HERITAGE IMPACT STATEMENT

42 Myall Street

Concord West

No. 42 Myall Street in July 2014.

WEIR PHILLIPS HERITAGE

Level 19 100 William Street NSW 2011 Ph. 9310 1010

December 2014

CONTENTS PAGE

1.0 INTRODUCTION 1 1.1 Preamble 1 1.2 Authorship 2 1.3 Limitations 2 1.4 Guiding Methodologies 2 1.5 Physical Evidence 2 1.6 Documentary References 2 1.6.1 General References 2 1.6.2 Historic Maps, Plans and Photographs 2 1.6.3 Planning Documents 2 1.6.4 Heritage Inventory Sheets 3 1.7 Site Location 3

2.0 HISTORY OF THE SITE 3 2.1 Original Occupation 3 2.2 Early European Associations and Land Use 3 2.3 Concord 1820-1912 5 2.4 Subdivision of the Yaralla Estate 7 2.5 No. 42 Myall Street 7

3.0 SITE ASSESSMENT 8 3.1 The Site 8 3.2 The Dwelling - Exterior 9 3.3 The Dwelling - Interior 12 3.4 The Surrounding Area 14

4.0 ASSESSMENT OF SIGNIFANCE 17 4.1 Existing Heritage Listings 17 4.1.1 The Site 17 4.1.2 Heritage Items in the Vicinity of the Site 18 4.2 Integrity 21 4.3 Significance 22 4.3.1 Criterion (a) 22 4.2.2 Criterion (b) 22 4.2.3 Criterion (c) 22 4.2.4 Criterion (d) 22 4.2.5 Criterion (e) 22 4.2.6 Criterion (f) 23 4.2.7 Criterion (g) 23 4.3 Statement of Significance 23

5.0 HERITAGE IMPACT STATEMENT 23 5.1 The Proposal 23 5.2 Methodology 24 5.3 Effect of Work 24 5.3.1 Assessment under the DCP 24 5.3.2 NSW Heritage Division questions 34

6.0 CONCLUSIONS 35

7.0 APPENDIX 1 37

No. 42 Myall Street, Concord West

1.0 INTRODUCTION

1.1 Preamble This Heritage Impact Statement has been prepared to accompany a Development Application for the demolition of an existing dwelling at No. 42 Myall Street, Concord West, and the construction of a new dwelling, with associated landscaping.

The site is located within the . The principal planning control for the site is the Canada Bay Local Environmental Plan 2013 (LEP 2013). The site is not listed as a heritage item by Schedule 5 Part 1 of the LEP 2013. It is, however, located adjacent to an item listed by this Schedule, being the street trees in Myall Street, and within the Yaralla Estate Conservation Area, as defined by Schedule 5 Part 2 of this plan. Under Part 5.10 of the LEP 2013:

(2) Requirement for consent Development consent is required for any of the following: (a) demolishing or moving any of the following or altering the exterior of any of the following (including, in the case of a building, making changes to its detail, fabric, finish or appearance): (i) a heritage item, (iii) a building, work, relic or tree within a heritage conservation area

(4) Effect of proposed development on heritage significance The consent authority must, before granting consent under this clause in respect of a heritage item or heritage conservation area, consider the effect of the proposed development on the heritage significance of the item or area concerned. This sub clause applies regardless of whether a heritage management document is prepared under sub clause (5) or a heritage conservation management plan is submitted under sub clause (6).

(5) Heritage assessment The consent authority may, before granting consent to any development: (a) on land on which a heritage item is located, or (b) on land that is within a heritage conservation area, or (c) on land that is within the vicinity of land referred to in paragraph (a) or (b), require a heritage management document to be prepared that assesses the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item or heritage conservation area concerned.

The appropriate heritage management document in this instance is a Heritage Impact Statement (HIS).

This HIS has been prepared at the request of Dvyne Design and on behalf of the owners. It accompanies plans prepared by Dvyne Design.

Demolition of the existing dwelling on the site is being sought on the basis of structural unsoundness. This statement should be read in conjunction with the structural engineering report, prepared by D’Ambrosio Consulting Pty Ltd (S6390), which accompanies this application. A copy of this report is included in Appendix 1 of this statement.

It is noted that there is a lapsed approval for the substantial demolition of the existing dwelling on the site (DA394/2007) and that there is an existing approval to remove trees within the site, dated January 2014 (DA486/2013).

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1.2 Authorship This statement was prepared by Michelle Lynch, B.Sc. (Arch.), and James Phillips, B.Sc. (Arch.), B. Arch., M.Herit.Cons. (Hons), of Weir Phillips Heritage.

1.3 Limitations No historical archaeology was carried out on the site. Photographs of the interior of the building were provided by the structural report prepared by D’Ambrosio Consulting Pty. Ltd (Ref. S6390) and by online advertisements from the recent sale of the property.

1.4 Guiding Methodologies This statement has been prepared with an understanding of the NSW Heritage Office (now Division) publication Statements of Heritage Impact (2002 update) and with reference to the Council documents listed under Section 1.6. The publication ‘Design in Context: Guidelines for Infill Development in the Historic Environment’ produced by the NSW Heritage Office (now Division) was also used as a guide.

1.5 Physical Evidence An inspection of the front of the property and the surrounding area took place in July 2014. Unless otherwise indicated, the photographs contained in this statement were taken on this occasion.

1.6 Documentary References The following references were consulted for the preparation of this statement:

1.6.1 General References • Coupe, Sheena, Concord – A Centenary History, NSW, Council of the Municipality of Concord, NSW, Municipality of Concord Council, 1983. • Campbell, J.E., ‘Dawn of Rural Settlement in Australia’, Journal of the Royal Australian Historical Society, Volume XI/II, 1925, pp. 83-133. • Fox and Associates, Marrickville Heritage Study. Unpublished report prepared for Marrickville Council, 1986. • John Sands Ltd, John Sands Sydney and Suburban Directories, Sydney, John Sands Ltd, various dates. • Kennedy, Brian and Kennedy, Barbara, Sydney and Suburbs: A Description, Frenchs Forest, NSW, Reed, 1982. • Shaw, Geo. M., Concord Jubilee 1883-1933: A History of the Municipaity of Concord, Sydney, Canberra Press, 1933.

1.6.2 Historic Maps, Plans and Photographs • (Aerial Photograph over Concord West), 1943. Six Maps. • (Maps of the area of Concord West, part of the Parish Map Preservation Project), c.1896 and undated, Department of Lands. • Yaralla Park Concord: First Subdivision, 1920. National Library of Australia, ID 41894999.

1.6.3 Planning Documents • Canada Bay Local Environmental Plan 2013. • Canada Bay Development Control Plan.

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1.6.4 Heritage Inventory Sheets • NSW Heritage Division Website – Online Database – Local Government – Street Trees, Myall Street, Concord West, Database number 2890357. • NSW Heritage Division Website – Online Database – Local Government - Yaralla Estate Conservation Area, Concord West, Database number 2890489.

1.7 Site Location No. 42 Myall Street, Concord West is located on the southern side of Myall Street, between Quandong Street and Nullawarra Avenue (Figure 1). The site is identified as Lot 34, D.P.10188E.

Figure 1: Site Location, red arrow points to 42 Myall Street. Google Maps; annotation W.P.

