Community Assets Audit and Precinct Masterplan Donald Township Centre Buloke Shire Council

January 2011

Michael Smith and Associates Landscape Architecture and Urban Design

Office: 1st Floor, 407 Whitehorse Road, Balwyn, 3103 Postal: 5 Jervis Street, Camberwell, 3124 Tel: (03) 9830 0414 Mobile: 0418 172 863 Fax: (03) 9830 2555 Email: [email protected]

In conjunction with the following specialist subconsultants:

ASR Research Adrian Fernon Leisure and Community Facilities Planning Suite 7, 321 Chapel Street, Prahran, 3189

Ian Hartley Architects Ian Hartley Architecture and Building Audits Suite 15, 1 East Ridge Drive, Chirnside Park, 3116 6 Mason Court, Hamilton, 3300

Paoli Smith Matthew Smith Signage and Graphic Design Suite 11 46-50 Regent Street, Richmond, 3121

Community Assets Audit and Precinct Master Plan for Donald Township Centre

PREPARED BY:

Michael Smith and Associates Landscape Architecture and Urban Design

Office: 1st Floor, 407 Whitehorse Road, Balwyn, 3103 Postal: 5 Jervis Street, Camberwell, 3124 Tel: (03) 9830 0414 Mobile: 0418 172 863 Fax: (03) 9830 2555 Email: [email protected]

IN CONJUNCTION WITH:

ASR Research Ian Hartley Architects Adrian Fernon Ian Hartley Leisure and Community Facilities Planning Architecture and Building Audits Suite 7, 321 Chapel Street, Prahran, 3189 Suite 15, 1 East Ridge Drive, Chirnside Park, 3116

Paoli Smith STORM Consulting Matthew Smith Rod Wiese Signage and Graphic Design Stormwater Management, Drainage Design Suite 11 46-50 Regent Street, Richmond, 3121 and Water Sensitive Urban Design Unit 7, 84 Church Street, Richmond 3121

FOR BULOKE SHIRE COUNCIL November 2010

ACKNOWLEDGMENTS

The consultant team acknowledges the support and input of the Project Working Group and Officers and staff of Buloke Shire Council, in particular:

Bill Keane (Buloke Shire Council) Warwick Heine (CEO - Buloke Shire Council) Kevin O’Reilly (Buloke Shire Council) Anthony Judd (Buloke Shire Council)

REPORT ISSUE:

Preliminary working version 02-07-10

Draft report 01-10-10

Draft report 08-11-10

Final Report 17-01-11

Table of contents 1. Introduction ...... 3 1.1 The Study Area...... 3 1.2 Project Aims...... 4 1.3 Consultant Team...... 4 L1 Context Plan...... 5 2. Township Character and Features ...... 6 2.1 Built Form ...... 6 2.2 Landscape and Open Space ...... 7 2.3 Community Facilities ...... 8 2.4 Township Presentation...... 8 3. Consultation Process ...... 9 3.1 Consultation Meetings...... 9 4. Key Point Analysis...... 10 4.1 Key Point A - Vacant land adjacent to St Mary’s Church...... 10 4.2 Key Point B - Signage ...... 10 4.3 Key Point C – Jack Penfold Park ...... 10 4.4 Key Point D – Links to the Federation Trail and Richardson River...... 10 4.5 Key Point E – Rear of shops...... 10 4.6 Key Point F – McCulloch Street Plaza...... 10 4.7 Key Point G – Rear of McCulloch Street Plaza ...... 10 4.8 Key Point H – IGA car park access road ...... 11 4.9 Key Point I – Donald Resource Centre...... 11 L2 Issues and Opportunities Plan...... 12 5. Community Assets Audit ...... 13 5.1 Old Donald Shire Offices ...... 15 5.2 Masonic Hall ...... 17 5.3 Donald Community Centre...... 19 5.4 Old Methodist Church (now occupied by the clothing form, Aussie Stitches)...... 21 5.5 Senior Citizens Centre...... 23 5.6 Soldiers Memorial Hall / RSL Building...... 25 5.7 Donald Primary School...... 28 6. Master Plan Recommendations...... 30 6.1 General Recommendations ...... 30 6.2 Key Linkages ...... 32 6.3 Themed Trails...... 32 6.4 Art in the Township...... 35 L3 Master Plan – Precinct 2 ...... 40 L4 Art Trail Link Plan – DFSC Site to Memorial Park...... 41 L5 DFSC Site Landscape Concept Plan...... 42 7. Appendices ...... 43 7.1 APPENDIX 1 - Building Fabric Audits...... 44 7.2 APPENDIX 2 - Donald Township Signage Concept Development ...... 81 7.3 APPENDIX 3 - DFSC Design Principles ...... 93

1. Introduction Donald, with a population of approximately 8.8 oC. The average rainfall for the town is 1,700, is a rural Township located 282 366mm. With such a dry-hot climate, issues kilometres from Melbourne, 144 kilometres such as shelter and shade within the town from Bendigo and 90 kilometres from are very important. Horsham and is on the northern route to Lake Buloke, Mildura and the eastern route to 1.1 The Study Area Charlton. The Township has a single main The Community Assets Audit and Precinct road from the south (to St Arnaud, Ballarat Master Plan is separated into two precincts. and Horsham) and two main roads to the Precinct 1, the larger area encompasses the north (to Mildura, Warracknabeal and core Township area and is bounded by Charlton). The Township takes its name from Hammill, Mills, Campbell and Woods Streets. William Donald, the first pastoralist in the Precinct 2 is a smaller area within Precinct 1 District. William Donald came to the area in which is to be considered in greater detail. 1844 from Glasgow and took up a run at This precinct is bounded by Hammill, Walker, Banyenong. Other pastoralists followed and McCulloch and Woods Streets. The Context William later wed Mary-Anne McLachlan. Plan L1 illustrates the two precinct areas in They built their home close to where the context to the overall Township. Glangar homestead currently stands where they entertained guests in grand style, even holding the first race meetings in the distract at Banyenong 1.

Donald is nestled within a bend of the

Richardson River which runs around the north and west sides of the Township and the river displays a classic ox-bow lake pattern. The town is bound to the east by the Melbourne – Mildura Railway line. Donald’s economy depends largely of cereal growing, wheat and bayley, high quality lamb and wool production. The Small Town Renewal Report of 2001 reported that Donald was one of fourteen small towns in a Australia with a population less than 3,500 that had defied the economic downturn trend.

In 2002, Donald was awarded the Kleenheat Regional Community of the Year Award as a result of the pro-active community spirit.

Donald has a mean maximum temperature of 21.3oC and a mean minimum temperature of

1 Discovering Donald – A series of self drive tours, Donald Tourism Association.

1.2 Project Aims o The physical connection of key Buloke Shire Council set the following aims infrastructure elements within the and objectives for the study. precincts and to the surrounding residential areas and other important, external destination points. • Undertake the Community Assets Audit • of both precincts (No.1 as an overview Assist Council and project Stakeholders and No.2 in detail) and prepare the with sourcing support funding and grants Precinct 2 Master Plan to ensure a for infrastructure and improvement strategic and planned physical service works, streetscaping, signage, furniture, provision between the range of current lighting and pedestrian and vehicular and proposed community activities and access. • services. The Audit and Precinct Assist Council’s objective to work to a Masterplan will enable informed strategic review and direction on decisions to be made by a range of provision of facilities and services. stakeholders in relation to the future use, capital investment, maintenance / 1.3 Consultant Team replacement and any new development. In May 2010, Michael Smith and Associates • Undertake Stakeholder and Community Landscape Architecture and Urban Design, in consultation and appropriate asset conjunction with Ian Hartley Architects, ASR management, usage and integration Research, Paoli Smith and STORM between a number of community Consulting were appointed by Buloke Shire services. Council to undertake the Community Assets • Prepare precinct character statements to Audit and Precinct Master Plan for Donald inform the Precinct 2 Masterplan. Township Centre. • Develop a Masterplan for Precinct 2 which will make recommendations about: o The presentation, function and compliance of assets. o Key townscape character features that need to be integrated within the Masterplan concept. o Key physical improvements to streetscape elements such as entrances, open space, signage, pathways and connectivity, vehicle parking, access and lighting, vacant sites and their opportunities, built form features. o The future provision of community infrastructure – its form, layout, use, management and maintenance. o The integration of the proposed Donald Family Services Centre (DFSC) with other community infrastructure elements.

2. Township Character and Features 2.1 Built Form in planting ornamental grape vines (Vitis Donald features a grid layout of streets within amurensis) to approximately one third of the the study area. This grid layout aids in the verandahs along Woods Street. legibility of the Township and provides clarity and ease when navigating through it. Newer residential areas outside of the study area to the south and north stray from this pattern with some court bowl arrangements present. Defining the Core Township’s grid layout are the Richardson River, Woods Street and the Melbourne – Mildura Railway line. Within the study area, built form ranges from World War 1 era residential and civic buildings to recent day buildings. There is a relatively crisp rural to residential edge to the Township with little peripheral clutter of commercial and light industrial premises which are so often prevalent on the outskirts or rural townships.

Woods Street is the retail / commercial centre of Donald, with a couple of retail / commercial buildings extending east into McCulloch Street. There are no retail / commercial functions in any of the other streets within the study area. There appears to be a low vacancy rate of shops along Woods Street, which suggests a strong and stable local economy. This is also reflected in the number of cafes and established family-run businesses operating within the Township.

Woods Street features several buildings of note such as the Post Office, the former National Bank building, St George’s Theatre and a number of shops with turn of the 20th Century to World War 1 era facades.

A major feature of the buildings along Woods Street are their verandahs. Approximately half of the buildings on Woods Street between Hammill and Blair Streets have verandahs, most of which are supported by timber posts located close to the kerbline. Local business owners have been pro-active

2.2 Landscape and Open Space The Richardson River is the most significant landscape feature of Donald. The river meanders along the north and west edges of the town. Billabongs have formed through cutting and deposition of the high banks as the river ultimately carves the most direct route as a straighter course over geological time scales. Along the river are a number of key landscape features such as Apex Park, Scilley’s Island, the showgrounds and the Donald Recreation Reserve. All of these features are linked by the Federation Trail which runs along the Richardson River. The Federation Trail was a joint venture between the State Government and Buloke Shire Council as part of the Pride of Place initiative. There is potential to create additional and more identifiable links to the Federation Trail from the Core Township area to make the most of this wonderful community asset.

As with towns in the north-west region of Victoria, the terrain in Donald is very flat and as a result, there are limited visual landmarks apart from the million bushell silos on Walker Street and some church spires.

The Donald Memorial Park on the corner of Blair and Houston Streets, immediately east of St Mary’s Roman Catholic Church and the Bowling Club is a significant open space. The park is particularly used by locals as it is relatively quiet with little traffic noise and does not have a presence to Woods Street. The park features a war memorial, public toilet, gazebo, barbeques, a small playspace and some open space for informal ball games.

The McCulloch Street plaza, located to the This area should be built upon as a core immediate west side of Woods Street, is a open space area for both major activities and highly valuable community asset and is events and day to day use. ideally located to the core area of Precinct 2 with a key address to Woods Street.

Apex Park on Woods Street (Aitken Avenue), presented with farm machinery, tractors and immediately north of the Richardson River, is tyres stored in clear view from many a popular area for motorists to take a break directions, some of which is on Council on their journey. This park is a key gateway owned land. It has become a storage area in to the Federation Trail and features gazebos, what is a busy precinct within the Township. barbeques, a public toilet, playspace and There is very little definition in this area as to seating within a riparian habitat. what is public land or private land and what is available for car parking. The Donald Recreation Reserve / Showgrounds precinct, located between the Borung Highway and the Richardson River, is an important area which consists of various community-based facilities.

Most of the streets within Precinct 1 have street trees, with the main exception being Woods Street. There is variable effectiveness of the existing trees, mainly due to species selection. The Prunus blireiana and Prunus cerasifera ‘Nigra’ (Plum) trees have reached the end of their useful life expectancy and should be replaced. There are gaps in the street tree locations in some of the streets. Existing street tree species which are generally performing well within Precinct 1 are Melia azederach (White Cedar) and Jacaranda mimosifolia (Jacaranda). The hot climate and saline soils offer the opportunity to grow some of the more floralistically interesting Western Australian eucalypts which often feature interesting trunk and branching formations.

