UPC2 Amendment C263 - Various Heritage Overlays - Exhibition Outcomes and Request for Panel

Urban Planning Special Committee Agenda 18/12/17

UPC2 Amendment C263 - Various Heritage Overlays - Exhibition outcomes and request for panel

Abstract

Amendment C263 proposes to apply the Heritage Overlay (HO) to four (4) individually significant heritage places in the Boroondara Planning Scheme. The properties affected by this amendment are:

 12 Power Street, Balwyn  70 Riversdale Road, Hawthorn  15 Victor Avenue, Kew; and  3 Wilson Street, Surrey Hills.

Council carried out preliminary consultation with affected land owners and occupiers, adjoining land owners and occupiers and relevant historical societies on the draft heritage citations between March and May 2017, as reported to the Urban Planning Special Committee meeting on 17 July 2017. A summary of the number of submissions received for each property is detailed in the officers’ report.

Following preliminary consultation, officers wrote to the Minister for Planning to request authorisation to prepare and exhibit Amendment C263 to the Boroondara Planning Scheme. The Minister for Planning authorised the amendment on 3 August 2017.

The public exhibition for Amendment C263 commenced on 12 September 2017 and concluded on 3 November 2017. Affected land owners and occupiers, adjoining land owners and occupiers and relevant historical societies were notified of the exhibition period.

Council received a total of twelve (12) submissions. Nine (9) submissions were in support of the introduction of the HO to 70 Riversdale Road, Hawthorn, one (1) submission in support of the introduction of the HO to all properties listed in the amendment, one (1) submission in support of the introduction of the HO to 12 Power Street, Balwyn and one (1) submission objecting to the introduction of the HO to 12 Power Street, Balwyn.

A summary of submissions and the officers’ responses is provided in Attachment 1. No changes are proposed to the amendment as a result of the submissions.

In accordance with Section 23(1) of the Planning and Environment Act 1987, Council must decide whether to:

 change the amendment in the manner requested (in the submission); or  refer the submission to a panel appointed under Part 8; or  abandon the amendment or part of the amendment.

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In response to the submissions received officers recommend that the UPSC resolve to split Amendment C263 into two parts as follows:  Part 1 to relate to 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills (where only supporting submissions or no submissions were received).  Part 2 to relate to 12 Power Street, Balwyn (where an objecting or unresolved submission was received).  Refer Part 1 to an Ordinary Meeting of Council for adoption.  Refer Part 2 to an independent Planning Panel for consideration.

By splitting the amendment into two parts Council will be able to proceed with the individual Heritage Overlays for 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills while 12 Power Street, Balwyn is referred to an independent Planning Panel for consideration.

Officers' recommendation

That the Urban Planning Special Committee resolve to:

1. Receive and note the submissions to Amendment C263 (Attachment 1) to the Boroondara Planning Scheme in accordance with Section 22 of the Planning and Environment Act 1987.

2. Note and endorse the officers’ response to submissions as shown at Attachment 1.

3. Endorse the amendment documentation and associated maps as shown in Attachment 2 in accordance with Amendment C263.

4. Note the citations which were adopted by the UPSC on 17 July 2017 as shown in Attachment 3.

5. Split Amendment C263 into two parts:  Part 1 to relate to 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills, which received supporting submissions or no submissions.  Part 2 to relate to 12 Power Street, Balwyn, which received supporting and objecting submissions.

6. Refer Amendment C263 (Part 1) to an Ordinary Meeting of Council to be adopted in accordance with Section 29(1) of the Planning and Environment Act 1987.

7. Refer Amendment C263 (Part 2) and all related submissions to a Planning Panel in accordance with Section 23(1) of the Planning and Environment Act 1987.

8. Authorise the Director City Planning to undertake administrative changes to Amendment C263 Part 1 and 2 that does not change the intent of the amendment.

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Responsible director: Shiran Wickaramasinghe City Planning ______

1. Purpose

The purpose of this report is to:

 Inform the Urban Planning Special Committee (UPSC) of the outcomes of exhibition for Amendment C263.  Provide a summary of submissions received and the officers’ response to submissions (Attachment 1).  Seek a resolution from the UPSC to split Amendment C263 into two parts: o Part 1 to relate to 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills, which received supporting submissions or no submissions. o Part 2 to relate to 12 Power Street, Balwyn, which received supporting and objecting submissions.  Refer Amendment C263 (Part 1) to an Ordinary Meeting of Council to be adopted in accordance with Section 29(1) of the Planning and Environment Act 1987.  Refer Amendment C263 (Part 2) and all related submissions to a Planning Panel in accordance with Section 23(1) of the Planning and Environment Act 1987.

2. Policy implications and relevance to council plan

Council Plan 2017-2021

The amendment is consistent with the strategic objective to ‘Facilitate the process of urban renewal throughout the City to enhance amenity by efficient and effective permit issuing administration’ under Theme 3 - Enhanced amenity.

Specifically, the amendment implements Council's commitment to 'engage with our community in striving for protection and enhancement of the natural and built environment’ (Strategy 10).

The amendment will further assist Council in fulfilling its major initiative commitment to protect the City’s heritage by continuing an assessment of properties not currently subject to a Heritage Overlay in the Boroondara Planning Scheme.

Public Health and Wellbeing Plan 2013-17

The amendment implements Strategic Objective 2 of the Municipal Public Health and Wellbeing Plan 2013-17, to ‘enhance and develop our neighbourhoods to support health and wellbeing’ by including places of heritage significance in the Heritage Overlay. In particular this amendment implements Strategy 2.2 to support practices that assist Council and the community maintain and enhance our natural environment for future generations.

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Heritage Action Plan 2016

The Heritage Action Plan was adopted by Council on 2 May 2016 and establishes the framework to guide Council’s heritage work program as it relates to the identification, protection, management and promotion of Boroondara’s heritage assets.

The amendment is consistent with the following actions of the Heritage Action Plan 2016:

 Continue to implement a referral process to ensure sites of possible heritage significance are assessed by a heritage consultant prior to issuing report and consent to demolition under S29A of the Building Act 1993.  Ensure Heritage Citations and Statements of Significance clearly identify the significant elements of the heritage place as well as the non- significant/non-contributory elements where appropriate.  Continue to maintain the ‘Proposed Heritage Areas’ Geographical Information System (GIS) layer which identifies properties proposed for inclusion in a Heritage Overlay.  Continue to request that the Minister for Planning apply interim Heritage Overlays to places under imminent threat of demolition in accordance with Council’s internal process.

Boroondara Planning Scheme

The amendment is consistent with the objectives of the State Planning Policy Framework (SPPF) and Local Planning Policy Framework (LPPF). In particular it addresses the following clauses:

 Clause 15.03-1 Heritage Conservation which seeks to ‘ensure the conservation of places of heritage significance’ by identifying, retaining and protecting places with identified heritage significance; and  Clause 21.04-5 (Built Environment and Heritage) of the Municipal Strategic Statement includes the objective ‘to identify and protect all individual places, objects and precincts of cultural heritage, aboriginal, townscape and landscape significance’.  Clause 22.03-2 (Heritage Policy) which seeks ‘to preserve ‘significant’ heritage places, protecting all significant heritage fabric including elements that cannot be seen from the public realm’.

Both the SPPF and LPPF seek to ensure the HO is applied to protect places of heritage significance in the City of Boroondara.

Plan Melbourne 2017-2050

The identification, assessment and protection of places of local heritage significance are supported by Outcome 4 of Plan Melbourne which seeks to ensure that ‘Melbourne is a distinctive and liveable city with quality design and amenity’. Direction 4.4 recognises the contribution heritage makes to Melbourne’ distinctiveness and liveability and advocates for the protection of Melbourne’s heritage places.

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In particular, Policy 4.4.1 recognises the need for ‘continuous identification and review of currently unprotected heritage sites and targeted assessments of heritage sites in areas identified as likely to be subject to substantial change’.

The amendment is consistent with these Plan Melbourne directions and initiatives.

Planning and Environment Act 1987

The amendment is consistent with the objectives of planning in Victoria, in particular the objective detailed in Section 4(1) d of the Planning and Environment Act 1987, being:

To conserve and enhance those buildings, areas or other places which are of scientific, aesthetic, architectural or historical interest, or otherwise of special cultural value.

This means that Council has a statutory obligation to continuously identify and protect places of heritage significance through the Heritage Overlay.

3. Background

Council’s Strategic Planning Department has engaged heritage consultants, Context Pty Ltd, to provide heritage consultancy services. As part of this service, Context Pty Ltd, undertake various heritage assessments including, but not limited to:

 Assessing buildings identified as being of possible heritage significance that are subject to a report and consent application seeking partial or full demolition of a building (Section 29A of the Building Act 1993).  Responding to referrals from Council’s Statutory Planning Department including queries relating to a property’s heritage grading or identified as being of possible heritage significance.  Investigating properties nominated by a community member for inclusion in the Heritage Overlay.  Assessing the heritage value of properties that have been nominated for inclusion on the Victorian Heritage Register (VHR).

As a result of various assessments, the properties at 12 Power Street, Balwyn, 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills, are recommended for inclusion in the Heritage Overlay as individually significant places.

Since the adoption of the preliminary consultation report, two interim Heritage Overlays have been applied to the properties at 12 Power Street, Balwyn (HO676) and 70 Riversdale Road, Hawthorn (HO664). An explanation of each property is provided below.

12 Power Street, Balwyn

Council received an application for report and consent under Section 29A of the Building Act 1993 for full demolition of the dwelling at 12 Power Street, Balwyn on 3 May 2017. It is noted that the S29A application was received during the preliminary consultation process of what is now Amendment C263 (this amendment).

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As the Section 29A application proposed full demolition of the existing dwelling, in accordance with Council’s adopted S29A process, officers advised the Building Services Department to suspend the demolition application and requested interim controls from the Minister for Planning through Amendment C265. As the building was under imminent threat of demolition, interim heritage protection was required to protect this place from demolition while Council introduces permanent heritage controls as part of this amendment.

Amendment C265 was approved by the Minister for Planning and gazetted in the Boroondara Planning Scheme on 12 October 2017. The interim control applying to 12 Power Street, Balwyn expires on 31 August 2018.

70 Riversdale Road, Hawthorn

Council received an application for report and consent under Section 29A of the Building Act 1993 for full demolition of the dwelling at 70 Riversdale Road, Hawthorn on 4 November 2016.

As the Section 29A application proposed full demolition of the existing dwelling, in accordance with Council’s adopted S29A process, officers advised the Building Services Department to suspend the demolition application and requested interim controls from the Minister for Planning through Amendment C250. As the building was under imminent threat of demolition, interim heritage protection was required to protect this place from demolition while Council introduces permanent heritage controls as part of this amendment.

Amendment C250 was approved by the Minister for Planning and gazetted in the Boroondara Planning Scheme on 31 August 2017. The interim control applying to 70 Riversdale Road, Hawthorn expires on 31 July 2018.

15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills

Council has not received an application for report and consent under Section 29A of the Building Act 1993 for full demolition of the dwellings at 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills. Given there is no imminent threat of demolition of these places, interim heritage controls have not been requested from the Minister for Planning. In accordance with Council’s adopted S29A process, should Council receive an application for report and consent under Section 29A of the Building Act 1993 for partial demolition which undermines the significance of the place or full demolition, officers will advise the Building Services Department to suspend the demolition application and request interim controls from the Minister for Planning.

Preliminary Consultation

In accordance with Council’s adopted process, officers undertook preliminary consultation with affected land owners and occupiers, adjoining land owners and occupiers and relevant historical societies on the draft heritage citations between March and May 2017. The affected and adjoining property owners and occupiers were notified by letter at the start of the consultation period which included an information sheet explaining the process of introducing the Heritage Overlay. This was also made available for viewing on Council’s website.

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A number of submissions (majority in support) were received during the preliminary consultation process. A summary of the number of submissions for each property is provided below.

Table 1 - Number of submissions received during preliminary consultation Address Supporting Objecting 12 Power Street, Six (6) submissions One (1) submission Balwyn 70 Riversdale Road, Twelve (12) submissions No submissions Hawthorn received 15 Victor Avenue, Kew No submissions Two (2) submissions received 3 Wilson Street, Surrey One (1) submission One (1) submission Hills

The outcomes of preliminary consultation were reported to the UPSC on 17 July 2017. At this meeting the UPSC resolved to:

 Adopt the draft heritage citations.  Write to the Minister for Planning to request authorisation to prepare an amendment to include the properties listed above in a HO.  Following receipt of authorisation to prepare an amendment, undertake public exhibition of the amendment.

Authorisation

In accordance with the UPSC resolution, officers wrote to the Minister for Planning to request authorisation to prepare and exhibit Amendment C263 to the Boroondara Planning Scheme. The Minister for Planning authorised the amendment on 3 August 2017.

Exhibition

The public exhibition of Amendment C263 commenced on 12 September 2017 and concluded on 3 November 2017. This included:

 Letters at the commencement of the exhibition period to property owners and occupiers, who are directly affected or adjoin an affected property and relevant historical societies.  Public notices in the Government Gazette (14 September 2017) and Progress Leader newspaper (12 September 2017).  A website containing information about the amendment, including copies of the heritage citations and planning scheme amendment documentation.

All submitters and directly affected and adjoining property owners and occupiers were notified of this meeting and their opportunity to address the UPSC.

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Council received a total of twelve (12) submissions including eleven (11) submissions of support and one (1) objecting submission. A summary of the number of submissions received for each property is provided below:

Table 2 - Number of submissions received during exhibition Address Supporting Objecting 12 Power Street, One (1) submission One (1) submission Balwyn Note: One (1) general supporting submission was received*. 70 Riversdale Road, Nine (9) submissions No submissions Hawthorn received Note: One (1) general supporting submission was received*. 15 Victor Avenue, Kew Note: One (1) general No submissions supporting submission received was received*. 3 Wilson Street, Surrey Note: One (1) general No submissions Hills supporting submission received was received*.

Note (*): This submission makes reference to all properties listed in this amendment and is calculated as one (1) submission.

4. Outline of key issues/options

In accordance with Section 23(1) of the Planning and Environment Act 1987 (the Act) Council is required to review each submission and consider whether to:

 change the amendment in the manner requested; or  refer the submission to a panel appointed under Part 8; or  abandon the amendment or part of the amendment.

In response to the submissions received officers recommend that the UPSC resolve to split Amendment C263 into two parts as follows:

 Part 1 to relate to 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills (where only supporting submissions or no submissions were received)  Part 2 to relate to 12 Power Street, Balwyn (where an objecting or unresolved submission was received)  Refer Part 1 to an Ordinary Meeting of Council for adoption  Refer Part 2 to an independent Planning Panel for consideration.

Officers recommend that Amendment C263 be split in two parts to allow Council to proceed with the individual Heritage Overlays for 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills which received supporting or no submissions. This will ensure that Amendment C263 (Part 1) is progressed in an efficient and timely manner.

City of Boroondara Amendment C263 Page 8 of 94 Urban Planning Special Committee Agenda 18/12/17

If a submission cannot be resolved in the manner requested, it must be referred to an independent Planning Panel for consideration. Council can also resolve to abandon all or part of an amendment in response to a submission. As the objecting submission received for 12 Power Street, Balwyn, cannot be resolved, it is recommended that Amendment C263 (Part 2) is referred to an independent Planning Panel for consideration. The outcomes of the Panel hearing process and Panel recommendations would be reported to a future UPSC meeting.

If the UPSC does not wish to refer the unresolved submission for 12 Power Street to an independent Panel, Council must abandon the amendment. Consequently, a permanent Heritage Overlay will not be introduced to the property and the demolition of the dwelling cannot be prevented based on heritage grounds. A request will also need to be made to the Minister for Planning through Section 20(4) of the Planning and Environment Act 1987 to remove the interim Heritage Overlay (HO676) currently applying to the property.

The officers’ response to submissions is provided in Attachment 1 and summarised below.

All properties: 12 Power Street, Balwyn, 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills

One (1) submission was received which makes reference to all properties listed in this amendment and is calculated as one (1) submission. This submission is referred to in Table 2 of this report as (*).

12 Power Street, Balwyn

Supporting submission

One (1) supporting submission was received to the proposed inclusion of the property in the HO. In summary, the submitter supports the proposal as this property is considered to be important to the history of early Balwyn and represents the Bovill family who contributed to the dairy industry during their settlement. The submitter expresses the importance of protecting this building due to its historical significance to the City of Boroondara.

Objecting submission

One (1) objecting submission was received to the proposed inclusion of the property in the HO. A submission from a lawyer acting on behalf of the land owner raised a number of objections which are summarised in Attachment 1. In summary, the submitter objects to the proposal as it is considered that Council officers have chosen to ignore the previous decision of the Urban Planning Special Committee Meeting (7 September 2015) to abandon the Balwyn, Balwyn North, Deepdene and Greythorn Heritage Study. In addition, the submitter objects on the basis that the subject land and dwelling do not achieve the relevant thresholds set out in Planning Practice Note 01 (Applying the Heritage Overlay). The submitter’s comments are noted, however Council’s heritage consultant has not changed their view on the proposed recommendation to include the property in the HO as an individually significant place as outlined in Attachment 1.

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Recommendation

Officers recommend no changes to the exhibited amendment and request that Amendment C263 (Part 2) be referred to a Planning Panel in accordance with Section 23(1) of the Planning and Environment Act 1987.

70 Riversdale Road, Hawthorn

Supporting submissions

Nine (9) submissions of support were received to the inclusion of 70 Riversdale Road, Hawthorn, in a HO which are summarised in Attachment 1. The submitters describe the duplex at 70 Riversdale as an intact and well detailed example of inter-war flats in the Inter-war Mediterranean style, and contend that the preservation of heritage assets must be supported to prevent wholesale demolition of properties in Hawthorn.