2.0 HISTORY OF THE SITE

2.1 Original Occupation While an Aboriginal history has not been provided for, it is acknowledged that Concord West is located within the traditional lands of the Wangal people of the Dharug language group.

2.2 Early European Associations and Land Use European association with the present day City of Canada Bay began when Captain Hunter lead an exploration party westward up what became known as the in early February 1788. Ten days later, a second party, lead by Governor Phillip, landed near . Lieutenant William Bradley, a member of this exploration party, provides the first description of the area:

No. 42 Myall Street, Concord West 3

‘…(we) found the trees a considerable distance apart, and the soil in general good-grass very long and no understorey.’1

While it was a magnificent site for a maritime city, Sydney did not possess the rich soils for the crop raising required to ensure the immediate survival of the Colony. Subsequent explorations inland lead to the discovery of Rose Hill (renamed Parramatta in 1791), where a second settlement was established in November 1788. Within three years, Parramatta had superseded Sydney as the most important settlement in the infant Colony. By 1791, the two settlements were linked by a rough track known as ‘The Path’ and later as Parramatta Road.2 Early Concord residents contributed to the formation and upkeep of this road.

From 16 January 1793, successive colonial governors granted land outside the declared boundaries of the Township of Sydney in order to further the purposes of settlement. The first land grants in present day Concord were made by Lieutenant- Governor Grose in 1793. David Collins, the Colony’s Judge Advocate, remarked:

‘…on the 24th of the month (December 1793), ten grants of land received the Lieutenant-Governor’s signature. Five allotments of twenty-five acres each and one of thirty acres were given to six non-commissioned officers of the New South Wales Corps, who had chosen an eligible situation nearly midway between Sydney and Parramatta, and who, in conjunction with four other settlers, occupied a district to be distinguished in future by the name of Concord.’3

This is the first recorded use of the name ‘Concord’ to distinguish the district.

The subject property stands on land granted to William Morgan, who had arrived in NSW as a private in the NSW Corps. Morgan was first granted land in Concord on 20 February, 1794. This first grant was 25 acres in size. Morgan acquired a further 80 acres in 1866, north of his 1794 grant. It is upon this later parcel of land that the subject property lies (Figure 2). Morgan’s descendants are long-time residents of Concord West.4

Among the early grantees of land in the Concord area was the emancipist (1770-1819), who later became Australia’s first postmaster.5 Nichols was granted 50-acres in 1797 and later expanded his holding to 600 acres. Included among his purchases, was Morgan’s land. Nichols bestowed the name ‘Yaralla’ on his estate, an Aboriginal word meaning ‘camp’ or ‘home.’

In 1822, ‘Yaralla’ was conveyed to Scotsman Thomas Walker (1804-86), who built a grand villa, also known as ‘Yaralla’, upon it.6 Walker, and later his daughter, would own the Estate, and hence the subject property, into the twentieth century.

1 William Bradley cited in Sheena Coupe, Concord – A Centenary History, NSW, Council of the Municipality of Concord, NSW, Municipality of Concord Council, 1983, p.16. 2 Ibid, p.18. 3 David Collins, An Account of the English Colony in New South Wales, 2 vols., London, 1793 cited in S. Coupe, op cit., 1983, p. 21. 4 Geo. M. Shaw, Concord Jubilee 1883-1933: A History of the Municipaity of Concord, Sydney : Canberra Press, 1933, p 25. 5 Brian & Barbara Kennedy, Sydney and Suburbs: A Description, Frenchs Forest, NSW: Reed, 1982, p 45. 6 Ibid, p 45.

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The subject site is part of an 80 acre (32 hectares) land parcel purchased by William Morgan. Note the land directly east belonging to Isaac Nichols. The red arrow points to the approximate location of the site.

Figure 2: Detail of a Plan of the Parish of Concord, c1896. NSW LPI.

2.3 Concord 1820-1912 Concord of the 1820s was sparsely populated. The 1828 census gives the population of the district as 265 people.7 By this time, a number of regular coaching runs had been established between Sydney and Parramatta. Concord-Burwood developed as a popular staging post. In the 1830s and 1840s, the area also became a popular picnicking location for Sydneysiders.8 Local industries at this time, and throughout the nineteenth century, included crop raising, fruit growing, cattle and sheep raising and timber getting. Legal and illegal fishing sustained many of the local inhabitants.

The society of Concord changed during the brief period from 1840-44 when French Canadian political exiles, prisoners of a revolt in that colony, were housed in the Longbottom Stockade, south east of William Morgan’s grant. Their brief presence in the area is commemorated in the names of Canada Bay, Exile Bay and Frances Bay.

The Municipal District of Concord was incorporated in August 1883. The municipality included the present day suburbs of Cabarita, Concord, Concord West, Liberty Grove, Mortlake, North Strathfield and Rhodes. Five years later, the population of the area was given as 423 ratepayers, occupying 354 dwellings.9 In 1886, Thomas Walker died, leaving Yaralla to his daughter, Eadith Campbell Walker. Eadith later became a Dame of the British Empire in 1928 due to her efforts in charity works.

The construction of the railway through Concord in 1887, part of the northern line between Strathfield and Hornsby, provided new opportunities for growth. Rhodes Railway Station opened in 1887; Concord Station, now Concord West Station, opened the following year. Problems with this service - the location of the station, the absence of a stationmaster and the infrequency of train services - however, meant that the greater part of the municipality obtained no immediate benefit from the railway. Instead of the large-scale progress promoted in other areas by the advent of the railway,

7 Brian and Barbara Kennedy, op.cit., 1982, p.100. 8 Paul Ife Horne, op cit., 1973, p.12. 9 S. Coupe, op cit., 1983, p.130.

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Concord of the late nineteenth and early twentieth centuries remained as

‘…small clusters of dwellings…dotted about here and there, the dwellers either having work in the neighbourhood or not minding a walk of a couple of miles or so to the train.’10

Figure 3 shows the line of the railway cutting through the suburb of Concord.

The northern railway line is shown to the left. Arrow points to approximate location of subject site.

Figure 3: Detail of an undated Plan of the Parish of Concord, showing the line of the railway. NSW LPI.

The lack of other services also discouraged more intensive development. Late nineteenth century Concord was not linked to the metropolitan sewerage system; water was largely obtained from wells and tanks. Few streets had been ‘formed and metalled’. Gas mains had been laid, but no streetlights had been installed. The new telephone system was also slow to make an appearance in Concord. While the Walker residence, Yaralla House, was connected to the Burwood Exchange in 1893, the first public telephone was not installed until 1908.11

The small-scale industries that had served the first settlers - blacksmiths, tanners etc., - began to be eclipsed in the late nineteenth century as the large under-developed areas of Concord began to attract large-scale industries. The Australian Gas Light Company purchased 60 acres of land at Mortlake in 1884; gas making commenced in 1886.12 The Company became one of the major employers in the local area. The Company was the largest of its kind in Australia and, by 1933, employed over 3,000 people. Its presence attracted other industry to the area. By 1890, the village of Mortlake was the largest in the municipality.

10 ‘The Sydney Echo’, cited in S. Coupe, op cit., 1983, p. 41. 11 Ibid, p. 16. 12 The Company was established by Royal Charter in 1837. For brief history see: C. Wallace (comp.), ibid, 1983, pp. 230 onwards.