2.3 Community Facilities The existing community-based facilities within Precinct 1 are dispersed and not readily identifiable with the exception of the churches. This has implications on connectivity and a loss of identity. This is even further exacerbated by the location of the secondary college and the hospital to the west of the Richardson River.

2.4 Township Presentation

The core area of Precinct 2 (near the site of the proposed DFSC building) is very poorly

3. Consultation Process 3.1 Consultation Meetings • Michael Smith and Matthew Bradbury • A briefing meeting was held at the Shire met with Simon Whibley and Ben Inman Offices in Donald on 9th June 2010 and of Antarctica Group Pty Ltd Architects to was attended by Bill Keane, Kevin discuss the design for the DFSC. O’Reilly and Warwick Heine of Buloke Discussions included a list of design Shire Council and members of the principles prepared by Michael Smith and consultant team. Matthew Bradbury (included as Appendix 1), potential links to the DFSC from areas within Precinct 2 and the integration of • Adrian Fernon of the consultant team the DFSC within the site and the greater held a number of discussions with user Precinct 2 area. groups and stakeholders of the various

community assets. These user groups • th and stakeholders included: On Wednesday 18 August 2010, a o Helen Sheridan and Kevin O’Rielly meeting with Council Officers and the (Buloke Shire Council) Chief Executive Officer was held at which o Ian Pendlebury (Donald Masonic Ian Hartley and Adrian Fernon presented Hall) the Community Assets Audit. The audit o Peter Vallance (Donald Learning reviewed seven buildings and provided Centre) recommendations to their future function o Beryl Milne (Old Church Building) and maintenance requirements. Michael o Kerry Duncan (Donald 2000 Inc) Smith presented the Township Precinct o Danny Forrest (Donald Primary Analysis and Opportunities Plan based School) on the consultant team’s analysis. o Pam Pendlebury (Donald Senior • th Citizens On Tuesday 7 September 2010, o Gwen Coates (Donald RSL) Michael Smith met with Terry and Debbie o Anne Walsh (Donald Soldiers Michael to discuss various solutions to Memorial Hall Committee) improve the DFSC site. o Coonie Smith (Donald Tourism) • th o Shane O’Shea and Leanne Onley On Thursday 11 November 2010, a (Donald Chamber of Commerce). meeting with the Councillors and Council Officers was held at which Michael Smith • The consultant team held a number of and Adrian Fernon presented the informal discussions with shop owners to Community Assets Audit and the better understand their use of the Township Precinct Master Plan. Precinct 1 and 2 areas and any particular issues that they may have. • Following the meeting with Councillors and Council Officers, Michael Smith and • Michael Smith met on the DFSC site with Adrian Fernon conducted a community Simon Whibley and Brendan Jones of drop-in session from 4:30pm to 7:30pm th Antarctica Group Pty Ltd Architects to on Thursday 11 November 2010. The discuss the orientation and location of event was attended by 13 members of the proposed DFSC building. the local community.

4. Key Point Analysis 4.1 Key Point A - Vacant land adjacent street parking and rear access to shops to St Mary’s Church provided. Some shops may ultimately provide walk-through access in the longer term. This land adjoins a house, St Mary’s Church There is already some evidence of Hall, the former convent, the Donald businesses attempting to better utilise the Memorial Park and Bowls Club. There are rear of shop space, however it is currently not views to the Soldiers Memorial through the an attractive option for shoppers. The shops site from Woods Street when viewed from the to the west side of Woods Street generally do west. This site could provide a useful visual not present well to users of the Federation and physical link from Woods Street to Trail. Donald Memorial Park (would require removal of the old croquet club sheds and some metal fencing to Woods Street). 4.6 Key Point F – McCulloch Street Plaza 4.2 Key Point B - Signage The McCulloch Street Plaza area located Gateway, directional and interpretive signage immediately west of Woods Street is an is generally inadequate throughout Precincts extremely important community asset. There 1 and 2 and is often easily overlooked. is great potential to further develop this area Existing signage is not visually engaging. as a major community hub. The site is ideally Directional and interpretive signage is located in the centre of town with a large reviewed as part of the study frontage on the junction of Woods and recommendations. McCulloch Streets. Two key commercial premises on this junction are currently for 4.3 Key Point C – Jack Penfold Park lease (diagonally opposite on both sides of Woods Street). Owners or tenants that Improvements can be made to the Jack provide active uses should be invited to Penfold Park, a small open space area occupy these premises to create more located on the west side of Woods Street, vibrancy in this area. between McCulloch and Blair Streets. The area should be made more inviting for In the long term, there may be potential to pedestrians to stop and rest, but is currently create a larger plaza space through the poorly presented and lacks shade. acquisition and demolition of the single storey retail building that adjoins the plaza (currently 4.4 Key Point D – Links to the a Mensland clothing store and Donald Toy Federation Trail and Richardson River Library) with St George’s Hall becoming the There are a number of potential links through boundary of the enlarged space. from Woods Street to the Richardson River and the Federation Trail. Currently most of 4.7 Key Point G – Rear of McCulloch these links are either poorly signed or Street Plaza uninviting for pedestrians. The wide access road behind the McCulloch

Street Plaza area could be narrowed or 4.5 Key Point E – Rear of shops closed to further develop the plaza as a The rear of shops along Woods Street should major pedestrian link through to the be better presented and utilised with off- Richardson River and the Federation Trail.

This would require reconfiguration of the car parking area that is currently accessed from this road.

4.8 Key Point H – IGA car park access road

The access road adjacent to the IGA

Supermarket could act as a pedestrian link through to the proposed DFSC building. This would require reconfiguration of the current car parking spaces located to the north edge of the access road from 60 degree parking to parallel parking, to allow a legible and designated safe pedestrian path. A land swap or acquisition would be required to achieve direct access further eastward to the new DFSC building.

4.9 Key Point I – Donald Resource

Centre

The Donald Resource Centre provides a strong connectivity opportunity as a direct link to the new DFSC. Currently there is a 1 – 1.3 metre wide walkway beside the building hidden by metal panelling at the Woods Street frontage. The future pedestrian link from Woods Street is most likely achieved by creating a walk-through within the building with a rear access door and a pedestrian path extending east to connect to the DFSC building and site.

A long term option may be to acquire the adjoining site, currently a car sale lot, to create a small plaza area and pedestrian link without having to walk through the Resource Centre building. The walk way would be aligned to avoid privately owned property. The ultimate strategy would be for Council to purchase the entire 30 x 100 metre block to develop a community park and corridor that has a strong presence on Woods Street linking to the DFSC building and create an identifiable and legible civic setting of open space and parkland.

5. Community Assets Audit This chapter contains the findings of the The individuals/groups that were consulted community assets audit. and/or provided information about the individual facilities: The audited facilities include: • Shire of Buloke – Bill Keane, Helen 1. Old Donald Shire Offices Sheridan, Kevin O’Rielly and Jessie 2. Masonic Hall Lysaght 3. Donald Community Centre • Donald Masonic Hall – Ian Pendlebury 4. Former Methodist Church (now occupied • Donald Community Centre – Peter by clothing firm, Aussie Stitches) Vallance 5. Senior Citizens Centre • Old Church Building – Beryl Milne 6. Soldiers Memorial Hall/ RSL building • Donald Primary School – Danny Forrest 7. Donald Primary School (an overview • Donald Senior Citizens – Pam only) Pendlebury • Donald RSL – Gwen Coates The audit provides the following information • Donald Soldiers Memorial Hall about each facility: Committee – Anne Walsh

• Location/site description Key findings • History of building • Building description • With exception of the Masonic Hall, the • Heritage value facilities are well used and have • Management and use significant community value • Condition and functionality • Again with the exception of the Masonic Hall, the facilities are in reasonable to The audit process involved: good structural condition • The older buildings – Old Shire Offices, • Consultation with individuals/groups Old Church and the Soldiers Memorial involved in the management, Hall/RSL Building - are showing signs of maintenance and use of each site (key age and wear and tear, e.g. cracking, stakeholders) gaps between tiles and walls and gaps • Assessment of the building fabric of the between floors and walls Council owned sites and the community • Some facilities have non-compliance centre issues, e.g exit doors at the Donald • Reference to documents which contain Community Centre and Old Church information on the history of public Building buildings in Donald, including the • Some facilities have functional issues, Heritage Study e.g. poor heating and cooling systems at • Reference to Shire records on the usage the Old Council Offices and Soldiers of the Soldiers Memorial Hall and Senior Memorial Hall/RSL Building and the Citizens Building stage at the Soldiers Memorial Hall

Recommendations

1. Develop a works schedule for the Old Shire Offices to rectify the defects identified in the fabric audit 2. Review the heating and cooling systems in the Offices/Reception Area and the Council Chambers 3. Develop an upgrade plan for the Donald Community Centre which includes the following:

- Planned refurbishment works to be funded by external grants - Rectification works to address the defects identified in the fabric audit.

4. Develop works schedules to address the defects identified in the fabric audits for the Old Church Building and Donald Senior Citizens Centre

5. Together with the Soldiers Memorial Hall Committee of Management, develop an upgrade plan for the Hall. The plan should address the following items: - The defective PA system - The proposed covered walkway - The refurbishment of the stage area - The heating and cooling systems - The condition of the external toilets

- The defects listed in the fabric audit 6. Assist Donald Primary School with promoting the availability of the black room and the stadium for community

use.

5.1 Old Donald Shire Offices Location/Site Description

The Offices are located on the corner of McCulloch and Houston Streets in Donald. The site is flat and the facility occupies most of the site. Immediately adjacent is the Masonic Hall. Across Houston Street is the Soldiers Memorial Hall/RSL and across McCulloch Street is the Old Methodist Church currently occupied by clothes manufacturer, Aussie Stitches. The proposed Donald Family Services Centre will be located 100-150 metres to the north-west along Houston Street.

History of building

The Offices were constructed in 1911/12 to replace the original Shire Building located at the south end of Woods Street. Funding to construct the Offices was raised through debentures. The facility opened in April 1912. It cost £2744 to construct. The original building remains largely in intact.

Building description

The building has 22 spaces. It comprises offices, Council chambers, storage areas, strong room, kitchen, customer service area, amenities, lunch room, cleaners’ store and porches.

Council’s Heritage Study 2004 indicates that the building is architecturally significant at a State level as it demonstrates outstanding and innovative design qualities of the Federation Free Style. The Study also indicates that the building is historically and socially significant at a Local level. It states that the building is associated with the evolution of municipal government in Donald and is recognised and valued by the Donald and wider Buloke Shire community as the centre of local government in the area.

Overall, the Study found that, from a heritage • The storeroom floor is in poor condition perspective, the building is of State • The doors to one of the porches are significance and should be included in the badly pinned and damaged Victorian Heritage Register and Shire Planning Scheme Heritage Overlay. From a functional perspective, the building is satisfactory. The works areas, storeroom Management and Use and amenities area are reasonably spacious and accessible. The Council Chambers The building is managed, maintained and perform well as a meeting space. There are occupied by the Buloke Shire. It is used for some concerns. These are: the following functions: • The offices/reception areas are difficult to • Offices and reception area – Planning, heat and cool building, environment health, economic • The building has a stuffy smell development, records, rate payments, • The chambers need effective heating animal registrations, information provision and general customer service Recommendations functions 1. Develop a works schedule to rectify the • Council Chambers - Council meetings, defects identified in the fabric audit meetings associated with the Council 2. Review the heating and cooling systems functions listed above and meetings of in the Offices/Reception Area and the community groups e.g. Landcare Council Chambers. Committee, Donald Airport Committee and Donald Recreation Reserve Committee

Condition and functionality

A detailed assessment of the condition of the building is contained in the building fabric audit attached as Appendix 1 of this report. A summary of the main defects identified in the audit and consultation with users is as follows:

• The walls are cracking in most rooms. Some ceilings also have cracks • Many of the walls and some of the floor surfaces have been patched • The old door knobs are not disability friendly • There are some gaps between the skirting boards and the floor in the kitchen. There are also some gaps between the tile backing and the timber panelling

5.2 Masonic Hall Location/Site Description

The Hall is located on McCulloch Street, adjacent to the Shire Offices. The site is flat and accommodates the hall and a carpark. The carpark is used by the staff working at or residents visiting the Shire Offices. The Hall is located in a civic/community facilities precinct which comprises the Masonic Hall, the Shire Offices, the Soldiers Memorial Hall/RSL building, the Old Church and the soon to be developed Donald Family Services Centre.

