinct.
NORTH SIDE. Section 1: 270-330 Queens Parade and Lot 2, Barruth Lane, Fitzroy North
December 2019. 270-330 Queens Parade, Fitzroy North, © Nearmap
Overview This section of the Queens Parade Shopping Precinct is dominated by two-storey terrace structures, constructed from masonry and largely built to the title boundaries. In addition to the rather grand former bank at 270 Queens Parade this section includes ‘Ryan’s Buildings’, a group of buildings that originally ran from 304– 326 Queens Parade and were constructed in 1883/84. The buildings numbered 304, 306 and 326 were demolished in the second half of the twentieth century and have been replaced by post 1945 structures.
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Executive Director, Heritage Victoria to
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NORTH SIDE. Section 2: 336-410 Queens Parade, Fitzroy North
December 2019. 336-410 Queens Parade, Fitzroy North, © Nearmap,
Overview This section of the Queens Parade Shopping Precinct comprises a mix of Victorian buildings constructed in the 1880s (predominantly to the western end) and later Edwardian era buildings (predominantly to the eastern end). The structures are constructed from masonry and are generally two storeys, although there are also a number of single-storey buildings – particularly to the east. The buildings are also generally built to the title boundaries. This section includes the ‘Sallery Buildings’ at 350-56, a row of two-storey, structures built for John Sallery in 1883. The most notable structure is the three-storey former ANZ bank building located on the corner at 370-74 Queens Parade and included in the Victorian Heritage Register (VHR H0892). This section also includes several post-1945, structures at 360, 366-68, 392 and 408 Queens Parade.
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Executive Director, Heritage Victoria to
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SOUTH SIDE. Section 3: 87-139 Queens Parade, Clifton Hill
December 2019. 87-139 Queens Parade, Clifton Hill © Nearmap
Overview This section of the Queens Parade Shopping Precinct is characterised by a mix of development from the 1880s and the early part of the twentieth century. All structures are built from masonry and, with the exception of the single-storey building at number 107, are two storeys in height. With the exception of number 105 (an arts and crafts style building) that has retained a small front yard, the street frontages of all buildings in this section abut the title boundaries. There are post-1945 structures at 133-37 Queens Parade.
SOUTH SIDE. Section 4: 141-198 Queens Parade, Clifton Hill
December 2019. 141-197 Queens Parade, Clifton Hill © Nearmap
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Overview The western end of this section of the Queens Parade Shopping Precinct is largely comprised of buildings from the 1880s, with later Edwardian and interwar structures more prevalent towards Turnbull Street. The section is dominated by ‘Campi’s buildings’, a group of eight two-storey brick shop house buildings (including a former Post Office at the corner with Gold Street) that were erected between 1883 and 1887. This section is notable in that it contains two purely residential properties at 177 and 189-91 Queens Parade. Like each of the other three sections, it also includes several post-1945 structures – specifically at 143 Queens Parade and 169-75 Queens Parade, as well as the largely vacant site at 197 Queens Parade.
Landscape In addition to the 94 buildings, the nomination also encompasses the central road reserve, all plantings and street furniture and the network of laneways running immediately to the rear on both the north and south sides of Queens Parade. Prominent elements include mature/ semi-mature elm and plane trees, laneways paved with bluestone pitchers, tram tracks/ lines and associated infrastructure.
May 2020. Queens Parade, looking west – towards the May 2020. Queens Parade, looking east – towards Merri City from the confluence with Heidelberg Road. Showing Creek, showing tram tracks and cables. tramway infrastructure and median strip.
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May 2020. Laneway with bluestone pitchers to the north May 2020. Laneway with bluestone pitchers to the north of Queens Parade, the former ANZ bank (370-74 Queens of Queens Parade, looking back to Michael Street. Parade) is on the left.
May 2020. Laneway with bluestone pitchers to the south May 2020. Looking towards the north side of Queens of Queens Parade, looking back towards St. John’s Parade (former ANZ bank in the distance), showing Church. mature elm trees.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
May 2020. Looking towards the north side, 300-306 May 2020. Looking towards the south side, 113-129 Queens Parade, showing young plane trees. Queens Parade, showing young plane trees.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria History
The Early Days The Heidelberg Road (or track as it was then) was first shown on Robert Hoddle‘s Crown Survey of 1837, linking Melbourne and the (then) village of Heidelberg. By 1839 a road had been established, running from the top of Bourke Street in Melbourne’s centre across to what was to become Smith Street and along the current alignments of Queens Parade, Heidelberg Road, Upper Heidelberg Road and Lower Plenty Road. Queens Parade itself was surveyed by Hoddle as a three-chain (60 metre) wide boulevard and reserved in 1853 – along with Victoria, Royal and Alexandra Parades. Lots fronting both sides of Queens Parade sold from 1864, and settlement increased following the introduction of horse-drawn omnibuses which ran between Queens Parade and the city from 1869. The street remained largely undeveloped until the construction of Dainton’s Family Hotel (No. 139) in 1874 and the commencement of building work on St John‘s Roman Catholic Church in 1876.
The 1880s Land Boom Like Melbourne generally, this thoroughfare between Melbourne and the northern districts experienced a development boom in the 1880s. Much of the development comprised two-storey shops with residences above, such as the ‘Sallery Buildings’ at No.350-356. Banks were also drawn to the developing commercial strip, including the National Bank of Australasia (No. 270) which was built in 1885-87, and the former London Chartered Bank (later the ANZ Bank, VHR H0892) which occupied the landmark three-storey building at No. 370-374 built in 1888/89. In 1887 the cable tram service along the centre of Queens Parade commenced with terminus and tram sheds adjacent to the Terminus Hotel at the Merri Creek.
Depression and Economic Recovery 1892-1918 The depression of the 1890s slowed the spread of commercial development in Queens Parade; however, by 1900 the commercial hub was densely developed, extending to Wellington Street on the north side, and Smith Street on the south side. The extension of the railway line from Princes Bridge to Clifton Hill in 1901 acted as a catalyst for further development. Surviving examples of architecture from this period include the Clifton Hill Post Office (No. 181) which was built 1911-12. This period also saw the construction of the former doctor’s surgery and residence at 105 Queens Parade (1915) which, unusually for the precinct, expresses an Arts and Crafts architectural style. The religious presence in Queens Parade continued to grow in the western reaches of the commercial strip at this time with St John's Roman Catholic Church (just beyond the nominated area) substantially complete by 1893. St John’s Parish Hall (which falls within the nominated area at 87 Queens Parade) was built in 1917-18 by which time the streetscape had largely been established.
Interwar Development 1919-1939 Small changes followed, the large shop and residence at No. 274-276 Queens Parade (1920) was constructed, while the former Albert Hall (No. 127-129) originally built in 1886, was reconstructed in 1927.
1945 and Beyond Following the end of World War II, Queens Parade retained a strong reputation as the location of quality local businesses serving the daily needs of the Clifton Hill and North Fitzroy communities and commuters from the northern suburbs. The growth of a variety of other shopping options – for example, Preston Market (1969), Northland in Preston (1966) and Westfield in Doncaster (1969) — drew some local customers away from Queens Parade, limiting the precinct’s growth and reducing development pressure. Despite the loss of some
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structures, recent changes to the form of Queens Parade since that time have been comparatively limited. The diagram below shows the phases of Queens Parade’s development.
1969. Modified aerial image of Queens Parade Shopping Precinct [Landata]
Legend
Colour Time Period Solid White Non-contributory Purple Outline 19th Century unknown date Blue Outline 1874 - 1876 Red Outline 1881 - 1890 Yellow Outline 1891 - 1900 Green Outline 1901 - 1910 Pink Outline 1911 - 1920 Cyan Blue Outline 1920s Orange Outline 1927
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Executive Director, Heritage Victoria to
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1837. Environs of Melbourne as conceived by Robert Hoddle (Map by Miles Lewis), in Fitzroy: Melbourne's First Suburb. Approximate location of Queens Parade Shopping Precinct indicated.