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2.4 Subdivision of the Yaralla Estate Small lot subdivision began in Concord West in earnest during the Interwar period (1919-1940). The subject site is located on the Yaralla Park subdivision of 1920, the largest single release of land for urban subdivision in the suburb’s history. The Yaralla Estate Conservation Area encompasses much of this subdivision.

The 1920 subdivision plan of the Yaralla Park shows the streets laid out in gentle curves. The site is located on Lot 34 Section D of this Estate. The Drive, which lies north of Myall Street, was constructed to align with the original drive into the Yaralla House, which lay to the east of Nullawarra Avenue. The Drive was twenty-five metres wide compared to the other streets, which are twenty metres wide. Yaralla Park was described as ‘the land sale of the century.’13 Refer to Figure 4.

Figure 4: Detail of Yaralla Park Concord: First Subdivision, 1920. The arrow points to Lot 34, the subject site. National Library of Australia, map ID 41894999

2.5 No. 42 Myall Street Myall Street is first listed in John Sands’ Sydney and Suburban Directories in 1923. In this year, there were only two listings in the street. By 1925, there were seven listing in the street. The property, now No. 42 Myall Street is first listed in this year, suggesting a construction date of c.1924 or the immediately preceding years. Street numbers had not yet been introduced. The subject site is listed as ‘Hoitoiti’ and was occupied by S. Guilfoyle. Street numbers were introduced in 1927; the subject property became and remained No. 42 Myall Street at this time. When the last Sands’ Directory was published in 1932-3, S. Guilfoyle was still in residence. The street appears to have been substantially built out by this time (refer to Figure 5).

The subject property was built during a period of growth within the wider Concord area. There was a significant rise in the number of building applications during the 1920s, from 483 in 1919 to 879 in 1927.14 Council’s income increased substantially

13 S. Coupe, op cit., 1983, pp 146-147. 14 G.M. Shaw (compiled), Concord Jubile: A History of the Municipality of Concord, Sydney, Canberra Press, 1933, p.57.

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during this period, from £19, 793 in 1920 to £72, 437 in 1928.15

No photographs of the front of the subject property from street level were located during the course of research for this statement. Figure 4 provides an aerial photograph from 1943, which shows the well-established pattern of housing by this date.

Figure 5: Aerial photograph over the site and the surrounding area, 1943. Note the sparse street tree planting of Myall Street and the established trees at The Drive. Department of Lands SIX Maps.

A significant institution that would come to be readily identified with Concord was established around this time. During World War II, the Commonwealth Government built the Concord Repatriation General Hospital on part of the former Yaralla Estate. It later became a dedicated hospital for veterans and war widows. In 1963, the University of Sydney became associated with it as a teaching hospital. It is now one of the Central Sydney’s major hospitals with a specialised Burns Unit.16

3.0 SITE ASSESSMENT

3.1 The Site For the purposes of this statement, the Myall Street boundary is designated the northern boundary.

The site is rectangular in shape, with front and rear boundaries of 13.715m and side boundaries of 44.255m. The site area is 606.1 sq.m. The site falls around 1.4m from the north to south. There is a face brick fence, comprised of piers and panels, across the front boundary. A woven wire pedestrian gate opens onto a pathway of irregular stepping-stones that lead to the front verandah of the dwelling. There are timber fences along the eastern and western boundaries and part way along the southern boundary; there is a brick wall along the remainder.

15 G.M. Shaw (compiled), op.cit., 1933, p.181. 16 South West Sydney Local Health Department (Concord) website, www.sswahs.nsw.gov.au, accessed July 2014.

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There is a free standing, single storey dwelling on the site. This dwelling is set towards the front boundary, providing for a small front lawn and garden and a larger rear yard. The dwelling is set closer to its western than eastern boundary, providing for a driveway on the eastern boundary accessed through double hinged woven wire gates. There is a carport on this side of the dwelling. Two hinged higher woven wire gates provide access to the rear of the dwelling.

The site survey that accompanies this application marks the location of trees on the site. The front garden is characterised by a lawn with two established trees (1 x Banksia and 1 x Eucalyptus). There are several large trees in the back yard (2 x Melaleuca ssp, 1 x Eucalyptus spp, 1 x Casuarina, 1 x Celtis spp, 1 x Alexandra Palm). DA486/2013 provides consent for the removal of these trees. There is a small- detached shed in the southwestern corner of the site.

Figures 7 and 8 illustrate the existing floor plan and site plan. The photographs in the following section illustrate the general character of the site.

3.2 The Dwelling - Exterior The existing building on the site is a free standing, single storey Californian Bungalow Style dwelling with a triple-gabled front addressing the street. The largest gable, part of the main roof, is decorated with wide timber barge boards and timber fibre cement board, with vertical timber battens and horizontal timber cladding to the apex. The smaller gable over a projecting bay on the western side is similarly detailed, albeit without the horizontal cladding to the apex. The third gable lies over the on the eastern side. It has a shallow pitch, with timber barge boards, fibre cement board and vertical timber battening. The pitched roof is clad in unglazed terracotta Marseille tiles. The ridgeline of the main roof has a ram’s horn terracotta finial on the north and south ends.

The front elevation is asymmetrical and constructed of a reddish-brown face brick. The rendered base course is visually pronounced and is interrupted by the concrete steps with tiled risers leading up to the front porch. The porch, which lies on the eastern side, has a low brick balustrade with wide brick verandah piers supporting short timber square columns. Beneath the porch, the front solid timber door is half-glazed with a triple panel decoration below and a single sidelight. On the eastern side of the front door, similar sidelights flank the multi-paned timber French doors opening onto the porch. There is a square projection on the western side of the elevation. Within this projection, there is a three sided projecting bay window on a brick base, with a flat roof with bracketed eaves. The casement windows of the front of the bay window have clear glazing, while the windows in the angled sides have coloured glass and leadlight.

The eastern elevation is constructed of common brick. Towards the centre of the elevation there is a slightly projecting flat roofed 3-bay window, comprising timber casement windows with clear glass with tops and bottom margin panes. A chimney has been removed from this side.

The western elevation is constructed of common brick. The dining room window in this elevation has leadlight glazing. There are two smaller windows opening into service rooms. All windows have a painted rendered flat header and brick sills. The chimney from the dining room fireplace has a rendered base and brick capping.

The main roof is hipped towards the rear (south) and has a smaller projecting hipped roof on the southwest over the kitchen. A small original brick extension sits to the south of the kitchen with a roof sitting below the kitchen sliding windows. This houses the laundry room and secondary toilet, which are both accessible from the rear yard, both with their own skillion roofs. The skillion over the southeast portion, which was

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probably enclosed after the dwelling was built, continues off the main roof over the covered sunroom, clad in weatherboard, and has a single skylight. The sunroom timber-framed sliding windows and ranch slider doors open up onto the rear yard.

Figures 9 to 15 illustrate the exterior of the dwelling and the general character of the site.

Figure 9: A view of 42 Myall Street from the west, marked by the arrow. Note the different types of fencing, including a picket dividing fence, low brick fence and decorative iron fence, and the established trees.

Figure 10:The front elevation of No. 42 Myall Street through the heritage- listed street trees, with the driveway and carport on the left.