Objecting submission

No objecting submissions were received.

Recommendation

Officers recommend no changes to the exhibited amendment and request that Amendment C263 (Part 1) be referred to an Ordinary Meeting of Council to be adopted in accordance with Section 29(1) of the Planning and Environment Act 1987.

15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills

Objecting submission

No objecting submissions were received.

Recommendation

5. Consultation/communication

Public exhibition of Amendment C263 was undertaken between 12 September 2017 to 3 November 2017, in accordance with the exhibition requirements specified in the Planning and Environment Act 1987. Affected and adjoining property owners and occupiers, as well as, relevant historical societies were notified in writing of the opportunity to make a submission. Public notices were also published in the Government Gazette (14 September 2017) and Progress Leader newspaper (12 September 2017), and information provided on Council’s website.

Should the UPSC resolve to refer Amendment C263 (Part 1) to an Ordinary meeting of Council for adoption, there will be no further opportunity at that meeting for the public to make submissions regarding the proposal.

City of Boroondara Amendment C263 Page 10 of 94 Urban Planning Special Committee Agenda 18/12/17

Should the UPSC resolve to refer the unresolved submission related to 12 Power Street, Balwyn to an independent Planning Panel (i.e. Amendment C263 Part 2), there will be the opportunity for submitters to have their views considered by the Panel and subsequently by the UPSC as Part 2 is progressed.

6. Financial and resource implications

All costs associated with the preparation of Amendment C263 have been sourced from the Strategic Planning Department operating 2017/18 budget. Further costs and officer resources associated with progressing Amendment C263 (Part 1 and 2) including statutory fees and panel costs will be met by the same operating budget.

7. Governance issues

The officers responsible for this report have no direct or indirect interests requiring disclosure.

The implications of this report have been assessed and are not considered likely to breach or infringe upon, the human rights contained in the Victorian Charter of Human Rights and Responsibilities Act 2006.

8. Social and environmental issues

Including the proposed properties in the HO will have positive social and environmental effects by contributing to the continued protection and management of the City’s built heritage.

Manager: Zoran Jovanovski, Strategic Planning

Report officer: Alexander Antoniadis, Strategic Planner, Strategic Planning

City of Boroondara Amendment C263 Page 11 of 94 Urban Planning Special Committee Agenda 18/12/17 ______$WWDFKPHQW

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response Attachment 1

Submission Summary of submission Officers’ response to submission Officers’ recommendation No.

12 Power Street, Balwyn

The submitter supports the introduction of a Officers note the comments made in the supporting submission No change recommended to the 10 Heritage Overlay to 12 Power Street, Balwyn for and respond as follows: inclusion of the property in the the following reason: 1) In relation to the submitter’s comment regarding the Heritage Overlay. 1) This farmhouse is very important to the purchase of properties, this request is outside the scope of history of early Balwyn and represents the this amendment. However, officers acknowledge the role Bovill family who contributed to the dairy Council plays in terms of heritage protection in the city. industry during their settlement. Council should actively purchase properties like 12 Power Street, Balwyn, to ensure buildings are preserved sympathetically.

11 The submitter objects to the introduction of a Officers note the comments made in the objecting submission: No change recommended to the Heritage Overlay to 12 Power Street, Balwyn for inclusion of the property in the the following reasons: 1) The Balwyn, Balwyn North, Deepdene and Greythorn Heritage Overlay. Heritage Study (2015) identified 12 Power Street, Balwyn 1) Council officers have chosen to ignore the as a ‘place of some interest that may be considered for an advice previously provided by the Urban individual Heritage Overlay in the near future’. It is noted Planning Special Committee (UPSC) meeting following preliminary consultation for the Balwyn, Balwyn which resolved to abandon the Balwyn, North, Deepdene and Greythorn Heritage Study, the UPSC Balwyn North, Deepdene and Greythorn resolved not to proceed with implementation of the study heritage study. The decision to bypass recommendations. Since the UPSC decision, officers were Council’s adopted position has caused obliged to review the heritage significance of the property considerable stress to our client. which was prompted by community concern. While the UPSC did not resolve to support the study, officers are 2) The submitter strongly objects to the required under Section 4 of the Planning and Environment introduction of a Heritage Overlay as the Act 1987 to ‘conserve and enhance those buildings, areas subject land and dwelling do not achieve the or other places which are of scientific, aesthetic, relevant thresholds set out in Planning architectural or historical interest, or otherwise of special cultural value’. This provision of the Act allows officers to Practice Note 01 (Applying the Heritage pursue the relevant controls to apply the Heritage Overlay. Overlay). Since the previous resolution, the UPSC has endorsed the officers’ action of initiating the heritage assessment of 12 3) The submitter’s heritage consultant has Power Street by commencing Amendment C263 (17 July independently reviewed and provided advice 2017). It is also worth noting that in March 2017, the UPSC on the merits of the draft citation. Generally, resolved to carry out a peer review of the draft Balwyn,

Note: Submissions have been numbered in chronological order from the date received by Council 1 ______City of Boroondara Amendment C263 Page 12 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

the assessment concluded the subject Balwyn North, Deepdene and Greythorn Heritage Study. dwelling does not meet the threshold of local 2) Council’s heritage advisor has recommended this significance. This is due to the property for protection as it satisfies the relevant following reasons: thresholds set out in Planning Practice Note 01 (Applying the Heritage Overlay). In addition, the x The dwelling is not a remarkable building is a rare example of an intact farmhouse in example of a Victorian-era weatherboard the municipality, as a number of these places have been dwelling. demolished or remain unprotected. On this basis, the x The level of intactness does not property warrants protection through the application of a constitute sufficient basis for heritage Heritage Overlay. The reasons of how the property meets protection. the thresholds set out in Planning Practice Note 01 is x A contributory grading to a precinct discussed further in point 3, 6, 7 & 8 below. would be more suitable, however a 3) It is agreed that The Bovill House is not a ‘remarkable precinct based control is not suitable for example’ of Italianate design, but a ‘typical’ one, as is this section of Power Street. clearly expressed in the Statement of Significance (under Criterion D ‘representativeness’). Its facade is highly intact, 4) The dwelling is reasonably intact and though the house has been extended to the rear. Amongst possesses some level of local interest from a the small number of 19th-century houses that survive in historical perspective in that it is identified as Balwyn, this is a higher level of intactness than the one of the few surviving farmhouses in average, allowing the house to provide information to the community about what the typical house of that era was Balwyn. However, it does not meet the like. It is agreed that there is no potential precinct in Power required threshold level of local significance Street. While the simple Italianate design of the Bovill and should not be elevated to an individual House might warrant only a contributory grade in other Heritage Overlay. suburbs which retain intensive 19th-century development, such as Hawthorn, it is both a rare survivor of that century 5) While it has been identified as one of the few within Balwyn, and also one of an even smaller number of surviving farmhouses in the Balwyn area, it farm houses to survive in Balwyn (and Boroondara more widely). It is on this basis, as well of its association with the does not meet the threshold of local well-known Bovill family of Balwyn that makes it a place of significance under Criterion B (rarity). local significance.

6) The dwelling is not a remarkable example of a 4) It is agreed that the Bovill House is an intact example of a Victorian-era dwelling rather is a standard and Victorian timber house, and one of the few surviving unpretentious building of its period. Criterion farmhouses in Balwyn and Boroondara more widely. It is not agreed that it does not meet the threshold of local B should only be applied for ‘rare activities’ significance, as this has been demonstrated in the place not just places that are becoming rare due to citation and explained further above. gradual demolition. Unless the dwelling had heritage significance prior to becoming rare, 5) As noted in the submission the Bovill House is ‘one of the rarity in itself does not necessarily mean the few surviving early farmhouses in the Balwyn area’. Balwyn dwelling should be considered significant. The was characterised by its agricultural character until the

Note: Submissions have been numbered in chronological order from the date received by Council 2 ______City of Boroondara Amendment C263 Page 13 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

issue of rarity was discussed in the Planning interwar period, but very few indications of this character Panel report for Bayside Planning Scheme survive today (such as former farmhouses). The situation is Amendment C29. similar throughout the rest of Boroondara. HERMES is an electronic database of heritage assessments and citations completed for places of state and local significance 7) With regard to associative significance throughout Victoria. The HERMES database has records of (Criterion H), the Bovill family, who are only three former farmhouses, only one of which is on the understood to have originally occupied the Heritage Overlay (61 Wattle Road, Hawthorn). One of the property, do not appear to have been figures others has been demolished (49 Prospect Hill Road, of any great importance outside of a localised Camberwell). The third, 224 Belmore Road, Balwyn, is context (i.e. not a municipality-wide context). recommended for the Heritage Overlay as part of the Balwyn Heritage Study Peer Review which has recently There appears to be no special relationship completed preliminary consultation on the draft citation for between the Bovill family and the subject this property. As noted in the place citation for the Bovill building – other than that a local farming House, other known examples have been demolished. family built the building and resided there in the late nineteenth century. The small group of former farmhouses in Balwyn, identified in the ‘Balwyn Heritage Study’ (Built Heritage, 2015) are the 8) The use of the site as a farmhouse is not largest group identified in any suburb of Boroondara. Two of these farmhouses are so altered they are unrecognisable demonstrated in the fabric, which presents as (1 Tedstone Crescent and 51 Kenny Street), and the a typical late nineteenth century current intactness of another is unknown (192 Doncaster weatherboard cottage. Road). Of the remaining three, the Bovill House has the highest level of external intactness. Of the three, it is also the most typical in its construction materials. As noted in the thematic history of the City of Camberwell (G Butler, ‘Camberwell Conservation Study’, 1991, Vol. 2, page 40): Farm buildings and outhouses were usually constructed of weatherboards with iron roofing. The two other examples cited above are brick buildings, while the Bovill House is clad in weatherboards with a corrugated-metal roof. As such, the Bovill House is an excellent representative of the few surviving farmhouses in Balwyn and Boroondara, and clearly meets the threshold of local significance.

6) It is agreed that there are many examples of Victorian cottages in the wider Boroondara municipality, particularly in suburbs such as Hawthorn. The definition of the area in which this building type is rare has been applied to the locality of Balwyn (with comparative examples also sought in North Balwyn and Deepdene). This is in keeping with the advice in the VPP Practice Note ‘Applying the Heritage

Note: Submissions have been numbered in chronological order from the date received by Council 3 ______City of Boroondara Amendment C263 Page 14 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

Overlay’ (2015), which states: ‘Local Significance’ includes those places that are important to a particular community or locality. The Panel Report for Bayside Planning Amendment C29 makes reference to the Application Guidelines for the Register of the Nation Estate (RNE) Criteria. However, these guidelines have been superseded by the current heritage criteria (HERCON), for example ‘The Victorian Heritage Register Criteria and Threshold Guidelines’ (Heritage Council, rev. 2014). Instead of the very narrow definition cited in Bayside C29 (of 2004), the 2014 Guidelines give three different types of rarity that may confer heritage significance: 1) has features that were always rare/unusual; 2) is one of a small number of places that demonstrate an important phase or event; or 3) is of an endangered class of places that demonstrate an important phase or event. In accordance with this more up-to-date guidance, the Bovill House can be considered a good example of the second type of rarity: as one of a small number of farmhouses and Victorian houses more generally that demonstrate the early agricultural uses in Boroondara and the early development of Balwyn more specifically. 7) As noted above, a place needs to be only significant to a ‘particular community or locality’ to reach the threshold of local significance, not necessarily an entire municipality. This view was supported by the Panel report for Boroondara Amendment C99, which states: It is sufficient we believe in considering a local historical basis of significance for a place for the individual concerned to be of significance or well known to that community alone. (In this instance, it referred to the ‘Hawthorn community’). Mention in a local history is often considered a good measure of whether a person (or family) is of significance. Gwen McWilliam’s three-volume work on Balwyn does mention the Bovills, the 12 Power Street house, and the dairying business several times. The Balwyn Historical Society also holds material on the family and they are mentioned in a number of articles in the BHS Newsletter, as well as the Box Hill Historical Society’s newsletter. The connection between the Bovill family and the house at 12 Power Street is that matriarch, Annie Bovill, had it built in the 1880s and then it was occupied successively by two of her sons (and their families) while they were engaged further north on

Note: Submissions have been numbered in chronological order from the date received by Council 4 ______City of Boroondara Amendment C263 Page 15 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

Power Street at the family dairying business that made them so well known in Balwyn.

8) It is agreed that the Bovill House is not immediately apparent as a former farmhouse to passers-by, but only as an unusually early dwelling in the Balwyn context. To make its farmhouse origins clear, interpretation would be required. This appears to be the case for all known surviving (and recently demolished) former farmhouses in Balwyn and Boroondara as a whole. All of the examples cited above (in point 5) are on much reduced blocks of land, resulting from suburban subdivision in the interwar era or earlier. The same is true for the only dwelling on the Boroondara Heritage Overlay known to be a former farmhouse: Knottywood at 61 Wattle Road, Hawthorn (HO429). While it is on a somewhat larger block than usual, it does not retain any outbuildings or other outward indicators of its agricultural past. Even though the Bovill House and the other rare surviving farmhouses in Boroondara may not have a form that demonstrates their former use, this use is supported by documentary evidence and oral histories.

Submission Summary of submission Officers’ response to submission Officers’ recommendation No.

70 Riversdale Road, Hawthorn

Nine (9) submissions were made in support of the Officers note the comments made in supporting submissions No change recommended to the 1, 2, 3, 4, 6, introduction of a Heritage Overlay to 70 Riversdale and respond as follows: inclusion of the property in the Road, Hawthorn for the following reasons: 7, 8, 9 and 1) It is agreed that 70 Riversdale Road is a fine example of its Heritage Overlay. 12. 1) The heritage character of the area needs to type. be protected, especially significant properties. This property is magnificent and is one of the 2) There are only a small number of Interwar Mediterranean finest examples of inter-war flats in Hawthorn flats in the City of Boroondara, with only two currently in the (Submission 1, 2, 7, 8, 9 and 12). Heritage Overlay. On this basis, the introduction of 70 Riversdale Road, Hawthorn to the Heritage Overlay is 2) The duplex at 70 Riversdale is an exact and warranted. In order to better manage protection of heritage well detailed example of inter-war flats in the places, Council commissioned the Municipal Wide Heritage inter-war Mediterranean style. It demonstrates Gap Study (MWHGS) to ensure that all areas and individual typical features of this style, including the hip places of heritage significance are protected in the Heritage

Note: Submissions have been numbered in chronological order from the date received by Council 5 ______City of Boroondara Amendment C263 Page 16 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

roof and symmetrical arrangement adopted Overlay. The draft Hawthorn Heritage Gap Assessment is from the Georgian revival, combined with a publically available which details the recommendations of textured render and elegant classical details properties to be included in the Heritage Overlay. seen in the loggias and balcony. The preservation of heritage assets must be 3) Noted. supported to prevent wholesale demolition of 4) Officers agree that the south side of Riversdale Road has a these properties (Submission 3, 4, 6, 7, 8, 9 number of properties in the existing Heritage Overlay with a and 12). property at 14 Glenroy Road, Hawthorn, recommended for protection in the draft Hawthorn Heritage Gap Assessment 3) The properties at 68 and 70 Riversdale Road, Study. It is acknowledged that a number of properties on Hawthorn exist as architectural reminders of a the north side of Riversdale Road, Hawthorn, have been progressive period in Hawthorn’s history demolished and redeveloped to accommodate higher where residences became multiple dwellings density housing. The retention of ‘original facades’ to to accommodate a growing population while buildings not in the Heritage Overlay is outside the scope of maintaining the ‘mansion’ aesthetics of this amendment. A planning permit is required for buildings neighbouring properties (Submission 12). and works including demolition as the property at 70 Riversdale Road, Hawthorn, is subject to interim Heritage 4) The properties on the south side of Overlay (HO664). It is highly unlikely full demolition of the Riversdale Road between Fordham Road and building would be supported as the Heritage Policy at Glenroy Road are widely appreciated by the Clause 22.03 of the Boroondara Planning Scheme states community from a heritage perspective. The ‘retain significant built fabric and not normally allow north side of Riversdale Road has lost its demolition’. character and beautiful buildings which have been replaced with compact cladded low cost 5) The introduction of the Heritage Overlay would not ‘prohibit’ apartments. It is disappointing that new development, rather it is an additional assessment tool to development does not require original ensure the heritage significance of the place is not facades to be retained which impact the undermined. The protection of this property will ensure neighbourhood significantly (Submission 7). Boroondara’s rich history and heritage is protected for the benefit of current and future residents. As mentioned in 5) It is deeply upsetting that the rezoning of point 2 above, the MWHGS aims to protect buildings of Riversdale Road to Residential Growth Zone heritage significance. (RGZ1) has seen five properties demolished to make way for simple, compact and architecturally insignificant cladded apartment blocks. The rate of demolition in the last five years has occurred rapidly and if this continues, very few streetscapes will remain intact. It is imperative that a balance is achieved for our future (Submission 8).