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Executive Director, Heritage Victoria to
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1855, Map of Collingwood [cartographic material]: Showing the western part (or Fitzroy ward) as it will be in a very short time according to the Collingwood improvements act ... / by F. Proeschel. Melbourne: Campbell & Fergusson. Source: State Library of Victoria
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Executive Director, Heritage Victoria to
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1889, MMBW Base Map 26, Showing north side of Queens Parade. Source: State Library of Victoria
1900, MMBW Base Map 50, Showing the south side of the Queens Parade Shopping Precinct. Source: State Library of Victoria
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1904, MMBW Plan 1263 showing the dense commercial development between Wellington Street and Gold Street, with key buildings labelled. Source: State Library of Victoria
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Executive Director, Heritage Victoria to
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1969, Aerial image of Queens Parade Shopping Precinct April 2020, Aerial image of the same section today. – Fitzroy North section. Source: Nearmap Source: Landata
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1969, Aerial image of Queens Parade Shopping April 2020, Aerial image of the same section today. Precinct, Clifton Hill section. Source: Nearmap Source: Landata
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c. 1920, No. 370-388 Queens Parade. May 2020, The same site today. Source: City of Yarra Library, Image No. FL69
c. 1912-17, Clifton Hill Post Office,181 Queens Parade. May 2020, The same site today. Source: State Library of Victoria
1970, Newsagency, 316 Queens Parade. May 2020, The same site today. Source: State Library of Victoria
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June 1916, 304-326 Queens Parade, ‘Clifton Hill’ (Ryan’s Buildings). Nos.304–326 Queens Parade Clifton Hill – Ryan Buildings. Sydney Arnold, Best & Co., Auctioneers brochure. Source: The University of Melbourne, Sydney, Arnold & Co., Accession No 1968.0012
April 2020, 304-326 Queens Parade, Fitzroy North (Ryan’s Buildings), Note the demolition of buildings to the western end of the row and the alterations to number 324 – far right. Source: Nearmap
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c. 1890, Queens Parade looking east, c.1890. Source: City of Yarra Library, Image No. FL142
Selected bibliography Allom Lovell & Associates, City of Yarra Heritage Review, July 1998 Cutten History Committee of the Fitzroy History Society, Fitzroy: Melbourne's First Suburb, Melbourne University Press, 1991 Graeme Butler and Associates, City of Yarra Review of Heritage Overlay Areas, 2007 Planning Panel Victoria, Yarra Planning Scheme Amendment C231 Queens Parade Built Form Review October 2019
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Further information
Relevant Authority City of Yarra
Heritage Overlay HO330 Yarra Planning Scheme
Other Overlays The place is affected by a Design and Development Overlay (DDO20-3) Parts of the place are affected by an Environmental Audit Overlay (EAO)
Other Listings The former ANZ Bank building at 370-374 Queens Parade, Fitzroy North is included in the Victorian Heritage Register (VHR H0892).
Traditional Owner Information The Queens Parade Shopping Precinct is located on the traditional land of the Wurundjeri people. Under the Aboriginal Heritage Act 2006, the Registered Aboriginal Party for this land is the Wurundjeri Woi Wurrung.
Victorian Aboriginal Heritage Register The Queens Parade Shopping Precinct is not included in the Victorian Aboriginal Heritage Register. It is in close proximity to an area of Aboriginal cultural heritage sensitivity associated with the Merri Creek.
Integrity The integrity of the place is good. Notwithstanding that approximately 17 of the 94 buildings date from after World War II, the cultural heritage values of the place can generally be read in the extant fabric. (May 2020).
Intactness The overall intactness of the place is good. Of the buildings that date to the late nineteenth and early twentieth century, most remain relatively intact, although almost all have undergone some degree of alteration – particularly on their ground floor, where the loss of verandahs and the replacement of glazing is common. (May 2020).
Condition The condition of the place is very good. Most buildings are occupied and in a good state of repair, although some require minor repairs. (May 2020).
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Statutory requirements under section 40.
Terms of the recommendation (section 40 (3)(a)) The Executive Director, Heritage Victoria recommends that the Queens Parade Shopping Precinct is not included in the VHR.
Information to identify the place or object (section 40(3)(b))
Name: Queens Parade Shopping Precinct
Address: 270-410 Queens Parade, Fitzroy North (including Lot 2 Barruth Lane), and 87-197 Queens Parade, Clifton Hill
Location diagram (section 40(3)(b))
Extent of nomination
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Reason for the recommendation, including an assessment of the State-level cultural heritage significance of place/object (section 40(3)(c))
Following is the Executive Director's assessment of the place against the tests set out in The Victorian Heritage Register Criteria and Thresholds Guidelines. A place or object must be found by the Heritage Council to meet Step 2 of at least one criterion to meet the State level threshold for inclusion in the VHR.
CRITERION A: Importance to the course, or pattern, of Victoria’s cultural history.
Test for satisfying Criterion A (Step 1) The place/object has a CLEAR ASSOCIATION with an event, phase, period, process, function, movement, custom or way of life in Victoria’s cultural history. plus The association of the place/object to the event, phase, etc IS EVIDENT in the physical fabric of the place/object and/or in documentary resources or oral history. plus The EVENT, PHASE, etc is of HISTORICAL IMPORTANCE, having made a strong or influential contribution to Victoria.
Executive Director’s Response The Queens Parade Shopping Precinct has a clear association with 1) the development of shopping precincts in Victoria; and 2) with the series of boulevards surveyed by Robert Hoddle in 1853.
Shopping Precincts The development of the Queens Parade Shopping Precinct as a retail strip during the 1870s-1920s was driven by the subdivision of the adjoining suburbs of Fitzroy North and Clifton Hill, as well as the arrival of trams on Queens Parade (1887) and trains (the trainline was extended from Princes Bridge to Clifton Hill in 1901). In this respect, the growth of the retail precinct within Queens Parade mirrors the development of other retail precincts throughout what are now the inner suburbs of Melbourne. More broadly the development of Queens Parade reflects the rapid growth of Melbourne in the later part of the nineteenth and early part of the twentieth century. This period of growth also occurred and remains evident through shopping precincts in towns and cities throughout Victoria. The association of the Queens Parade Shopping Precinct with this period of growth is evident in its built fabric and is also well documented in historical sources.
Melbourne’s expansion from the 1870s through to the 1890s, and again in the early years of the twentieth century, was a critical period for both the city and the State. This period of growth not only transformed the city, it also had a profound effect on the economic and social development of Victoria.
Boulevards Queens Parade was surveyed by Robert Hoddle as a three-chain (60 metre) wide boulevard and reserved in 1853. Hoddle’s work had a major impact on the form of the city and his establishment of various key boulevards – including St Kilda Road, Royal Parade, Dandenong Road and Flemington Road – provided the
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design foundation for much of the growth that followed in the later years of the nineteenth and early years of the twentieth centuries. The association of Queens Parade Shopping Precinct with this period of growth is evident in its boulevard form which has been retained. It is also well documented in historical sources. Many of these ‘Hoddle Boulevards’, as they have become known, became key points of entry to the city and their design and construction had a strong and influential impact on both the growth of Melbourne and Victoria. Criterion A is likely to be satisfied.
Test for satisfying Criterion A at the State Level (Step 2) The place/object allows the clear association with the event, phase etc. of historical importance to be UNDERSTOOD BETTER THAN MOST OTHER PLACES OR OBJECTS IN VICTORIA WITH SUBSTANTIALLY THE SAME ASSOCIATION.