History of building

There is not much information available about the history of the Hall. It is known that it was built in 1891 and later extended. It was used by the Donald Masonic Lodge until 2009. It now sits vacant.

Building description

The building has a simple rectangular plan. It has 5 spaces including the main hall, rear hall, kitchen, washroom and toilet.

Heritage value

The Hall is architecturally significant at a Local level. Although the front windows and door have been in-filled the building still clearly demonstrates original design qualities of the late Victorian Era.

The Hall is historically significant at a Local level. It is associated with the evolution and development of cultural life in Donald, particularly the Masonic fraternity.

The Hall is recommended for inclusion in the Shire’s Planning Scheme heritage overlay.

Management and Use

The Hall is owned by the United Grand Lodge of Victoria, the representative body for freemasons in Victoria. The Hall is vacant and is currently not being maintained. It has been suggested that the United Grand Lodge will offer the property for sale.

Condition and functionality

A detailed assessment of the condition of the building is contained in the building fabric audit attached as Appendix 1 of this report.

The Hall has fallen into disrepair. The floor is infested with termites; there is evidence of severe structural cracking and the odour in the main hall suggests that there may be some dry rot. The finishes and fittings are degrading.

Recommendations

The future of the Hall will be determined by its owners, the United Grand Lodge. The owners may decide to demolish the Hall and sell the property. Council should not oppose the sale and demolition, given the hall is in poor condition and has no obvious use. The requirements of the heritage overlay with respect to the building would have to be considered when making a final decision about the future of the Hall.

5.3 Donald Community Centre • Visiting psychiatrist Location/Site Description • Men’s shed • Garden club The Donald Community Centre is located on • CORE Donald - Mental health program the east side of Wood Street in the main • Other like activities retail/commercial area of Donald. The site is flat and the centre occupies most of the site. The Centre is surrounded by commercial properties including a car sales yard to the south.

History of building

There is little information available on the history of the building. Its design suggests it was built during the 1970s.

Building description

The Centre has 9 areas including offices, main activity room, secondary activity room, training area, storage facilities and amenities areas.

Heritage value

The building was not included in the Heritage Study and is not considered to have heritage value of any significance.

Management and Use

The site is owned by the Shire Council and leased to Donald Learning Inc. The building operates as a community centre. The following activities and services are held at or provided from the Centre:

• Donald Learning Inc activities • Centrelink agent • Community meetings • Tourist information • Tax office information • Employment groups - Employment Works and MADEC • Donald 2000 Inc meetings

Condition and functionality

• The top row blocks of the north parapet wall are bulging • There are exposed services on the north wall face • There is a rusted grille on the south wall and the ribbed decking on the front canopy looks untidy • Some of the exit doors are non-compliant

Donald Learning Inc. indicates that, from a functionality perspective, the building is suitable for their needs. It has ample spaces and there is land at the back for more storage facilities. The organisation has secured funds to refurbish the building. These funds will be used for erecting partitions, upgrading the kitchen, providing disability toilets and more storage, installing solar panels and improving the heating.

Recommendations 1. Develop an upgrade plan for the centre which includes the: - Planned refurbishment works to be funded by external grants - Rectification works to address the defects identified in the fabric audit.

5.4 Old Methodist Church (now Church in Donald from 1914 and the Uniting occupied by the clothing form, Aussie Church from 1975 to 1990. Stitches)

Location /Site Description

The building is located on corner of

McCulloch and Houston Streets, directly opposite the Shire Offices. It is part of a civic/community facilities precinct comprising the Old Methodist Church, the Masonic Hall, the Shire Offices, the Hall/RSL building and the soon to be constructed Donald Family

Services Centre.

The Old Church Site is flat and the building occupies about 50% of the land area. The building is surrounded by concrete paving and some grassed areas.

History of building

The Old Church building was constructed in

1914 to replace the original Donald Wesleyan

Church. A hall was also constructed on the site. In 1927, a brick kindergarten was erected between the hall and the Old Church.

Major alterations were made to the Church interior in 1961 and 1963.

Building description

The building has 11 spaces including the front reception area (former church porch), production shop (nave), store (vestry), refreshment room, production room/ store, production room and amenities areas.

Heritage value

The Old Church building is architecturally significant at a State level as it demonstrates outstanding and rare design qualities of a

Federation Free Style for a church building.

The building is historically significant at a

Local level in that it is associated with the progress and development of the Methodist

The Heritage Study recommends that the Old Church building be included in the Victorian Heritage Register and the Shire’s Planning Scheme Heritage Overlay.

Management and Use

The building is owned by the Buloke Shire and leased by Aussie Stitches. The Shire undertakes major maintenance and Aussie Stiches maintain their facilities within the building.

Condition and functionality

• There is some noticeable cracking in the masonry of the main production room. The south east buttress needs attention and south east has gable coping that are stained - indicating water damage. • The northern bay of the east wall had a patch of masonry which has lost pointing. • There are areas with exposed cables • The timber window frames, doors and fascias of the rear production room/store look shabby and need painting • Some of the exit doors are non-compliant

Aussies Stitches indicate that the building is satisfactory from a functional perspective.

Recommendations

1. Develop a works schedule to address the defects identified in the fabric audit

5.5 Senior Citizens Centre Address/Site Description

The Centre is located on Hammill Street (Borung Highway), 80 metres northeast of Wood Street. The centre is situated immediately north west and adjacent to the proposed Donald Family Services Centre.

History of building

The centre was built by the Shire of Donald in

1985.

Building description

The Centre consists of 17 spaces including the main hall, card room, pool room, sick bay, amenities areas, kitchen and storerooms.

Heritage value

The building was not included in the Heritage Study and is not considered to have heritage value of any significance.

Management and Use

Council takes bookings and undertakes major maintenance. The Donald Senior Citizens Club (with 40 members, 15 regulars) performs the other management functions.

The Centre is used for a number of community activities. They include Senior Citizens Club activities, Probus meetings, Donald 2000 Inc meetings, Cafe Church, elections, Bridge Club, weddings and other community groups.

Condition and functionality

• Toilets frequently block • Floor in main room is sloping • External landscaping is poor

From a functionality perspective, the building is satisfactory.

Recommendations

1. Develop a works schedule to address the defects identified in the fabric audit

5.6 Soldiers Memorial Hall / RSL Building Location /Site Description

The Hall / RSL building is located on the corner of McCulloch and Houston Streets. The site is flat and the building occupies most of the site. The facility is part of civic community facilities precinct comprising the Masonic Hall, the Hall / RSL building, Shire Offices, the Old Church building and the soon to be built Donald Family Services Centre.

History of building

The Hall/RSL building was constructed in 1936 to replace the original Hall located in Woods Street that was destroyed by fire in 1930.

The facility cost £6597 to build. The RSL contributed £2000 and a public raised a further £2000. There is no information on how the gap was funded.

Building description

The RSL building consists of 6 spaces. These spaces include the foyer area, social room, bar area, amenities, kitchen and large pantry.

The main hall consists of 13 spaces. These spaces include the main hall, supper room, foyer, stage, change areas, kitchen, amenities and storage facilities.

Heritage value

The Hall/RSL building is architecturally significant at a Local level. It demonstrates individual design qualities of an interwar Art Deco Style.

The building is historically and socially significant at a Local level. It is associated with the evolution and development of cultural life in Donald having served as the centre of community and recreation activity in Donald since 1936.

The Heritage Study recommends that the building be included in the Planning Scheme Heritage Overlay.

Management and Use

Hall The Soldiers Memorial Hall Committee is responsible for the basic maintenance of the hall and for advocating for funding for the hall on behalf of the community. The Shire takes bookings from users and undertakes major maintenance.

The hall is used for various community activities including:

• Donald Dance • Local schools for concerts, plays and speech nights etc • Debutante balls • Youth Discos • Church groups • Weddings and birthday parties

RSL building The Shire undertakes major maintenance of the building. The RSL is responsible for minor maintenance and upkeep and for coordinating the use of the facility.

The facility is mainly used for RSL meetings and other club activities (around 60 members). Community use is not encouraged in order to protect memorabilia.

Condition and functionality The main hall and RSL building are generally satisfactory from a functionality perspective. A detailed assessment of the condition of the The main hall could be improved by the building is contained in the building fabric following works: audit attached as Appendix 1 of this report. A summary of the main defects identified in • A 10 min drop off parking area is needed the audit and consultation with users is as at the front follows: • Consideration should be given to installing a covered walkway from the Main Hall side doors to the stage dressing rooms and to the former men’s toilets • There are structural cracks in many of • Stage needs upgrading – improved the rooms – in some locations severe structure over stage, better stage and • Some cornices and skirting boards are auditorium lighting, new stage curtains pulling away • Windows need to be openable • Some tiles in the amenities areas are cracked Recommendations • The old heater in the main hall is inadequate for the size of the hall 1. Develop a works schedule to address the • There are some problems with floor defects identified in the fabric audit boards at junction with walls 2. Together with the Hall Committee of • The curtains in supper room are old Management develop an upgrade plan • The PA system is not functioning well for the Hall. The Plan should address • The emergency egress and door the following items: hardware signs are non compliant - The defective PA system • The condition of the external toilets is - The proposed covered walkway deteriorating - The refurbishment of the stage area RSL building - The heating and cooling systems - The condition of the external • There are structural cracks in the ceiling toilets and walls of many of the rooms • There are severe cracks in the south wall of the social room • Some cornices and skirting boards have pulled away

• Some tiles in the amenities and kitchen

areas are cracked

• The emergency egress and door

hardware signs are non compliant

• The hot water service does not function

well

• The condition of the external toilets is

poor

5.7 Donald Primary School Address/Site Description

The Primary School is located in Walker Street, Donald. The school site is approximately 2.7ha. Around 40% of the site is covered by school buildings. Most of the buildings are situated in the north eastern section of the site.

History of building

The original School buildings were constructed in 1874. The buildings are still standing and being used. Established as a primary school, it became an elementary school in 1912, but then reverted back to a primary school in 1962.

Building description

The school buildings comprise 15 teaching spaces, offices, staff room, large community kitchen and multi-purpose stadium. 4 more teaching spaces are soon to be provided under the ‘Building Education Revolution’ program. The outdoor areas include hard and grass play areas and a Stephanie Alexander Garden.

Heritage value

Donald Primary School is architecturally significant at a Local level. It demonstrates original design qualities of Victorian and early 20th century school buildings.

The School is historically and socially significant at a Local level. It is associated with the development of State and Higher Elementary schools education in Donald from 1874 and it valued by the local community for education reasons.

The Heritage Study recommends that the School buildings be included the Shire’s Planning Scheme Heritage Overlay.

Management and Use

The School site is owned by the State Government and managed by the Donald Primary School Council.

Most of the School buildings are exclusively used for school activities. The ‘black room’ is available for community activities. The stadium is also used for community programs – these include kindagym; football, netball, hockey and cricket training; fire brigade training and other like activities.

Condition and functionality

Most of the School buildings need general refurbishment. The stadium and kitchen are new and in excellent condition.

All the School buildings are satisfactory from a functionality perspective.

Recommendations

- Assist the Donald Primary School with promoting the availability of the black room and stadium for community use.

6. Master Plan Recommendations 6.1 General Recommendations

Streetscape Improvement Undertake streetscape works to improve both the aesthetic and amenity values of both Woods and McCulloch Streets. Streetscape improvements could include; paving, lighting, seating, shade trees, additional grape vines, power line under-grounding, and the creation of kerb outstands at certain locations (refer below) to allow for street trees and small seating / gathering areas where there is sufficient space. New streetscape works should aim to unify and indentify Woods and McCulloch Streets as the core Township area and commercial hub of Donald and visually link important areas, facilities and landmarks.

Pedestrian Outstands Pedestrian outstands (widened sections of footpath) should be created to provide a number of areas along the streetscape where pedestrians can sit, gather and relax beneath the canopies of shade trees. Pedestrian outstand areas should feature seating, shade trees, litter bins and feature paving and can also provide a highly visible platform for public art and displays. The pedestrian outstands should be sited at major crossing points and areas of high pedestrian activity.