Note: Submissions have been numbered in chronological order from the date received by Council 6 ______City of Boroondara Amendment C263 Page 17 of 94 Urban______Planning Special Committee Agenda 18/12/17

Amendment C263 - Various Heritage Overlays - Summary of submissions and officers’ response

Submission Summary of submission Officers’ response to submission Officers’ recommendation No. All properties: 12 Power Street, Balwyn, 70 Riversdale Road, Hawthorn, 15 Victor Avenue, Kew and 3 Wilson Street, Surrey Hills

5 The submitter supports the introduction of a Officers note the comments made in the supporting submission No change recommended to the Heritage Overlay to 12 Power Street, Balwyn, 70 and respond as follows: inclusion of the properties in the Riversdale Road, Hawthorn, 3 Wilson Street, Heritage Overlay. Surrey Hills and 15 Victor Avenue, Kew for the 1) In order to better manage protection of heritage places, following reasons: Council commissioned the Municipal Wide Heritage Gap Study to ensure that all areas and individual places of 1) The heritage character of the area needs to heritage significance are protected in the Heritage Overlay. be protected, especially protecting significant A summary of heritage studies recently completed or properties. While a significant push for commenced is provided below to demonstrate the development is respected and encouraged, a measures Council has introduced to protect additional balance between providing density and heritage places. The studies listed below are tailored based protecting historical character is needed. It is on the suburbs affected by this amendment (Balwyn, encouraging to see Council actively protect Hawthorn, Kew and Surrey Hills). buildings of heritage significance and it is recommended that it is applied more broadly x The Urban Planning Special Committee (UPSC) to the area (Submission 5). resolved in March 2017 to carry out a peer review of the draft Balwyn and Balwyn North Heritage Study (incorporating Deepdene and Greythorn). x Amendment C177 (Surrey Hills South Residential Precincts Heritage Study) applied the Heritage Overlay to eight (8) individual heritage places and three (3) heritage precincts which was gazetted to the Boroondara Planning Scheme on 13 July 2017. x The draft Hawthorn Heritage Gap Assessment is publically available which details the recommendations of properties to be included in the Heritage Overlay. x The draft Kew Heritage Gap Study Assessment is publically available which details the recommendations of properties to be included in the Heritage Overlay.

Note: Submissions have been numbered in chronological order from the date received by Council 7 ______City of Boroondara Amendment C263 Page 18 of 94 ______Urban Planning Special Committee Agenda 18/12/17 $WWDFKPHQW

Planning and Environment Act 1987 Attachment 2 BOROONDARA PLANNING SCHEME AMENDMENT C263

EXPLANATORY REPORT

Who is the planning authority?

This amendment has been prepared by the Boroondara City Council which is the planning authority for this amendment.

The amendment has been made at the request of the Boroondara City Council.

Land affected by the amendment

The amendment applies to 12 Power Street, Balwyn, 3 Wilson Street, Surrey Hills, 70 Riversdale Road, Hawthorn and 15 Victor Avenue, Kew.

What the amendment does

The amendment proposes to apply the Heritage Overlay (HO) to 12 Power Street, Balwyn, 3 Wilson Street, Surrey Hills, 70 Riversdale Road, Hawthorn and 15 Victor Avenue, Kew on a permanent basis.

Specifically, the amendment proposes to: x Amend Map No.9HO to apply HO742 to 12 Power Street, Balwyn x Amend Map No.14HO to apply HO743 to 3 Wilson Street, Surrey Hills x Amend Map No.11HO to apply HO744 to 70 Riversdale Road, Hawthorn x Amend Map No.8HO to apply HO745 to 15 Victor Avenue, Kew x Amend the Schedule to Clause 43.01 (Heritage Overlay) to include HO742, HO743, HO744 and HO745.

Strategic assessment of the amendment

Why is the amendment required?

The properties listed above have been assessed by Council’s heritage consultant, Context Pty Ltd, and are recommended for inclusion in the HO as ‘individually significant’ heritage places. An amendment to the Boroondara Planning Scheme is required to give statutory weight to the heritage recommendations for each property. It is considered that the HO is the appropriate planning mechanism to protect the heritage values of ‘individually significant’ places, as the HO requires a permit to be granted for building and works, including demolition that could affect the significance of the properties. The significance of the individual properties was assessed against the standard criteria contained in Practice Note 01 Applying the Heritage Overlay (September 2012) and were considered to meet the requirements and threshold for local protection through the HO.

Specifically, Context Pty Ltd, assessed the building at 12 Power Street, Balwyn, to be of local historical significance as it is a tangible representation of the area’s agricultural character in the second half of the 19th-century. The rarity of intact Victorian houses in Balwyn has also contributed to the significance of the property in the City of Boroondara. In addition, the associative significance of the Bovill family as early settlers and successful business owners of a dairy farm has added to the significance of the property.

The building at 3 Wilson Street, Surrey Hills, has been assessed to be of local historical significance as one of the earliest houses in Surrey Hills and is a rare example that illustrates the transition from the Victorian Italianate to the Federation Queen Anne style. In addition, the building is also distinguished for its distinctive double-gabled façade form, seen only occasionally in the late Victorian and Federation periods.

______City of Boroondara Amendment C263 Page 19 of 94 ______Urban Planning Special Committee Agenda 18/12/17

The building at 70 Riversdale Road, Hawthorn, has been assessed to be of local historical significance due to its association with an important phase in the development boom of Boroondara during the suburban movement of the interwar period. The building is an intact and well-detailed example of interwar flats in the Interwar Mediterranean style which is unique to the City of Boroondara.

The building at 15 Victor Avenue, Kew, has been assessed to be of local individual significance due to its association with the former Deputy Premier, Sir Arthur Rylah and his wife, Ann Rylah. The building is representative of its era and is a substantial example of the late Old English style incorporating typical details such as steeply pitched gables, corbelled chimneys and detailed brickwork. It is recommended external paint controls apply to this property.

In accordance with Council’s resolution on the 25 July 2016, officers commissioned heritage consultants, Context Pty Ltd, to undertake the Municipal Wide Heritage Gap Study (MWHGS). The assessment is conducted on a suburb-by-suburb basis with the order of the assessment as follows; Canterbury, Camberwell, Hawthorn, Kew (assessed in the 2016/17 financial year) and Kew East, Hawthorn East, Ashburton, Glen Iris and Mont Albert (due to be assessed in the 2017/18 financial year).

The application of the HO to these properties provides net community benefit as the conservation and protection of heritage places will allow existing and future generations to appreciate and acknowledge the local cultural history of the City of Boroondara.

How does the amendment implement the objectives of planning in Victoria?

The amendment is consistent with the objectives of planning in Victoria by implementing the objective detailed at section 4(1) of the Planning and Environment Act 1987 which states:

‘To conserve and enhance those buildings, areas or other places which are of scientific, aesthetic, architectural or historical interest, or otherwise of special cultural value’.

The amendment is consistent with objectives of planning in Victoria by implementation the objective detailed in Clause 21.05-3 (Heritage, Landscapes and Urban Character) of the MSS:

‘To identify and protect all individual places, objects and precincts of cultural heritage, aboriginal, townscape and landscape significance.’

How does the amendment address any environmental, social and economic effects?

The amendment is expected to have a positive social effect by protecting and promoting places of cultural heritage significance in the City of Boroondara and is not expected to have any adverse environmental or economic effects.

Does the amendment address relevant bushfire risk?

The land is not subject to bushfire risk or a Bushfire Management Overlay, and the amendment is unlikely to result in any significant increase to the risk to life, property, community, infrastructure or the natural environment from bushfire.

Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment?

The amendment is consistent with the Ministerial Direction on the form and content of Planning Schemes as identified at section 7(5) of the Planning and Environment Act 1987.

The amendment complies with Ministerial Direction No. 9 Metropolitan Planning Strategy which requires amendments to have regard to Plan Melbourne 2017-2050. The amendment is consistent with Direction 4.4 which recognises the contribution heritage makes to Melbourne’s distinctiveness and liveability and advocates for the protection of Melbourne’s heritage places.

Consistent with this Ministerial Direction, this amendment proposes to apply the HO to protect properties with identified heritage value. The demolition of properties that contribute to the heritage significance of Boroondara’s residential areas would detrimentally impact Boroondara’s neighbourhood character and local history.

______City of Boroondara Amendment C263 Page 20 of 94 ______Urban Planning Special Committee Agenda 18/12/17

The amendment is not considered to compromise the implementation of the Metropolitan Planning Strategy. The amendment also addresses the requirements of Ministerial Direction No. 11 - Strategic Assessment of Amendments.

How does the amendment support or implement the State Planning Policy Framework and any adopted State policy?

Clause 15.03-1 (Heritage Conservation) seeks to ensure the conservation of places of heritage significance by identifying places of cultural heritage significance, retaining those elements that contribute to the importance of the heritage place and protecting them through the planning scheme.

In accordance with Clause 15.03-1, the Boroondara City Council has an ongoing program to identify, assess and protect places of local heritage significance. The buildings included in this amendment have been assessed to be of ‘individual significance’ to the City of Boroondara and recommended for inclusion in a HO. Amendment C263 will ensure the heritage values of these building will be considered if a planning permit application is received for demolition, alterations or additions.

How does the amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement?

The Local Planning Policy Framework (LPPF) recognises the contribution heritage places make to the character of the City and the need for conservation of these heritage places.

Clause 21.05 (Heritage, Landscapes and Urban Character) of the Municipal Strategic Statement includes an objective to ‘identify and protect all individual places, objects and precincts of cultural heritage, aboriginal, townscape and landscape significance’.

Clause 22.05 Heritage Policy applies to properties affected by a HO in the City of Boroondara. The Heritage Policy builds upon the objectives of Clause 21.05 and provides guidance for the assessment of discretionary matters under the HO. The grading definitions within Clause 22.05 for ‘individually significant’, ‘contributory’ and ‘non-contributory’ heritage places are used to assist interpretation of discretionary matters under the Heritage Policy that has been used to grade the subject buildings.

The amendment supports the objectives of Clause 21.05 and Clause 22.05 by protecting buildings that have been assessed to be ‘individually significant’ to the City of Boroondara and using the grading definitions contained in Clause 22.05 in the heritage citations for each place.

The introduction of the HO to four (4) individual places is not expected to have an adverse impact on meeting housing or economic objectives in the municipality.

Does the amendment make proper use of the Victoria Planning Provisions?

The amendment makes proper use of the Victoria Planning Provisions (VPPs) by applying the HO to protect places of local heritage significance. The HO is the most appropriate tool to protect places of heritage significance.

How does the amendment address the views of any relevant agency?

The views of relevant agencies will be sought during, and addressed following, exhibition of Amendment C263.

Does the amendment address relevant requirements of the Transport Integration Act 2010?

The amendment will not have any significant impact on the transport system.

Resource and administrative costs:

What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

The amendment will not have a significant impact on the resource and administrative costs of the responsible authority.

______City of Boroondara Amendment C263 Page 21 of 94 ______Urban Planning Special Committee Agenda 18/12/17

Where you may inspect this amendment

The amendment is available for public inspection, free of charge, during office hours at the following places:

Boroondara City Council Planning Counter 8 Inglesby Road Camberwell 3124

The amendment can also be inspected free of charge at the Department of Environment, Land, Water and Planning website at www.delwp.vic.gov.au/public-inspection.

Submissions

Any person who may be affected by the amendment may make a submission to the planning authority. Submissions about the amendment must be received by 3 November 2017. A submission should be lodged online at www.boroondara.vic.gov.au/C263 or be sent to:

Amendment C263 Strategic Planning Department Boroondara City Council Private Bag 1 Camberwell VIC 3124

Panel hearing dates

In accordance with clause 4(2) of Ministerial Direction No.15 the following panel hearing dates have been set for this amendment: x directions hearing: To commence in the week of 5 February 2018 x panel hearing: To commence in the week of 5 March 2018

______City of Boroondara Amendment C263 Page 22 of 94 ______Urban Planning Special Committee Agenda 18/12/17

Planning and Environment Act 1987

BOROONDARA PLANNING SCHEME

AMENDMENT C263

INSTRUCTION SHEET

The planning authority for this amendment is Boroondara City Council.

The Boroondara Planning Scheme is amended as follows:

Planning Scheme Maps

The Planning Scheme Maps are amended by a total of four (4) attached map sheets. Overlay Maps

1. Amend Planning Scheme Map Nos.8HO, 9HO, 11HO, 14HO in the manner shown on the four (4) attached maps marked “Boroondara Planning Scheme, Amendment C263”.

Planning Scheme Ordinance

The Planning Scheme Ordinance is amended as follows:

2. In Overlays – Clause 43.01, replace Schedule with a new Schedule in the form of the attached document.

End of document

______City of Boroondara Amendment C263 Page 23 of 94 Urban______Planning Special Committee Agenda 18/12/17

BOROONDARA PLANNING SCHEME

& 6&+('8/(72&/$86(+(5,7$*(29(5/$< 3URSRVHG & The requirements of this overlay apply to both the heritage place and its associated land.

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HO1 Golf Links Estate, Camberwell No No No No No No - No Includes Camberwell Rd (part), Christowel St (part), Fairmont Ave (part), Finsbury Way, Lansell Cres, Lyric Grove, Maple Cres, Marlborough Ave, Murdoch St (part), Orrong Cres, Tyrone St (part). HO2 House No No No No No No - No 19 Anderson Road, Hawthorn East HO3 Ercildoune Yes No No No No Yes - No 424 Auburn Road, Hawthorn HO4 Xavier College - - - - Yes Yes - No 135 Barkers Road, Kew Ref No H893 HO5 House No No No No No No - No 62 Barkers Road, Hawthorn HO6 Preshil Junior School - - - - Yes Yes - No 395 Barkers Road, Kew Ref No H72 HO7 House No No No No No No - No 492 Barkers Road, Hawthorn East HO8 Werona No No No No No No - No 500 Barkers Road, Hawthorn East

OVERLAYS – CLAUSE 43.01 – SCHEDULE PAGE 1 OF 54 ______City of Boroondara Amendment C263 Page 24 of 94 Urban______Planning Special Committee Agenda 18/12/17

BOROONDARA PLANNING SCHEME

HO674* House No No No No No No No No Expiry Date: 13 Middlesex Road, Surrey Hills 31/08/2018 HO742 Bovill House No No No No No No No No 12 Power Street, Balwyn HO743 House No No No No No No No No 3 Wilson Street, Surrey Hills HO744 Duplex No No No No No No No No 70 Riversdale Road, Hawthorn HO745 House Yes No No No No No No No 15 Victor Avenue, Kew Notes: * Denotes interim controls apply.

OVERLAYS – CLAUSE 43.01 – SCHEDULE PAGE 54 OF 54 ______City of Boroondara Amendment C263 Page 25 of 94 ______Urban Planning Special Committee Agenda 18/12/17

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______City of Boroondara Amendment C263 Page 28 of 94 ______Urban Planning Special Committee Agenda 18/12/17

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______City of Boroondara Amendment C263 Page 29 of 94 ______Urban Planning Special Committee Agenda 18/12/17

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$GGUHVV12 Power Street, Balwyn 1DPHBovill House 6XUYH\'DWH December 2016 3ODFH7\SH Residential $UFKLWHFW *UDGLQJ Significant %XLOGHU ([WHQWRI2YHUOD\To title boundaries &RQVWUXFWLRQ'DWH1888

+LVWRULFDO&RQWH[W Power Street, Balwyn, is located within Elgar’s Special Survey that spanned parts of the Parishes of Nunawading and Boroondara. The survey area was subject to an alternate method of allocating subdivisions and roads, unlike the one mile (1.6km) internal survey section lines used in surveying other parts of metropolitan Melbourne. The Special Survey has had a lasting effect on contemporary road alignments. Henry Elgar purchased the 5,120-acre survey-block in 1841 for just £1 per acre under a government initiative to stimulate settlement by selling large tracts of land in the Port Phillip District significantly below market value. Elgar’s Special Survey covered the area now bounded by Burke Road in the west, Canterbury Road to the south, Elgar Road in the east and the Yarra River and Koonung Creek to the north (Boroondara Parish Plan). The survey area included all of the Melbourne suburbs now known as Balwyn, Balwyn North, Mont Albert

______City of Boroondara Amendment C263 Page 30 of 94 ______Urban Planning Special Committee Agenda 18/12/17

and Mont Albert North, as well as parts of Canterbury and Surrey Hills north of Canterbury Road.

Prior to being surveyed, squatters utilized the land for cattle and sheep grazing due to its close proximity to the Melbourne markets (Built Heritage 2012:77). Writing in 1858, James Bonwick noted that ‘the first person who settled upon our side of the river with stock was Mr John Gardiner, after whom the creek is called. His run extended over the places now known as Brighton, St Kilda, Prahran, Boroondara and Bulleen. At first, his homestead was near the junction of the Yarra and Gardiner’s Creek (Bonwick cited in Built Heritage 2012:77). Gardiner – together with colleagues John Hepburn and Joseph Hawdon – had been responsible for the first overland trek of cattle from New South Wales to Port Phillip, which passed through the Parish of Boroondara area as early as 1836 (Built Heritage 2012:77). The cattle run that Gardiner subsequently established was the first of its kind in Victoria.

John Gardiner was soon joined by others who began pastoral homesteads near the Yarra River, Warrigal Road and on the banks of the Koonung Creek (Build Heritage 2012:77). By the early 1840s, the land to the south of Elgar’s Special Survey was occupied by squatters as sheep and cattle runs. While these runs gradually disappeared, other pastoral activities continued to thrive: early farmers in that area included John Towt, one of the first settlers in what is now Balwyn North. As the Boroondara Thematic Environmental History describes:

Quoting census figures from the 1860s, Blainey noted that over half of the adult male residents of Camberwell at that time identified themselves as farmers, market-gardeners or agricultural labourers, and most of the others were otherwise engaged in rural pursuits. Farming would continue to maintain a strong presence in the study area (admittedly, stronger in some parts than in others) well into the twentieth century (Build Heritage 2012:78)

The 1870s and 1880s saw the Balwyn area expand considerably, at which time churches, schools and a post office were established. An extension of the Box Hill railway and new Outer Circle railway line accelerated Balwyn’s development during the late 1880s, resulting in a considerable increase in population, subdivision of land and the construction of new streets and buildings (McWilliams 2010:1). The economic depression of the 1890s saw a great deal of change in property ownership and occupation, as land was quickly bought and sold, rates went unpaid and houses remained unfinished, causing confusion in local records. Street names also changed frequently, as is the case for Gordon Road, which was sometimes known as Normanby Road.