Executive Director’s Response
Shopping Precincts The growth of Queens Parade Shopping Precinct reflects the growth of Clifton Hill and Fitzroy North and more broadly, the growth of Melbourne and Melbourne’s inner and middle suburbs at the end of the nineteenth and into the early part of the twentieth century. However, the Queens Parade Shopping Precinct is not unusual in this respect; rather, it is one of a host of suburban commercial precincts that developed at the time. In Melbourne, other examples include Auburn Road in Hawthorn, Chapel Street in Prahran, Smith Street in Fitzroy/Collingwood, Swan Street in Richmond, Bridge Road in Richmond, Puckle Street in Moonee Ponds, High Street in Northcote and Glenferrie Road in both Malvern and Hawthorn. This pattern of growth is also evident in regional towns such as Bendigo and Ballarat. While it is a good example of a local shopping precinct, Queens Parade Shopping Precinct cannot be considered to demonstrate this period of Melbourne’s expansion better than these other comparable places. Indeed, as a precinct designed to meet the needs of the local community, Queens Parade Shopping Precinct is more modest both in terms of scale and built form and, as a result, less capable of communicating the scope of Melbourne’s growth than the larger precincts – for example Chapel Street or Smith Street.
Boulevards While Queens Parade was laid out by Robert Hoddle in 1853, it evolved very differently to other Hoddle boulevards. Unlike Royal Parade and Flemington Road, it did not go on to become a key point of entry to the city and/or a major thoroughfare and unlike St Kilda Road and Sturt Street, Ballarat it was not a significant site of ceremonial activity. It also traditionally lacked the sophisticated landscaping – in particular the planting and cultivated median strips – that have come to characterise other Hoddle Boulevard examples, including St Kilda Road and Royal Parade. Despite retaining its three-chain (60m) width, Queens Parade does not allow either the form or function of a Hoddle Boulevard to be understood better than the other examples cited. Criterion A is not likely to be satisfied at the State level.
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CRITERION B: Possession of uncommon, rare or endangered aspects of Victoria’s cultural history.
Step 1: Test for Satisfying Criterion B The place/object has a clear ASSOCIATION with an event, phase, period, process, function, movement, custom or way of life of importance in Victoria’s cultural history. plus The association of the place/object to the event, phase, etc IS EVIDENT in the physical fabric of the place/object and/or in documentary resources or oral history. plus The place/object is RARE OR UNCOMMON, being one of a small number of places/objects remaining that demonstrates the important event, phase etc. or The place/object is RARE OR UNCOMMON, containing unusual features of note that were not widely replicated or The existence of the class of place/object that demonstrates the important event, phase etc is ENDANGERED to the point of rarity due to threats and pressures on such places/objects.
Executive Director’s Response
Shopping Precincts Melbourne’s expansion from the 1860s through to the 1890s, and again in the early years of the twentieth century, was a critical period for both the city and the State. Queens Parade Shopping Precinct has a clear association with this period of growth and the association is evident in the physical fabric of Queens Parade Shopping Precinct and in documentary resources. Queens Parade Shopping Precinct is not rare or uncommon as an example of a retail precinct that developed in the late nineteenth and early twentieth centuries as outlined on page 24. Other retail precincts demonstrate similar physical characteristics to Queens Parade and all are of comparable or greater intactness. Nor can this class of places be considered endangered. Each of those places listed remains extant and continues to fulfil an important commercial role.
Boulevards Queens Parade Shopping Precinct has a clear association with the development of Melbourne’s road infrastructure following the passage of the Roads Act (1853) and is the only example of a Hoddle Boulevard that has developed as a retail precinct. Exclusion Guidelines The nomination states that the Queens Parade Shopping Precinct is ‘the only Hoddle Boulevard to be developed as a retail precinct’. This may be the case. But such qualification creates such a narrow class of one that automatically confers rarity. Every place is rare if sufficient qualifications are applied to it. See Exclusion Guidelines for Criterion B.
Criterion B is not likely to be satisfied.
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CRITERION C: Potential to yield information that will contribute to an understanding of Victoria’s cultural history.
Step 1: Test for Satisfying Criterion C The: • visible physical fabric; &/or • documentary evidence; &/or • oral history, relating to the place/object indicates a likelihood that the place/object contains PHYSICAL EVIDENCE of historical interest that is NOT CURRENTLY VISIBLE OR UNDERSTOOD. plus From what we know of the place/object, the physical evidence is likely to be of an INTEGRITY and/or CONDITION that it COULD YIELD INFORMATION through detailed investigation.
Executive Director’s Response There is no suggestion that Queens Parade Shopping Precinct contains physical evidence of historical interest that is not currently visible or understood, such as archaeological evidence. Criterion C is not likely to be satisfied.
CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural places and objects.
Step 1: Test for Satisfying Criterion D The place/object is one of a CLASS of places/objects that has a clear ASSOCIATION with an event, phase, period, process, function, movement, important person(s), custom or way of life in Victoria’s history. plus The EVENT, PHASE, etc is of HISTORICAL IMPORTANCE, having made a strong or influential contribution to Victoria. plus The principal characteristics of the class are EVIDENT in the physical fabric of the place/object.
Executive Director’s Response
Shopping Precincts Queens Parade Shopping Precinct has an association with Melbourne’s rapid expansion in the latter half of the nineteenth and the early part of the twentieth century. This period of expansion was critical to Melbourne and Victoria and is evident in the physical form of the place. The principal characteristics of a shopping precinct developed during this period are evident in the physical fabric, generally including: • Victorian, Edwardian and some interwar era buildings on both sides of the street. Predominantly consisting of two-storey single-fronted shop-houses, with narrow deep shops on the ground floor, often originally with verandas to the front and accommodation above. • Predominantly single-storey and double-storey buildings which are often narrow in width but may be interposed with larger buildings such as the local Bank(s), Hotel(s), Post Office, Town Hall etc. • Glazed shop fronts, and original face brick or rendered upper façades and decorated cornices, parapets, pediments and chimneys.
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• Development to the title boundaries. • Trams run down the centre of the road. • Later street planting/ street furniture. • Occasional later infill buildings where early buildings have been demolished. • Bluestone crossings, kerbs and channels, with laneways running to the rear.
The Boulevard Queens Parade Shopping Precinct has an association with Hoddle’s planning and development of the city’s early road network. This planning and expansion of Melbourne’s road network was central to the development of Melbourne and made an influential contribution to Victoria’s history. Some of the principal characteristics of a Hoddle Boulevard are evident in the physical fabric of the place, including its three-chain width and the inclusion of a median strip and service roads. Criterion D is likely to be satisfied.
Step 2: State Level Significance Test Criterion D The place/object is a NOTABLE EXAMPLE of the class in Victoria (refer to Reference Tool D).
Executive Director’s Response Shopping Precincts While closely connected to Melbourne’s expansion during the latter part of the nineteenth and earlier part of the twentieth century, Queens Parade Shopping Precinct cannot be considered a fine example, a highly intact example, an influential example or a pivotal example of a retail precinct from the period. Queens Parade Shopping Precinct does not demonstrate characteristics that are of ‘higher quality’ or of greater ‘historical relevance’ than other similar precincts. Rather, its form is fairly characteristic and broadly mirrors that of other Melbourne examples already cited including Bridge Road, Chapel Street, Glenferrie Road (Malvern and Hawthorn), and Swan Street and those in the regional towns including Ballarat and Bendigo. The scale and architectural detailing of Queens Parade Shopping Precinct is generally less impressive than other shopping precincts. This is because it operated on a more modest commercial scale than precincts in Chapel and Smith Streets, which were grander and serviced a Metropolitan rather than simply a local clientele: Queens Parade was not a ‘shopping destination’ for Melbournians. Queens Parade Shopping Precinct is largely intact, but it cannot be considered ‘highly intact’ when compared to other similar precincts. The nomination identifies approximately 20% of buildings within the area proposed of registration as being ‘non-contributory’ to the precinct and approximately 80% as contributory. Significantly, the non-contributory buildings are dispersed through the place, with at least two non-contributory buildings within each of the four ‘sections’. A review of other similar precincts included in the Schedule to the Heritage Overlay suggests that this 80% ‘intactness’ figure is comparable to Bridge Road (City of Yarra HO310) and Chapel Street between Malvern/ Commercial Road and High Street (City of Stonnington, part HO126). Queens Parade Shopping Precinct is significantly less intact than Auburn Road (a portion of the Auburn Village Registration – City of Boroondara part HO260) which between Burwood Road and the train line is entirely comprised of significant or contributory buildings. The Queens Parade Shopping Precinct is also significantly less intact than the section of Clarendon Street within the Emerald Hill Estate No. 284-360 (VHR H1136), which is also composed almost entirely of buildings from the mid-late nineteenth century.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Finally, Queens Parade Shopping Precinct cannot be considered influential or pivotal. The model of development adopted in Queens Parade – development to title boundaries, two-storey structures with shop below and residence above – was already widely in use elsewhere in Melbourne as well as in regional Victoria. There is no evidence that the development of Queens Parade Shopping Precinct was innovative or acted as a catalyst for other similar forms of development elsewhere.
