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Old Government House Brisbane

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Old Government House Brisbane OLD GOVERNMENT HOUSE BRISBANE OLD GOVERNMENT HOUSE A preliminary assessment of conservation and adaptation works for QUT © COPYRIGHT Allom Lovell Pty Ltd, July 2002 \\NTServer\public\Projects\96020 QUT ongoing\Reports\OGH 2002\r01.doc OLD GOVERNMENT HOUSE CONTENTS i 1 INTRODUCTION 1 THE QUT BRIEF 1 PREVIOUS REPORTS & DOCUMENTS & APPROVALS 2 ROOM NAMES 2 COST ESTIMATES 2 1.2 A LONGER TERM VIEW 3 OLD GOVERNMENT HOUSE PROJECT AND THE QUEENSLAND HERITAGE COUNCIL 3 1.3 EXECUTIVE SUMMARY 4 THE BUILDING CODE OF AUSTRALIA 4 NEW USES 4 STAGED WORKS 4 COSTINGS 5 2 HISTORY AND SIGNIFICANCE 6 2.1 THE COLONY OF QUEENSLAND 6 2.2 GOVERNMENT HOUSE 7 PLANNING AND ROLES 7 EXTENSIONS 8 2.3 OTHER USES 10 2.4 STATEMENT OF SIGNIFICANCE 11 3 CONDITION ASSESMENT 14 3.1 INTERIOR 14 CELLAR 14 GROUND FLOOR 14 FIRST FLOOR 15 3.2 EXTERIOR 15 OLD GOVERNMENT HOUSE CONTENTS ii 3.3 BUILDING CODE OF AUSTRALIA AUDIT 21 4 RECOMMENDED WORKS 23 4.1 URGENT WORKS 23 4.2 IMMEDIATE WORKS 24 4.3 EXTERIOR WORKS 25 4.4 INTERIOR WORKS 26 STAGE 1: BILLIARD ROOM AND SECRETARY’S AND ADC OFFICE 28 STAGE 2: REAR SERVANT’S AND GOVERNOR’S STAFF AREAS 29 STAGE 3:UPSTAIRS FRONT PRIVATE ROOMS 29 STAGE 4:REAR KITCHEN WING 30 STAGE 5: DOWNSTAIRS FRONT RECEPTION ROOMS 30 TYPICAL SCOPE OF WORK 30 SERVICES 31 ACCESS 32 4.5 COSTINGS 32 5 THE LANDSCAPE 33 6 APPENDIX 36 6.1 ROOM NAMES 36 6.2 BUILDING CODE OF AUSTRALIA 38 INTRODUCTION 39 METHODOLOGY 39 RESEARCH 39 OLD GOVERNMENT HOUSE CONTENTS iii BUILDING ACT AND REGULATIONS 39 CERTIFICATE OF CLASSIFICATION 39 DESCRIPTION OF THE BUILDING 39 PART A – GENERAL PROVISIONS 41 PART B – STRUCTURE 41 PART C – FIRE RESISTANCE 41 PART D – ACCESS AND EGRESS 43 PART E – SERVICES AND EQUIPMENT 46 PART F – HEALTH AND AMENITY 48 RECOMMENDATIONS 49 6.3 COST ESTIMATES 52 OLD GOVERNMENT HOUSE 1 INTRODUCTION 1 1 INTRODUCTION ld Government House is one of the earliest buildings in Queensland Oand is significant as the only purpose built governor’s residence in the state and as part of the establishment of tertiary institutions in the state. The National Trust of Queensland has occupied the building since the 1970s with some shared use by QUT. The National Trust has made a decision to move to new premises in the former DPI building in William Street and Old Government House is now at a point where its lease by QUT is foreseeable. QUT are now seeking broad advice on the condition of the building and the likely cost to conserve and adapt the building for its new uses to inform QUT’s budget process for the next several years. T HE QUT BRIEF The brief from QUT Facilities Management identifies two primary tasks. The first task was: to prepare a condition assessment of the interior and exterior and recommendations for urgent works and immediate works to identify packages and costs for conservation works which may be staged in the future eg Meeting Room, kitchen wing etc to carry out a BCA audit The second task was: to review the design of the landscaped areas adjacent to the house including the kidney lawns, connections to V Block and the bridge link to prepare an application for the approval of the Queensland Heritage Council. On the matter of landscape proposals our response to the brief stated inter alia: Following careful consideration of this issue we believe it is sensible to carry out a heritage analysis of all the land surrounding the house before undertaking any more concepts. Some work has been done by the NTQ on this issue which should assist with the historical research. A single concept should then be prepared for the whole area which balances heritage considerations, student requirements, pedestrian flows and the use of the area. This work will require negotiation with the NTQ and the DPW before an application is made to the Queensland Heritage Council. OLD GOVERNMENT HOUSE 1 INTRODUCTION 2 For this stage we have allowed to work with Tract Consultants to prepare a preliminary diagram suitable for costing purposes only. No allowance has been made for Section 37 applications. As a part of this study we have therefore carried out preliminary work sufficient to enable landscape architects Tract Consultants to develop a concept plan to allow broad costings only. We emphasise that, like other tasks undertaken in this study, it will be necessary to carry out detailed investigations before schematic designs are developed and any heritage approvals are sought. P REVIOUS REPORTS & DOCUMENTS & APPROVALS The National Trust, the Department of Public Works and QUT have prepared a number of conservation plans for the building and the surrounding area during the past decade. Each of the studies provides a different insight into aspects of the history and significance of the building and all