Urbanization gradually engulfed the Balwyn landscape and both former and current Balwyn residents recall stories of ‘people who took their honeymoon in Doncaster when it was orchards and the best part of a day to get there’. Another recollects ‘the 1920s photo of my grandmother’s house, totally on its own, surrounded by paddocks, in Yarrbat Avenue, Balwyn. By the time I came to know it in the 1950s it was part of a “normal” eastern suburbs streetscape’. And another recollection of the 1950s and 1960s and ‘how the night-time scene from [my grandmother’s] living room window, which faced north, became increasingly filled with the pin-points of street lights, as suburbia spread inexorably through Balwyn North and Doncaster’ (www.walkingmelbourne.com accessed 29 December 2016).

The Bovill family were early settlers in Balwyn. Sarah Bovill (nee Weston) had sailed from England with her much-older husband. They settled first in Walpole Street, Kew before moving out to Balwyn in 1870 with their six children (Buchanan 1969: Interview 1). Establishing a dairy farm under the guidance of their indomitable mother, the Bovills left a tangible presence in Balwyn in the form of Weston Street, named after Sarah; Bovill’s 2

______City of Boroondara Amendment C263 Page 31 of 94 ______Urban Planning Special Committee Agenda 18/12/17

Buildings at 347-349 Whitehorse Road, Balwyn; and a peppercorn tree and one of three former Bovill homes in Power Street, the heart of their extensive former dairy farm.

Figure 2. Bovill’s Buildings, 347-349 Figure 1. The peppercorn tree today in front of Whitehorse Road, Balwyn of 1922-23 (Les 22 Power Street (Google Earth, 29 December Butcher, Flickr) 2016)

+LVWRU\ When Sarah and William George Bovill and their six children moved to Balwyn in 1870:

‘It was all farming; they cleared the land and then we were dairy farmers. I think they got the land for about 10/- an acre or something like that, and then we had the land right from Balwyn Road over to Cremorne Street and then Weston Street. Weston Street is named after Grandma’ (Interview 1 Buchanan).

The Bovills built a mud brick house on Balwyn Road. William George died in 1878, and was buried in Kew Cemetery (Kew Historical Society). In August 1885, Sarah purchased an acre of land on the north-east corner of Power and John streets, from Balwyn farmer Richard Werrett (Vol 1186 Fol 080). It measured 500 by 200 feet and encompassed what is today 12-16 Power Street, 1-7 John Street, 1-3 Henry Street, and most of 2-8 Henry Street.

Two years later, George, Henry, and a third brother Thomas purchased from David Goss 1 ¾ acres of land in Power Street just north of their mother’s purchase (Vol 1924 Folio 590). In 1892 the three brothers subdivided their land and transferred half to Thomas, and half to George.

In late 1888, a house was rated on Sarah Bovill’s land, occupied by her son Henry, whose occupation was listed as a ‘nightman’. The following year, Henry Bovill was listed as a ‘dairyman’ and the owner-occupier of the house at 12 Power Street. It was not until June 1892, however, that Sarah formally transferred to Henry the land that now comprises 12-14 Power Street and 1-7 John Street (Vol 1732 Fol 278). The remainder she transferred to son Thomas Bovill.

‘They each of them built a home on Power Street, just three little rooms you know, but as their families grew they added on’. George Bovill’s daughter, Ida Buchanan, who was born at 12 Power Street, remembered the Balwyn landscape as a farming one: ‘we all grew our own oats and maize and mangles and turnips – we used to cut them all for the cows, we fed our cattle on those.’

Henry Bovill left the 12 Power Street house in 1896, and was soon listed as a resident of nearby Warrington Road (now Union Road). At first he let out the 12 Power Street house to his brother, George, who resided there with his family from 1897 to 1906, before

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returning to his own home further north on Power Street (Rate Books). The house was then let to successive tenants unrelated to the Bovills.

The Bovills built up a very successful dairy farm and began to exhibit and compete in dairy shows, even on the international scale. At the 1908 Empire Day celebrations, before which ‘Balwyn was the centre of special activity in the preparations … Mr H Bovill, of the Hillside dairy, hit upon a novel device, bringing one of his well-known herd into requisition for the occasion. The cow – a very fine specimen, and exceedingly docile – was accommodated on a lorry and stood quite at ease’ (Reporter, 29 May 1908, p.7). In 1913 the Bovills were highly commended for their salted butter at the London Dairy Show in Islington (Leader, 1 November 1913, p.7).

Figure 3. Bovill’s dairymen and carts, Canterbury, 1916 (Boroondara Library).

Bovill’s Dairy soon spread across the eastern suburbs as the family expanded, with some of them going own ways. George Bovill’s daughter, Ida, remembered that she was ‘about seventeen when the partnership was dissolved but the land wasn’t sold until after my mother died [in 1918] … and that was the lot which went from Power Street down to Gordon Street right over to Weston Street, Cremorne Street, but we had to give a road to sub-divide (Weston Street)’ (Buchanan 1969: Interview 2).

As the Bovill business grew it also became a source of local employment with, for example, The Age on 23 January 1924 advertising for a ‘girl or young Woman for light house work, Surrey Hills preferred. W. Bovill, Dairy, Croydon-rd, Surrey Hills’. And again on 11 October 1945 ‘Milk Carter, urgent, experienced, ex-serviceman, 820 White Horse- rd, Box Hill. Bovill’s Dairy’. The brothers also constructed ‘Bovill’s Buildings’ in 1922-23 (S&McD) at 347-349 Whitehorse Road. The two-storey shops share a central parapet, and are in the Edwardian Free Style. By 1924, ‘Bovill Bros., dairy produce’ was housed in one of the shops, with Edward D Bovill occupying the residence upstairs (S&McD).

On 14 September 1917 both numbers 12 and 22 Power Street went up for auction. The land belonging to 22 Power Street did not sell and so remained in George Bovill’s ownership until he died in August 1933, when he willed it to his children (The Age, 13

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September 1933, Wills and Estates). Henry Bovill’s house and land at 12 Power Street did sell however, bringing an end to the Bovill connection with this site (Vol 2428 Fol 524).

Figure 4. MMBW Detail Plan No. 2959, 1929. The house at 12 Power Street stands on the corner. Bovill Brothers’ Dairy appears to be located behind what was then 18 Power Street.

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'HVFULSWLRQ ,QWHJULW\ The house at 12 Power Street stands on the north-east corner of Power and John streets, one block north of the Whitehorse Road commercial area. The house stands behind a medium-sized front garden and sympathetic timber picket fence and is situated close to the southern boundary along John Street. In the north side setback is a semi- mature oak tree. Behind the house is a small backyard - the result of the successive subdivisions of the once large block - with a contemporary gabled carport at the very rear, visible from John Street.

The house is a timber example of the typical Italianate dwellings that were built extensively across Melbourne’s suburbs and Victorian towns during the 1870s to 1890s. Typical features of this style, displayed at 12 Power Street, are the symmetrical double- fronted façade - with central four-panelled door, and a double-hung sash window on either side; a timber-framed front verandah with a convex hipped roof and cast-iron frieze and brackets; a low line hipped roof with an internal valley (known as an M-profile hipped roof); and bracketed eaves below it.

The eaves are one of the most decorative areas of the house, with pairs of curved timber brackets that retain their turned droppers, with small and long raised panels between the brackets and pairs of brackets. The other decorative element is the verandah, which retains a fairly standard combined frieze and brackets in a floral pattern. The slender timber posts appear to be original, with stop chamfering the tops and shafts, but the capitals have been lost. The verandah beam is also stop-chamfered on its bottom edge.

Otherwise, it is a modest dwelling, with simple weatherboard-clad walls, and the front door has bolection (raised) mouldings to the four panels, but not the more ornate cricket- bat mouldings within them. The door does have sidelights and highlights. It is not clear if the textured amber glass is a later alteration or not.

The roof is clad in recent corrugated iron. The roof may have been clad in slate or corrugated iron when constructed. It retains two corbelled brick chimneys, symmetrically placed. They are simpler than the standard Italianate chimney, with a rendered shaft and corniced top, which is indicative of the simple farmhouse character of this house.

The house has been extended since it was depicted in the 1929 MMBW plan, when it had four rooms beneath the main roof and a service lean-to at the rear. Since that time the roofline has been extended back to almost double the house in size, and a rear verandah built that mimics the hipped convex roof of the original front verandah. The front façade is highly intact, with the only alterations noted the loss of the verandah post capitals and the likely replacement of glass around the door.

&RPSDUDWLYH$QDO\VLV There is only a handful of intact nineteenth-century dwellings that survive in Balwyn, Balwyn North and Deepdene, most of them strung along just north of Whitehorse Road along the southern boundary of Balwyn.

There are four pre-1901 houses in the area currently in the Boroondara Heritage Overlay. Two of them are Federation Queen Anne in style (1 Salisbury Street and 199 Whitehorse Road, Balwyn), so are not considered appropriate comparisons for the Bovill House. The remaining two are:

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x ‘Canonbury’, 9 Barnsbury Road, Balwyn (HO192) – an 1861 early Italianate villa with rendered walls. The current return verandah is a later addition/replacement (c1870s or ‘80s).

Figure 5. 9 Barnsbury Road (source: National Trust, nd) x ‘Colongulac’, 11 Luena Road, Balwyn North (HO390) – a large single-storey villa with central tower which is a late example of Victorian Italianate form incorporating hybrid characteristics associated with the emerging Federation style.

Figure 6. 11 Luena Road (source: City of Boroondara, 2005)

The remaining surviving Victorian houses, intact and altered, were identified as part of the street-by street survey of the ‘Balwyn and Balwyn North Heritage Study (incorporating Deepdene & Greythorn)’ (Built Heritage, 2015). A number were assessed and recommended for the Heritage Overlay, others were simply identified but not assessed (including 12 Power Street). 7

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The following are the Victorian-era houses recommended for the Heritage Overlay by the 2015 Balwyn study and by subsequent assessments:

x 192 Doncaster Road, Balwyn North - a stone farmhouse of 1856 which sits hidden at the rear of the current building. Recommended by Built Heritage for the HO as the earliest known house in Balwyn.

Figure 7. 192 Doncaster Road as seen from within the site. (source: Built Heritage, 2012)

x Fankhauser farmhouse, 224 Belmore Road (also known as 4 Collins Court) - a polychrome brick Italianate house of the 1870s or ‘80s. It has a symmetrical façade and M-hip roof. Windows are double-hung sashes below segmental brick arches. It was recommended by Built Heritage for the HO for demonstrating farming in early Balwyn and as a representative Victorian house with notable details.

Figure 8. Fankhauser Farmhouse, Balwyn. (source: Built Heritage 2012)

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x 17 & 19 King Street - a pair of timber Italianate houses with typical features. Intact apart from rear double-storey extension to rear of one. Recommended for the Heritage Overlay by the Balwyn study.

Figure 9. 17 & 19 King Street, Balwyn (source: Context, 2016)

x Sevenoaks Farmhouse, 14 Sevenoaks Street – a farmhouse built c1894, it is a typical Late Victorian Italianate villa, constructed of tuckpointed red brick with a slate M-hip roof and corbelled red brick chimneys. The east side elevation was altered in the 1920s, and the verandah has been rebuilt in a sympathetic form. It has been recommended for the Heritage Overlay for illustrating Balwyn’s agricultural past and as a rare surviving farmhouse in the suburb. It forms part of Amendment C243.

Figure 10. Sevenoaks Farmhouse, Balwyn (source: Context, 2015)

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x ‘Kireep’, 57 Yarrbat Avenue - a timber house built c 1890-91, built as a suburban residence. While nominally of the Italianate style, it is distinguished by its highly decorative timber verandah fretwork and other decorative detail to the façade. It has been recommended for the Heritage Overlay by Context Pty Ltd.

Figure 11. ‘Kireep’, Balwyn. (source: Context, 2016)

The remaining houses were identified in the draft Balwyn Study, but have not yet been assessed:

x 28 Leonard Street - a timber Italianate cottage with a symmetrical façade and return verandah. There is stained glass to the front door and surround. The verandah has lost its frieze and the capitals of its timber posts. Considered rare in its area.

Figure 12. 28 Leonard Street, Balwyn. (source: Context, 2016)

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x 2 Yarrbat Avenue - a timber Italianate cottage with a symmetrical façade. It retains high-quality details such as colonnettes between the windows, and ashlar boards to the façade. The front verandah has been altered, with the replacement of posts and the loss of a scalloped detail on the verandah beam. The cast-iron brackets may also be new. The chimneys have been recently rendered and Federation-style details such as fretwork around the front door and hoods over the west windows have been added.

Figure 13. 2 Yarrbat Avenue, Balwyn. (source: Context, 2016)

x 5 Westminster Street - a fine red brick villa with cream brick accents and a large semi-octagonal bay to the façade. Unusual in the area for its level of detail. The verandah posts have been replaced and possibly the cast-iron frieze as well.

Figure 14. 5 Westminster Street, Balwyn. (source: Context, 2016)

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x ‘Rexmoor’, 8 Boston Road - a two-storey 1880s Italianate villa with rendered masonry walls and arched windows. Located in the southern part of Balwyn, this house is much grander than most other 19th-century houses in the suburb, and has more in common with development in nearby Canterbury. A front verandah was reinstated in 2017.

Figure 15. ‘Rexmoor’, Balwyn. (source: Google Streetview, 2014)

In comparison with these other 19th-century Balwyn houses, particularly those of a similar scale as the Bovill House, it is at the high end in regard to its intactness but it is one of the more modest examples in regard to its detailing, particularly compared to the house at 57 Yarrbat Avenue and 5 Westminister Street. As such, it can be considered a good representative example of a very modest Italianate dwelling.

In regard to its historic value, the connection to the Bovill family is certainly an aspect important in the Balwyn area, as they were early settlers and influential in their dairying business. Bovill’s Buildings, at 347-349 Whitehorse Road (just around the corner) is a more obvious and easily legible reminder of their influence in the area as the family name is emblazoned across the parapet, but they built during the interwar period (1922-23) so do not illustrate the 19th century establishment of this family. As the mud brick house the Bovills built in the 1870s on Balwyn Road has been demolished, as have the 1880s homes of George and Thomas Bovill and the dairy on Power Street. This makes the Bovill House, at 12 Power Street, the best (and only) surviving representation of the Bovill family from the 19th century.

While Henry Bovill was in residence there, in the early 1890s, he was recorded as a ‘dairyman’, indicating that he worked at the family dairy just north of his house. All three of the brothers’ houses, then, can be considered to have an agricultural connection as ‘dairy houses’. The next resident, his brother George, was also engaged in the family dairying business. This makes the Bovill House one of the six identified ‘farmhouses’ in Balwyn and Balwyn North. Balwyn was characterised by its agricultural character until the interwar period, but very few indications of this character survive today. As noted in the thematic history of the City of Camberwell (G Butler, ‘Camberwell Conservation Study’, 1991, Vol. 2, page 40): Farm buildings and outhouses were usual constructed of weatherboards with iron roofing. The Bovill House is a good illustration of the typical farmhouse once seen in the area.

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The three others with a relatively high level of intactness being the very early 1856 stone cottage at 192 Doncaster Road (NB: its current intactness is not known as it is not visible from the street), the 1870s-80s bi-chrome brick Fankhauser Farmhouse at 224 Belmore Road, and the brick Sevenoaks Farmhouse of c1894 at 14 Sevenoaks Street. In comparison with these three, the Bovill House is the most intact, as it retains its original front verandah, but is also the least substantial in its size and detailing.

Farmhouses (particularly intact examples) are becoming rarer and rarer in Boroondara as a whole. Examples that have been lost in recent years include 49 (or 51) Prospect Hill Road, Camberwell (classified by the National Trust in 1998), and 1310 and 1311 Toorak Road, Camberwell, respectively a late1860s rendered masonry farmhouse (subject of a permit application for redevelopment) and an associated timber Edwardian farmhouse (demolished around 2012). The only other surviving farmhouse identified in Boroondara, apart from the Balwyn examples, is ‘Knottywood’ at 61 Wattle Road, Hawthorn (HO429). It is a six-roomed brick house now on a larger than usual suburban lot (about 1 hectare).

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$VVHVVPHQW$JDLQVW&ULWHULD

Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, September 2012, modified for the local context.

CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural or natural history (historical significance).

The Bovill House is of local significance to Balwyn as a tangible representation of the area’s agricultural character in the second half of the 19th century. It was constructed for Annie Bovill as a residence for her son, Henry, who resided there in the 1890s while working at the Bovill Family Dairy on Power Street. It is one of six 19th-century farmhouses identified in Balwyn and Balwyn North, and is one of the most intact. It is also one of the very few former farmhouses identified in Boroondara as a whole.

CRITERION B: Possession of uncommon, rare or endangered aspects of the City of Boroondara's cultural or natural history (rarity).

Apart from its rarity as one of the few surviving farmhouses in Balwyn and Boroondara, the Bovill House is of historical significance as one of a small number of surviving Victorian houses in Balwyn, and one of the most intact. While the suburb expanded greatly from the 1870s until the start of the 1890s, with growth in population along with the establishment of churches, schools and a posts office, very little built fabric survives to illustrate this foundational era.

CRITERION C: Potential to yield information that will contribute to an understanding of the City of Boroondara's cultural or natural history (research potential).

CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

The house is a timber example of the typical Italianate dwellings that were built extensively across Melbourne’s suburbs and Victorian towns during the 1870s to 1890s. Typical features of this style, displayed at 12 Power Street, are the symmetrical double- fronted façade - with central four-panelled door, and a double-hung sash window on either side; a timber-framed front verandah with a convex hipped roof and cast-iron frieze and brackets; an M-profile hipped roof; and bracketed eaves below it.

CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

CRITERION G: Strong or special association with a particular community or cultural group for social, cultural or spiritual reasons. This includes the significance of a place to Indigenous peoples as part of their continuing and developing cultural traditions (social significance).