No. 42 Myall Street, Concord West 10

Figure 11: A view of No. 42 Myall Street, showing the porch having a brick infill to the western end.

Figure 12: A partial front elevation showing the porch wall with structural cracks. Note the original French doors and side windows opening onto the porch and the timber high-waisted door with glazing to the upper half.

No. 42 Myall Street, Concord West 11

Figure 13: The western elevation of No. 42 Myall Street as viewed from Myall Street. Googlemaps. Figure 14: The eastern elevation of No. 42 Myall Street as viewed from Myall Street. Googlemaps.

Figure 15: The rear yard showing the out-building (shed) towards the western corner. www.onthehouse.com.au, record ID 490818

3.3 The Dwelling - Interior Refer back to Figure 7 for a floor plan.

The interior comprises an enclosed entry hallway separating the two bedrooms located at the front. This hallway leads into the living room at the east, and to the west the dining room, bathroom and linen cupboard. The living room opens onto the sunroom, whilst the dining room is connected to the kitchen at the south. Rooms typically have plaster walls, plain or decorative plaster ceilings and cornices, timber

No. 42 Myall Street, Concord West 12

doors and profiled timber joinery. There are floor boards throughout.

Figures 16 to 20 illustrate the interior of the dwelling. Refer also to the structural report in Appendix 1, prepared by D’Ambrosio Consulting, and dated 29 May 2013 for further internal images.

Figure 16: Eastern front bedroom showing the French doors and sidelights to the verandah. On The House website, record ID 490818

Figure 17: The interior of the western front bedroom showing the internal timber construction of the bay window and timber floorboards. On The House website, record ID 490818

Figure 18: The living room, facing the east, showing the original brick fireplace (non-operable). On The House website, record ID 490818

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Figure 19: Sunroom showing the ranch slider into the rear yard. On The House website, record ID 490818.

Figure 20: The existing kitchen with windows facing south. On The House website, record ID 490818.

3.4 The Surrounding Area For the following section, refer to Figure 21, an aerial photograph over the site and the surrounding area.

Figure 21: Aerial photograph over the site and surrounding area. Note the regular street tree planting of Myall Street and the more established trees of The Drive above. The red arrow points to 42 Myall Street. SIX Maps.

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The site is located within a predominately residential area. The area is underlain by the strong grid pattern of the 1920 Yaralla Park subdivision. Lots are generally long and narrow, producing a pattern of closely spaced housing.

Myall Street is characterised by single storey Californian Bungalows. The street is twenty metres wide with the north and south sides of the street having a footpath and a verge with the heritage street trees. These street trees are listed as heritage items by Council.

The immediately adjoining neighbour on the eastern side is No. 40 Myall Street, a single storey Californian Bungalow with a later two storey addition to the rear. Adjoining the site to the west is No. 44 Myall Street, a single storey Californian bungalow. To the rear is No. 39 Wilga Street.

Figures 22 to 27 illustrate the character of the dwellings and street plantings along Myall Street in the vicinity of the site.

Figure 22: The view of Myall Street from directly in front of the subject site, looking east

Figure 23: The view of Myall Street from directly in front of the subject site, looking west. The heritage street trees in front of No. 42 Myall St are seen to the left.

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Figure 24: Neighbouring residence to the immediate east, No. 40 Myall Street. Red arrow pointing to the subject site. Googlemaps

Figure 25: Neighbouring residences to the east, showing No. 40 Myall Street (right) in context with No. 38 Myall Street (left), showing the variety of the Californian Bungalow Style of the suburb.

Figure 26: No. 44 Myall Street to the west of the subject site.

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Figure 27: No. 46 Myall Street is a recently constructed two- storey dwelling. This is ranked by Council as a neutral item within the Yaralla Estate Conservation Area (Canada Bay DCP).

4.0 ASSESSMENT OF SIGNIFANCE

4.1 Existing Heritage Listings

4.1.1 The Site No. 42 Myall Street, Concord West: • Is not listed as a heritage item on the State Heritage Register under the auspices of the NSW Heritage Act 1977. • Is not listed as a heritage item by Schedule 5 Part 1 of the Canada Bay LEP 2013 (LEP 2013). • Is located within the Yaralla Estate Conservation Area, as defined by Schedule 5 Part 1 of the LEP 2013.

The Canada Bay Development Control Plan (Canada Bay DCP) provides the following Statement of Significance for the Yaralla Estate Conservation Area:

“This 1920s precinct is representative of Concord’s major developmental period. It is one of the best-preserved examples of Inter-War streetscapes in the Council area and includes some of the Sydney region’s best examples and some outstanding rows of typical 1920s bungalows, for which Concord is noted. The Drive has special significance as the alignment of the original entry to the Walker family’s Yaralla estate. The inclusion of subtle bends in the streetscape and of street planting adds to the distinctive qualities of this Conservation Area.” 17

Figure 28, a detail of the plan for the Yaralla Estate Conservation Area, which sets out the contribution that each property makes to the conservation area, establishes that the subject site as a contributory item (coloured green). Nearby No. 46 Myall Street is an infill development (coloured yellow), and No. 48 - a substation on a vacant lot - is a neutral item (coloured pink).

17 Canada Bay DCP.

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Figure 28: The Yaralla Estate Conservation area map (detail only). Canada Bay DCP, Appendix B, Precinct Map.

4.1.2 Heritage Items in the Vicinity of the Site Figure 29 provides a detail from the City of Canada Bay Heritage Plan (LEP 2013). In this plan, heritage items are coloured brown and numbered. The Conservation Area is hatched in red. The red arrow marks the location of No. 42 Myall Street.

Figure 29: Detail from the City of Canada Bay Heritage Plan showing the Yaralla Estate Conservation Area highlighted in red. The arrow points to the subject site. Canada Bay LEP 2013.

Figure 29 shows that the only heritage item within the immediate vicinity of the site are the street trees that lie on either side of Myall Street between Nullawarra Avenue at the northeast to Concord Road at the southwest (heritage item No.1356). Schedule 5 Part 1 of the Canada Bay LEP 2013 ascribes this item as having local significance.

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The State Heritage Inventory provides the following statement of significance for this item:

‘Characteristic tree planting from c1970s. Notable in streetscape.’18

The trees are identified by the heritage listing sheet as water gum trees, with an average height of up to 6 metres. The site survey by D & C Surveying in 2012, that accompanies this application, show that the three street trees immediately in front of the subject site are all 5 metres high and have canopy diameters ranging from 3 to 7 metres. Figure 30 is a photograph from the front garden of the subject site looking north towards the trees. Figure 31 is a view east towards No. 42 Myall Street from across the street showing the street trees. Figures 32 to 36 show the views of the street trees along Myall Street from the intersections of Quandong Street and Nullawarra Avenue.

Figure 30: A view from the front garden of No. 42 Myall St. towards the heritage-listed street trees directly in front of the property.

Figure 31: Heritage item street trees along Myall Street viewed from the front of the subject site, indicated by the red arrow

18 NSW Department of Environment and Heritage, Local Heritage Item: 2890357.

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Figure 32: Heritage item street trees in front of No. 42 Myall Street viewed looking west towards the subject site, indicated by the red arrow.

Figure 33: Heritage item street trees along both sides of Myall Street viewed from the west looking east at the subject site, indicated by the red arrow, from the junction of Quandong and Streets.