are useful in different ways. These studies should all be consulted where appropriate to guide decision making until a single conservation plan is developed. R OOM NAMES For the purposes of this study room names are those used in the last period of use of the house by the governor. Annotated drawings indicate the history of room names for the house during its use by the governor. These drawings are included in the appendix. C OST ESTIMATES Jim Ford of Construction Cost Associates Quantity Surveyors has prepared estimates of cost for the works. It should however be noted that there is a potential for some variation in the costs identified for several reasons. First, the opening up of an existing structure may highlight problems at present not anticipated. For example, the removal of the existing roof sheeting may reveal more than expected damaged to the roof boards which will need to be rectified. Second, the work throughout the house will require the skills of a range of artisans including specialist joiners, painters, roofers and electricians. At this time it is difficult to quantify the work to repair each element or portion of historic fabric and a generous allowance has been made for these items. Third, assumptions have been made about the quality of elements to be introduced - rugs, window coverings and light fittings. These will OLD GOVERNMENT HOUSE 1 INTRODUCTION 3 depend on the philosophy adopted for conservation and adaptation of the site and building. Finally, assumptions have been made about the use of the building which will need to be resolved to enable detailed costings to be developed. 1.1 A LONGER TERM VIEW Given the sensitive nature of the project from both a political and heritage point of view and given the Vice-Chancellor’s view for this project to be a “world’s best practice conservation project” it is prudent to set out an ordered process for making any decisions about the building. This report is a preliminary task in that process. Other tasks necessary before construction programs can be established include: 1. The preparation of a detailed condition survey of the interior and exterior of the building. This will allow repair works to be documented in packages and will allow long term plans for maintenance to be budgeted. 2. The review and consolidation of the existing conservation plans into a single document. 3. The development of a detailed architectural brief for the project. This process must understand both the constraints and opportunities of the building. 4. The preparation of schematic designs in accordance with the architectural brief. 5. The preparation of detailed costings. 6. Application to the Queensland Heritage Council for heritage approvals for the schematic designs. 7. The documentation, heritage approval and construction of all stages of work. O LD GOVERNMENT HOUSE PROJECT AND THE Q UEENSLAND H ERITAGE C OUNCIL The conservation and adaptation of this building is like no other project undertaken to date by QUT. While QUT has now had several years of experience in managing historic sites including the Technical College group and the Creative Industries sites both of which are included in the Queensland Heritage Register, this site has special values which will require a more considered approach. OLD GOVERNMENT HOUSE 1 INTRODUCTION 4 The Queensland Heritage Council (QHC), the body charged with protecting the Cultural Heritage Significance of places in the Register is likely to be far more concerned with the process for making decisions and the details of any changes. That stricter approach will come from the high order of cultural significance of the place and the fragile nature of the building fabric. 1.2 E XECUTIVE SUMMARY The study finds that Old Government House is one of the most significant buildings in Queensland and that there will inevitably be constraints in conserving and adapting the place for new use. The building is in a reasonable condition and there are few technical or construction reasons why adaptation for new uses should be limited. T HE B UILDING C ODE OF A USTRALIA The building has been assessed for compliance with the Building Code of Australia. Two areas will require some attention to ensure they comply. The first is in the provision of new fire detection and fire fighting systems and the provision of safe evacuation for occupants of the building. Upgrading of existing equipment and a further assessment by a fire engineer will be necessary to determine and resolve non-compliance in this area. The second is in the provision of disabled access both into and throughout the building that will require the installation of ramps and lifts in parts of the building. N EW USES New uses may be explored for the building based on an understanding of those qualities that make the building culturally significant.
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