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CRITERION H: Special association with the life or works of a person, or group of persons, of importance in the City of Boroondara's history (associative significance).

The Bovill House is of significance to Balwyn as the earliest tangible illustration of the long residence and business success of early settlers the Bovill family, comprising Sarah and William George Bovill and their sons, who moved to Balwyn in 1870. Establishing a dairy farm under the guidance of their indomitable mother, the Bovills left a tangible presence in Balwyn in the form of Weston Street, named after Sarah’s maiden name;the 1920s Bovill’s Buildings at 347-349 Whitehorse Road, Balwyn; a peppercorn tree and one of three former Bovill homes in Power Street, the heart of their extensive dairy farm.

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6WDWHPHQWRI6LJQLILFDQFH

What is Significant? The Bovill House at 12 Power Street, Balwyn, is significant. It is a timber house built in 1888 for early Balwyn resident Sarah Bovill to serve as a home for her son, Henry Bovill, who resided there until 1896 while working at the Bovill Brothers Dairy, also on Power Street (demolished). The house was then occupied by his brother, George Bovill, until 1906, followed by other tenants, before Henry Bovill sold it in 1917.

How is it significant? The Bovill House is of local historical and architectural significance to the City of Boroondara.

Why is it significant? The Bovill House is of historical significance to Balwyn as a tangible representation of the area’s agricultural character in the second half of the 19th century. It is one of six 19th- century farmhouses identified in Balwyn and Balwyn North, and is one of the most intact. More generally, it is also one of a small number of surviving Victorian houses in Balwyn, and one of the most intact. While the suburb expanded greatly from the 1870s until the start of the 1890s, with growth in population along with the establishment of churches, schools and a post office, very little built fabric survives to illustrate this foundational era. (Criteria A & B)

The Bovill House is of associative significance to Balwyn as the earliest tangible illustration of the long residence and business success of early settlers the Bovill family, comprising Sarah and William George Bovill and their sons, who moved to Balwyn in 1870. Establishing a dairy farm under the guidance of their indomitable mother, the Bovills left a tangible presence in Balwyn in the form of Weston Street, named after Sarah’s maiden name; the 1920s Bovill’s Buildings at 347-349 Whitehorse Road, Balwyn; a peppercorn tree and one of three former Bovill homes in Power Street, the heart of their extensive dairy farm. (Criterion H)

The house is a good and intact representative timber example of the typical Italianate dwellings that were built extensively across Melbourne’s suburbs and Victorian towns during the 1870s to 1890s. Typical features of this style, displayed at the subject house, are the symmetrical double-fronted façade - with central four-panelled door, and a double-hung sash window on either side; a timber-framed front verandah with a convex hipped roof and cast-iron frieze and brackets; an M-profile hipped roof; and bracketed eaves below it. (Criterion D)

*UDGLQJDQG5HFRPPHQGDWLRQV

Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as an individually significant place.

Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the Boroondara Planning Scheme:

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9LFWRULDQ+HULWDJH5HJLVWHU No Is the place included on the Victorian Heritage Register? ,QFRUSRUDWHG3ODQ No Does an Incorporated Plan apply to the site? 2XWEXLOGLQJVDQGIHQFHVH[HPSWLRQV Are there outbuildings and fences which are not exempt from No notice and review? 3URKLELWHGXVHVPD\EHSHUPLWWHG Can a permit be granted to use the place for a use which would No otherwise be prohibited? $ERULJLQDO+HULWDJH3ODFH Is the place an Aboriginal heritage place which is subject to the No requirements of the Aboriginal Heritage Act 2006?

,GHQWLILHG%\ Built Heritage, ‘Balwyn and North Balwyn Heritage Study’, 2012.

5HIHUHQFHV Age, as cited.

Argus, as cited.

Boroondara Library Service Picture Collection.

Buchanan, Ida ‘The Bovills of Balwyn’, held by Balwyn Historical Society. This is a transcript of an interview in 1969 with Ida Buchanan, Sarah Bovill’s granddaughter, when Mrs Buchanan was 75 years old. It was prepared by Jean Uhl. The interview was also reproduced as ‘The Bovill family of Balwyn’ in Papers read before the Box Hill Historical Society and some research notes: Vol. 4 1974-1975.

Camberwell and Hawthorn Advertiser.

City of Camberwell and City of Waverley Rate Books.

Certificates of Title: V2428/F523, V1924/F590, V2428/F521, V4649/F640.

Kew Historical Society, personal communication from Secretary Judith Vimpani citing information from the Births, Deaths & Marriages database, 2013.

Sands and McDougall Street Directories.

State Library Victoria Picture Collection.

www.walkingmelbourne.com (accessed 29 December 2016).

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Prepared by: Context Pty Ltd

$GGUHVV 15 Victor Avenue, Kew 1DPH Rylah Residence and Veterinary Hospital 6XUYH\'DWH (former) 3ODFH7\SHResidential $UFKLWHFW RM & MH King *UDGLQJSignificant %XLOGHU W Davis ([WHQWRI2YHUOD\To title boundaries &RQVWUXFWLRQ'DWH 1939

+LVWRULFDO&RQWH[W Access across the Yarra River was provided in the early 1850s by a bridge to Burwood Road, Hawthorn.

Hawthorn thus developed ahead of Kew. Nevertheless, two hotels had opened in Kew along High Street by 1854, one at the junction and the other, the Harp of Erin, at the corner of High Street and Harp Road. Congregational, Baptist, Primitive Methodist and Anglican churches were opened in 1854, 1855, 1856 and 1858 respectively. The Anglican church opened a school in 1856 and the combined Protestant churches opened one in 1859. It was replaced by a government school in 1870. Direct access to Kew was gained when the Johnston Street bridge was

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built in 1858… In 1856 the Boroondara Road Board District, comprising Kew, Hawthorn and Camberwell, was proclaimed…

[In the twentieth century] High Street developed two strip shopping centres, the main one east of Kew junction and the other near the Harp Hotel...Between 1910 and the outbreak of World War II Kew's population approximately tripled. It was proclaimed a town on 8 December 1910, and a city on 10 March 1921 (Victorian Places 2015).

Residential development in Kew followed a similar pattern:

The first residential houses were built in Kew during the 1850s around the area now known as the Kew Junction. Speculation on land purchases increased during the gold rush period, promoting the region's rapid expansion not only as a farming area but as a residential location, a trading place and a stopover for travellers. By 1902 Kew had more than 8,000 residents and 1,500 dwellings. The charm of Kew was its undulating character and the windings of the Yarra River, which formed its northern and western boundaries, and the extensive views it enjoyed in almost every direction…Kew was a suburb of British expatriates who built their homes and gardens to replicate those left behind. Many of the villas and mansions commanding views back over the city were set in acres of land. Some were named after the birthplace of their owners (Carolan 2003:3).

Subdivision of land to form residential estates in the Kew area occurred from the 1860s, slowed with the economic depression of the 1890s, and experienced an intensive boom between 1910 and 1940, when ‘new estates began to appear. Most were of a modest scale, and usually resulted in small courts or short streets bisecting former grounds of large houses’ (CKUCS:4/20). 3ODFH+LVWRU\ The subject place, 15 Victor Avenue, is part of a parcel of land, Portion 84, Parish Boroondara, approximately 146 acres, first held freehold by CB Peel and A Motherwell (Parish Plan Boroondara 1931).

In November 1926, Elizabeth Foster purchased three acres of this land (CT:V5196 F189). Bennett Nursery operated on the land until 1936, when it was subdivided as the Mont Victor Hill Estate (CKUCS:4/20).

A preliminary plan for the Mont Victor Hill subdivision included 23 allotments bordering the Rimington Nursery in Mont Victor Road. The subdivision created allotments in Victor Avenue, Heather Grove and Burke Road and was bisected by the railway line (see Figure 1 and Figure 2).

The auctioneers noted on the plan that the subdivision was made possible by the order of Messrs SH Bennet & H Wright, the executors of the wills of S Bennett & E Foreman (KHS). The first lots were put up for auction on 7 March 1936 (Argus 15 February 1936:3), and were all sold. Another five allotments to the north of the estate (towards Argyle Road), including the subject site, Lot 14, were advertised for sale on 9 March 1936 (Age 9 March 1936:2) – see Figure 3. The additional five lots added to the estate were sold by 1941 (CT:V5196 F189).

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Figure 1. Mont Victor Estate plan, 1936 (subject site, Lot 14, not shown). (Source: SLV)

Figure 2. Mont Victor Hill Estate pamphlet, 1936. (Source Trams Down Under)

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Figure 3. Mont Victor Hill Estate showing all lots, including the subject site, Lot 14, 1936. (Source Certificate of title V5196 F189)

On 6 March 1939, Lot 14 (today’s 15 Victor Avenue) was purchased by Ann Flora Rylah (CT:V5196 F189).

Ann Rylah (nee Flashman) married Arthur Rylah in 1937. The couple employed architects and engineers, RM and MH King of Collins Street, Melbourne, to design a combined brick house and veterinary hospital for their Victor Avenue property, which was constructed by builder W. Davis in 1939 (BP261, 1939) – see Figure 4 and Figure 5. Arthur and Ann Rylah separated in 1968, however Ann Rylah continued to conduct her veterinary business from 15 Victor Avenue until her death in 1969. The house at 15 Victor Avenue was sold to new owners in the same year (CT:V5196 F189).

R.M. and M.H. King Ray Maurice King began practicing as an architect in Adelaide in 1891. The following year he moved to Melbourne and over the next sixty years he and his son, Maurice Harrington King, who he went into partnership with in 1926, designed many industrial and residential buildings in Victoria. Maurice, who was trained as an engineer, is regarded as having transformed the fledgling practice established by his father into one of Melbourne’s most prolific architectural firms of the mid-twentieth century (Kurrajong House website).

Although the firm designed a range of buildings including commercial (e.g., Kurrajong House, Collins Street, Melbourne of 1926-7, and the showroom for the Colonial Gas Company at Box Hill), factories (e.g., the Hopkins Odlum Apex Belting factory at Footscray) and churches (e.g., Knox Presbyterian Church, Ivanhoe of 1927), they are perhaps best known for their houses. R.M. & M.H. King designed many houses in the Tudor Revival, Mediterranean and Bungalow styles that were popular in the 1920s and

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30s, however their Moderne, or Art Deco, houses of the 1930s are regarded as some of the best examples of this style in Melbourne (Kurrajong House website).

Many of the firm’s clients were high profile Victorians including theatrical entrepreneurs J. & N. Tait, Arthur Rylah, lawyer and later Chief Secretary and Deputy Premier of Victoria; the Myttons and Beaurepaires. Ray King died in the early 1950s. Maurice King died prematurely in 1956 and the practice was closed shortly afterwards (Kurrajong House website).

Figure 4 Architectural drawings by RM and MH King of Melbourne for a brick residence and veterinary hospital for Mr and Mrs AG Rylah, 2 March 1939. (Source: City of Boroondara Building Permit records)

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Figure 5 Drawing of residence for AG Rylah, Kew, by RM and MH King, architects, 1939. (Source: SLV Architectural Drawings Collection).

Robin Giesecke, from the University of Sydney, writes of Ann Flashman:

Ann Flora Flashman was, in 1930, the first woman to enrol in the Sydney University School of Veterinary Science [see Figure 6]. She became the fourth woman to qualify and enter the veterinary profession in Australia. Her enrolment encouraged other women to train as veterinarians.

A Sydney girl, Ann was educated at the Ascham School for Girls, matriculating in 1929. She had developed a passion for Girl Guiding and was the popular leader of the School's own company. She was also a keen sportswoman and had developed an interest in journalism. She enrolled at Sydney University in 1930, having been influenced to the possibility of doing veterinary science by the mother of Pat Littlejohn, (the second woman to enrol at Sydney Veterinary Faculty). The School had close connections with the University and a headmistress who was a good educator and alive to the possibility of women pursuing professional careers.

Ann proved a popular student at University…Her final year essay on duodenal ulcers in dogs was published in the Australian Veterinary Journal, and she was awarded the STD Symons prize for clinical subjects. Final year practical work was undertaken at the Berri Experimental Farm chaperoned by Pat Littlejohn and she graduated in 1936…

On graduation Ann joined the staff of the Lost Dog's Home in North Melbourne as its first paid veterinarian, following the footsteps of Belle Reid who had worked there in an honorary capacity. She also worked for the Lord [Lort] Smith Animal Hospital in North Melbourne until she set up her own practice in Victor Street [Avenue], Kew.

She married Arthur Rylah, who held a prominent position in the Victorian Government, and was his official partner and hostess. They had two children. In her own right she earned the respect of her colleagues and amassed a devoted following of animal lovers in Victoria through her tireless devotion to caring for animals and young people. She wrote a column called Pet Talk in the Melbourne Herald under the pseudonym

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John Wotherspoon…These columns ran well in to the 1960s and were followed by two books: The Australian Pet Book (1962) and The Australian Dog Book (1971)…

As a Girl Guide leader she was captain of the 4th Yarra Company, Division Commissioner, North Eastern Suburbs, Captain of the First Melbourne Cadet Company and District Commissioner, Northcote. From 1962 to 1967 she was Senior Branch Adviser for Victoria; in 1968 she held the post of Lieutenant of the 4th South Yarra Company and Training Adviser for Victoria. She wrote (as Ann Rylah), `Australian Adventure. Girl guiding under the Southern Cross' (published in Sydney 1967) as a definitive handbook for Girl Guides.

Ann was a keen member of and contributor to the Victorian Division of the Australian Veterinary Association and was its Vice President when she died from a cerebral haemorrhage on 15 March 1969 (Giesecke 2002).

Figure 6 Ann Flashman (later Rylah) on the right with Patricia Littlejohn (later Abbott) at Berri Training Farm c 1934. (Source: University of Sydney, 2015) The Australian Dictionary of Biography contains this entry for Arthur Rylah (see Figure 7):

Sir Arthur Gordon Rylah (1909-1974), politician and solicitor, was born on 3 October 1909 at Kew, Melbourne, son of Walter Robert Rylah, a Victorian-born solicitor, and his wife Helen Isabel, née Webb, who came from New Zealand. Arthur was educated at Trinity Grammar School and the University of Melbourne (B.A., 1931; LL.B., 1932). Admitted to practice as a barrister and solicitor on 2 May 1934, he joined the family firm of Rylah & Anderson (later Rylah & Rylah). At Holy Trinity Church, Kew, on 10 September 1937 he married…Ann Flora Froude Flashman, a veterinary surgeon.

In 1931 Rylah had been commissioned in the Militia. On 1 May 1940 he was appointed temporary major (substantive in November), Australian Imperial Force…After his A.I.F. appointment terminated in Melbourne on 30 January 1946, he returned to the law and joined the newly formed Liberal Party…He was elected to

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parliament [for the seat of Kew in the Legislative Assembly] at a by-election on 17 December 1949…

The split in the Australian Labor Party in 1955 destroyed the government of John Cain. On 7 June Rylah was appointed deputy-premier, chief secretary and government leader in the Legislative Assembly. Next day he was also appointed attorney-general. Over the ensuing years he rose to all these challenges and became the government's most active and successful minister…

Rylah gave whole-hearted support and loyalty to the premier, [Henry] Bolte, who confidently left the administrative details of government to his deputy. 'A humane and liberal man', Rylah was a genuine social reformer. Yet, at times, he adopted a reactionary stance. His attitudes to censorship were regarded by many as repressive, and his remark in 1964 that he would not allow his 'teenage daughter' to read Mary McCarthy's novel, The Group (London, 1963), became notorious. His commitment to penal reform was compromised in 1967 when he supported the hanging of Ronald Ryan. He was appointed C.M.G. in 1965 and K.B.E. in 1968.

The last years of Rylah's political career were dogged by controversy. In 1967-68 he was criticised in parliament for joining the boards of Easywear (Australia) Pty Ltd and Avis Rent-A-Car System Pty Ltd. Although Bolte vigorously defended him, Rylah resigned from the boards. Separating from his wife in 1968, he moved to his property, Laurieton, at Mount Macedon…On 9 October [1969] at the Scots Kirk, Mosman, Sydney, Rylah married Norma Alison ('Ruth') Reiner, née French, a 43-year-old secretary and a divorcee.

After announcing on 2 February 1971 that he intended to resign from parliament in the following month, Sir Arthur collapsed at his desk on 5 March and spent the next four months in hospital…Survived by his wife, and by the daughter and son of his first marriage, he died of a cerebral thrombosis on 20 September 1974 at St Vincent's Private Hospital, Fitzroy. He was accorded a state funeral and was cremated with Anglican rites (Costar 2002).

Figure 7. Sir Arthur Rylah. (Source: Parliament of Victoria) Additions were made to the house at 15 Victor Avenue, Kew, in 1970 and a new garage was built in 1980 (BP1783, 1979; BP8407, 1980).

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'HVFULSWLRQ ,QWHJULW\ 15 Victor Avenue sits on the west side of Victor Avenue, a short street in the northern part of Kew. It is a large, almost square block of land, and the large house sits in the south-west corner of the site, leaving a generous front garden setback and a very large garden comprising the northern half of the site.

The house is a large two-storey face brick dwelling. It has a steeply pitched cross-gabled roof covered in slates. Stylistically, it merges Georgian Revival and Old English forms and details. The brickwork appears to be quite complex, with a variety of patterns and sizes to create various textures, vents, bands and quoining to corners and openings, all of which is obscured by overpainting. Details in the northern gable are particularly interesting, including a chequerboard pattern and arched attic vent. There are two front entries: the front door to the residence in the centre of the front façade, and the former entry to the veterinary surgery at the south end of the front façade.