Boulevards Queens Parade Shopping Precinct is neither a typical nor a notable example of a Hoddle boulevard. Rather, it is unusual in that it does not incorporate significant landscape elements, has not served as a major point of entry to the city and has been developed for a retail use. Criterion D is not likely to be satisfied at the State level.
CRITERION E: Importance in exhibiting particular aesthetic characteristics.
Step 1: Test for Satisfying Criterion E The PHYSICAL FABRIC of the place/object clearly exhibits particular aesthetic characteristics.
Executive Director’s Response
Shopping Precincts The Queens Parade Shopping Precinct demonstrates particular aesthetic characteristics of a shopping centre predominantly developed in Melbourne during the late nineteenth and early twentieth centuries (see pages 26- 27).
The Boulevard Queens Parade Shopping Precinct also demonstrates the aesthetic characteristics of a Hoddle Boulevard, primarily its width (three chains) which has allowed for the development of a centre road with service roads running parallel, to the south and north, and a tram running down the centre of the road. As with other Hoddle Boulevards, the width has in allowed for the planting of street trees – although on a more limited scale when compared to other Hoddle Boulevards. Criterion E is likely to be satisfied. Step 2: State Level Significance Test for Criterion E The aesthetic characteristics are APPRECIATED OR VALUED by the wider community or an appropriately-related discipline as evidenced, for example, by: • critical recognition of the aesthetic characteristics of the place/object within a relevant art, design, architectural or related discipline as an outstanding example within Victoria; or • wide public acknowledgement of exceptional merit in Victoria in medium such as songs, poetry, literature, painting, sculpture, publications, print media etc.
Queens Parade Shopping Precinct 28 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Executive Director’s Response
Shopping Precincts
The Queens Parade Shopping Precinct includes an attractive local shopping precinct lined with predominantly Victorian and Edwardian era retail development. However, while it is valued by the local community, it lacks distinctiveness in that its aesthetic characteristics do not exceed those of other precincts in its class. At just over 400m in length, it is shorter than many other similar precincts identified, including Bridge Road (1.7km), Smith Street (1.2km), Chapel Street (1.7km), and Glenferrie Road in Malvern (1.1km) and of less architectural interest than others – for example Chapel Street or Auburn Road. There has not been critical recognition or wide public acknowledgement of exceptional merit in Victoria of the aesthetic characteristics of the Queens Parade Shopping Precinct.
Boulevards Queens Parade Shopping Precinct has not gained the widespread recognition of other Hoddle Boulevards – for example St Kilda Road or Royal Parade, both of which significant rows of mature trees and are included in the VHR for, amongst other things, their aesthetic qualities. Criterion E is not likely to be satisfied at the State level.
CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period.
Step 1: A Test for Satisfying Criterion F The place/object contains PHYSICAL EVIDENCE that clearly demonstrates creative or technical ACHIEVEMENT for the time in which it was created. plus The physical evidence demonstrates a HIGH DEGREE OF INTEGRITY.
Executive Director’s Response The Queens Parade Shopping Precinct does not contain physical evidence that demonstrates any particular creative or technical achievement. Criterion F is not likely to be satisfied.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
CRITERION G: Strong or special association with a particular present-day community or cultural group for social, cultural or spiritual reasons.
Step 1: Test for Satisfying Criterion G Evidence exists of a community or cultural group. (A community or cultural group is a group of people who share a common interest, including an experience, purpose, belief system, culture, ethnicity or values.) plus Evidence exists of a strong attachment between the COMMUNITY OR CULTURAL GROUP and the place/object in the present-day context. plus Evidence exists of a time depth to that attachment.
Executive Director’s Response Shopping Precincts in Melbourne There is a direct association between the Queens Parade Shopping Precinct and the local communities of Fitzroy North and Clifton Hill. The association is ongoing as evidenced by the commercial longevity of the place as a shopping precinct and the current levels of community interest in its preservation and management. The Boulevard There is a direct association between the boulevard and the local communities of Fitzroy North and Clifton Hill. The association is ongoing as evidenced by the commercial longevity of the precinct and the current levels of community interest in the area’s preservation and management. Criterion G is likely to be satisfied.
Step 2: State Level Significance Test for Criterion G Evidence exists that the social value resonates at a State Level, that is across the ‘broader Victorian community’. (‘Resonance’ means the extent to which the social value of a place/object can be demonstrated to exert an influence. The social value must resonate beyond a particular local, social or cultural community into the ‘broader Victorian community’). Plus Evidence exists that the social value is part of an event or story that contributes to ‘Victoria’s identity.
Executive Director’s Response Shopping Precinct The association between the local communities of Clifton Hill and Fitzroy North and the Queens Parade Shopping Precinct, is broadly similar to the strong connection many other communities have with their local commercial centre. There is no evidence that this association resonates beyond the nearby community and into the broader Victorian community. The Boulevard The association between the local communities of Clifton Hill and Fitzroy North and the Boulevard is not such that it can be considered to resonate beyond the local community and into the broader Victorian community. Criterion G is not likely to be satisfied at the State level.
Queens Parade Shopping Precinct 30 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
CRITERION H: Special association with the life or works of a person, or group of persons, of importance in Victoria’s history.
Step 1: Test for Satisfying Criterion H The place/object has a DIRECT ASSOCIATION with a person or group of persons who have made a strong or influential CONTRIBUTION to the course of Victoria’s history. plus The ASSOCIATION of the place/object to the person(s) IS EVIDENT in the physical fabric of the place/object and/or in documentary resources and/or oral history. plus The ASSOCIATION: • directly relates to ACHIEVEMENTS of the person(s) at, or relating to, the place/object; or • relates to an enduring and/or close INTERACTION between the person(s) and the place/object.
Executive Director’s Response
Shopping Precinct The Queens Parade Shopping Precinct is associated with a number of historical figures. These include: Jeremiah Ryan (who developed a terrace of 12-shop houses in 1883-84); Abbondio Campi (who established a business trading in gilt-framed mirrors); Thomas Dowd (who founded a tailoring business on Queens Parade, before moving to Fitzroy and ultimately, with others establishing the ‘Hickory’ line of clothing); Thomas Flintoff (who established a retail beverage business); George Langridge (businessman and local politician); the Raven Family (undertakers); and Thomas Kimpton (a hay and grain merchant). The association of each of these individuals with the Queens Parade Shopping Precinct is evident in the fabric of the buildings they occupied/developed, and/or in archival records and their success as business people also directly relates to their former places of business. However, their influence was local. There is no evidence that they, or any of the other individuals associated with the development of the retail precinct, made a ‘strong or influential contribution’ to the course of Victoria’s history.