The outstands could also be utilised by traders to provide alfresco dining areas or product displays. By providing comfortable and inviting areas where people are able to sit and talk, shoppers are invited to spend Above: Visualisations of a typical kerb outstand including widened footpath, seating, more time in the retail area, increasing vitality shade trees and feature paving. and in turn, potentially increasing trade.

Left: Visualisation of

Woods Street looking to

the north-west showing the

kerb outstands, feature

Jacaranda shade trees

and additional grape vines

on shop front verandahs.

Pedestrian Links The subtle curved shape and bevel treatment Establish pedestrian links from Woods and of the signs echoes the traditional Victorian McCulloch Streets to the DFSC site. Some of architecture throughout the town while giving the proposed links are immediately possible it a contemporary feel. The colour palette has via Council owned land, whilst others will been developed to reflect various elements of require Council to undertake long-term land the region. The burnt red/orange is acquisition / land swaps of privately owned representative of the bricks on many of the property. The proposed links will provide local historic buildings. The green tone is greater permeability through the core indicative of the grass and surrounding Township area and link the major community bushlands. The dark brown/umber has been facilities. Broader links across Donald should used to create contrast and a base for the also be established and could be utilised for vibrant colour panel to sit out from. The themed walking trails. Refer to section 6.2 cream/neutral colour references the wheat and 6.3 of this chapter. and wool trade of the region and has been chosen for its distinction against the richer Civic Park colours without having the starkness of plain Create a new civic park on the new DFSC white. Finally, the typeface has been chosen site. The park is to be made readily for its clarity and readability, being a slab accessible from Woods, McCulloch, Hammill serif font, it maintains a historic feel while and Houston Street via existing and also presenting a modern appearance. proposed pedestrian links. The civic park is to be a central open space which unifies and Refer to plan L3, Master Plan (Precinct 2). links the various community facilities such as the Civic Hall, the Information Centre, the Senior Citizens Club, the Primary School, the RSL Memorial Hall and the new DFSC building. The park will provide picnic facilities, large shade trees, a public playground, a performance space and congregating spaces and could also feature a number of art installations.

Signage Implement a new signage strategy throughout Donald to create a new identity for the town. The same style of signage could be used for all gateway, directional and interpretive signs throughout Precincts 1 and 2 to create an overall theme and continuity which will assist in the legibility and effectiveness of the signage.

As part of this Master Plan study, a Township Signage Concept Development Report has been prepared and is attached as Appendix 2 of this report. The concept references a number of elements from within the region.

6.2 Key Linkages 6.3 Themed Trails Clear linkages, pedestrian and visual, are key A series of themed trails could be developed in creating vibrant, inviting, and functional as self-guided walks through Donald, each townscapes. The creation of pedestrian and focussing on different aspects of Donald’s visual linkages can tie together what were character. Several examples of themed trails previously fragmented and separated exist, most famously Melbourne City’s spaces, linking key sites and facilities of the “Golden Mile” Heritage Trail, however Township. When the direct line between two examples also exist in regional settings such spaces is closed and obscured, the physical as, Wonthaggi, Maldon, Castlemaine and distance between them can appear much Smythesdale. The proposed trails should be larger than reality. This results in car relatively short in distance, making them dominated travel, leading to fragmented easily accessible to people of all age-groups urban development in which people prefer to and abilities. Four suggested themes are: drive a relatively short distance between two • Environmental trail points than walk. People should be • Heritage trail encouraged to walk within the core Township • Art trail area. In the creation of pedestrian linkages it • is important to be direct, clear, safe and Rail and Industry / Agricultural trail inviting. Legibility of the path, travel time and Each trail should be developed with way- visual appeal are three of the main incentives marking directional signage and pathfinding that lead to a successful link. Community markers as well as individual brochures involvement should be promoted in containing a map and information on key developing the trails and undertaking features of each trail. Wherever possible, recurrent projects. local community groups, including school children (both primary and secondary), Corridors and Planting should be encouraged to contribute to the development of the trails. Each corridor is to have a unique planting pallete that ties in with the overall theme as well as complementing and enhancing the immediate surroundings of that location.

Some planting examples could include:

- Avenues of native peach trees, Quandong, that will fruit in late winter to early spring

- Jacaranda trees with their elegant sculptural form and brilliant purple floral displays would be ideal for the town centre, adding colour and shade

- Mallee Eucalyptus can be used for their excellent floral displays, interesting form and their resilience and ability to grow in harsh soil and climate conditions. Species could include, Eucalyptus erythronema, E. cornuta,

E. campaspe, E. salubris, E. stoeti and E. forrestiana.

Environmental Trail This trail is proposed to follow the existing route of the Federation Trail from Bullocks Head to just east of Scilley’s Island and should be developed in association with revegetation and ecological improvement works to the Richardson River. Markers and signage could take on a wildlife or leaf motif Suggested Environmental Trail route. or an image of the meandering river, highlighting the contrast of drought and flood to distinguish the trail.

Heritage Trail This trail could commence at the War Memorial in Memorial Park and terminate at the Agricultural Museum. The trail could incorporate the; War Memorial, Post Office, Old National Bank, St George’s Theatre, old shop facades, the Township’s civic buildings, the former railway station, grain silos and the Agricultural Museum.

The trail could be developed in association with the Historical Society who could provide information to be included on signage, story boards and within a brochure. Markers and signage could take on the image of an iconic Suggested Heritage Trail route. building (such as the Civic Hall) to distinguish the trail.

Art Trail This trail could provide an identity to the proposed link from the Donald Memorial Park to the new Civic Park at the DFSC site. Artwork could be displayed along the trail at regular intervals and include static, mobile and temporary installations. Artwork should Suggested Art Trail route. evoke the rural and agricultural character of Donald (wheat, sheep, rail, windmills, farm machinery / implements), the Township’s heritage and showcase sustainable practices and technologies (solar power, wind, water).

Rail Trail This trail could be a subset to the heritage and the art trail, but more closely focus on the historic and current railway operations in Donald. Features could include the former railway station, the silos, the train park and interpretative information regarding the Suggested Rail Trail route. storage and transport of wheat.

6.4 Art in the Township Encourage artistic initiatives and designs that engage with the Township and develop collaboratively with the community. Promote ideas that can enhance the public realm, including the streetscapes, Apex Park, Bullocks Head, Donald Memorial Park, Train Park, the McCulloch Street Plaza and the new Civic Park, site of the DFSC. Artwork should create interest for tourists and have meaning for the local community. Reflect and enhance the many narratives of Donald.

Artworks, trails and landmarks such as the reasonably complete streetscape, the Richardson River and Bullocks Head for instance, become points of memory and reference for visitors in their journeys from place to place.

Materials should reflect Donald’s regional and agricultural character through use of heavy timbers, corrugated steel, corten steel and an earthy colour palette.

Examples of Possible Art Projects:

Display wheat garden Create a demonstration wheat field in the centre of the Township. A living symbol, the wheat can be sown and looked after by the local school children, providing valuable educational opportunities. The field will demonstrate a visible connection, to recognise the importance of wheat to Donald by bringing one of the most significant symbols of the Township into its centre.

Existing site

Paving Patterns Majestic and silent, quietly watching, their long shadows stretch across these fields as the sun sets and rises. Take the image of the windmills, and bring them into the town, something essentially Donald, the open space, the long glowing sunsets and the windmills.

Sustainable Lighting

The lighting is cleverly powered by solar power, a reference to the region’s sustainable future. Local community groups, perhaps members of the Men’s Shed, could help to create lights out of old pieces of metal machinery. Many different and unique light pieces could be created, enhancing the place as well as providing functional and safe night- time lighting.

Screening Create subtle visual screens out of printed / perforated metal, featuring images of Donald. The perforated screening can be used in conjunction with galvanised and corrugated steel, conjuring images of farm sheds and water tanks as well as corten steel to evoke the rustic and earthen character. Recycled railway sleepers could be used as posts to reference the history of rail in Donald. The screening can be utilised to block undesirable views to private property and subtly block-out views of the farm machinery stored in the mid-block area near the DFSC site.

Closed shops

Use the windows of closed shops as temporary gallery spaces for community artists or the art of the local school children. There is also potential to paint the facades as art pieces. Silhouettes, paintings and signage could also be used to reference the historic uses of old shops within the core Township area, such as representations of petrol bowsers at the old Donald Motors. There are several vacant shops in Woods Street that this could be applied to.

The visualisation above shows the windows of the closed Donald Motors becoming gallery spaces. Metal cutout silhouettes in the nature strip, signage and silhouette paintings on the façade could display a history of petrol bowsers which were used over the decades.

7. Appendices 7.1 Building Audits 7.2 Donald Township Signage Concept Development 7.3 DFSC Design Principles

7.1 APPENDIX 1 - Building Fabric Audits

44 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 1 - Municipal Offices Inspected by IRH Address Cnr Houston & McCulloch Streets, Donald Plans made available Yes Owner Buloke Shire No. of Floors 1 Occupier Buloke Shire Class of building 5

Site Description Corner site, flat land with building occupying large percentage of site. Paving to south and east frontages and small soft landscape section to west rear Building Description Eclectic Arts and Craft style. External wall rendered brickwork with feature gables and towers, decorative timber windows and terracotta-tiled roof. Internally decorative front of house rooms and simpler offices. High ceilings, generally hard plastered masonry walls but with some later dry walls. Timber floors.

Internal Audit No. Room Name Type Description Concern

disrepair /Access Appearance Maintenance Safety Health/Hygiene Material Material 01 Foyer/Reception Floor Tim/Sheet vinyl Vinyl cracked at entry     Ceiling PLB/Tim panelling/ Crack decorative cornice to  decorative cornice wall face N Wall Brick/Plaster-Tim panel Diagonal hairline cracks   /Exposed cables S Wall Brick/Plaster-Tim panel Old holes/exposed cables   E Wall Brick/Plaster-Tim panel Vert. crack from top of    doorway/Exposed cables W Wall Brick/Plaster-Tim panel Doors Tim panelled Old W door closer detached   02 Council Chamber Floor Tim/Carpet Ceiling Decorative curved Appears to be in good plaster/deep decorative condition. Exceptional cornice quality to be conserved N Wall Brick/Plaster Staining to upper plaster   from above S Wall Brick/Plaster Staining to upper plaster    /opening between ceiling and cornice/old cracks plastered over. Windows not operable E Wall Brick/Plaster Decorative plaster frieze W Wall Brick/Plaster Decorative plaster frieze Doors Tim panelled Old knobs not disabled  friendly Joinery Fixed bench Quality stained timber bench 03 Planning Floor Tim/Carpet Carpet strip missing.    Skirting damaged. Ceiling Painted panelled ceiling with deep cornice N Wall Brick/Plaster Patching   S Wall Brick/Plaster    E Wall Brick/Plaster Untidy appearance/old   panelled box/switchboard cupbd / pinboard

Document Issue: Draft 19/07/10 Page 1 of 7 No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material W Wall Brick/Plaster Unsightly appearance/    window partly panelled over for A/C unit/ fireplace with decorative mantelpiece. Fire boarded up. Check loose plug-in cable. Doors Tim panelled Old knobs not disabled  friendly Windows Tim Painted Sills weathered and water    damaged. Tape on catch Joinery Timber stained Remnants of old, unused  fixed joinery clutter walls. 04 Storage Floor Tim/Carpet Ceiling Plaster Rough heavily cracked    N Wall Brick/Plaster Large crack over doorway –    needs monitoring S Wall Brick/Plaster Large diagonal crack over    doorway – needs monitoring. Other structural cracks E Wall Brick/Plaster Half wall cracked and    patched. Space over used for storage W Wall Brick/Plaster filled with fitted timber shelving – slight cracking above Doors Tim panelled 05 Strong Room Floor Concrete Patched    Ceiling Corrugated vaulted N Wall Concrete Patched    S Wall Brick/Plaster Built-in shelves    E Wall Concrete Patched    W Wall Brick/Plaster Plaster broken away around doorway Doors Safe door 06 Building Surveyor and HACC Services Floor Tim/Carpet Tiles to front of fireplace Ceiling Plasterboard Slight cracking across face   N Wall Brick/Plaster Crack between north and    west wall on junction S Wall Brick/Plaster Diagonal crack from    doorway up towards external wall E Wall Brick/Plaster - W Wall Brick/Plaster Patched above window, air    conditioner in place. Old fireplace – decorative over mantle, brick surround of later period Doors Tim panelled/glazed Old door knobs not  plus flush painted disabled friendly Windows Tim Painted Windows paint sealed  Joinery White painted deep Some damage and over-  