Figure 8. Front façade of the former Rylah Residence. The entrance to the residence is at the centre of the façade, while the former veterinary surgery entrance is at far left (only the steps leading to it are visible). (Source: Marshall White, 2011)

The Old English influence is seen in the very steeply gabled roof, the scalloped bargeboards to the gable ends, the large chimneys with a dog-tooth detail at the top, and the fine oriel window in the front gable. This window has a steep pointed roof and a complex moulded base. The Georgian Revival influence is indicated by the multi-paned French windows to the ground and first floor levels of the front façade, the louvered timber shutters to the first-floor windows, the round balconette beside these windows, and the brick dentils beneath the eaves.

The site has undergone a few changes since 1939, as documented by the City of Kew building permit records. In 1970 (BP 1783/1970) a single-storey pergola was built, wrapping around the north-west corner of the house. This work included the introduction of sliding doors to the new deck. The small lean-to the rear (north-west corner) which originally housed a tool room was also demolished and a small extension appended in its

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place to create a large family room. In addition, the rear chimney was demolished as part of these works.

Figure 9. North side elevation of the former Rylah Residence. (Source: Marshall White, 2011)

In 1979 the original garage that stood just behind the house on the south side was demolished, and replaced by a larger garage in the south-west corner of the site (BP 8230/1979 & 8407/1980). It appears that the Dog’s Yard and Dog’s Hospital (a two-tiered room of kennels) were also demolished at the same time.

At an unknown date, the low masonry front fence, with its curved gateways, was replaced with the present high rendered masonry fence which somewhat obscures views of the house. In addition, it appears that a simple timber hood has been added above the main front entry. The slate roof has been renewed, in kind, between 2011 and 2017. As noted above, the overpainting of the brickwork is one of the most visually intrusive alterations to the house, obscuring its fine detail. Removing this paint by gentle means would greatly increase appreciation of its design.

&RPSDUDWLYH$QDO\VLV Other known designs by architectural practice R.M. & M.H. King in Boroondara are:

- 35 Balwyn Road, Canterbury, of 1931-2 (Significant in HO264), a large two-storey Georgian Revival house with rendered walls and a very tall tiled hipped roof.

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Figure 10. 35 Balwyn Road. (Source: City of Boroondara, 2006)

- Narooma, 21 Balwyn Road, Canterbury, of 1932 (Contributory in HO264), an attic- storey Old English/Tudor Revival dwelling with half-timbered walls (overpainted) and a tiled roof.

Figure 11. 21 Balwyn Road. (Source: City of Boroondara, 2006)

Other known residential designs by architects R.M. & M.H. King in other Melbourne suburbs include:

- 15 Levien Street, Essendon, of 1935 (HO67), a two-storey rendered Moderne house. - 392 & 394 Glenferrie Road, Malvern, of 1935-6 (HO455), a two-storey cream-brick duplex in the Moderne style. - 9 Redcourt Avenue, Armadale, of 1937 (Significant in HO384), a two-storey Streamlined Moderne villa with a hipped roof, one curved corner (with parapet), render and brown brick walls. - 500 Orrong Road, Armadale, of 1937 (Significant in HO384), a rectilinear two-storey Moderne villa with a complex hipped roof, and walls of cream bricks above a brown-brick base. Front entry beneath a cantilevered concrete slab.

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- 38 Ormond Road, Elwood, of c1938-9 (Significant in HO8), an International Style block of flats with a picturesque stepped form and wide eaves. - Coronal, 9 Lewes Drive, Malvern East (HO322), a two-storey house (formerly flats) in the Spanish Mission style, designed in 1939 as the conversion of a Victorian era mansion into flats.

Among these comparative examples, the 1932 Old English house 21 Balwyn Road is the most similar stylistically, but a more modest building in scale and execution. It exhibits the more decorative half-timbering finish to the gables, which was commonly seen on the earlier Old English houses. In contrast, 15 Victor Avenue has plain brick walls with more subtle brick accents, indicative of the simplification of decoration and forms seen at the end of the interwar period. It is far more imposing than picturesque.

Often referred to as Tudor, interwar Old English had its roots in the English Arts and Craft Movement of the mid to late nineteenth century. The revival of this style, along with many other English and American revival styles became popular with the upper end of the housing market. With its proximity to public transit, Camberwell established itself as a prime location for the new professional of the 1920s and ‘30s, where owners had the means to adopt emerging styles and create homes that reflected their ideals and allowed the display of wealth through such ostentatious revival styles.

The use of red or clinker brick was typical of Old English architecture. Brick nogging or half timbering in gables of upper storeys, modelled chimneys and terracotta roof tiles were also typical. Steeply pitched gable roofs were preferred over hipped, though it was common later in the period to have more eclectic examples. Picturesque asymmetry was pursued with multiple fronts and offset massing.

Old English styled houses evoked the ‘Home country’ in the British Empire, using the associations of the manor to convey wealth and social status. The movement gained much momentum in the 1930s as the ‘bungalow’ and ‘Spanish Mission’ styles began to fade in popularity.

Other Individually Significant Old English/Tudor Revival houses in Boroondara include:

- 92 Mont Albert Road, Canterbury (VHR H1399) of 1926. One of the earliest and most notable examples of the style, designed by architect Marcus Barlow. A large and very influential early example of Tudor Revival. The ground floor is of face brick with half-timbering to the attic storey. - 2 Daracombe Avenue, Kew (HO293) of 1926. An early and substantial example of the style. Walls are of brick with half-timbering and hung tiles in the gables. - 458 Camberwell Road, Camberwell (HO373) of 1933. A two-storey brick house with fachwerk to one gable (half-timbering with brick nogging) and steeply pitched gables. - 19, 21, 23 & 25 Howard Street (in HO528), built 1934-36. No. 21 is a two-storey brick house with minor half-timbered accents. The remaining three are attic- storey dwellings with extensive half-timbering to No. 19, and only face brick with a jerkin-head gable to No. 23. - 7 Glenroy Road, Hawthorn (HO450) of 1935-36. A two-storey flats brick building designed to look like a single house. The walls are of clinker brick with tapestry and herringbone brick accents, and one half-timbered gable. - 12 Tara Avenue, Kew (HO348) of c1938. A two-storey brick house with a transverse gable roof. The walls are mainly of clinker brick with render to the first- floor façade. The main decorative elements are the tall, corbelled chimneys. - 75 Studley Park Road, Kew (HO346) of 1938. A large two-storey house with clinker brick walls and simple fachwerk to gables. Designed by architects Marsh & Michaelson.

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- 660 Riversdale Road, Camberwell (HO402) of 1938. A large two-storey brick dwelling with a fachwerk gable. Considered conventional in its planning and detail, but distinguished for vivid tapestry brick. - 7 Muriel Street, Glen Iris (HO398) of c1940. Designed by architect Harold Desbrowe Annear. A large two-storey house with half-timbered walls, a jettied first floor and a double gable.

In its simplified materiality and details, 15 Victor Avenue compares most closely with the 21 Howard Street, 12 Tara Avenue, Kew, and 75 Studley Park Road, Kew. The relative simplicity of surface finishes (i.e., no half-timbering) is related to the more austere Georgian Revival stylistic influence evident at 15 Victor Avenue. Its substantial size is comparable to that of the larger comparative houses in the HO, such as 12 Tara Avenue, 75 Studley Park Road, and 660 Riversdale Road.

Overall, a substantial example of the late Old English style, incorporating typical details such as steeply pitched gables, detailed brickwork and a picturesque oriel window to the façade. It also demonstrates a transition to the more formal Georgian Revival, which was most popular in the early 1940s, resulting in a more restrained composition than seen in most Old English dwellings.

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$VVHVVPHQW$JDLQVW&ULWHULD

Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, September 2012, modified for the local context.

CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural or natural history (historical significance).

CRITERION B: Possession of uncommon, rare or endangered aspects of the City of Boroondara's cultural or natural history (rarity).

CRITERION C: Potential to yield information that will contribute to an understanding of the City of Boroondara's cultural or natural history (research potential).

CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

The former Rylah House is a substantial example of the late Old English style, incorporating typical details such as steeply pitched gables, corbelled chimneys, detailed brickwork and a picturesque oriel window to the façade. It also demonstrates a transition to the more formal Georgian Revival, which was most popular in the early 1940s, resulting in a more restrained composition than seen in most Old English dwellings.

CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

CRITERION H: Special association with the life or works of a person, or group of persons, of importance in the City of Boroondara's history (associative significance).

The former Rylah House and Veterinary Surgery has special associations with two people of importance: Arthur Rylah and his wife Ann Rylah nee Flashman, who had the house built shortly after their marriage in 1937. Ann Rylah was not only a pioneer woman veterinary surgeon, but unusually continued to work throughout her marriage. The house reflected this, incorporating both the couple’s private residence but also extensive facilities for Ann Rylah’s veterinary clinic. 14

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Sir Arthur Rylah was a barrister and elected to the Victorian Parliament in 1949 for the seat of Kew. In 1955 he was appointed deputy-premier under Harold Bolte, chief secretary, government leader and attorney-general of Victoria. Rylah was considered a humane and liberal man and social reformer, though as attorney-general supported the hanging of Ronald Ryan in 1967. He retired in 1971.

Ann Rylah, nee Flashman, was the first woman to enrol in the Sydney University School of Veterinary Science, and the fourth woman to qualify and enter the veterinary profession in Australia. After working for the Lost Dog’s Home and Lort Smith Animal Hospital, she opened her own practice in the new 15 Victor Avenue house. She wrote newspaper columns and books about animals, was a Girl Guides leader, and Vice President of the Victorian Division of the Australian Veterinary Association.

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6WDWHPHQWRI6LJQLILFDQFH

What is Significant? The former Rylah Residence and Veterinary Hospital at 15 Victor Avenue, Kew, is significant. It was designed in 1939 by architectural practice RM & MH King for newlyweds Arthur Rylah and Ann Rylah nee Flashman. They remained in residence until the late 1960s, and Ann Rylah continued to run her veterinary hospital in the southern half of the house until 1968.

The house is a large two-storey face brick dwelling, with a steeply pitched cross-gabled roof covered in slates. It has a large garden on the north side, necessitated by the shallow allotment.

The masonry front fence, 1980 garage, and other alterations that post-date the Rylahs’ occupation are not significant. In particular, the overpainting of the external brick walls is not significant and visually intrusive, as it obscures the various colours and patterns of the brickwork, which was an important part of the house’s design.

How is it significant? The former Rylah Residence and Veterinary Hospital is of architectural and historical (associational) significance to the City of Boroondara.

Why is it significant? Architecturally, it is a representative example of the substantial dwellings constructed in Kew and other Boroondara suburbs in the late interwar period. Largely Old English in style, with steeply pitched gables and a picturesque oriel window, it also shows the more formal influence of the Georgian Revival, which was most popular in the early 1940s, resulting in a more restrained composition than seen in most Old English dwellings. (Criterion D)

Historically, it has special associations with two people of importance in Boroondara: Sir Arthur Rylah and his wife Ann Rylah nee Flashman, who had the house built shortly after their marriage in 1937. From 1949 to 1971 Arthur Rylah represented the seat of Kew in the lower house of the Victorian Parliament, and was vice-premier and attorney-general under Henry Bolte. Ann Rylah was not only a pioneer woman veterinary surgeon, but unusually continued to work throughout her marriage. The house reflected this, incorporating both the couple’s private residence but also extensive facilities for Ann Rylah’s veterinary clinic, the location of which is indicated by the second front entrance on the south side of the house. (Criterion H)

*UDGLQJDQG5HFRPPHQGDWLRQV

Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as an individually Significant place.

Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the Boroondara Planning Scheme:

([WHUQDO3DLQW&RORXUV Yes Is a permit required to paint an already painted surface? ,QWHUQDO$OWHUDWLRQ&RQWUROV No Is a permit required for internal alterations? 7UHH&RQWUROV No Is a permit required to remove a tree? 9LFWRULDQ+HULWDJH5HJLVWHU No

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Is the place included on the Victorian Heritage Register? ,QFRUSRUDWHG3ODQ No Does an Incorporated Plan apply to the site? 2XWEXLOGLQJVDQGIHQFHVH[HPSWLRQV Are there outbuildings and fences which are not exempt from No notice and review? 3URKLELWHGXVHVPD\EHSHUPLWWHG Can a permit be granted to use the place for a use which would No otherwise be prohibited? $ERULJLQDO+HULWDJH3ODFH Is the place an Aboriginal heritage place which is subject to the No requirements of the Aboriginal Heritage Act 2006?

,GHQWLILHG%\ P Sanderson, Kew Conservation Study, 1988 & Context Pty Ltd

5HIHUHQFHV Age, as cited.

Argus, as cited.

Building permit card for 15 Victor Avenue, Kew (BP). Carolan, Jane 2003, For the green and the gold and the mitre: a centenary history of Trinity Grammar School, Kew - Vol. 1. For the green: Trinity Grammar School, 1903- 2003, Benchmark Publications, Montrose.

City of Kew Urban Conservation Study: volume 2 (CKUCS) 1988, prepared by Pru Sanderson Design Pty Ltd for the Victorian National Estate Committee and City of Kew.

Costar, BJ 2002, 'Rylah, Sir Arthur Gordon (1909–1974)', Australian Dictionary of Biography, National Centre of Biography, Australian National University, http://adb.anu.edu.au/biography/rylah-sir-arthur-gordon-11597/text20705, published first in hardcopy 2002, accessed online 17 March 2017.

Giesecke, Robin 2002, ‘Ann Flashman BVSc’, Early Women Students, University of Sydney, http://sydney.edu.au/arms/archives/history/students_early_women_Flashman.shtml, accessed 17 March 2017.

Kew Historical Society (KHS) 2012-17, ‘Mont Victor Hill Estate, Kew’, http://www.kewhistoricalsociety.org.au/collection/maps/map-0058-mont-victor-hill-estate- kew/.

King, RM and MH 1939, Drawing of residence for AG Rylah, Kew, State Library Victoria (SLV) Architectural Drawings Collection.

Kurrajong House website: 'The history of 175 Collins Street Kurrajong House’ (175collinsstreet.com.au/history.htm), accessed 6 August 2012.

Land Victoria, Certificates of Title (CT), as cited.

‘Mont Hill View Estate Plan’ 1936, State Library Victoria (SLV) Maps Collection.

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Parish Plan Boroondara 1931, Department Lands and Survey, Melbourne.

Parliament of Victoria 2010, Re-member (former members), http://www.parliament.vic.gov.au/re-member/details/1415-rylah-arthur-gordon, accessed 19 March 2017.

Trams Down Under 2012, ‘Mont Victor Hill Estate brochure 1936’, Gems from the Len Millar collection, http://tdu.to/30396.att, accessed 17 March 2017.

Victorian Places 2015, Monash University and University of Queensland, http://www.victorianplaces.com.au/kew, accessed 12 March 2017.

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+286(

Prepared by: Context Pty Ltd

$GGUHVV 3 Wilson Street, Surrey Hills 1DPHHouse 6XUYH\'DWH 9 June 2015 3ODFH7\SHResidential $UFKLWHFW *UDGLQJIndividually Significant %XLOGHU ([WHQWRI2YHUOD\To title boundaries &RQVWUXFWLRQ'DWH 1889

+LVWRULFDO&RQWH[W The following contextual history of Surrey Hills and the Blackburn Estate is cited from the place citation for 1 Montrose Street, in the ‘Surrey Hills and Canterbury Hill Estate Heritage Study’, 2013:

Much of what is today known as the suburb of Surrey Hills was taken up as part of Elgar’s Special Survey in 1841, comprising more than 5,000 acres in the parishes of Boroondara and Nunawading. This large area was subsequently broken up for farmland between the 1850s and 1870s. The name ‘Surrey Hills’ was reputedly first used by John H Knipe in his 1878 subdivision just south of Mont Albert Road. … The Boroondara District Road Board was established in July 1854 and by 1860, a number of the major roads that bisect the Parish of Boroondara had been established. The Roads

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Board became the Shire of Boroondara in 1871. Soon after, Councillors floated a proposal for the beautification of the district, including planting of street trees.

However, it was the construction of the railway through the eastern suburbs to Lilydale in 1882 which provided the catalyst for more intensive development of the suburb. The name ‘Surrey Hills’ was confirmed with the construction of the Surrey Hills Railway Station, which officially opened on 6 October 1883.

Undeveloped land near the railway was a boon for developers, and the hills, providing views of the surrounding district, were highly marketable. The 1880s saw a boom in real estate prices and land speculation, and the railway line to Surrey Hills heightened the appeal of the increasingly accessible district. Developers and estate agents promoted a suburban lifestyle in the area that was embraced by both middle class and working class purchasers.

The prosperity of the 1880s gave way to a bank and property collapse in the 1890s, prompting a severe economic depression throughout Victoria. Despite the rapid sale of residential estates that had marked the 1880s, by the early 1910s much of Surrey Hills still remained vacant, with the Melbourne and Metropolitan Board of Works (MMBW) plans from this period showing a number of residential estates occupied with a relatively small number of houses.

… The subject property is situated on land which was subdivided for sale as part of the Blackburn Estate in 1885. This was in the boom period of Surrey Hills’ nineteenth century real estate sales and subdivision. Advertising for the estate was relatively restrained, however, noting only that it was the ‘finest land in the district’, and that the subdivision had been ‘planted with the choicest fruit trees’ (Argus, 14 March 1885:3). … The estate was almost immediately north of the newly opened Surrey Hills station, and east of Union Road. +LVWRU\ The Blackburn Estate comprised 36 allotments bounded by Wilson Street, Union Road, Mont Albert Road and Montrose Street (see Figure 1). The width of the frontages of the new allotments ranged from 60 feet on Blackburn Street to 85 feet for a very shallow block on Montrose Street. The residential allotments along the west side of Wilson Street were among the largest in the subdivision, along with those facing Mont Albert Road, measuring 76 feet wide and 150 feet deep (23.16 x 45.7 m), with one 73 feet wide.