The Boulevard The Queens Parade Shopping Precinct is also associated with the former Deputy Surveyor General of Victoria, Robert Hoddle. As one of the key figures in the design and development of early Melbourne, Hoddle had a major influence on the development of the city and can be considered to have made a strong and influential contribution to the course of Victoria’s history. Hoddle’s influence is evident in the orientation and form of the Queens Parade Shopping Precinct and in documentary sources. The achievements of Hoddle as a surveyor of early Melbourne directly relate to his introduction of the so-called ‘Hoddle Boulevards’, including Queens Parade. Criterion H is likely to be satisfied.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Step 2: State Level Significance Test for Criterion H The place/object allows the clear association with the person or group of persons to be READILY APPRECIATED BETTER THAN MOST OTHER PLACES OR OBJECTS IN VICTORIA.
Executive Director’s Response
The Boulevard Robert Hoddle was a prolific designer who had a profound effect on the development of early Melbourne. However, Hoddle’s legacy is better demonstrated through his other achievements, for example, the development of the ‘Hoddle Grid’ on which Melbourne’s city centre has developed, as well as several other boulevards that have developed as major points of entry into the City. Two of these – Royal Parade (VHR H2198) and St Kilda Road (VHR H2234) are included in the VHR. Criterion H is not likely to be satisfied at the State level.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Comparisons These places were selected as comparators to the Queens Parade Shopping Precinct because they are examples of: 1) Precincts included in the VHR 2) Boulevards included the VHR and HOs 3) Shopping precincts in Melbourne and regional Victoria developed in the late nineteenth and early twentieth centuries included in HOs.
Precincts included in the VHR
Emerald Hill Estate, South Melbourne (VHR H1136) The Emerald Hill Estate, South Melbourne (VHR H1136) is of historical, architectural and social significance to the State of Victoria. The Emerald Hill Estate occupies land that was originally owned and occupied by the Melbourne Protestant Orphan Asylum (MPOA) from 1855-57. The MPOA sold some of the land for new municipal buildings and leased out the remainder, on which the estate is located, for a term of 50 years. This unusual pattern of subdivision by leasehold resulted in “an essentially intact precinct of mainly two- storey, 1880s brick, commercial and residential buildings”. In addition to some institutional and residential buildings, the precinct 284-320 Clarendon Street, South Melbourne, includes a row of commercial buildings extending some 240m along © Nearmap, 28 April 2020 Clarendon Street. The buildings are all two-storey, of masonry construction and have been rendered. Many feature parapets, pediments and decorative orbs. They are extremely intact at both their upper and lower levels and are described in the Statement of Significance as “an extraordinary example of the 1880s shopping precinct with a high degree of intactness unmatched on extent anywhere else in Victoria”.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
St Vincent Place, Albert Park (VHR H1291) St Vincent Place, Albert Park (VHR H1291) is a residential precinct broken into two parts – St Vincent Place North and St Vincent Place South. Both are included within a single registration in the VHR which identifies the place as being of historical, architectural, aesthetic and social significance to the State of Victoria. St Vincent Place was first designed in 1854/55. The current layout is the work of Clement Hodgkinson, the noted surveyor, engineer and topographer, who adapted the design in 1857 to allow for its intersection by the St Kilda railway. St Vincent Place was designed to emulate similar 'square' developments in London. Since the first land sales in 1860, St Vincent St Vincent Place South – looking south, © Nearmap, Place has developed as a prestigious address, characterised by a variety of high-quality housing stock from the 1860s through to about 17 December 2019 1920. The built form of the precinct is of predominantly two-storey buildings and is particularly notable for its intactness.
St Vincent Place South – looking south, © Nearmap, 17 December 2019
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Boulevards in the VHR and HOs
Royal Parade, Parkville (VHR H2198) Royal Parade, Parkville (VHR H2198) is of historical, aesthetic and social significance to the State of Victoria. The parade consists of three roadway sections (one central section with two-tramlines and service roads on either side). The registration extends over the entire boulevard from Park Street, south to the Haymarket roundabout (almost 2.5km in length), but does not include the residential and institutional Royal Parade, from just north of College Crescent, looking north. development to the west – although several © Nearmap, 4 June 2020 individual properties along the route are included in the VHR in their own right (for example, the former College Church at 149 Royal Parade – (VHR H0394). Royal Parade was laid out by Robert Hoddle and work on Royal Parade (then still identified as part of Sydney Road) began in 1853 to transform what had been a bullock track and stock route to a major boulevard of three chains (60m) – lined with pine trees (the existing rows of elms were planted in 1913). Residential construction occurred on the Royal Parade, from opposite 527 Royal Parade, looking south. boulevard’s western side from 1868, but land to the east (beyond the University of Melbourne) was © Nearmap, 4 June 2020 retained as parkland. From 1972 more modest buildings to the southern end of the Boulevard were replaced by institutional buildings associated with The Royal Melbourne Hospital and the University of Melbourne’s colleges.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
St Kilda Road, Melbourne (VHR H2359) St Kilda Road, Melbourne is of historical and aesthetic significance to the State of Victoria. The extent of the registration extends from the Yarra River to the north to just south of Union Street in the south, a distance of over 4km. In addition to the road, the registration includes the road reserve and median strip, taking in tram tracks St Kilda Road, from opposite the Arts Centre, looking south. and stops as well as tramway infrastructure and a © Nearmap, 4 June 2020 memorial to Edmund Fitzgibbon (1908). St Kilda Road was laid out by Robert Hoddle and the statement of significance identifies it as being historically significant in part, “as one of Melbourne’s longest and grandest major thoroughfares” as well as for the “historic and ceremonial role that it has played in the life of Melbourne”. The registration does not include the buildings on St Kilda Road, from opposite the Victoria Barracks, looking south. either side of St Kilda Road, although several – such as those identified earlier – are included in the © Nearmap, 4 June 2020 VHR in their own right. Changes to planning laws in the mid twentieth century saw the gradual demolition of many older buildings that once lined St Kilda Road and the re-development of the land for office accommodation which remain in place today. Part of St Kilda Road extending from the Yarra River to south of High Street is also included on the National Heritage List (NHL), as part of the ‘Melbourne Domain Parkland and Memorial Precinct’.
Queens Parade Shopping Precinct 36 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Pall Mall, Bendigo (City of Bendigo, HO3) Pall Mall is included in the schedule to the City of Bendigo Heritage Overlay as part of the ‘Bendigo Civic Precinct’ (HO3), a large area that extends across parts of Bendigo’s City Centre and contains “some of the most historically and architecturally important sites” in the city. The ‘ornamental tramway overhead poles’ that run down its centre are separately included in the Victorian Heritage Register (VHR H1336). Pall Mall, from intersection with View Street, looking east. Pall Mall itself is the primary road through central © Nearmap, 6 May 2020 Bendigo and extends from View Street in the west to Mundy Street in the east, a distance of approximately 450m. Pall Mall was not designed by Robert Hoddle but is thought to have been laid out by surveyor Richard Larritt (a student of Hoddle) in 1854. The Thematic History for Bendigo notes that Larritt was influenced by the design of London’s West End, although the establishment of Melbourne’s boulevards at the same time may also have acted as an influence. Servicing a regional town (albeit one with significant aspirations), Larritt settled on a 40m (two-chain) Pall Mall from opposite the Law Courts (right). Tower of Shamrock width for the boulevard. The establishment of the Hotel visible to left. © Nearmap, 6 May 2020 gardens and various municipal and private buildings followed. The built form of the precinct is varied. Located on the northern side of Pall Mall is Rosalind Park (VHR H1866) and a number of significant buildings that are included in the VHR namely; the Returned Soldier’s Memorial Hall (VHR H1339), the former Post Office (VHR H1080) and the Bendigo Law Courts (VHR H1466). The southern side of Pall Mall is comprised of buildings from the late nineteenth century – generally two to three storeys in height with ornate detailing, as well as the five storey Shamrock Hotel (VHR H0914).