Document Issue: Draft 19/07/10 Page 2 of 7 skirtings and architraves painting. Fitted shelves in store No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 07 Economic Development Manager Floor Tim/Carpet Ceiling Panelled with Decoration broken by new  decorative cornice W wall N Wall Brick/Plaster S Wall Brick/Plaster Decorative fireplace with shelves added E Wall Brick/Plaster W Wall Tim/Plasterboard Doors Tim panelled/lever plus Old door knobs not  flush painted/knob disabled friendly Windows Tim Painted Joinery White painted built-in shelves 08 Kitchen Floor Tim/sheet vinyl Gaps floor to E & W     skirting. Skirting mounted GPOs too close to floor Ceiling panelled with Decoration broken by new  decorative cornice E wall N Wall Brick/Tim panel Gaps behind tile backing  painted/tiles over and tim panelling S Wall Brick/Tim panel painted Half glazed divider wall E Wall Tim/Plbd/Tim panel Gaps behind tile backing  painted/tiles over and tim panelling W Wall Brick/Tim panel painted NW old fixing holes   Doors Tim panelled Sliding door added-no   bottom support Windows Tim Painted awning Joinery Lam kitchen benches Gap between benchtop and  tiles needs sealing 09 Customer Service Floor Tim/Carpet Carpet good condition Ceiling Plasterboard Slight crack in ceiling N  N Wall Brick/Plaster S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster Doors Tim panelled/glazed plus flush painted Windows Tim Painted Joinery/trims Painted masonite skirting and fixed bench cupbd 10 Corridor Floor Tim/Carpet Good, new-looking carpet Ceiling Plasterboard Slight cracking across face   N Wall Brick/Plaster Diagonal crack bottom right    to top left S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster Diagonal crack over door    bottom left to top right

Document Issue: Draft 19/07/10 Page 3 of 7 Doors Flush painted Joinery trims White painted deep Non-matching skirting types  skirtings and architraves No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 11 Copier Floor Tim/Carpet Good, new-looking carpet Ceiling Plasterboard N Wall Brick/Plaster No skirting  S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster No skirting  Doors New flush painted sliding 12 Male Toilet – handbasin area Floor Tim/tiles Good condition Ceiling Plasterboard N Wall Brick/Plaster/tiles Patching and slight   cracking to upper plaster finish S Wall Brick/Plaster/tiles E Wall Brick/Plaster/tiles/mirror W Wall Brick/Plaster/tiles Doors Panelled painted Old door knobs not  disabled friendly. Old closer at head height. Joinery Tim vanity with inset Good condition basin 13 Store – computer frame Floor Tim/masonite Old floor covering in poor     condition. Mixed skirtings Ceiling Plasterboard with open Low ceiling. Needs    ceiling access hatch dedicated ventilation for computer heat load. Light fitting cover missing N Wall Tim stud/Plaster Paintwork missing   S Wall Brick/Plaster E Wall Brick/Plaster W Wall Tim stud/Plaster Paintwork missing   Doors Flush painted/lever handle General Spatial considerations. Poor access with centrally   Computer frame. placed computer frame plus Telstra cabinet random storage 14 Male Toilet – wc cubicle Floor Tim/tiles Good condition Ceiling Plasterboard Cracks between ceiling   lining and cornice N Wall Brick/Plaster/tiles S Wall Brick/Plaster/tiles Slight cracking to upper   plaster finish E Wall Brick/Plaster/tiles W Wall Brick/Plaster/tiles Doors Flush painted Old door knobs not  disabled friendly.

Document Issue: Draft 19/07/10 Page 4 of 7

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 15 Female Toilet – handbasin area Floor Tim/tiles Good condition Ceiling Plasterboard N Wall Brick/Plaster/tiles S Wall Brick/Plaster/tiles E Wall Brick/Plaster/tiles/mirror W Wall Brick/Plaster/tiles Doors Panelled painted Old door knobs not  disabled friendly. Old closer at head height. Joinery Tim vanity with inset Good condition basin 16 Female Toilet – wc cubicle Floor Tim/tiles Good condition Ceiling Plasterboard N Wall Brick/Plaster/tiles S Wall Brick/Plaster/tiles E Wall Brick/Plaster/tiles W Wall Brick/Plaster/tiles Doors Flush painted Old door knobs not  disabled friendly 17 Cleaners Store Floor Tim/painted Cut lines for access.    Cleaning fluids stored but floor not impervious Ceiling Plasterboard N Wall Brick/Plaster/shelves S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster Doors Flush painted Old door knobs not  disabled friendly 18 Corridor Floor Tim/Carpet Good, new-looking carpet.   Loose mat at door-trip hazard Ceiling Plasterboard Paint on light fitting  N Wall Brick/Plaster Door frame head dropped   S Wall Brick/Plaster E Wall Brick/Plaster marginal cracks – running  from storeroom door W Wall Brick/Plaster Significant horizontal cracks    between two doorways - need to be monitored Doors Flush painted/N exit door with half glass 19 Lunch Room Floor Tim/carpet Gap between carpet and N   skirting Ceiling Plasterboard Crack between cornice and   ceiling

Document Issue: Draft 19/07/10 Page 5 of 7

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material N Wall Tim stud/Plaster Crack at W wall joint.    Improvised whiteboard S Wall Brick/Plaster E Wall Brick/Plaster Horizontal crack (refer room    18 note) W Wall Brick/Plaster Crack diagonal to 600mm    below window sill Doors Flush painted/lever entry Store door knob disabled  handle. Knob to store unfriendly Storeroom Fitted shelves Crack in W wall.     Old brown linoleum Environmental check floor floor covering material 20 Environmental Health Officer Floor Tim/carpet Ceiling Plasterboard Slight crack S cornice to   ceiling N Wall Tim stud/Plaster S Wall Brick/Plaster E Wall Brick/Plaster Horizontal crack (refer room    18 note) old hanging batton W Wall Brick/Plaster Doors Flush painted Knob handle not disabled  friendly 21 Porch Floor Tim/linoleum Floor access cut out with masonite panel inset. Set down for mat deep set-trip hazard Ceiling Plasterboard Access panel in ceiling leads to tower N Wall Tim stud/Plaster S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster Doors Cedar-painted Joinery trims Cedar-painted 22 Porch Floor Tim/linoleum Floor access cut out with masonite panel inset. Set down for mat deep set-trip hazard Ceiling Plasterboard Access panel in ceiling leads to tower N Wall Tim stud/Plaster S Wall Brick/Plaster E Wall Brick/Plaster W Wall Brick/Plaster Doors Cedar Badly pinned and damaged    Joinery trims Cedar Badly pinned and damaged   

Document Issue: Draft 19/07/10 Page 6 of 7

Figure 1 Plan of Shire Offices

Note that the above plan has been prepared for the purpose of this report. Whilst care has been taken to provide the appropriate degree of accuracy, the author does not take any responsibility should the plan be used for any other purpose.

Document Issue: Draft 19/07/10 Page 7 of 7 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 2 – Masonic Hall Inspected by IRH Address McCulloch Street, Donald Plans made available No Owner Buloke Shire No. of Floors 1 Occupier Buloke Shire Class of building 9b

Site Description Flat land alongside car park shared with Municipal building. Garden to front and service access to west. Building Description Built 1891, simple rectangular plan, purpose built for Masonic use. Now vacant. Painted masonry walls with significant cracks; cracks to S wall and large cracks to E wall above door and rear window. Corrugated iron roof heavily rusted, particularly around old air conditioning frame. Fascia gutters with rusted downpipe running across east wall. Timber windows, high level apart from rear with poor paint and cracked sill. Door paint poor and surround walls cracked.

Internal Audit No. Room Name Type Description Concern

Safety Appearance Maintenance Health/Hygiene Material disrepair Material

01 Main Hall General Strong damp/ rotting smell.     Appearance of degradation Floor Tim/old carpet Floor spongy and very      spongy in parts – signs of heavy white ant infestation, possible dry rot. Decay to skirting. Ceiling Pressed metal with Cracks on edges with debris     susp. light fittings material coming through gaps. Signs of vermin invasion N Wall Brick/plaster/paint Severe cracking NE corner.    Cracking along skirting S Wall Brick/plaster/paint Severe vert cracks E Wall Brick/plaster/paint Severe cracking NE corner.     Cracking to S. Damp damage. W Wall Brick/plaster/paint Cracking to N   Doors Tim panelled Old door closer detached   02 Rear Hall Floor Tim/old carpet Floor spongy in parts –      check for white ant infestation and/or dry rot Ceiling Timber lining boards. Some debris coming from    gaps and openings. Air register damaged N Wall Brick/plaster/paint Paintwork tired  Fitted cupboards S Wall Brick/plaster/paint Severe cracking with plaster     coming away E Wall Brick/plaster/paint Severe cracking over      window. Plaster coming away over door and water damage W Wall Brick/plaster/paint Severe cracking with plaster     coming away Switchboard Old Should be checked for   asbestos material. Does not meet current standards

Document Issue: Draft 19/07/10 Page 1 of 3

No. Room Name Type Description Concern

Safety Appearance Maintenance Health/Hygiene Material disrepair Material

03 Kitchen General Strong decay smell and    appearance of abandonment Floor Concrete and Dirty old linoleum curling up.      linoleum Old damp problem? Ceiling Plasterboard Old paintwork  N Wall Brick/plaster/tiles Old cabinets     Fitted cupboards S Wall Brick face Stained  E Wall Brick/plaster/tiles Old cabinets     W Wall Brick face Stained  04 Washroom General Dark, dirty, decayed    Floor Concrete and Dirty old linoleum curling up.      linoleum Ceiling Plasterboard Old paintwork  N Wall AC Sheet painted Asbestos check required      Severe termite attack on door jambs S Wall AC Sheet painted Asbestos check required    E Wall Brick face Stained  W Wall Brick face Stained. Seals to basin?   05 Toilet General Dirty, decayed    Floor Painted concrete Overflow staining on floor.      Crack in floor. Paint worn Ceiling AC Sheet painted Asbestos check required    N Wall Brick face. Urinal Staining. Cracked walls and      and tile surround tiles around urinal S Wall AC Sheet painted Asbestos check required      Termite attack in skirting and doorjamb. E Wall Brick face painted Stained  W Wall Brick face Stained. Cracks  

Summary The building is vacant and has fallen into disrepair. There is evidence of extensive termite infestation and there has been significant foundation movement leading to some severe structural cracking. The odour in the main hall indicates that there may also be some dry rot. Further to this, given the general degradation of finishes and fittings, the cost of refurbishing this building would be very high, entailing structural underpinning, replacement of roof and flooring, extensive re-plastering and replacement of joinery trims together with repainting, wall finishes, floor coverings and joinery, as well as replacement of asbestos products and re-wiring.

Given that the building is purpose-made for a very particular user group and that this usage is no longer required, refurbishment costs do not appear to be justified and consequently the recommendation is to demolish the building, which would free up the property for incorporation into the redevelopment.