In March 1886, four investors owned the entire Blackburn Estate, as well as the land on the south side of Montrose Street. They were: Joseph Johnson, a gentleman of Glenferrie Road, Hawthorn; Charles Shaw and Thomas Retchford, merchants of Little Collins Street, Melbourne; and Nathaniel Pollard, a draper of Swan Street, Richmond (LV: V1796 F085). They sold five allotments of the Blackburn Estate (Nos. 14-17 & 27) to Andrew Fulton in late March, and the balance to the Melbourne Permanent Building Society in April 1886 (LV: V1796 F085). By the middle of 1889, the building society had sold all of the allotments to individual buyers (LV: V1814 F643).

The property that comprises 3 Wilson Street was allotment 40, measuring 76x152 feet. It was purchased on 26 September, 1887, by Phillip Collins, a butcher of Camberwell Road, Upper Hawthorn (LV: V1950 F866).

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Figure 1. Blackburn Estate, 1885, from the Batten & Percy Collection, Auctioneer’s plans, State Library of Victoria.

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Two years later, the Box Hill Reporter ran an article about Surrey Hills, noting: ‘Advance Surrey Hills! There are some very substantial buildings in the course of erection here at present.’ Six houses were mentioned, including two in the English Counties Estate, one in Wandsworth Road, two ‘close to the station’, and the sixth:

Mr. P. Collins has started to build in Wilson-street, Blackburn Estate, and, according to the plans, this will be a very nice building when completed. (Reporter, 8 Aug. 1889:3)

To finance the construction of the house, Collins transferred the title to the Victorian Permanent Building Society from 15 October 1889 to 5 December 1892. By 1892, his residential address was recorded as Lawn Parade, Surrey Hills (LV: V1950 F866), indicating that the Wilson Street house was a rental property. This is borne out by the street directories, which list changing residents through the 1890s.

The second house on Wilson Street (Nos. 11-11A, since demolished) was the home of Albert England. He had purchased allotment 37 in April 1889 and by November of that year it was described as a ‘large commodious weatherboard house’ nearing completion (Reporter, 15 Nov. 1889:3). England and Collins’ houses remained the only ones on the west side of Wilson Street until the 20th century. In the Sands & McDougall’s Melbourne and Suburban Directory for 1900, only eight dwellings (and no shops) had been constructed on the 36 allotments of the Blackburn Estate thus far, apart from the two on Wilson Street, there was one on Union Road, one on Blackburn Street, one on Mont Albert Road, and three on Montrose Street. This is symptomatic of how the economic depression of the 1890s halted development in Surrey Hills (and elsewhere in Victoria) until well into the 20th century.

On 20 July 1900, Collins sold the house to Elizabeth Moses, married woman of 224 Punt Road, Prahran. It appears to have remained a rental property at this time. Mrs Moses had remarried by 1907, and was now called Elizabeth Wilms. The house was transferred several times to members of the Moses and Wilms family, before transferring to a Daphne Farrell in 1938 (LV: V1950 F866).

One of the occupiers during the early years of the twentieth century were Charles Upton Wedge and his wife Marie Josephine Wedge (nee Treacey), who resided there from 1905 to 1918 (Sands & McDougall). Charles Wedge was a man of independent means whose father, Charles Wedge Sr, was a surveyor and a pioneer settler in Victoria, and his mother was from a family of early Box Hill settlers, the Wrightes. After residing in Wilson Street, the Wedges moved to ‘Karralee’ in Whitethorn Road, Balwyn, where he died in 1922 (Surrey Hills Historical Society; Argus 10 June 1922:13).

The property retained its original dimensions until after 2015, comprising the entire Lot 40 of subdivision LP1037. The southern strip of the property, where a 1980s garage once stood, has recently been subdivided. The house has also been doubled in size by two single-storey rear additions of 1975 and 1990 which sit behind the front part of the house, and are linked to it by a rear lean-to (possibly original). This rear addition now has a return verandah to the south and west sides (Building Permit records).

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Figure 2. Detail from MMBW Detail Plan No. 2244 of 1910. At the time there were four houses on the west side of Wilson Street and two on the east side. The (eastern half) of 3 Wilson Street is outlined. Note how the house was built along the north boundary, leaving the southern half open.

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'HVFULSWLRQ ,QWHJULW\ The 1889 house at 3 Wilson Street is set back behind a medium-sized front garden and is built to the north property boundary. A neo-Victorian timber picket fence fronts the property, with remnants of an interwar woven wire fence along the north setback.

The house is single-storey, built of tuckpointed bichrome brick in a Flemish bond, with a slate-clad hip roof. The house retains one elaborately strapped and corbelled chimney with terracotta pots, indicating a transition to the Federation Queen Anne. While the main roof has a valley, giving it a low-line, M-hip roof form, typical of the Italianate style, unusually, the roof terminates above the façade with two gable-ends, creating a symmetrical composition. Each gable has a round louvered vent with a moulded cream- brick surround, scalloped at the bottom, timber bargeboards with lobed ends, and stop- chamfered decorative trusses with a turned pendant. It appears that the finial has been shortened.

Figure 3. Detail of the southern front gable, showing the decorative trusses and louvered vent with moulded cream-brick surround. (Context 2015).

The front wall of the house is symmetrically arranged with a central door and a bank of three double-hung sash windows with highlights on either side. There are bands of cream bricks through the red brick walls and a cream brick plinth. The front door sits among sidelight and highlight windows with leadlights employing cabochons (gems). The highlight window is original, while the sidelights are high-quality reproductions. Below each sidelight is a fluted panel. The architrave to either side of the door mirrors the profile and chamfering of the verandah posts. The five-panel door also has unusually decorative (notched and splayed) chamfering around each panel. The door knob is a replacement.

The skillion-roof verandah sits between two wing walls, suggesting a terrace-house form. Each wing wall has a flat-arched opening with a render sill and curved apron beneath (which echoes the apron beneath the gable vents). At the centre of the verandah, marking the location of the front door, is an ornate aedicule, comprising a gablet with a

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lobed bargeboard and infilled with a sinuous floral screen. The beam beneath it has notched stop chamfering and a nail-head frieze. It rests on two pairs of slim turned timber posts with scrolled corbels at their heads. There is a ladder frieze of turned timber spindles along the entire verandah, which is in a Japanese-inspired H-pattern beneath the pediment. The central posts and at the wing walls have curved and lobed timber brackets with pierced circles. Between each pair of posts is a timber insert with a pierced sunflower design, suggesting an Aesthetic Movement influence. The simpler ladder frieze to the sides for the central aedicule is a modern reproduction, as are the lobed brackets at the far ends.

The front steps have renewed bullnose slate treads and edging, and the verandah floor tessellated tiles are also reproductions.

Figure 4. Detail of the centre of the verandah with gablet, paired timber posts and unusual pierced timber brackets and central insert (Context 2015).

The side walls are of red brick with round and flat cream-brick arches to the sash windows. The rear lean-to, which now serves as a link between the main part of the

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house and the rear extension, is of the same materials. A verandah on the south side of the extension is slightly visible from the street.

&RPSDUDWLYH$QDO\VLV The earliest houses in Surrey Hills, both those already in the Boroondara Heritage Overlay and those proposed for protection in the current Surrey Hills South Residential Precincts Heritage Study, date from 1888-1890. The large majority of these early houses are in the Italianate style. Italianate houses of local significance in the HO range from large two-storey villas (HO190 - 42 Warrigal Road, 1889 & HO409 - 89 Union Road, c1888-90) and substantial single-storey villas (HO415 – 50 Wandsworth Road, 1888 & HO414 – 26A Wandsworth Road, 1889), as well as more modest examples. Three of the previous examples are finished in cement render, and one is brick with sandstone dressings (26A Wandsworth). The two individually significant Italianate houses in the Surrey Hills North Residential Precinct (HO535) are smaller in scale. They are 29 and 33 Guildford Road, both of c1890, and are of rendered brick and timber, respectively.

Of the individually significant early houses in the proposed English Counties Residential Precinct, three out of five are Italianate in style: the timber 37 Essex Road (c1890), the substantial (overpainted) brick 43 Kent Road (1888), and the polychrome brick 13 Norfolk Road (c1888). Among the individual places proposed for the Heritage Overlay, there is the rendered brick Italianate house of 1889 (with a c1914 Federation remodelling) at 26 Weybridge Street, and the two-storey former Surrey College at 17-19A Barton Street. This brick building is largely residential in appearance (apart from its substantial size). It was constructed in two stages: an Italianate section fronting Barton Street, and an 1897 Gothic Revival extension of equal size that faced Union Road and had polychrome brickwork and Japanese-inspired verandah fretwork (verandah since removed and brick overpainted).

Figure 5. 13 Norfolk Road, Surry Hills of c1888 (Significant in proposed precinct). A classic asymmetrical Italianate in form with tuckpointed polychrome brick. Highly intact. (Lovell Chen, 2012)

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There are a few exceptions to the dominance of the Italianate in late-19th century Surrey Hills already in the Heritage Overlay, namely 12 Vincent Street (HO413), and 50 Guildford Road (Significant in HO535).

The residential-scale building at 12 Vincent Street was built as a private school c1892. It is Gothic Revival in style, with the lancet windows and gabled roof typical of this style. Walls are of red brick with umber brick dressings. There is decorative timber trusswork in the front gable, and a Japanese patterned timber frieze to the verandah, both of which look ‘stylistically different [from the rest of the building] and may have been added in 1902’. The former school is of historical significance for its school use, and of architectural significance, in part, because it ‘is well-expressed in its external detailing and representation of Gothic form’ (Building citation, Lovell Chen, 2007).

Figure 6. 12 Vincent Street, Surrey Hills of c1892 (HO413). Note the bichrome brickwork, trussed gable end and timber verandah fretwork. (Lovell Chen, 2007)

The c1895 house at 50 Guildford Road is an ‘accomplished’ Queen Anne villa with early Federation characteristics, with a particularly high level of attention to detail. Elements of note listed in the Surrey Hills North Residential Precinct citation include the gable mouldings, the round gable vent, fanlights with fluted brackets, and chimneys with unusual concave cornice soffits and matching curved cornice brackets (Lovell Chen, 2013).

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Figure 7. 50 Guildford Road, Surrey Hills of c1895 (Significant in HO535). Note the gabled end, the round louvered vent with a render surround and apron, and timber fretwork and brackets to the verandah. (Lovell Chen, 2013)

Among the Victorian houses assessed as individually significant and proposed for protection in the current Surrey Hills South Residential Precincts Heritage Study, there are two which don’t fit the common Italianate mould (apart from the rear wing of Surrey Hills College). These are both in the English Counties Residential Precinct and constructed c1890 (noted as being two of ‘the earlier buildings in the precinct’). The first, at 20 Essex Road, is a timber house distinguished by the unusual jerkin-head roof to its projecting front bay and its timber verandah frieze with star-shaped cut-outs. The second, at 38 Essex Road, is a brick house (overpainted), also with a projecting bay creating an asymmetrical façade. Here the bay is gabled, with a lobed bargeboard and decorative timber trusses and pendant-finial. Below it is a bay window with three narrow sash windows below highlights. The return verandah has turned timber posts and timber fretwork and brackets. It is noted for its large size and unusual stained and leaded glass windows.

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Figure 8. 38 Essex Road, Surrey Hills of c1890. Note the timber truss and pendant-finial to the gabled bay, the configuration of the bay window below it, and the timber verandah details. (Google Streetview)

In comparison with these Surrey Hills houses, the house at 3 Wilson Street is distinguished by its intact polychrome brickwork. In the Heritage Overlay and proposed for it by this study, the only other examples are 13 Norfolk Road, which has fine brickwork but takes a conservative and typical Italianate form, and 12 Vincent Street, which is more restrained in its bichrome brickwork colour and pattern. The house at 3 Wilson Street is also one of the relatively small group of Victorian houses which have timber verandah posts and fretwork, signalling a transition to the Federation Queen Anne, along with 50 Guildford Road and, in the proposed English Counties Precinct, 20 Essex Road and 38 Essex Road. The other examples are much simpler in detail than 3 Wilson Street, and lack the concentration of decorative details seen with the paired posts and gablet at the centre of the verandah.

The 1889 house at 3 Wilson Street is also distinguished among Victorian houses in Surrey Hills as one of the few examples to adopt a style other than the Italianate. As noted above, they include the Gothic Revival 12 Vincent Street, as well as examples demonstrating an early Federation influence at 50 Guildford Road and 38 Essex Street. All three of these comparative examples have a single front gable, as became typical in the Edwardian period, while 3 Wilson Street has a much rarer double-gabled façade. The distinctive oculus window with a scalloped apron is shared by both 50 Guildford Road (executed in render) and 3 Wilson Street (in moulded cream brick).

Further afield, in other Boroondara suburbs, 3 Wilson Street can be compared to other c1890 houses that demonstrate a transition to the Federation Queen Anne style, expressed in most cases by elaborate timber detail to the verandah (often with a Japanese influence), asymmetric massing with a gable-fronted bay (as opposed to the hip-roof projecting bays of the Italianate style), and sometimes partial or full integration of the main roof and the verandah. The houses are all of facebrick, some bichrome brick and others of the plain red brick most typical of the Federation era. Examples include 316 Camberwell Road, Camberwell, by Reed, Tappin & Smart of 1890 (Significant in HO506); 41 Kinkora Road, Hawthorn, by Reed, Tappin & Smart of 1890-91 (HO77); and 7

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Beaconsfield Road, Hawthorn East, of 1890-91 (HO442). All three are quite substantial two-storey villas, with an asymmetric front, and are likely all architect designed. An exception is 125 Wattle Valley Road, Camberwell, of 1892 (HO418). This is a single- storey villa with quite similar massing to 3 Wilson Street: two front projecting front gables set above a verandah with timber posts and fretwork and a central gablet marking the front entrance. While the timber fretwork of 125 Wattle Valley Road is more restrained that that of 3 Wilson Street, it also uses the decorative device of paired posts below the gablet with a pierced insert between them. All of the above examples in Camberwell and Hawthorn are more substantial and sophisticated in their overall design than the more modest, builder-designed 3 Wilson Street, but the verandah detail at 3 Wilson Street is their equal in its visual interest and the very fashionable Aesthetic Movement influence seen in the inserts between the verandah posts.

In the Surrey Hills context, 3 Wilson Street is a very early transitional example demonstrating the transition to the Federation Queen Anne, and one that outshines all others in its overall level of detail, particularly the verandah and gable details. It is rare in Surrey Hills and municipality-wide for its strong symmetrical gabled composition. It is most closely comparable in its detail to the slightly later 50 Guildford Road, which is noted as ‘significant as a Queen Anne style dwelling, with early Federation characteristics’, but is more generous and creative in its detailing.

In addition, 3 Wilson Street has a similar very high level of external intactness to all these examples. It has been extended to the rear, nearly doubling its size, but this extension has a separate roof form from the main house and the same side setbacks and height. As such, it conforms to the current Boroondara Heritage Policy (Clause 22.05) so would be permitted if the house was already in the heritage overlay.

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Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, September 2012, modified for the local context.

CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural or natural history (historical significance).

The house at 3 Wilson Street is of historical interest as one of a group of the earliest houses in Surrey Hills, which date to 1888-1890.

CRITERION B: Possession of uncommon, rare or endangered aspects of the City of Boroondara's cultural or natural history (rarity).

The house at 3 Wilson Street is of interest as a rare example of a Victorian or Federation house with a symmetrical double-gabled front, as seen, for example, at 125 Wattle Valley Road, Camberwell.

CRITERION C: Potential to yield information that will contribute to an understanding of the City of Boroondara's cultural or natural history (research potential).

N/A

CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

The house at 3 Wilson Street is one of a number of c1890 houses in Surrey Hills and more widely in Boroondara that illustrates the transition from the Victorian Italianate style

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to the Federation Queen Anne. This is seen in the retention of the low-line M-hip roof of the Italianate, which was seen in many examples until about 1910, paired with gable fronted projecting bays, a strapped and corbelled brick chimney and timber verandah detailing, all typical of the Federation Queen Anne. While most such examples have been attributed to prominent architects of the period, it appears that 3 Wilson Street is a builder-designed illustration of this transition.

CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

The house at 3 Wilson Street is distinguished by its high level of attention to detail, particularly in the Surrey Hills context. Of particular note is the front verandah with an ornate aedicule at its centre, comprising a gablet with a lobed bargeboard and infilled with a sinuous floral screen. The beam beneath it has notched stop chamfering and a nail-head frieze. It rests on two pairs of slim turned timber posts with scrolled corbels are their heads. There is a ladder frieze of turned timber spindles along the entire verandah, which is in a Japanese-inspired H-pattern beneath the pediment. The central posts and at the wing walls have curved and lobed timber brackets with pierced circles. Between each pair of posts is a timber insert with a pierced sunflower design, suggesting an Aesthetic Movement influence. Other details of note include the render aprons below the verandah end-wall openings, the moulded cream-brick surrounds (also with scalloped apron) to the louvered gable vents, the architraves of the front door which mirror the profile and chamfering of the verandah posts, and the unusual splayed and notched chamfering to the five-panelled door. It is also distinguished for its distinctive double- gabled façade form, seen only occasionally in the late Victorian and Federation periods.

CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

N/A

CRITERION H: Special association with the life or works of a person, or group of persons, of importance in the City of Boroondara's history (associative significance).

N/A

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What is Significant? The house at 3 Wilson Street, Surrey Hills, is significant. It was built in 1889 for Phillip Collins, a butcher of Camberwell Road, Upper Hawthorn, and served as a rental property until he sold it in 1900. The house is once of the first group to be built in Surrey Hills, between 1888 and 1892. The 1890s depression then halted virtually all construction until the 20th century.