Figure 34: Myall Street from Quandong Street Intersection looking west, showing the irregular growth of the street trees and the bend in the road leading to Concord Road.

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Figure 35: A view to the east towards Nullawarra Avenue from the centre of Myall Street, showing the consistent street tree growth on the south side of the Street.

Figure 36: A view to the west along Myall Street towards Quandong Street from Nullawarra Avenue. Note the small hill at the end of the photo – the subject site is beyond this hill.

4.2 Integrity The lot boundaries have not been altered since the Yaralla Estate was subdivided in 1920 and the dwelling erected. The front fence appears contemporary with the dwelling. The carport is a later addition. The dwelling is substantially intact. The following alterations are noted:

• The rear sunroom may once have been an open/semi-open space. • The living room chimney has been removed.

Substantial structural damage has occurred over time. Demolition is being sought on the basis of structural inadequacy. Refer also to the structural engineer’s report in Appendix 1.

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4.3 Significance The NSW Heritage Division (formerly Office) has developed six criteria for determining heritage significance. These criteria are as follows.

4.3.1 Criterion (a) An item is important in the course, or pattern, of New South Wales’ cultural or natural history (or the cultural of natural history of the local area) An item is important in the course, or pattern, of New South Wales’ cultural or natural history (or the cultural of natural history of the local area)

No. 42 Myall Street, Concord West has local historic significance as a good example of a Californian Bungalow, typical of the type, style and standard of dwelling built upon the Yaralla Estate subdivision of 1920.

4.2.2 Criterion (b) An item has strong or special association with the life or works of a person, or group of persons, of importance in New South Wales’ cultural or natural history (or the cultural or natural history of the local area)

The research carried out to date has not indicated that No. 42 Myall Street is significant under this criterion.

4.2.3 Criterion (c) An item is important in demonstrating aesthetic characteristics and/or a high degree of technical achievement in New South Wales (or the local area)

No. 42 Myall Street has local significance as a good example of a modest Californian Bungalow, a popular architectural style during the interwar period throughout the Sydney suburbs.

4.2.4 Criterion (d) An item has strong or special association with a particular community or cultural group in New South Wales (or the local area) for social, cultural or spiritual reasons

No. 42 Myall Street does not have any significance under this criterion separate from any significance arising out of its location within a conservation area.

4.2.5 Criterion (e) An item has potential to yield information that will contribute to an understanding of New South Wales’ cultural or natural history (or the cultural or natural history of the local area)

No. 42 Myall Street does not yield any information that is not readily provided by any other Californian Bungalow. The Yaralla Estate as a whole, however, has significance under this criterion as a good example of an interwar period subdivision.

No. 42 Myall Street, Concord West 22

4.2.6 Criterion (f) An item possesses uncommon, rare or endangered aspects of New South Wales’ cultural or natural history (of the cultural or natural history of the local area)

No. 42 Myall Street is not significant under this criterion.

4.2.7 Criterion (g) An item is important in demonstrating the principal characteristics of a class of New South Wales (or a class of the local areas): • Cultural or natural places; or • Cultural or natural environments

No. 42 Myall Street demonstrates the typical characteristics of a Californian Style Bungalow.

4.3 Statement of Significance Constructed c.1924, No. 42 Myall Street, Concord West, has local historic and aesthetic significance as a good example of a Californian Style Bungalow typical of the type of dwelling erected on the Yaralla Estate subdivision of 1920. The site makes a positive contribution to the Yaralla Estate Conservation Area.

Note: As stated above, demolition is being sought on structural grounds, not on the basis that the dwelling does not contribute to the Conservation Area.

5.0 HERITAGE IMPACT STATEMENT

5.1 The Proposal The following should be read in conjunction with the plans, prepared by Dvyne Design that accompany this application.

Approval for substantial demolition of the existing dwelling was given in April 2008 (DA394/2007). Consent has since lapsed (April 2013). It is now proposed to carry out the following site and demolition works: • Remove the face brick fencing and wire gates fronting Myall Street. • Remove the existing structures on the site, including the dwelling, concrete driveway, carport and rear yard out building. • Remove vegetation as marked on the accompanying plans. There is an existing approval from Council (DA486/2013) to remove the two front garden trees and eight rear yard trees.

It is proposed to carry out the following building works: • Build a face brick fence with sandstone capped piers along the Myall Street boundary. • Construct a new free-standing two storey residential dwelling with a small basement services plant room. The walls will be constructed of face brickwork. The roof will be clad in unglazed Marseille terracotta tiles. • Widen the existing cross over into the site and construct a new driveway leading into a double garage, which is integrated into the design of the dwelling. • Carry out new landscaping, including paths, rear courtyard and pool as marked on the accompanying plans.

No. 42 Myall Street, Concord West 23

5.2 Methodology The following assessment is written with an understanding of the objectives and controls for work within a Conservation Area and within the vicinity of heritage items set out by the City of Canada Bay LEP 2013 and the City of Canada Bay Development Control Plan (DCP). The ‘Design in Context: Guidelines for Infill Development in the Historic Environment’ produced by the NSW Heritage Office (Division) is also used as a guide for the assessment responses.

5.3 Effect of Work The following does not consider compliance or otherwise with Council’s numerical controls except where a heritage impact is involved. For an assessment against numerical controls refer to the Statement of Environmental Effects that accompanies this application.

The following does not consider the impact of the proposed works on trees on the site or trees outside the site boundaries. Refer to a report prepared by others. It is noted that there is an existing approval to remove trees from the site.

5.3.1 Assessment under the DCP Part 4: Heritage

Part 4.3 Development in the Vicinity of Heritage Items:

As established in Section 4.1.2, the street trees outside No. 42 Myall Street are listed as a heritage item. The following controls are therefore applicable. 4.3.1 Setting

C1 The setbacks of new development in the vicinity of a built heritage item should generally be equal to or greater than that of the heritage item.

Not applicable as the heritage-listed street trees are not built heritage.

C2 Development in the vicinity of a heritage item should not be of such bulk or height that it visually overshadows the heritage item.

The proposed works will not dominate or overshadow the street trees. The front part of the proposed dwelling is single storey in height; the two-storey component is set well to the rear. This is the established pattern along the street where originally single storey bungalows have two storey additions.

C3 Important views to or from a heritage item should not be obscured by new development.

The proposed works will not obscure significant view corridors towards the street trees from the public domain, which are obtained from directly outside and on approach in either direction along Myall Street, because the proposed new front fence and dwelling are set back in line with the neighbouring dwellings.

C4 Where a heritage item is part of a streetscape of buildings of consistent style, form and materials, development in the vicinity of the heritage item should incorporate elements of the dominant style, form and materials in the streetscape.

Not applicable as the street trees are not built heritage items.

No. 42 Myall Street, Concord West 24

C5 Where trees are integral to the significance of a heritage item, development should not be allowed beneath the drip zone of the trees.

Refer to reports prepared by others.

4.3.2 Scale

C1 The scale of new development in the vicinity of a built heritage item should not be substantially greater than that of the heritage item.

The front part of the proposed dwelling is single storey in height; the two-storey component is set well to the rear. This is the established pattern along the street where originally single storey bungalows have two storey additions. The trees will remain the dominant element in the street.