Document Issue: Draft 19/07/10 Page 2 of 3

Figure 1 Plan of Masonic Hall

Document Issue: Draft 19/07/10 Page 3 of 3 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 3 - Shop Inspected by IRH Address Woods Street, Donald Plans made available No Owner Buloke Shire No. of Floors 1 Occupier Buloke Shire Class of building 6

Site Description Retail site, flat land with building occupying large percentage of site. Frontage to street and rear access to unfenced shared vehicle area. Partial side access strips. Building Description Butterfly plan glazed shop window frontage. Concrete block walls, metal deck low-pitched roof and Stramit panel ceilings. Internal lightweight partitions. Building varies slightly in floor level at half depth. North parapet wall bulge top rows blocks-safety issue. Exposed services on north wall face. Fence to north strip unsightly and damaged and rubbish litter collected. Fence to south strip unsightly. Rusted grille on south wall. Front canopy old ribbed decking looks untidy. Remnants of shading cloth hanging from canopy edge. Part shade remains

Internal Audit No. Room Type Description Concern Name

disrepair /Access Appearance Maintenance Safety Health/Hygiene Material Material 01 Office Floor Concrete/Carpet Ceiling Painted Stramit panel and exposed purlins N Wall Conc Block painted Includes switchboard S Wall Plasterboard painted E Wall Plasterboard painted Cupboard and bench W Wall Shopfront Doors Tim panelled-half glass 02 Shop Floor Concrete/Carpet Sheet vinyl section left over  Sheet vinyl section from previous use out of place Ceiling Painted Stramit panel Stain at woodstove flue plate  and exposed purlins N Wall Painted horiz boarding/ Wall tiles leftover from  Plasterboard painted previous use out of place S Wall Conc Block painted/ slotted panel E Wall - W Wall Shopfront Doors Glass/alum shop door 03 Kitchen Floor Concrete/sheet vinyl Ceiling Painted Stramit panel and exposed purlins N Wall Conc Block painted S Wall Rear of bookshelf unit Cardboard panel unsightly  E Wall Plasterboard painted W Wall Painted horiz boarding Fittings Kitchen cabinets

Document Issue: Draft 19/07/10 Page 1 of 3

No. Room Type Description Concern Name

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 04 Store Floor Concrete Unsealed  Ceiling Painted Stramit panel and exposed purlins N Wall Conc Block I S Wall FC sheet painted E Wall FC Sheet W Wall FC sheet painted Built in shelves Door Hollow core tim 05 WC Floor Concrete/sheet vinyl Ceiling Painted Stramit panel and exposed purlins N Wall Conc Block painted S Wall FC sheet painted E Wall Conc block painted W Wall FC sheet painted Door Hollow core tim Fixtures WC and handbasin 02 Interface between Shop and Rear Shop 06 Floor Concrete/carpet Slight ramp in floor has temp   warning strips – requires tactile indicators Ceiling Painted Stramit panel Rough connection of ceiling  and exposed purlins finishes at beam/old hooks Walls Temp partitions Usage may require better partitioning 06 Rear Shop Floor Concrete/Carpet Sheet vinyl left over from  Residual sheet vinyl previous display use out of section place Ceiling Painted Stramit panel Follows roof pitch. Water    and exposed purlins damage to plasterboard over roller door N Wall Conc Block painted  S Wall Conc Block painted E Wall Plasterboard painted Water damage to    plasterboard over roller door W Wall Conc Block painted Leftover wall tiles from  High clerestory windows previous usage out of place residual wall tiles Doors Roller door May cause draughts. Visual   conflict with shop usage? If so, consider air-lock Fittings Ex display kitchen Leftover cupboards used well  cupboards but appear out of place

Document Issue: Draft 19/07/10 Page 2 of 3

No. Room Type Description Concern Name

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 07 Training Floor Concrete/Carpet Ceiling Painted Stramit panel Follows roof pitch. Water    and exposed purlins damage to plasterboard N Wall Conc Block painted S Wall FC painted E Wall Conc Block painted W Wall FC painted 08 Office Floor Concrete/Carpet Ceiling Painted Stramit panel Follows roof pitch and exposed purlins N Wall Plasterboard painted S Wall Conc Block painted E Wall Conc Block painted W Wall Plasterboard painted 09 Shed Floor Concrete Ceiling Metal Follows roof pitch N Wall Metal S Wall Metal E Wall Metal W Wall Metal

Figure 1 Plan of Shop

Document Issue: Draft 19/07/10 Page 3 of 3 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 4 – Aussie Stitches Factory (ex Church) Inspected by IRH Address Cnr Houston & McCulloch Streets, Donald Plans made available Yes Owner Buloke Shire No. of Floors 1 Occupier Buloke Shire Class of building 8 (Previous 9b)

Site Description Corner site, flat land with buildings occupying greater than 50% of the site. Paving entry to the front door (ex Porch) and to the goods entry off Houston Street. Rest of the site is grassed. Building Eclectic Arts and Craft style. The main building was built in 1914 as the Donald Description Methodist Church, the linked rear building built in c. 1950’s as a church hall. The ex church building has external walls of red brickwork with rendered feature areas to the gables, upper porch walls and the two decorative pronounced front corners. The roof is slate and the nave windows in the decorative Gothic style with tracery. There is some noticeable cracking in the masonry. The SE buttress needs attention. The SE nave walls have cracks in masonry and gable coping that are stained, indicating water ingress. N bay of E wall has a patch of masonry that has lost pointing. Internally there are timber floors and painted plaster walls with little adornment. The rear ex hall is utilitarian with a flat roof and brickwork with rendered highlight banding to match the front building. The timber window frames, doors and fascias look shabby and need painting. All the buildings have been occupied by the Aussie Stitches for more than two decades, manufacturing garments on order. The front building is used as the main sewing production room and the rear houses the staff facilities, generating plant and additional production areas.

Internal Audit Front Building (ex Church Building) No. Room Name Type Description Concern

disrepair /Access Appearance Maintenance Safety Health/Hygiene Material Material 01 Reception/Office (ex church porch) Floor Tim/Carpet Ceiling Pressed metal with Water damage alongside N    decorative cornice wall. Cornice/wall separation N Wall Brick/Plaster Significant cracking above    and below window - water damage on upper part of wall. S Wall Brick/Plaster Significant crack from RH     side of door to the ceiling. Small from LH side of door to ceiling. Exposed cables. E Wall Brick/Plaster Severe cracking above    door left diag. to ceiling. Further crack vert. from R. W Wall Brick/Plaster Cracks running diagonally    from door head to ceiling. Doors Tim panelled/Glass S has double full glass      doors and closers. (glass type compliance check advised) Deep hole on one door. E door main entry/exit has non-compliant exit sign and door hardware. Joinery/trims Deep painted timber skirtings and architraves

Document Issue: Draft 19/07/10 Page 1 of 8

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 02 Production shop (ex church nave) Floor Timber – main floor N steps non-compliant –  appears to have been top step 250mm riser, replaced or second 200mm riser. No strengthened. highlight nosings. Ceiling Painted pressed metal A few cracks between pans    with exposed timber and a little staining on north trusses and decorative wall – not too bad condition cornice N Wall Brick/Plaster Plaster damage at trolley    line. Big crack from doors to ceiling. Rose window boarded up. S Wall Brick/Plaster Badly cracked and patched     in SE corner and SW cracks. Exposed cabling. Cracks indicate settlement of S wall. E Wall Brick/Plaster with Window blinds ripped and    decorated style windows holed. Crack SE corner and mouldings/hoppers from S wall and into window moulding and tracery windows. Plaster damage at trolley line. W Wall Brick/Plaster with Plaster damage/holes in     decorated style windows wall. Big cracks. Exposed and mouldings/hoppers cables. Plaster damage at trolley line. Doors Tim panelled painted South exit doors non-     compliant sign and hardware. SE exit door blocked with equipment. Damage to S doors. Joinery/trims Deep painted timber Skirting coming away N   skirtings and wall. W and E skirtings architraves badly patched 03 Store (ex church vestry) Floor Tim Ceiling Painted pressed metal Cornice away from W wall.   Suspended cable duct from rear building to Room 02 N Wall Brick/Plaster Exposed cables.    Switchboard Diag. cracks in wall. S Wall Brick/Plaster decorated style windows with hoppers E Wall Brick/Plaster Metal ramp outside door W Wall Brick/Plaster 200mm step at door  threshold Doors Tim panelled painted Windows Painted Joinery System storage

Document Issue: Draft 19/07/10 Page 2 of 8

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 04 Ingo Floor Concrete Ceiling Cement sheet Asbestos check required.  N Wall Doorway S Wall Doorway-no door E Wall Brick/Render W Wall Cement sheet Asbestos check required.    Water stained Doors Tim panelled painted 05 Link Floor Concrete Ceiling Cement sheet Asbestos check required.   Exposed cabling N Wall Brick/Render S Wall Brick/Render E Wall Cement sheet/Roller Asbestos check required.     shutter door Cement sheet damaged to outer face W Wall Brick Doors Flush painted /roller Roller door non-compliant  door as required egress.

Document Issue: Draft 19/07/10 Page 3 of 8

Internal Audit Rear Building (ex Hall Building) No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material

01 Refreshments Room Floor Tim/linoleum Floor covering old/worn and   indicates no underlay. Ceiling Plasterboard/steel truss N Wall Brick/Plaster Cracking below window and    two cracks directly above the window S Wall Brick/Plaster/tiles GPO over sink  E Wall Brick/Plaster Cornice/ceiling separating    Different paint where pelmet removed. Cracks below window and alongside toward N wall W Wall Brick/Plaster Doors Tim panelled painted Non-compliant exit sign and   and half glazed exit hardware Flush painted internal Access unfriendly knob Windows Tim Painted Joinery/trims Painted trims Old kitchen benches.    Skirting missing E wall 02 Corridor Floor Conc/vinyl tiles Asbestos check required on  tiles. Ceiling Plasterboard Exposed cable   N Wall Brick/Plaster/Tim panels S Wall - E Wall Brick/Plaster/Tim panels W Wall Brick/Plaster/Tim panels Doors Flush painted Exit door non-compliant  signage Joinery Painted architraves /stained skirting 03 Production Room/Store Floor Conc/vinyl tiles Asbestos check required on  tiles. Ceiling Acoustic tiles/steel Asbestos check required on      truss ceiling tiles. Exposed cables. Some tiles damaged N Wall Brick/Plaster/Tim panels Wall vents coming away   S Wall Brick/Plaster/Tim panels E Wall Brick/Plaster/Tim panels W Wall Brick/Plaster/Tim panels Doors Flush painted/ S folding Access unfriendly knobs  door opens to Room 04 Windows Painted tim awning Some winder handles   damaged Joinery W Open bench cupbd Asbestos check required on  with vinyl tiles top tiles.

Document Issue: Draft 19/07/10 Page 4 of 8

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 04 Production Room Floor Conc/vinyl tiles Asbestos check required on      tiles. Some tiles coming loose Ceiling Acoustic tiles/steel Asbestos check required on      truss ceiling tiles. Exposed cables. Some damaged tiles N Wall Brick/Plaster/Tim panels Wall vents coming away   S Wall Brick/Plaster/Tim panels E Wall Brick/Plaster/Tim panels W Wall Brick/Plaster/Tim panels A/C in window Doors Flush painted/N folding Access unfriendly knobs  door opens to Room 03 Windows Painted tim awning Fixtures Heavy machinery Cables looped across floor  – suggest closer GPO 05 Wash Room Floor Conc/vinyl tiles Asbestos check required on  tiles. Ceiling Plasterboard N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on   tiles. Exposed pipework. E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on  High level window tiles. Doors Flush painted Access unfriendly knobs  Joinery trims Painted architraves Fittings and Handbasins HBs very low    fixtures Paper towel dispenser Rusted PTD 06 WC Floor Conc/vinyl tiles Asbestos check required on   tiles. Coved skirting damage Ceiling Plasterboard Water damaged at vent   N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on  tiles. E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on  High level window tiles. Doors Flush painted

Document Issue: Draft 19/07/10 Page 5 of 8

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 07 WC Floor Conc/vinyl tiles Asbestos check required on   tiles. Coved skirting damage Ceiling Plasterboard Water damaged at vent   N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on  tiles. E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on  tiles. Doors Flush painted 08 Corridor Floor Conc/vinyl tiles Asbestos check required on  tiles. Ceiling Plasterboard N Wall Brick/Plaster/Tim panels S Wall Tim/Plaster/Tim panels Asbestos check required on  Old switchboard switchboard E Wall Brick/Plaster/Tim panels Asbestos check required on  cement sheet. W Wall Brick/Plaster/Tim panels Doors Flush painted Exit door non-compliant   signage and hardware. Egress used as storage Joinery Painted architraves Door architrave damaged   /stained skirting 09 Washroom / Store Floor Conc/vinyl tiles Asbestos check required on  tiles. Ceiling Plasterboard N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on     tiles. Marked walls. Holes in vinyl tiles E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on  High level window tiles. Doors Flush painted Access unfriendly knobs  Joinery trims Painted architraves Fittings and Handbasins HBs very low    fixtures Paper towel dispenser Rusted PTD Hot water service Exposed pipes from HWS

Document Issue: Draft 19/07/10 Page 6 of 8

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 10 WC Floor Conc/vinyl tiles Asbestos check required on   tiles. Coved skirting damage Ceiling Plasterboard Water damaged at skylight   N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on  tiles. E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on  tiles. Door Flush painted 11 Urinal – Used for storage and generator plant Floor Conc/vinyl tiles Asbestos check required on   tiles. Coved skirting damage Ceiling Plasterboard Hole in ceiling    N Wall Brick/Plaster/vinyl Asbestos check required on  tiles. S Wall Brick/Plaster/vinyl Asbestos check required on  tiles. E Wall Brick/Plaster/vinyl Asbestos check required on  tiles. W Wall Brick/Plaster/vinyl Asbestos check required on     tiles. Tiles peeling off Door Flush painted No handle  Windows Painted with fixed vents Paint peeling    Fixtures and Urinal Oil draining from generator     fittings Generator into urinal. Cupboard sitting Cupboard on urinal hob.