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Sturt Street, Ballarat (City of Ballarat, HO167, HO171) The western section of Sturt Street is included in the schedule to the City of Ballarat Heritage Overlay as the ‘Sturt Street Heritage Precinct’ (HO167), which extends generally in a linear fashion along Sturt Street, taking in the buildings on either side. The eastern section of Sturt Street is included in the Heritage Overlay as the ‘Lydiard Street Heritage Precinct’ (HO171) which extends beyond Lydiard Street to include Sturt Street and other areas in the City Centre. Sturt Street, Ballarat from west of the intersection with Armstrong Street, looking west. © Nearmap, 16 May 2020 The Statement of Significance for the Sturt Street Heritage Precinct provides that it is historically significant at a local level. The Statement of Significance for the Lydiard Street Heritage Precinct provides that it is architecturally and aesthetically significant at a State level – although it has not been included in the VHR. Sturt Street is three-chains (60m) wide and comprises two lanes of traffic in each direction with parallel parking and a wide pavement on each side. The street was laid out in 1851 by William Urquhart (Assistant Colonial Governor Surveyor at the time) Sturt Street, Ballarat from east of the intersection with Camp Street, as part of his plan for Central Ballarat and is home looking east. © Nearmap, 16 May 2020 to a variety of built forms – including several of the City’s most prominent buildings such as; the Ballarat Town Hall (VHR H0978), the former Ballarat City Fire Station (VHR H2236); and the former ANZ Bank building (VHR H0114). The centre of the street is occupied by a wide reservation known as ‘Sturt Street Gardens’ which houses a variety of street furniture and statuary.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Melbourne Shopping Precincts with Heritage Overlays
Auburn Road – between Burwood Road and Malmsbury Street, as part of Auburn Village Precinct, Hawthorn. (City of Boroondara, Part HO260) The Auburn Village Precinct is included in the Schedule to the City of Boroondara’s Heritage Overlay. The statement of significance for the Heritage Overlay provides that “Auburn Village is of local historic, social and aesthetic significance to the City of Boroondara.” While it is not included on the VHR, heritage studies have indicated that the Image showing view from Auburn Road, just beyond railway lines, looking 150m section between Burwood Road and the south to Burwood Road. © Nearmap, 28 April 2020 Railway Line is particularly intact and may be of potential State level historical and aesthetic significance. The section comprises a collection of buildings designed between 1882 and 1892, predominantly by a single architect – John Beswicke. The narrow window of development and the involvement of a single architect in the design of many of the buildings has led to the creation of a streetscape that is unusual in its consistency. The built form in the precinct is of predominantly two and three-storey buildings. Characteristic Image showing view from Burwood Road, looking north to Auburn Station. © Nearmap, 28 April 2020 features include brick construction in the Victorian ‘boom style’ with heavy ornamentation including balustraded parapets surmounted by pediments with orbs/ urns.
Chapel Street, Prahran between Malvern Road and High Street (City of Stonnington, Part HO126) Chapel Street is included in the Schedule to the City of Stonnington’s Heritage Overlay as part of the Chapel Street Precinct which stretches for some 1.7km from Arthur Street in the north to Dandenong Road in the south. A heritage study undertaken in 2012 on behalf of the City of Stonnington identified the street as being of architectural, historical and social significance. The assessment broke the street into Central section Chapel Street, looking from Malvern/ Commercial Road three parts. The central section (between towards High Street. © Nearmap 4 June 2020 Commercial Road and High Street) was found to be potentially significant at a national level; the section north of Commercial Road and south of High Street was found to be potentially significant
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
at a State level and the remainder was found to be significant at a local level. No part of the place is included on either the National Heritage List or the VHR. Chapel Street developed in the late nineteenth and early twentieth centuries and became a major commercial and social hub for the City. The central section incorporates a number of impressive emporia, including: the ‘Big Store’ (No. 303), Osment Building (No. 197-207), Love and Lewis (now Prahran Arcade VHR H1960) (No. 321-23), the Colosseum (No. 223), and Read’s Stores (No. 325). This section of the street is also home to the Prahran Town Hall (VHR H0203). The built form in the precinct is of predominantly two-storey buildings supplemented with a number of taller premises, including those identified above.
Queens Parade Shopping Precinct 40 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Smith Street, Collingwood/ Fitzroy (City of Yarra, HO333) Smith Street is included on the Schedule to the City of Yarra’s Heritage Overlay, as part of the Smith Street Precinct, which extends for some 1.2km from just south of Westgarth Street to Gertrude Street. The Statement of Significance for the Heritage Overlay identifies the street as being aesthetically and historically significant to the City of Yarra and Smith Street, just north of Greeves Street, looking south. © Nearmap 4 June notes that the street comprises a “substantially 2020 intact collection of well-preserved late nineteenth and early twentieth century commercial and retail buildings of note, including hotels, shops, and some industrial buildings to the north of Johnston Street”. The majority of buildings within the precinct date from the 1870s and 80s, the remainder being comprised of 1850s and 60s, Edwardian and post 1945 period structures. The built form within the precinct is of predominantly one and two-storey buildings supplemented with occasional taller premises such as the former Foy and Gibson Women’s store. Smith Street, showing former Foy & Gibson Women’s Store, just north of Peel Street, looking north. © Nearmap 4 June 2020
Sydney Road, Brunswick, between Park and Albion Streets (City of Moreland, HO149) Sydney Road, Brunswick is included in the City of Moreland’s Heritage Overlay as HO149 ‘Sydney Road Precinct’, which stretches for almost 2km from Park Street in the south to Albion Street in the north. The Statement of Significance for the Heritage Overlay identifies the precinct as predominantly intact and as being of “local historical, architectural Sydney Road (outside the Marianna Hardwick Building), looking south. and social significance”. © Nearmap, 28 April 2020 Sydney Road was developed in the latter part of the nineteenth and early part of the twentieth centuries and is predominantly comprised of buildings from the Victorian, Edwardian and inter-war eras, with occasional post 1945 structures. The built form within the precinct is of predominantly one and two-storey buildings supplemented with occasional taller structures, such as banks and hotels.
Sydney Road (from just south of Hope Street) looking south. © Nearmap, 28 April 2020
Queens Parade Shopping Precinct 41 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Glenferrie Road, Malvern (City of Stonnington, Part of HO349) Glenferrie Road is a major suburban thoroughfare, stretching for some 6km and linking Dandenong Road in Malvern with Cotham Road in Kew. The portion of the road between Dandenong Road and High Street is included within the City of Stonnington’s Heritage Overlay as part of HO349 (Glenferrie Road/High Street Precinct). It is identified in the statement of significance for the Heritage Overlay as being of “Metropolitan significance as one of the major shopping strips to Glenferrie Road, looking north from beyond intersection with Wattletree have retained its role into the late twentieth century, Road. © Nearmap, 28 April 2020 and for the quality and integrity of its Victorian, Federation and Interwar building stock”. The southernmost section of Glenferrie Road, between Dandenong Road and High Street is notable for its intactness and features a substantially intact collection of boom style- Victorian, late Edwardian and inter-war buildings, as well as some post 1945 structures. The built form within the precinct is of predominantly one and two-storey buildings.
Glenferrie Road, looking south from beyond intersection with Wattletree Road. © Nearmap, 28 April 2020
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Glenferrie Road, Hawthorn (City of Boroondara, part of HO491) The northern section of Glenferrie Road (which includes the shopping precinct), starts from Measham Place and extends up to Burwood Road – a distance of about 500m. It is included within the City of Boroondara’s Heritage Overlay as ‘Glenferrie Road Commercial Precinct’ and is identified in the Statement of Significance for the Heritage Overlay as being of historic, aesthetic and Glenferrie Road, Hawthorn, looking south towards Burwood Road. social significance. © Nearmap 28 April 2020 The precinct is a chiefly linear collection of primarily commercial as well as civic, residential and transport related buildings constructed in the late nineteenth and early twentieth century, including some inter-war building stock. A small proportion of the precinct is comprised of post 1945 buildings. The built form within the precinct is of predominantly one and two-storey buildings.