C2 Development of a larger scale is allowable only if it can be demonstrated that the new development will not be seen in views of the heritage item from the public realm.

The new dwelling will be visible in conjunction with the street trees, as are all the dwellings along Myall Street. This is part of the established character of the street. The street trees are tall and dense and will help integrate the new dwelling into the public domain.

C3 New development that obscures important views of a heritage item, should not be permitted.

The proposed dwelling and front fence demonstrate an appropriate setback, in line with neighbouring dwellings. No significant view corridors towards the trees will be obscured.

4.3.3 Siting

C1 The setback of new development (including alterations and additions) in the vicinity of a heritage item should ensure that important views to or from the heritage item are not adversely impacted on.

The proposed new dwelling is appropriately setback from the street trees, in line with the immediate existing dwellings to the east and west, and therefore does not block the views towards the street trees from the public domain.

C2 The setback of new development in the vicinity of a heritage item should ensure that landscape elements associated with or listed as a heritage item are not adversely affected by the development.

No landscape elements associated with the street trees will be impacted upon.

Part 4.4 Development in and in the Vicinity of Conservation Areas:

No. 42 Myall Street is located within the Yaralla Estate Conservation Area. The following controls are therefore applicable:

No. 42 Myall Street, Concord West 25

4.4.1 Setting

The Canada Bay DCP Appendix B: Conservation Areas (DCP Appendix B) analyses the Yaralla Estate Conservation Area’s setting to be:

‘The Yaralla Estate Conservation Area has long streetscapes of wide streets with subtle bends. Street plantings add to the amenity of the residential streets.’

Controls to note are:

C1 The side and front setbacks of new development in a conservation area should be typical of the spacing of existing contributory buildings in the vicinity of the proposed development in that conservation area, such that the rhythm of buildings in the streetscape is retained.

The proposed works replace an existing dwelling on the site of No. 42 Myall Street. The proposed front setback follows the existing pattern in the street. The setback on the west is maintained, but that on the east is reduced. The setback is, however, sufficient to maintain the rhythm of buildings in the street.

C2 No new structures should be built forward of the established street building line.

No new structures are built forward of the established building line with the exception of the front fence, driveway and entry path, the impacts of which are dealt with below. These elements are permitted forward of the established building line.

C3 The established landscape character of the locality including the height of canopy and density of boundary landscape plantings should be retained in any new development.

The landscape character of Myall Street is an open lawn and shrub plantings to the front gardens. There are two established trees in the front garden of the subject site (1 x Eucalyptus and 1 x Banksia). The approval to remove these two trees was given on January 2014 (DA 486/2013). The proposed new landscaping is proposed that will contribute to the Conservation Area as it matures.

4.4.2 Scale

The DCP Appendix B states that the scale within the Yaralla Estate Conservation Area is:

‘Single storey housing dominates the residential development in this conservation area. Two storey commercial development and flats facing Concord Road reflect the importance of that road as a main traffic route.’

C1 The scale of new development adjacent to or within a conservation area should relate to the scale of the adjacent or nearest contributory elements of the conservation area.

The two properties to either side of the subject site are contributory items. The neighbouring property to the east, No. 40 Myall Street, is a single storey to the street and two-storey to the rear. The neighbouring property to the west No. 44 Myall Street is single storey. The proposed infill dwelling is single storey to the front and two storey to the rear. The two storey component is set well to the rear, behind two wide dominant street facing gables. It will sit comfortably within the streetscape in terms of scale.

No. 42 Myall Street, Concord West 26

C2 Development of a larger scale is allowable only if it can be demonstrated that the new development will not adversely impact publicly available views of the conservation area.

The most important view corridors are in either direction along Myall Street and towards individual contributory elements. The proposed infill dwelling has an appropriate front setback. It is single storey to the street and two-storey to the rear. It will not adversely impact publicly available views within the conservation area.

C3 New development that obscures important views of or within a heritage conservation area should not be permitted.

The proposed works will not obscure view corridors within the heritage conservation area as stated above.

4.4.3 Form

The DCP Appendix B establishes the form of buildings within the Yaralla Estate Conservation Area as:

‘The Inter-War California Bungalow style with its strong gabled form dominates this conservation area. Verandahs on the front of the dwelling provide depth to the street facades. Later housing has a similar scale with verandahs incorporated below hipped roof forms.’

Controls of note are:

C1 Important elements of the form of a contributory building in a conservation area such as main roof forms, chimneys, parapet walls, verandahs etc should not be demolished or obscured by alterations and additions.

Not applicable, given that it is proposed to demolish the existing dwelling on structural grounds. As further discussed below, the proposed new development reinterprets the elements of the existing Californian Bungalow on site, such as the multiple roof gables and offset porch. At the same time, the new dwelling will be clearly identifiable as a new element.

C2 The roof forms of new development in a conservation area are to complement the original roof forms of existing nearby buildings that contribute to the conservation area.

The proposed dwelling has two wide nested gables directly fronting Myall Street, with a further, smaller, gable to the rear over part of the two storey component. The majority of the two storey component lies under a hipped roof. The gables will be detailed with vertical battening, with horizontal cladding to the apex, in a similar manner to the gables of the existing dwelling. The roof will be clad in unglazed terracotta tiles. This is consistent No. 40 Myall Street, adjoining the site, and the recently completed dwelling at No. 46 Myall Street.

The proposed roof configuration, form and detailing complements the original roof forms in Myall Street and the Yaralla Estate Conservation Area.

C3 Chimneys and roof features such as ventilation gablets should not be removed from contributory buildings in a conservation area.

Not applicable as the proposed works are new development.

No. 42 Myall Street, Concord West 27

C4 Dormer windows should generally be confined to rear or side roof slopes to minimize visibility in the streetscape.

No dormer windows are proposed.

C5 Additions and alterations to existing buildings that contribute to the character of a conservation area should not detract from the original form of the existing building as viewed from the public realm.

Not applicable as all the proposed works are new development.

C6 The treatment of the street façade of new development in a conservation area should relate to existing nearby buildings that contribute to the conservation area. This should include consideration of the massing of the building, proportions of verandahs and height.

The proposed works responds to the neighbouring dwellings through its single storey presentation to the street; the asymmetry of the front elevation; the wide nested front gables with vertical battening; the wide front porch with roof supported by twin posts set into a masonry base; and the triple front window. Smooth face brick with an unglazed terracotta tile to the roof, as proposed, is the prevailing material of the original dwellings within the conservation area. The massing of the second storey is managed by setting is well back from the street-front, behind the wide front gables and predominately beneath a hipped roof.

C7 Verandahs on the front and sides of buildings within a conservation area should not be infilled.

The proposed verandah has brick piers with twin posts above supporting the roof, and is open on three sides.

4.4.4 Siting

The DCP Appendix B notes for new development siting:

Housing in the Yaralla Conservation Area has regular front setbacks from the streets. Most dwellings include a wide setback to one side to allow for vehicular access. This provides space between dwellings and helps reinforce the rhythm in the streetscape.

The controls to note are:

C1 The front setback of new development (including alterations and additions) in conservation areas should match that of adjacent contributory development. Where adjacent developments have different setbacks, new development should align with the greater setback.