Document Issue: Draft 19/07/10 Page 7 of 8

FRONT BUILDING (EX CHURCH)

REAR BUILDING (EX HALL)

Figure 1 Plan of Aussie Stitches

Document Issue: Draft 19/07/10 Page 8 of 8 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 5 – Senior Citizens Centre Inspected by IRH Address 4 Hammill Street, Donald Plans made available Yes Owner Buloke Shire No. of Floors 1 Occupier Buloke Shire Class of building 9b

Site Description Flat site with paving and landscaped surrounds to the building. The building sits in an open, hospitable manner on the site with a curved low brick wall and seating to the north-west. Building The external façade has face brickwork cladding with timber widows that are full Description height in the main activity rooms and glazed aluminium doors. The floor is concrete slab on ground and the roof terracotta tiled. Internal walls are also face brick. The entrance has a circular lobby with clearstory windows over. A pergola frame provides a feature to the north-west façade. Externally, the fascias and pergola timbers are in need of re-painting. The building has an attractive and cared-for appearance internally and is generally structurally sound but with some settlement issues in the main hall slab and brickwork. New heating/cooling would improve comfort levels.

Internal Audit No. Room Name Type Description Concern

disrepair /Access Appearance Maintenance Safety Health/Hygiene Material Material 01 Lobby Floor Concrete/tiles Feature decorative tiles Ceiling Plasterboard with high clearstory windows and upper timber lining board ceiling. N Wall Face brickwork curved S Wall Face brickwork curved E Wall Face brickwork Switchboard cabinet W Wall Face brickwork High window to hall Doors Stained timber veneer solid core/1/2 glass to hall/al glazed entry door Joinery/trims No skirtings or Cleaning marks around   architraves base of walls 02 Office Floor Concrete/carpet Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Timber panelling E Wall Face brickwork W Wall Face brickwork Doors Stained timber veneer Joinery/trims No skirtings 03 Lounge East Floor Concrete/carpet Carpet stained   Ceiling Plastrbrd/timber cornice N Wall Face brickwork Efflorescence patches   S Wall Face brickwork E Wall Face brickwork W Wall Operable wall Doors Stained timber veneer Joinery/trims No skirtings Fittings Air conditioner

Document Issue: Draft 29/07/10 Page 1 of 5

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 04 Lounge West Floor Concrete/carpet Carpet stained   Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork E Wall Operable wall W Wall Timber panelling Doors Stained timber veneer Joinery/trims No skirtings 05 Cupboard Floor Concrete/tiles Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Timber panelling E Wall Timber panelling W Wall Timber panelling Doors Folding timber panels Joinery/trims No skirtings Fixed shelves Equipment Fire extinguisher No I.D. outside door  06 Corridor Floor Concrete/tiles Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork E Wall Face brickwork W Wall Face brickwork Doors Stained timber veneer Joinery/trims No skirtings 07 Sick Bay Floor Concrete/carpet Damp stains at ext door   Ceiling Plastrbrd/timber cornice N Wall Face brickwork/tiles S Wall Face brickwork E Wall Face brickwork Efflorescence patch at   base W Wall Face brickwork Doors Stained timber veneer Joinery/trims No skirtings / stained full height cupboards Fixtures Handbasin/airconditioner 08 Male Toilets Floor Concrete/tiles Efflorescence patches   Ceiling Plastrbrd/timber cornice N Wall Face brickwork/tiles Efflorescence patches   S Wall Face brickwork/tiles Drill holes in wall   E Wall Face brickwork/tiles W Wall Face brickwork/tiles Doors Stained timber veneer Joinery/trims No skirtings Toilet Terrazzo w- lam doors partitions ad ss trims Fixtures Disabled wc/rails /basin/mirrors/urinal/

Document Issue: Draft 29/07/10 Page 2 of 5 vanity basin No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 09 Female Toilets Floor Concrete/tiles Ceiling Plastrbrd/timber cornice N Wall Face brickwork/tiles S Wall Face brickwork/tiles E Wall Face brickwork/tiles W Wall Face brickwork/tiles Doors Stained timber veneer Joinery/trims No skirtings Toilet Terrazzo w- lam doors partitions ad ss trims Fixtures Disabled wc/rails/basin/ mirrors wc/vanity basin 10 Main Hall Floor Concrete/parquetry tim Slope reported in floor   slab from centre out to N & S edges Ceiling Timber lining boards N Wall Face brickwork/windows S Wall Face brickwork E Wall Face brickwork Diagonal crack follows   brick courses W Wall Tim/plasterboard Doors Stained timber veneer Joinery/trims No skirtings Fixtures/fittings Heating/cooling Old heating/cooling   needs replacement 11 Utility Store Floor Concrete/tiles Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork E Wall Face brickwork Efflorescence patches   W Wall Face brickwork Efflorescence patches   Doors Stained timber veneer Joinery/trims No skirtings Fixtures HWS / toilet cisterns / pipework / mech duct 12 Kitchen Floor Concrete/tiles Efflorescence patches   Ceiling Plastrbrd/timber cornice N Wall Face brickwork/tiles S Wall Face brickwork/tiles E Wall Face brickwork/tiles W Wall Face brickwork/tiles Broken tiles    Doors Stained timber veneer Joinery/trims Kitchen benches Seal top of bench/wall    No skirtings tiles damaged Fixtures Sink/stove/range/ Canopy tilts down to left   range hood – maintenance check reqd. BWU No sink under BWU  

Document Issue: Draft 29/07/10 Page 3 of 5 No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 13 Pantry Floor Concrete/tiles Efflorescence at edge   Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork Efflorescence at base   E Wall Face brickwork Efflorescence patches   W Wall Face brickwork Efflorescence at base   Doorway Tile trim Broken tiles at base    Joinery/trims Fixed shelves 14 Stage Floor Built-up timber floor Ceiling Plastrbrd/timber cornice Paint peeling N Wall Face brickwork S Wall Face brickwork E Wall - W Wall Face brickwork Door Stained timber veneer Joinery/trims No skirtings Timber steps/handrail 15 Store Floor Concrete/carpet Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork E Wall Face brickwork W Wall Face brickwork Doors Stained timber veneer Joinery/trims No skirtings 16 Store Floor Concrete/carpet Ceiling Plastrbrd/timber cornice N Wall Face brickwork S Wall Face brickwork E Wall Face brickwork W Wall Face brickwork Door Stained timber veneer Joinery/trims No skirtings 17 Billiard Room Floor Concrete/carpet Ceiling Plastrbrd/timber cornice N Wall Face brickwork crack S Wall Face brickwork E Wall Face brickwork Efflorescence patches /    Glue mark W Wall Face brickwork Efflorescence patches   Doors Stained timber veneer Joinery/trims No skirtings Fixtures Built-in heater/ Air A/C noisy Conditioner

Document Issue: Draft 29/07/10 Page 4 of 5

Figure 1 Plan of Senior Citizens Centre

Document Issue: Draft 29/07/10 Page 5 of 5 BUILDING FABRIC AUDIT Date of Inspection 9 June 2010 Building 6 – Soldiers Memorial Hall / RSL Inspected by IRH Address Cnr Houston & McCulloch Streets, Donald Plans made available Yes Owner Buloke Shire No. of Floors 1+Mezzanine Occupier Buloke Shire Class of building 9b

Site Description Flat site with paving and carpark surrounds to the building. The building has two fronts; The Soldiers Memorial Hall fronts McCulloch Street with a secondary access to Houston Street and the attached RSL fronts Houston Street. Building The external façade is brickwork, the front facades in cream brick and the sides Description and rear in red brick. The frontages have low roofs with parapet walls and the main hall pitched corrugated metal roofing. The predominant style of the frontages is Art Deco, both for the original 1920’s hall and for the RSL addition. There is a recent metal shed structure that has been attached to the east wall of the main hall. The building has a number of structural cracks that require attention and there are significant OH&S issues that should be addressed if the building is to continue to be used for by the public. The emergency egress signage and door hardware are non-compliant and a fire services /materials assessment is required. The heating and cooling for the building require updating and the toilet facilities would benefit from a new refit. Essentially, the hall is a great asset but it requires some essential works to make it an asset fit for continuing use into this century.

Internal Audit Soldiers Memorial Hall No. Room Name Type Description Concern

disrepair /Access Appearance Maintenance Safety Health/Hygiene Material Material 01 Lobby Floor Tim/stick-down carpet Carpet shabby    Ceiling Plasterboard with Light fittings old, damaged    coffers and and inappropriate. Some decorative cornice damage to cornice N Wall Plaster/tim panel/ Skirting pulled away    honour board alongside LH door S Wall Plaster/glazed entry E Wall Plaster/tim panel Stained tim   W Wall Plaster/tim panel Skirting pulled away    Doors Stained timber with Mixed glass-some original      full glass – set of 4 Art Deco etched glass, pairs. some plain. Old and current usage Stained timber signage-confusing/ panelled doors to makeshift and non-compliant side rooms Joinery/trims Tim panelling to door Tim panelling damaged    head height with around skirtings integral skirtings and architraves Fittings Timber box office with Art Deco glazing

Document Issue: Draft 5/08/10 Page 1 of 10

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 02 Male Toilet Lobby Floor Timber/tiles Tiles dated/grouting dirty    Ceiling Plasterboard S cornice pulling away    N Wall Masonry-plaster/tiles S Wall Masonry-plaster/tiles Tiles damaged around     cracked window/ rust E Wall Masonry-plaster/tiles Architrave cut away at base     W Wall Masonry-plaster/tiles Strip panel to Room 3    pulled away from window Doors Timber painted East door sticking at floor.     North door stop missing Joinery/trims Architraves painted tim Fixtures Basin/mirrors/vanity Mirror damaged     basin Waste unpainted PVC 03 Male Toilet Floor Timber/tiles Tiles dated/grouting dirty     Floor tiles cracked at waste Ceiling Plasterboard Cornice pulling away    Skylight Crack across ceiling/water damage/old light fitting N Wall Masonry-plaster/tiles Tile cracks around urinal     Structural crack NE corner Unsealed at corner S Wall Masonry-plaster/tiles E Wall Masonry-plaster/tiles Tile cracks around urinal     Structural crack W Wall Masonry-plaster/tiles Paint damage    Doors Timber painted Joinery/trims Architraves painted tim Toilet partitions Terrazzo w- lam doors ad ss trims Fixtures Urinal Urinal cistern leaking     WC 04 Cleaner’s Store/Switchboard Floor Timber untreated No impervious surface for     Raised concrete slab potential chemical spills Ceiling Plasterboard Holes in ceiling    N Wall Painted brickwork Paint old   S Wall Painted brickwork Diagonal crack/paint old    E Wall Painted brickwork Paint old   W Wall Painted brickwork Significant cracking/paint old    Doors Timber Entry door unlocked but   chemicals stored and electrical services accessed Joinery/trims No skirting Fittings HWS/Switchboard Open cabling easily   Electrical cupboard accessed through unlocked door

Document Issue: Draft 5/08/10 Page 2 of 10

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 05 Female Toilet Lobby Floor Timber/tiles Tiles dated/grouting dirty.     Damaged tiles. Floor drops away at door to Room 8 Ceiling Plasterboard Skylight N Wall Masonry-plaster/tiles Severe diagonal crack-   settlement of lobby wall S Wall Masonry-plaster/tiles Window-rust through putty   E Wall Masonry-plaster/tiles W Wall Masonry-plaster/tiles Doors Timber painted North door damaged    Joinery/trims Architraves painted tim 06 Cleaner Floor Timber/tiles Tiles dated/grouting dirty     Gaps at wall junction Ceiling Plasterboard N Wall Masonry-plaster/tiles Paint damage   S Wall Masonry-plaster/tiles E Wall Masonry-plaster/tiles Paint damage   W Wall Masonry-plaster/tiles Paint damage   Doors Timber painted Joinery/trims Architraves painted tim Fixtures Cleaner’s Sink Not clean  07 Disabled Toilet Floor Timber/tiles Tiles dated/grouting dirty     Floor tiles cracked Ceiling Plasterboard N Wall Masonry-plaster/tiles S Wall Masonry-plaster/tiles E Wall Masonry-plaster/tiles Small crack in wall  