Glenferrie Road, Hawthorn, looking south towards Burwood Road. © Nearmap. 28 April 2020
Bridge Road, Richmond City of Yarra, HO310, ‘Bridge Road Precinct’ Much of Bridge Road is included in the City of Yarra’s Heritage overlay as the ‘Bridge Road Precinct’ (HO310). The precinct stretches, from Punt Road to Coppin Street on the northern side of the road and from Punt Road to beyond Burnley Street on the southern section of the road (a distance of some 1.7km). Bridge Road is identified in the Statement of Significance for the Heritage Overlay as being of Bridge Road, looking east. Intersection with Bosisto Street visible to left historical and aesthetic significance to the City of of image. © Nearmap, 17 December 2019 Yarra and comprising: “…predominantly 19th and early 20th century commercial strip and Richmond’s civic hub with a contribution from interwar buildings…” The built form within the precinct is of predominantly one and two-storey buildings.
Bridge Road, looking east from intersection with Church Street. The Town Hall is to the left of the image. © Nearmap, 17 December 2019
Queens Parade Shopping Precinct 43 Hermes No:202786
Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Puckle Street Precinct, Moonee Ponds (City of Moonee Valley, HO14) The commercial section of Puckle Street extends for some 500m – from Mount Alexander Road in the east to Moore Street in the west – and is covered by a Heritage Overlay in the City of Moonee Valley’s Planning Scheme ‘Puckle Street Precinct’ (HO14). The precinct is identified in the Statement of Significance for the Heritage Overlay as being of local historic and aesthetic Puckle Street, Moonee Ponds, looking east towards Mount Alexander significance to the City of Moonee Valley. Road © Nearmap, 28 April 2020 Puckle Street developed as a commercial shopping strip from around 1885 and continued to grow until about 1940. The commercial buildings in Puckle Street reflect this and consist primarily of late Victorian and Edwardian shops with occasional post 1945 infill buildings. The built form within the precinct is of predominantly two-storey buildings.
Puckle Street, Moonee Ponds, looking east towards Mount Alexander Road © Nearmap, 28 April 2020
High Street, Northcote – between James Street to Separation Street (City of Darebin, Part of HO97)
A significant section of High Street in Northcote, and its surrounding streets, is affected by a Heritage Overlay within the City of Darebin’s Planning Scheme (HO97). The Overlay stretches over a broad area – including the surrounding streets. High Street, Northcote looking north. Former Northcote Theatre on the right. © Nearmap, 17 December 2019
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
The Statement of Significance for the Heritage Overlay identifies the central part of the High Street section, to the north of the public buildings precinct (and the surviving electric tramway) as being historically important “as the commercial and entertainment centre of Northcote from the commencement of settlement demonstrating traditional urbanisation forms…” and aesthetically important … “as a discrete strip shopping centre along the High Street route through the Municipality… distinguished by the manner in which its buildings demonstrate the evolution of High Street, Northcote looking south. Corner of the Northcote Social architectural styles from the mid Victorian period Club on the far right. © Nearmap, 17 December 2019 to the late Victorian Boom years and subsequently.” The built form within the precinct is of predominantly one or two-storey buildings periodically punctuated by larger civic and church buildings including the former Northcote Theatre (VHR H2287).
Swan Street, Richmond (City of Yarra, HO335) Swan Street stretches for almost 3km from Hoddle Street in the west to the Yarra River in the east. Parts of the street are affected by a Heritage Overlay as the Swan Street Precinct (HO335), which stretches on both the north and south sides of the street for some 600m from Stewart Street in the west to Brighton Street in the east.
The Statement of Significance for the Heritage Swan Street, looking towards intersection with Church Street. Overlay notes that the precinct is aesthetically and © Nearmap, 17 December 2019 historically significant to the City of Yarra as “one of the two major early commercial thoroughfares in the former City of Richmond, with a good collection of well-preserved, mainly Victorian and Edwardian commercial buildings, containing a mixture of shops, hotels and other commercial buildings, many of which are substantially intact at first floor level, with a number of historic shopfronts at ground floor, including those dating from the interwar period”; “for the landmark or individually significant buildings from all eras including early hotels, from the gold rush era, and famous retail stores”… The built form is of predominantly two-storey Swan Street, looking from intersection with Church Street, Dimmeys buildings supplemented with occasional one- tower visible to left. © Nearmap, 17 December 2019 storey structures as well as several taller and more substantial buildings including the former Dimmeys Store (VHR H2184).
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
Summary of Comparisons Precincts Included in the VHR The Queens Parade Shopping Precinct, while reasonably intact, has been altered, with some 20% of buildings being post-1945 and identified as non-contributory in the nomination. A review of two precincts included in the VHR – St Vincent Place and Clarendon Street (within the Emerald Hill Precinct) – demonstrate extremely high levels of intactness and are notable for the conformity of their design. A review of Vincent Place North and South suggests that in excess of 95% of the buildings date from the late nineteenth or early twentieth century and almost all structures within the portion of Clarendon Street included within the Emerald Hill Precinct date to the c.1880s. Boulevards The Queens Parade Shopping Precinct shares several characteristics with other boulevards in Melbourne and regional Victoria that were developed in the mid and late nineteenth centuries; including Royal Parade and St Kilda Road, Melbourne, Sturt Street, Ballarat and Pall Mall, Bendigo. All four of these boulevards were designed as major entry points to an urban centre and all but Pall Mall being an imposing three chains wide. While the form of the Queens Parade Shopping Precinct is similar to the examples cited above, the thoroughfare never became a major point of entry to Melbourne. As a result, the buildings that developed along the Queens Parade Shopping Precinct were modest in scale, and contrast sharply with the large civic and commercial buildings, evident on Royal Parade, St Kilda Road, Sturt Street and Pall Mall. Unlike Royal Parade, St Kilda Road and Sturt Street, the Queens Parade Shopping Precinct did not originally include significant landscape elements – most notably planted median strips (excepting a row of trees on the northern side). While additional street trees and furniture have been added to Queens Parade in recent years, the Parade lacks the tree cover of St Kilda Road or Royal Parade; or the more sophisticated landscaping of the Sturt Street Gardens. The lack of significant civic buildings on Queens Parade and the comparative lack of landscaping has also had an impact on the way that Queens Parade was used. Rather than becoming a site for ceremonial activity – like St Kilda Road, Sturt Street and Pall Mall – the centre developed as the Queens Parade Shopping Precinct – a space primarily focussed on meeting the daily needs of local residents, rather than a communal space for the city.