The front setback, (both primary and secondary facades) of the proposed dwelling is consistent with the adjacent dwellings at Nos. 40 and 44 Myall Street. C2 Side setbacks of new development (including alterations and additions) in conservation areas should match the pattern of adjacent and/or nearby contributory development. This will often include a greater setback on one side of the development to provide vehicular access at the side of a property.

The garage is integrated into the design of the dwelling, eliminating the need for a greater setback to one side. This is consistent with the recent dwelling at No. 46 Myall Street.

No. 42 Myall Street, Concord West 28

The proposed setbacks will not disrupt the pattern within the street.

C3 The orientation of new development should follow the established pattern of development in the conservation area.

The proposed works follows the north-south orientation of the site and that of the dwelling it replaces. This is the predominant pattern of dwelling footprints on lots within the conservation area.

C4 Where trees are important to a conservation area, new buildings should be sited away from the drip line of the trees.

Refer to reports prepared by others.

4.4.5 Materials

The DCP Appendix B notes for Materials and colours:

‘Face brickwork trimmed with render below terracotta or slat roofs is almost uniform in the Yaralla Conservation Area.’

The relevant controls are:

C1 Original materials of contributory buildings in conservation areas should not be replaced with different materials or with materials of different colours.

Not applicable as the proposed works are new development. It is noted that smooth face brick and unglazed terracotta roof tiles, as proposed, are characteristic of the area.

C2 Non-original materials of existing contributory buildings in conservation areas that are being replaced shall, if possible, be replaced with material that matches the original material as closely as possible.

Not applicable as the proposed works are new development.

C3 Painting, rendering or bagging of face brickwork and sandstone is not permitted.

Not applicable as the proposed works are new development.

C4 The texture of original rendered finishes should not be changed.

Not applicable as the proposed works are new development.

C5 Materials for new development in conservation areas should not contrast with the original materials of the dominant contributory buildings in the conservation area.

The proposed face brick is similar in texture and colour to the original bungalows in the street. The roof tiles specified are unglazed terracotta tiles, also characteristic of the area. The use of aluminium framed windows will have an acceptable impact because this is a new dwelling and should be read as such.

C6 Colour schemes for existing and new development in conservation areas should have a hue and tonal relationship with traditional colour schemes for the dominant style of development found in the conservation area.

The proposed new dwelling will have a neutral palette of colours and materials.

No. 42 Myall Street, Concord West 29

C7 The use of fluorescent paint and primary colours on buildings in conservation areas is not permitted.

There are no specified fluorescent paint or primary colours for the proposed works.

C8 The use of modern finishes including stenciled concrete for driveways in conservation areas is not permitted.

The proposed landscaping materials are appropriate. The driveway will be paved.

4.4.6 Doors and Windows

The DCP Appendix B notes that:

‘Windows are usually timber casements sashes in groups of two or three, often with horizontal sun hoods. Later dwellings have groups of double hung windows, sometimes in a chamfered bay. Doors are often glazed and sometimes are paired’.

It is proposed to use aluminium framed windows. The impact is acceptable because this is a new dwelling that should be recognizable as such. The proposed window beneath the front porch, which is the most visible from the public domain, reflects the traditional division of large window openings into three with toplights. The narrow horizontal windows in the front face of the rear addition are also divided into three.

4.4.7 Carparking

The DCP Appendix B notes that:

‘Garages and carports are usually set well back from the front building alignment.’

Controls to note:

C1 Garages and carports must be located as far behind the front building alignment as possible.

The proposed double garage is integrated into the front of the dwelling, as has been done at the recently completed dwelling at No. 46 Myall Street. The impact is managed by setting the garage behind the front porch, beneath the secondary, wider, gable.

C2 Garages should not be incorporated into the front façade of a building in a conservation area.

See above. A precedent for setting the garage into the front façade of the building is provided by the recently completed dwelling at No. 46 Myall Street. This dwelling demonstrates that it is possible to integrate a double garage into the front elevation, beneath a wide gable and behind an offset front porch, as proposed, without disrupting the rhythm of buildings in the street.

C3 Where a new garage or carport is on the same side of a building as a front verandah, the garage or carport must be located entirely behind the verandah.

Not applicable to this proposal.

No. 42 Myall Street, Concord West 30

C4 Garages in a conservation area will not be allowed in front of the front building alignment unless they can be built into an existing retaining wall on the street boundary. Gardens are not to be built up to allow the construction of garages behind a retaining wall.

Not applicable to this proposal.

C5 Carports will only be allowed in front of the front building alignment where there is no possibility for side or rear access for car parking. Any such carports shall be limited to a single carport.

Not applicable to this proposal.

C6 Refer to the Controls for Garages and Carports in the Residential section of this Development Control Plan for general provisions regarding garages and carports.

The controls are similar to previous section 4.4.7, refer to the responses above.

4.4.8 Fencing

The DCP Appendix B notes:

‘Original fencing is usually low brick panels between brick piers. Metal rails or wrought metal panels are sometimes used between piers.’

Controls to note are:

C1 Fencing and gates that are contemporary with a contributory building within a conservation area should not be demolished.

It is not proposed to retain the existing fence and gates.

C2 New fencing and gates to contributory housing in a conservation area should be designed to complement the style of the dwelling.

Not applicable to this proposal.

C3 New fencing and gates to infill development in a conservation area should be in keeping with the dominant character of the conservation area.

The new brick fencing comprises piers and panels. The piers will be capped with sandstone. This fence complements the fencing in the conservation area as well as the proposed dwelling.

C4 Unless documentary or physical evidence is provided to establish a greater height, fencing constructed of solid material such as masonry forward of the building line should not be greater than 900mm in height above the adjacent public footpath level. In all cases, the height of fencing should relate to the style of the dwelling and width of the allotment.

The proposed fence complies with these controls.

C5 Original face brick or sandstone fencing in a conservation area should not be painted.

Not applicable to this proposal.

No. 42 Myall Street, Concord West 31

C6 Refer to the Controls for Fencing in the Residential section of this Development Control Plan for general provisions regarding fencing.

The proposed works complies with these controls. The proposed fence is consistent with the streetscape and will maintain views towards the dwelling. Refer to the SEE prepared by others.

4.4.9 Landscape Elements Including Pavement and Driveways

The DCP Appendix B notes that:

‘Street trees are important in this conservation area. Front gardens are usually dominated by lawn with low plantings of shrubs to provide interest.’

Notable controls are:

C1 Street trees in conservation areas should not be removed to allow for new development

The proposed works do not include the removal of street trees.

C2 Existing driveways and footpath crossings that relate to original development in a conservation area should not be relocated.

The existing driveway crossing is retained and widened.

C3 Double driveways and footpath crossings will not be permitted in conservation areas.

The proposed driveway is narrower where it crosses the street boundary, widening within the site.

It is further noted that the proposed swimming pool is located within the rear yard and will not be visible from the public domain.

4.4.10 Outbuildings

No outbuildings are proposed.

4.11 Modern Technologies

No modern technologies are shown by the plans provided for comment.

4.4.12 Demolition within a Conservation Area

The DCP Appendix B states that the

‘Demolition of buildings within a conservation area can gradually diminish the qualities of the conservation area. It is important that contributory buildings in the conservation area are retained.’

Controls of note are:

C1 Contributory buildings within a conservation area should not be demolished.