W Wall Masonry-plaster/tiles Doors Timber painted Joinery/trims Architraves painted tim Fixtures Basin/mirror/vanity Dripping tap  basin/WCs General Size of room and Does not meet current   configuration regulations 08 Female Toilet Floor Timber/tiles Floor dropped/waste above      tile surface Ceiling Plasterboard/skylight Water damage and staining    N Wall Masonry-plaster/tiles S Wall Masonry-plaster/tiles Diagonal crack    E Wall Masonry-plaster/tiles W Wall Masonry-plaster/tiles Horizontal crack    Doors Timber painted Joinery/trims Architraves painted tim Toilet partitions Lam doors and ss trims Fixtures Basin/mirrors/vanity     basin/WCs

Document Issue: Draft 5/08/10 Page 3 of 10 No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 09 Main Hall Floor Timber strip flooring Attractive timber flooring   badly patched in odd places/scratched adj stage Ceiling Decorative plaster/ roof Can roof vents be closed  vents in winter? N Wall Decorative plaster theatre proscenium arch S Wall Face clinker brickwork/ Pink fabric unattractive    timber top edge/ fabric and questionable fire lining band/plaster over rating/Trailing cables E Wall Face clinker brickwork/ Pink fabric unattractive    timber top edge/ fabric and questionable fire lining band/plaster over rating/Trailing cables W Wall Face clinker brickwork/ Pink fabric unattractive    timber top edge/ fabric and questionable fire lining band/plaster over rating/Trailing cables Doors Stained timber veneer Non-compliant egress   door hardware/signage Windows Steel frame clearstory Access for opening issue   Joinery/trims Stained timber skirtings and Damaged at stage    architraves Fixture/fittings 4 wall-mounted heaters Old heaters inadequate   Fire hydrant/bracket for for size of hall extinguisher but no unit Extinguisher bracket? 10 Second Hall Floor Timber strip flooring Floor spongy and drops   away noticeably at West end Ceiling Perforated acoustic metal Dowdy looking/fluorescent    strips light fittings broken N Wall Face clinker brickwork to Diagonal cracks. Door    servery height/ timber top head to RSL dropped edge/plaster above away from frame S Wall Face clinker brickwork to Severe cracks above    servery height/ timber top window and above and edge/plaster above below honour board/Doorway to kitchen unfinished-needs timber edging or panelling and old silicon removed. No colour matching to infill of old window E Wall Face clinker brickwork to servery height/ timber top edge/plaster above W Wall Face clinker brickwork to Wall in bad state    servery height/ timber top structurally-a number of edge/plaster above severe cracks Doors Stained timber veneer Non-compliant egress      door hardware/signage. Badly repaired from past damage

Document Issue: Draft 5/08/10 Page 4 of 10

No. Room Name Type Description Concern

disrepair erial erial Appearance Maintenance Safety/Access Health/Hygiene Mat Second Hall Continued

Windows Steel frame Is there sufficient  openable area if old artificial ventilation fails? Joinery/trims Stained timber skirtings, picture rail section    architraves and picture missing S wall rail Fixture/fittings Ceiling-mounted cooling Old and dirty cooling unit    unit Old heaters not in good Wall-mounted heaters order

11 Kitchen Floor Concrete/tiles Ceiling Perforated acoustic Dowdy looking/fluorescent    metal strips light fittings broken N Wall Tiles/painted brickwork Minor cracking over door  S Wall Tiles/painted brickwork Winder-windows E Wall Tiles/AC sheet? Strip of tiles and lining     pulling away / asbestos check W Wall Tiles/AC sheet? Asbestos check  Doors Stained timber veneer Joinery/trims Kitchen benches Seal top of bench/wall    No skirtings tiles damaged Fixtures Sink/stove/range/BWU   Exhaust vent No exhaust hood/canopy  Stainless steel benches Cool Room 12 Pantry Floor Concrete/tiles Efflorescence   Ceiling Plasterboard N Wall Painted brickwork Severe cracking    S Wall Painted brickwork E Wall Painted brickwork W Wall Painted brickwork Asbestos check  Doorway Tile trim Fittings Shelves 13 Stage Floor Built up timber Normal wearing   surface/High flexure in parts-structural check Ceiling Plasterboard N Wall - S Wall - E Wall Painted brickwork W Wall Painted brickwork Doors Double doors to wings Fittings Electrical switchboard Requires separate  electrical services check

Document Issue: Draft 5/08/10 Page 5 of 10

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 14 Dressing Room East Floor Unpainted timber Ceiling Plasterboard N Wall Painted brickwork S Wall Painted brickwork Cracks   E Wall Painted brickwork Cracks - Severe crack   above window W Wall Painted brickwork Door Stained timber No handle/scratched    Fittings Painted timber bench/ Sub-standard sink and    under set sink/tap bench Mirror/Coat hooks General Used as storage 15 Corridor/Egress East Floor Unpainted timber Ceiling Plasterboard N Wall Painted brickwork S Wall Painted brickwork E Wall Painted brickwork W Wall - Doors Timber No exit sign  Hardware non-compliant Fittings Stairs Riser heights vary: non-  compliant Bottom landing too narrow 16 Dressing Room West Floor Unpainted timber Ceiling Plasterboard N Wall Painted brickwork S Wall Painted brickwork Cracks   E Wall Painted brickwork W Wall Painted brickwork Cracks - Severe cracks   Door Stained timber No handle/scratched    Fittings Painted timber bench/ Sub-standard sink and    under set sink/tap bench Mirror/Coat hooks General Used as storage 17 Corridor/Egress West Floor Unpainted timber Ceiling Plasterboard N Wall Painted brickwork S Wall Painted brickwork E Wall - W Wall Painted brickwork Doors Timber No exit sign  Hardware non-compliant Fittings Stairs Riser heights vary: non-  compliant Bottom landing too narrow

Document Issue: Draft 5/08/10 Page 6 of 10

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 18 External Male Toilets Floor Concrete Dirty and grass growing   Ceiling Plasterboard Dirty  N Wall Painted brickwork Dirty  S Wall Painted brickwork Dirty/Some cracks at   corners E Wall Painted brickwork Dirty  W Wall Painted brickwork Dirty  Doors Painted timber Dirty/Hardware missing  Windows Louvre Glass damaged/missing    Fittings 2 wcs/urinal/basin Dirty/Seats missing  General Appears disused If unused, the facilities     should be closed up and kept secure 19 External Store Metal shed attached to East wall - No access gained 20 Bio Box on First Floor Accessed via secured external steps - No access gained 21 External General Untidy and used for Consider improved   storage of old furniture storage or disposal of which impedes egress items if unused Roof Clear corrugated Gutters leaking/   overflowing and deck end uncapped resulting in green stains down brickwork and lintel Timber items Painted fascias Require repainting   Walls Face brickwork Generally good with    some settlement damage reflected in internal cracks. Re-pointing required where water entry possible. Where cracks are severe, a detailed structural assessment is warranted

Document Issue: Draft 5/08/10 Page 7 of 10

Internal Audit RSL No. Room Name Type Description Concern

ess disrepair Appearance Maintenance Safety/Acc Health/Hygiene Material Material 01 Meeting Room Floor Timber / carpet Some stains on carpet    Floor a bit bouncy SE corner – probably related to adjacent hall concerns Ceiling Plasterboard with coffers and decorative cornice and vents N Wall Brick dado/ plaster/ Brick fireplace S Wall Brick dado/ plaster honour boards E Wall Brick dado/ plaster honour board/ hatch W Wall Brick dado/ plaster Old crack rendered over  honour board above N window Notch out of S window sill Doors Stained timber NE door opens inward and  panelled doors chairs stored outside – safe egress issue Joinery/trims Stained tim picture rail Rail between windows has   come adrift Fittings Sink cupboard/ cabinet Asbestos check required to   Electrical switchboard switchboard/electrical check of old fittings Equipment Split system A/C Is there a need for the Electric heater electric heater? 02 Kitchen Floor Sheet vinyl on timber Spongy toward N end   Ceiling Plasterboard to slope Some separation of cornice   from walls N Wall Brick/plaster/ tiles above bench S Wall Brick/plaster/ tiles above bench E Wall Brick/plaster/ tiles Sealant required between above bench tiles and bench W Wall Brick/plaster Doors Painted timber Windows Steel frame Need re-puttying. One   window unsecured/no catch Fittings Fitted cupboard Equipment Electrical GPOs Insufficient number of  Sink/MWs/Pie warmer/ GPOs – piggyback fridges adapters used and cables running around wall Electrical check required

Document Issue: Draft 5/08/10 Page 8 of 10

No. Room Name Type Description Concern

disrepair Appearance Maintenance Safety/Access Health/Hygiene Material Material 03 Outdoor Female Toilets Floor Concrete Dirty - Cracking    Ceiling Plasterboard to slope Damaged ceiling    N Wall Painted brickwork Paint peeling/stained   S Wall Painted brickwork Paint peeling/stained   E Wall Painted brickwork Paint peeling/stained   W Wall Painted brickwork Paint peeling/stained   Doors Painted timber Windows Louvre Fittings WCs/basin WC tap leak stains on wall    – plumbing check required

Document Issue: Draft 5/08/10 Page 9 of 10

Figure 1 Plan of Soldiers Memorial Hall and RSL

Document Issue: Draft 5/08/10 Page 10 of 10

7.2 APPENDIX 2 - Donald Township Signage Concept Development

81 Donald Township Signage Concept Development

www.paolismith.com.au Design Rationale

This signage concept for the township of Donald has been created by referencing a number of elements from within the region. The subtle curved shape and bevel treatment of the signs echo the traditional Victorian architecture throughout the town while giving it a contemporary feel. The colour palette has been developed to reflect various elements of the region. The burnt red/orange is representative of the bricks on many of the local historic buildings. The green tone is idicative of the grass and surrounding bushlands. The dark brown/umber has been used to create contrast and a base for the vibrant colour panel to sit out from. And the cream/neutral colour references the wheat and wool trade of the region and has been chosen for it’s distinction against the richer colours without having the starkness of plain white. Finally, the typeface has been chosen for its clarity and readability. Being a slab serif font, it maintains a historic feel while also presenting a modern appearance.

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

the township of donald

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

Walking and Canoeing

the township of donald

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

Indigenous Plant Garden and Walking Tracks

the township of donald

Apex Park

the township of donald

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

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the township of donald To Bullock’s Head To Apex Park

Shared Path

the township of donald

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

the township of donald

Donald Angling Club

Founded 1950

the township of donald

Client Project Date Michael Smith & Associates Donald Township Signage 5 July 2010

7.3 APPENDIX 3 - DFSC Design Principles

DFSC Open Space Area Principles

• Retain some of the existing trees on the site if possible. There are several Melia and Fraxinus trees of which the Melia trees are in reasonable condition and some of the Fraxinus trees are worthy of retention.

• Active frontages should be provided to most sides of the building. If the building is to have a “back”, then this side should face towards the residential properties to the north.

• Provide visible and active edges to the building from Houston Street and from the existing access road which runs along the side of the Senior Citizens’ building.

• The design of the building should consider future possible connections (both visual and physical) from Woods Street and car parking areas.

• Provide a park-like setting to the surrounds of the active area with pedestrian paths linking through to Houston Street and Waddell Street.

• Provide a play space for kindergarten use associated with the DFSC and provide an adjoining senior play space within the park setting.

• Break-up car parking areas in to small several 10 to 12 bay areas with surrounding planting to break up the monotony and visual dominance of larger car parks (i.e. Jells Park car park in Mount Waverley).

• Limit vehicles to one-way access past the DFSC. A possible route would be towards the north-west edge of the site, parallel with the fence line at the site of the white house to be removed.

• Provide identifiable sustainability elements such as Water Sensitive Urban Design elements (such as rain gardens, permeable paving etc) and alternative energy such as solar and wind power.

• Provide shade trees to the surrounds of the DFSC and associated car parking and link the species with those that could be used in the link corridors, particularly toward Wood and Hammill Streets.