Melbourne Shopping Precincts
Form Queens Parade Shopping Precinct shares much in common with each of the comparator places Auburn Road, Hawthorn; Chapel Street, Prahran; Smith Street, Collingwood/ Fitzroy; Sydney Road, Brunswick; Glenferrie Road, Malvern; Glenferrie Road, Hawthorn; Bridge Road, Richmond; Puckle Street, Moonee Ponds; High Street, Northcote and Swan Street, Richmond. All are shopping precincts that developed in the late nineteenth and early twentieth centuries located in what are now the inner suburbs of Melbourne. As a result of this shared heritage the precincts feature many of the same characteristics, generally: • Victorian, Edwardian and some interwar era buildings on both sides of the street consisting of two- storey single-fronted shop-houses, with narrow deep shops on the ground floor and often originally with verandas to the front and accommodation above
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
• Predominantly (although not exclusively) single-storey and double-storey buildings which are often narrow in width but may be interposed with larger buildings including retail emporiums, local banks, churches, hotels, major stores/ emporiums, post offices, theatres and town halls etc. • Glazed shop fronts, and original face brick or rendered upper façades and decorated cornices, parapets, pediments and chimneys • Development to the title boundaries • Occasional later infill buildings where early buildings have been demolished; and • Bluestone crossings, kerbs and channels, with laneways generally running to the rear. The scale of development in each of the cited examples means that the street wall heights are also similar – generally between 8m-11m. Many, but not all, of these streets, also have tramlines running down the centre and associated tramway infrastructure. While it shares many of the physical characteristics of the comparator places, the Queens Parade Shopping Precinct is generally more modest, being both shorter in length and smaller in scale. In terms of length, the Queens Parade Shopping Precinct, stretching for a little over 400m, is substantially shorter than the precincts of Bridge Road, Victoria Street, Sydney Road and Chapel Street, which all stretch for over 1km. In terms of scale, the Queens Parade Shopping Precinct is almost exclusively dominated by two-storey buildings contrasting with Chapel Street, Smith Street, Bridge Road and Swan Street, which all feature larger commercial and institutional buildings that have often been designed by prominent architects.
Function Queens Parade Shopping Precinct was established as a local precinct to fulfil the daily needs of local residents. All of the comparator places were also established to fulfil local needs, however several also fulfilled a broader Metropolitan purpose. For example, the central section of Chapel Street between Commercial/ Malvern Road and High Street has two large emporiums – Love and Lewis and Reed’s Store – which were significant commercial enterprises attracting visitors from across Metropolitan Melbourne, particularly south of the Yarra River. Similarly, Smith Street was host to a number of larger retail establishments (for example the Foy & Gibson Women’s Store) and acted as a drawcard for shoppers from all over Melbourne’s northern suburbs.
Conclusion Most of the comparator nineteenth century shopping precincts are included in heritage overlays. There is usually a strong association between the shopping precinct and the local community. It is appropriate to recognise the cultural heritage significance of these places through the planning scheme of the local government authority in which they are located. Queens Parade Shopping Precinct is also less intact than many other nineteenth century shopping precincts from the same period in heritage overlays. For example, every building on Auburn Road between Burwood Road and the railway line (HO260) is identified as either being of either significant or contributory local value to the City of Boroondara.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria Appendix 1
Heritage Council determination (section 41) The Heritage Council is an independent statutory body that will make a determination on this recommendation under section 49 of the Act. It will consider the recommendation after a period of 60 days from the date the notice of recommendation is published on its website under section 41.
Making a submission to the Heritage Council (section 44) Within the period of 60 days, any person or body with a real and substantial interest in the place or object may make a submission to the Heritage Council regarding the recommendation and request a hearing in relation to that submission. Information about making a submission and submission forms are available on the Heritage Council’s website.
Consideration of submissions to the Heritage Council (section 46) (1) The Heritage Council must consider— (a) any written submission made to it under section 44; and (b) any further information provided to the Heritage Council in response to a request under section 45. (2) The Heritage Council must conduct a hearing in relation to a submission if— (a) the submission includes a request for a hearing before the Heritage Council; and (b) the submission is made by a person or body with a real or substantial interest in the place or object that is the subject of the submission. (3) Despite subsection (2), the Heritage Council may conduct a hearing in relation to a submission in any other circumstances the Heritage Council considers appropriate.
Determinations of the Heritage Council (section 49) (1) After considering a recommendation that a place or object should or should not be included in the Heritage Register and any submissions in respect of the recommendation and conducting any hearing into the submissions, the Heritage Council may— (a) determine that the place or part of the place, or object, is of State-level cultural heritage significance and is to be included in the Heritage Register; or (b) determine that the place or part of the place, or object, is not of State-level cultural heritage significance and is not to be included in the Heritage Register; or (c) in the case of a recommendation in respect of a place, determine that the place is not to be included in the Heritage Register but— (i) refer the recommendation and any submissions to the relevant planning authority for consideration for an amendment to a planning scheme; or (ii) determine that it is more appropriate for steps to be taken under the Planning and Environment Act 1987 or by any other means to protect or conserve the place; or
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
(d) in the case of a recommendation in respect of additional land which has been nominated to be included in the Heritage Register as part of a registered place in accordance with section 32, determine that the land be included in the Heritage Register if— (i) the State-level cultural heritage significance of the place would be substantially less if the land or any part of the land which is or has been used in conjunction with the place were developed; or (ii) the land surrounding the place is important to the protection or conservation of the place or contributes to the understanding of the place; or (e) determine that the object is integral to understanding the cultural heritage significance of a registered place or a place the Heritage Council has determined to be included in the Heritage Register. (2) The Heritage Council must make a determination under subsection (1)— (a) within 40 days after the date on which written submissions may be made under section 44; or (b) if any hearing is conducted into the written submissions, within 90 days after the completion of the hearing. (3) A determination that a place or part of a place, or object, should be included in the Heritage Register may include categories of works or activities which may be carried out in relation to the place or object for which a permit under this Act is not required, if the Heritage Council considers that the works or activities would not harm the cultural heritage significance of the place or object. (4) If the Heritage Council determines to include a place in the Heritage Register, with the consent of the owner of the place, the Heritage Council may determine to include in the Heritage Register additional land of the owner that is ancillary to the place. (5) If a member of the Heritage Council makes a submission under section 44 in respect of a recommendation, the member must not take part in the consideration or determination of the Heritage Council. (6) The Heritage Council must notify the Executive Director of any determination under this section as soon as practicable after the determination.
Obligations of owners of places and objects (section 42) (1) The owner of a place or object to whom a statement of recommendation has been given must advise the Executive Director in writing of— (a) any works or activities that are being carried out in relation to the place or object at the time the statement is given; and (b) any application for a planning permit or a building permit, or for an amendment to that permit, that has been made in relation to the place but not determined at the time the statement is given; and (c) any works or activities that are proposed to be carried out in relation to the place or object at the time the statement is given. (2) An advice under subsection (1) must be given within 10 days after the statement of recommendation is given under section 40.
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Statement of recommendation from the
Executive Director, Heritage Victoria to
the Heritage Council of Victoria
(3) The owner of a place to whom a statement of recommendation has been given must advise the Executive Director in writing of an application, permit or amendment if, before a determination under section 49 or 52 in respect of a place— (a) an application for a planning permit or a building permit or for an amendment to that permit in relation to the place is made; or (b) a planning permit or building permit or an amendment to that permit in relation to the place is granted. (4) An advice under subsection (3) must be given within 10 days after the making of the application or the grant of the permit or amendment. (5) The owner of a place or object to whom a statement of recommendation has been given must advise the Executive Director in writing of the following activities or proposals if, before a determination is made under section 49 or 52 in respect of a place or object— (a) any activities are carried out in relation to the place or object that could harm the place or object; (b) any activities are proposed to be carried out in relation to the place or object that could harm the place or object. (6) An advice under subsection (5) must be given within 10 days after the owner becomes aware of the activity or the proposal, as the case requires. (7) If, before a determination is made under section 49 or 52 in respect of a place or object, a proposal is made to dispose of the whole or any part of the place or object, the owner of the place or object must advise the Executive Director in writing of that proposal. (8) An advice under subsection (7) must be given at least 10 days before entering into the contract for the disposal of the place or object. (9) The owner of a place or object who proposes to dispose of the whole or any part of the place or object before a determination is made under section 49 or 52 in respect of the place or object must, before entering into a contract for that disposal, give a copy of the statement of proposed contract, is to acquire the place or object or part of the place or object.
Owners of places and objects must comply with obligations (section 43) An owner of a place or object to whom section 42 applies must comply with that section.
Penalty: In the case of a natural person, 120 penalty units; In the case of a body corporate, 240 penalty units.
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