The existing building is contributory to the conservation area. Demolition is being

No. 42 Myall Street, Concord West 32

sought solely on structural grounds. Refer to the Structural Report prepared by D’Ambrosio Consulting P/L for more information as to the extent of damage occurring in the existing dwelling. A full copy of this report can be found in Appendix 1. An excerpt from the report states that:

“The footings are typically “spread masonry” – either brick or stone, laid at shallow depth into the reactive clay soil. These types of footings have little inherent longitudinal stiffness, and generally allow the walls to move sympathetically with the ground movements. Over time, as the soils become affected by cycles of “wetting and drying,” leading to swelling and shrinkage of the clay. These ground movements have caused distress to develop within the supported walls, leading to cracking and wall rotation. The footings cannot be fixed and it is both uneconomical and in-effective to underpin the walls of these homes.

Over time, the amount of cracking becomes so severe, that the bond within the brickwork is fractured, and the walls become unstable. I noted that the walls of the front façade of this house are approaching that condition given the wide cracks, which have developed (up to 50mm in width) – refer to attached photographs. The walls have also rotated to such an extent, that the support of the roof off the perimeter walls has been significantly reduced. In the front “western” bedroom, the ceiling cornice has patching up to 40mm wide, indicating that the roof frame is now only “half” supported on the external wall (ie., instead of 100mm wall bearing, there is less than 60mm). Over time, this movement will continue to occur, and failure of the roof may eventuate.”19

Tony McNamarra from Canada Bay Council indicated by email to Sam Seminara (dated 4 July, 2013) that the structural report is adequate to establish the poor condition of the existing dwelling.20

C2 Post WWII additions to contributory buildings in a conservation area that are not visible from the public realm may be demolished subject to assessment of the contribution, if any, that the additions make to the heritage value of the conservation area.

The proposed demolition works are for the entire dwelling.

C3 Demolition of rear outbuildings in conservation areas is generally acceptable. For places listed as heritage items, additional restrictions might apply.

The existing outbuilding (shed) at the southwest corner of the lot will be removed. This is not a significant building.

4.4.13 Subdivision

No subdivision is proposed.

4.4.14 Signage

No signage is proposed.

19 See Appendix 1. 20 Copy provided by the client.

No. 42 Myall Street, Concord West 33

5.3.2 NSW Heritage Division questions The three questions raised by the NSW Heritage Office (now Division) publication Statements of Heritage Impact (2002) are also considered:

• The following aspects of the proposal respect or enhance the heritage significance of the item or conservation area for the following reasons:

The proposed dwelling respects the predominant Californian Bungalow Style that characterises the Yaralla Estate Conservation Area. The proposed front elevation to Myall Street incorporates traditional forms and elements of the Californian Bungalow Style, including the offset front porch, wide nested gables with battening and triple front window with toplights. The proposed second storey is set well to the rear, minimising the impact of its massing and scale on the streetscape.

• The following aspects of the proposal could detrimentally impact on heritage significance. The reasons are explained as well as the measures to be taken to minimise impacts.

The proposal involves the demolition of a contributory item in a Conservation Area. This is being sought solely on structural grounds and not on the basis that the existing dwelling does not contribute to the streetscape. The replacement dwelling has been carefully designed to compliment the Conservation Area whilst clearly being identifiable as a new element.

The Conservation Area is characterised by originally single storey dwellings, whereas it is proposed to construct a two storey dwelling. There are, however, a number of dwellings with two storey additions and a recently completed two storey dwelling at No. No. 46 Myall Street. The impact is mitigated by setting the two storey component deep into the site and through the use of roof forms that are clearly subservient to the front gables. The second storey will not block significant view corridors within the Conservation Area. A garage integrated into the front elevation of the dwelling is also not characteristic of the original dwellings in the area. It is noted, however, that the new dwelling at No. 46 Myall Street has a similar garage to that proposed. The impact is acceptable because these are new dwellings, designed to be read as such, and because the rhythm of buildings in the street is not impacted upon.

The proposed works will not block the view corridors towards the heritage listed street trees, as the new building line will align with the adjacent dwellings. As for the existing dwellings in the street, the proposed dwelling will be visible in conjunction with the street trees. This is an established part of the street’s character. The proposed works will thus have no impact on the ability to understand the trees’ historic and/or aesthetic significance and will maintain the character of their setting.

• The following sympathetic solutions have been considered and discounted for the following reasons:

a. The retention of the existing dwelling on site, and have remedial works to rectify structural problems.

This option is not viable as per the Structural Report prepared by D’Ambrosio Consulting P/L (refer to Appendix 1). The structural damage is too extensive and it would be

No. 42 Myall Street, Concord West 34

uneconomical to do remedial works to the whole dwelling.

b. The demolition of the existing dwelling except for the front façade

This option is also noted in the structural report as unadvisable due to the costly underpinning of the already unstable front façade. ‘Facadism’ is not a good heritage outcome.

6.0 CONCLUSIONS

This heritage impact statement has considered the impact of a proposal to demolish the existing dwelling at No. 42 Myall Street, Concord West and replace it with a new dwelling and landscaping. The existing dwelling on the site is a contributory element within the Yaralla Estate Conservation Area. Demolition of contributory elements is not encouraged by Council. Demolition, however, is being sought purely on the grounds of structural inadequacy and not because the dwelling does not contribute to the Conservation Area.

The proposed new dwelling has been carefully designed to compliment the character of the Yaralla Estate Conservation Area whilst being readily identifiable as a new element. It will read as a neutral element in the Conservation Area. It is single storey to the street; the two storey component is well recessed. The roof forms and detailing of the front elevation compliment nearby dwellings, as do the proposed finishes and colours.

The proposed works will have no impact on the heritage listed street trees in Myall Street.

The proposal complies with the requirement for infill development within a Conservation Area set out by the Canada Bay LEP 2013 and the Canada Bay Development Control Plan.

No. 42 Myall Street, Concord West 35

7.0 APPENDIX 1

D’Ambrosio Consulting Pty Ltd, No. 42 Myall Street, Concord West- Structural Assessment.

Dated 21 May, 2013.

No. 42 Myall Street, Concord West 36

Photo 1: Front NE elevation of house

Photo 2: Front of house, showing proximity of trees in front garden

42 Myall Street, Concord West – Photos as 28th May 2013 Page 1 of 6

Photo 3: Heaving cracks to front porch brickwork

Photo 4: Significant settlement cracks in front façade (up to 40mm wide)

42 Myall Street, Concord West – Photos as 28th May 2013 Page 2 of 6

Photo 5: Settlement cracks in rear external wall

Photo 6: General rear view of house from backyard

42 Myall Street, Concord West – Photos as 28th May 2013 Page 3 of 6

Photo 7: Settlement stepped crack in front side wall of porch

Photo 8: Stepped cracks in front NW corner of house

42 Myall Street, Concord West – Photos as 28th May 2013 Page 4 of 6

Photo 9: As photo 8 location, but at eaves level

Photo 10: Lateral movement of ceiling cornice relative to wall

42 Myall Street, Concord West – Photos as 28th May 2013 Page 5 of 6

Photo 11: Stepped crack in wall of front room

Photo 12: Stepped crack in wall above the doorway

42 Myall Street, Concord West – Photos as 28th May 2013 Page 6 of 6