The house is set behind a medium-sized front garden and is built to the north property boundary, taking a terrace-house form with its front skillion verandah contained by wing walls. Verandah posts and fretwork are of timber. The house is single-storey, built of tuckpointed bichrome (red and cream) brick in a Flemish bond, with a slate-clad hip roof and one elaborately strapped and corbelled chimney with terracotta pots. The main roof has a valley, giving it a low-line, M-hip roof form, while it terminates above the façade with two gables, creating an unusual symmetrical composition. Each gable has a round louvered vent in a cream-brick surround, timber bargeboards with lobed ends, and stop- chamfered decorative trusses with a turned pendant (finial shortened).

The front wall of the house is symmetrically arranged with a central door and a bank of three double-hung sash windows with highlights on either side. The front door has a highlight window with leadlights employing cabochons (gems), and reproduction sidelights.

The house is highly intact externally to its built date, apart from sympathetic restoration work to the verandah (parts of the fretwork, some brackets, floor tiles and bluestone nosing and steps). It was doubled in size by a recessive single-storey rear extension of 1975 and 1990 which sits beneath a separate roof form and is not significant. The timber picket front fence is sympathetic in appearance, but not original.

How is it significant? The house at 3 Wilson Street is of local architectural and aesthetic significance to the City of Boroondara.

Why is it significant? Architecturally, it is one of a number of c1890 houses in Boroondara that illustrates the transition from the Victorian Italianate style to the Federation Queen Anne. This is seen in the retention of the low-line M-hip roof of the Italianate, which was seen in many examples until about 1910, paired with gable fronted projecting bays, a strapped and corbelled brick chimney and timber verandah detailing, all typical of the Federation Queen Anne. While most such examples have been attributed to prominent architects of the period, it appears that 3 Wilson Street is a builder-designed illustration of this transition. (Criterion D)

Aesthetically, it is distinguished by its high level of attention to detail, particularly in the Surrey Hills context. Of particular note is the front verandah with an ornate aedicule at its centre, comprising a gablet with a lobed bargeboard and infilled with a sinuous floral screen. The beam beneath it has notched stop chamfering and a nail-head frieze. It rests on two pairs of slim turned timber posts with scrolled corbels are their heads. There is a ladder frieze of turned timber spindles along the entire verandah, which is in a Japanese- inspired H-pattern beneath the pediment. The central posts and at the wing walls have curved and lobed timber brackets with pierced circles. Between each pair of posts is a timber insert with a pierced sunflower design, suggesting an Aesthetic Movement influence. Other details of note include the render aprons below the verandah end-wall openings, the moulded cream-brick surrounds (also with scalloped apron) to the louvered gable vents, the architraves of the front door which mirror the profile and chamfering of

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the verandah posts, and the unusual splayed and notched chamfering to the five- panelled door. It is also distinguished for its distinctive double-gabled façade form, seen only occasionally in the late Victorian and Federation periods. (Criterion E)

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Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as an Individually Significant place.

Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the Boroondara Planning Scheme:

([WHUQDO3DLQW&RORXUV No Is a permit required to paint an already painted surface? ,QWHUQDO$OWHUDWLRQ&RQWUROV No Is a permit required for internal alterations? 7UHH&RQWUROV No Is a permit required to remove a tree? 9LFWRULDQ+HULWDJH5HJLVWHU No Is the place included on the Victorian Heritage Register? ,QFRUSRUDWHG3ODQ No Does an Incorporated Plan apply to the site? 2XWEXLOGLQJVDQGIHQFHVH[HPSWLRQV Are there outbuildings and fences which are not exempt from No notice and review? 3URKLELWHGXVHVPD\EHSHUPLWWHG Can a permit be granted to use the place for a use which would No otherwise be prohibited? $ERULJLQDO+HULWDJH3ODFH Is the place an Aboriginal heritage place which is subject to the No requirements of the Aboriginal Heritage Act 2006?

,GHQWLILHG%\ G Butler, Camberwell Conservation Study, 1991, Vol. 5, p 87. (Note, Butler thought the house dated to c1915, and gave it a C grade.)

5HIHUHQFHV Blackburn Estate, 1885, Batten & Percy Collection, Auctioneer’s plans, State Library of Victoria Building Permit Records of the former City of Camberwell, held by the city of Boroondara. G Butler, Camberwell Conservation Study, 1991. Lovell Chen, ‘Review of B-graded buildings in Kew, Camberwell and Hawthorn’, 2007, rev. 2009. Lovell Chen, ‘Surrey Hills and Canterbury Hill Estate Heritage Study’, 2013. LV: Land Victoria, Certificates of Title, as cited. MMBW: Melbourne & Metropolitan Board of Works detail plans, as cited. Reporter [Box Hill], as cited. Sands & McDougall’s street directories, as cited. Surrey Hills Historical Society, personal communication from President Sue Barnett, dated 30 May 2017.

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Prepared by: Context Pty Ltd

$GGUHVV 70 Riversdale Road, Hawthorn 1DPHDuplex 6XUYH\'DWH 18 May 2016 3ODFH7\SHResidential $UFKLWHFW *UDGLQJIndividually Significant %XLOGHU John Marriage ([WHQWRI2YHUOD\To title boundaries &RQVWUXFWLRQ'DWH 1928-29

+LVWRULFDO&RQWH[W The duplex at 70 Riversdale Road, Hawthorn is associated with the following themes in the City of Boroondara Thematic Environmental History (BTEH) 2012:

3.0 Connecting Victorians: 3.5 Travelling by tram

6.0 Building towns, cities and the Garden State: 6.3 Shaping the suburbs, 6.3.3 Creating middle class suburbs in the early twentieth century; 6.7 Making homes for Victorians, 6.7.5 Developing higher density living

The following historical context comprises edited extracts from the BTEH 2012. The term ‘study area’ refers to the City of Boroondara:

Travelling by tram The opening of the new Victoria Street Bridge in 1884, and the establishment of a cable tram terminus (on the Collingwood side of the river) in late 1885, prompted the Melbourne Tramway & Omnibus Company to propose a horse-drawn tram route through Kew. Commencing in 1887, this route ran between the gates of the Boroondara Cemetery and the new bridge, where commuters could cross the river and board the

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cable tram to the city. In January 1890, the same company established a second horse- drawn tram route through the study area – this time, extending from the Hawthorn Bridge (where there was another cable tram terminus on the western bank) along Burwood Road, Power Street, and Riversdale Road to Auburn Road, Upper Hawthorn. As Gwen McWilliam notes, this new tram route was to have a significant impact on the development of Riversdale Road as a local retail centre. However, although residents of Camberwell had hoped that the horse-drawn tram network would be extended further, the Melbourne Tramway & Omnibus Company opened no new lines after 1891 (BTEH 2012:69).

After the passing of the Melbourne to Burwood Tramway Act of 1914, the Cities of Hawthorn, Camberwell, Richmond and Melbourne formed the Hawthorn Tramways Trust to provide a continuous tram route across all four municipalities. The trust's first meeting was held in June 1914, and, twelve months later, tenders were called for the construction of the tramway from Princes Bridge to Burwood, via Swan Street. In August 1915, the foundation stone was laid for the car depot, to be erected at the corner of Wallen Road and Power Street at a cost of £18,000. Within twelve months, the Hawthorn Tramways Trust had extended its route into Camberwell proper. Underwritten by Council, the line had stretched along Riversdale Road to Wattle Park by the end of the year, with another route along Camberwell Road towards Burwood. During 1916, the Council had also approached the Prahran & Malvern Tramways Trust to extend its existing lines along Burke Road, from Gardiner to Deepdene, and then further eastwards along Whitehorse Road to Union Road, Surrey Hills (BTEH 2012:70).

Residential subdivision from 1910 to 1940 The MMBW plans of the study area, prepared in the early twentieth century, provide a useful overview for the extent of residential subdivision by that time. Much of Hawthorn's northern half had already been closely settled with villas, mansions and cottages; the maps show relatively few areas with little or no development. These included the Grace Park Estate which, while created in the 1880s, had few houses actually built on it over the following two decades. Both sides of Urquhart Street were largely unsettled (still operating as market gardens) and, further east, there were comparable gaps between Rathmines Road and Barkers Road. The bulk of Hawthorn's underdeveloped land, however, was further south, beyond Riversdale Road; this included the flood-prone land between Glenferrie Road and the river, most of the north-south streets between Glenferrie and Auburn Roads, and virtually everything south of Pleasant Road as far as the brickworks on Gardiner's Creek. Much of the corresponding riverside land in Kew, between Princess Street and the Yarra River, was also sparsely settled at that time, as were those areas extending west of Adeney Avenue and Belford Road to Burke Road. (BTEH 2012:128).

Most of the aforementioned gaps in the Cities of Hawthorn and Kew disappeared during an intensive boom of residential subdivision between 1910 and 1940. The smaller gaps, representing the expansive grounds of nineteenth century mansions, were carved into subdivisions that were invariably named after the property itself (which was sometimes demolished, or sometimes retained on a smaller block). In Kew, this trend began with the Findon Estate on Barkers Road (1911) and soon spread elsewhere; examples in Hawthorn included the Harcourt Heights Estate (1918) and the Creswick Estate (1923), both of which formed part of what had, in the second half of the nineteenth century, been the municipality’s premier residential addresses. A number of these subdivisions – what might be termed as infill estates – appeared in between Burwood Road and Riversdale Road, including the notably early Manchester Estate (1909) and later ones such as the Urquhart Estate (1921), the Beulah Estate (1924) and the Dean Estate (1931). The estates themselves followed a typical pattern, with simple rectilinear layouts of through- streets (occasionally kinked to avoid, for example, a retained mansion) that ran between

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existing major thoroughfares, and relatively small allotments that were sufficient for single detached dwellings in a garden setting (BTEH 2012:128).

Developing higher density living Melbourne's first purpose-built residential flats appeared in the 1910s – a period that, in many suburbs, coincided with the development of local electric tram networks and the electrification of railway lines. There was an obvious attraction in erecting new blocks of flats in proximity to local transport routes and, in many parts of the metropolitan area, flats proliferated along main roads with tram lines (often also spilling into the side streets that extended from them) and within reasonable walking distance of railway stations. The potential for residential flats in the study area was recognised as early as 1920, when architects Pitt & Walkley prepared plans for a block on Riversdale Road, Hawthorn, and, at the same time, another architect proposed an apartment conversion in Union Road, Surrey Hills. Neither of these projects, however, appears to have spawned local imitators. During the 1920s, relatively few blocks of flats would be built in the study area, and virtually all of these were situated in the City of Hawthorn. Comparable development elsewhere was hampered by mitigating factors. In Kew, for example, the limited local transport network was hardly conducive to flat development (BTEH 2012:145).

Further east, as Chris McConville pointed out, “Camberwell's distance from the city kept flat-builders at bay”. In the latter case, flat-builders were also kept at bay by local by-laws that were introduced in the 1920s to restrict the construction of multi-unit dwellings. But, as McConville further noted, “by the end of the 1920s, flats had appeared in neighbouring suburbs and after the Depression they were poised to invade Camberwell”. However, they did so only on a very modest scale. As Graeme Butler points out, the “prevailing antagonism to multi-occupancy buildings” in the municipality of Camberwell meant that very few blocks of flats were built there. Those that were, moreover, were invariably designed in such a way that they resembled overscaled single dwellings and thus did not besmirch the quality of the residential streetscape. Needless to say, similar concerns were not evident in the City of Hawthorn, where apartment construction boomed from the 1930s. Major thoroughfares with tramlines, notably Glenferrie Road and Riversdale Road, continued to attract new blocks of flats during that period, although notable examples also appeared in some Hawthorn’s of older residential areas, as well as the new inter-war estates in the south of the municipality (BTEH 2012:146).

+LVWRU\

‘Summerlee’1 1860-1928 At the beginning of the twentieth century Riversdale Road between Power Street and Glenferrie Road in Hawthorn was lined with grand mansions and large villas mostly set in spacious grounds. On the south side, one of these was ‘Summerlee’, which was situated at the west corner of Glenroy Road. This contained a mansion house set well back from Riversdale Road behind a carriage drive. Behind the mansion was a complex of outbuildings including a large stable block and two tennis courts with an adjoining summer house. The grounds were enclosed by an iron palisade fence along the frontage, and brick fences on the side boundaries.

1 ‘Summerlee’ is the spelling used on historical documents such as MMBW plans, title documents and newspaper articles up to the 1930s. It appears that ‘Summerlea’ was adopted after World War Two. 3

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Part of MMBW Detail Plan No.1480 dated 1904 showing ‘Summerlee’ and surrounding villa residences The first stage of ‘Summerlee’ was built in 1860-61 for Dugald McDougall to a design by noted architect, Leonard Terry. It was extended in 1883. After Dugald’s death in 1886 it was tenanted or occupied by McDougall’s widow until 1905 when it was sold to Rosa Turner, wife of Sir George Turner (‘Summerlea’ citation, Hermes 14829; LV2).

The opening of the electric tramway along Riversdale Road encouraged more intensive residential development along the route resulting in the subdivision of many of the large mansion estates during the interwar period. Other factors included rising labour costs, which meant that many owners could no longer afford staff to maintain their vast estates, and what Wilde (1993:62), when describing a similar process in Malvern and Toorak, refers to as ‘the combined pressures of probate, depression and profit’.

According to Gould (1993:89) the close proximity of Hawthorn to the city and its high status as a desirable residential suburb made Hawthorn ‘an ideal location for high-density luxury flats in the 1930s and 1940s’ and many of these were located along the western end of Riversdale Road. The transformation of this section of Riversdale Road into an enclave of flats appears to have begun around 1924 when ‘San Jose’ was built at No.2 for Mr. E.V. Jones (HHS 1992). The adjoining Arts & Crafts style flats at nos. 4 and 6 were probably built around the same time or earlier, and by the late 1930s there was an almost continuous row of flats that also included nos. 10 (‘Lancefield’), 12, 14, 16, 18-20 (‘Linden’ and ‘Loloma’) and 22-24 (‘Beadon’) (HHS 1992).

Meanwhile, Sir George Turner died in 1916 and in 1923 it was reported that his widow, Lady Turner, ‘disposed’ of ‘Summerlee’ to a Mr Parker Gill who intended to subdivide the property (Table Talk, 23 August 1923, p.34). Consequently, in December 1923 the ‘superb Summerlee estate’ was first offered for sale. The sale notice noted that this was the ‘only available building land in this fashionable locality’ (The Argus, 15 December

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1923, p.3). The subdivision contained 12 lots fronting Riversdale Road, Glenroy Road and a new cul-de-sac, Summerlee (now Summerlea) Grove, leading off Glenroy Road. The mansion was retained on a much-reduced allotment that also included the lot at the corner of Glenroy and Riversdale roads. Also retained were parts of the front and side fences along Riversdale and Glenroy roads, which are shown on the subdivision plans (LV2, LP 12658). However, it appears the sale of land in the subdivision was delayed by the death in 1926 of Lady Turner and only commenced once Probate was granted in January 1928 (LV2).

Lot 2 in the subdivision became the present 70 Riversdale Road. This was sold in 1928 to George J.A. Towers and John Marriage (LV2). At the same time, Towers and Marriage also purchased the adjoining lot 3 to the east and three of the lots on the south side of Summerlea Grove. In 1929 they purchased an allotment on the north side of Summerlea Grove, and by 1930 had acquired the allotment containing the mansion and the adjoining lot 4 at the corner of Glenroy Road and Riversdale Road.

Duplex, 70 Riversdale Road This duplex at 70 Riversdale Road was erected by late 1929 or early 1930 for (and probably by) the owner, John Marriage, who was a builder. It was described in the 1928- 29 rate books as two six-room brick flats, ‘unfinished’. By 1931 Randal Scott was the owner and he occupied one of the flats, while the other flat was tenanted (RB).

This was one of the first buildings on the ‘Summerlee’ subdivision. By 1932 Marriage had erected another house at the west corner of Glenroy Road (the present house at no. 76A), which he rented out (and later occupied), and in 1933 ‘Killamount’, a block of four flats, was built on the adjoining lot 2 of the ‘Summerlee’ subdivision (now 68 Riversdale Road) for the owner, Catherine McCormack (RB). All of these buildings were in the fashionable interwar Mediterranean style.

Interwar Mediterranean style The Interwar Mediterranean style is also referred to as Mediterranean Revival and Mediterranean Villa. The style appeared in Australia in the late 1910s in response to the temperate climate and sunlight, which were conducive to ‘an architecture of simple shapes, light and shade, bleached pastel colours and accents of classical detail’, according to Professor of Architecture at the University of Sydney, Leslie Wilkinson, who is credited with popularising the style in Australia after his arrival in 1918 (Apperley et al. 1989:172). Through his influence, and that of architect Hardy Wilson, the style gained popularity in the 1920s (Cuffley 1989:74-5). The style was commonly applied to domestic architecture in upper and upper-middle class suburbs, but later to modest-sized commercial and institutional buildings (Apperley et al. 1989:172). In the 1920s, many saw Mediterranean-based design as a potential basis for a future national design (Raworth 2012:450).

It is related to the Interwar Spanish Mission style, but is intentionally designed with subtler features, in a simple yet elegant form. Details take on an austere classical or Renaissance mode, which subtly evokes a vaguely Mediterranean feel, in comparison to the more blatant and bold Iberian features of Spanish Mission architecture. In particular, Interwar Mediterranean domestic architecture incorporates pergolas, balconies, arcaded loggia and a formal entrance, with sidelights and highlights, while Tuscan columns appear in verandahs and porches. The exterior is lightly bagged or cement-rendered. Large double-hung sashes have small panes with narrow wooden glazing bars, which reflect Georgian principles, often with louvered shutters (Apperley et al. 1989:172-4; Cuffley 1989:75-6).

In 1922, architect Rodney Alsop wrote an article on architecture and climate for the November issue of Australia Home Builder, in which he commented on the growing trend

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to draw from Georgian and Mediterranean styles, often in the same building (Cuffley 1989:80). Three years later in 1925, drawings of the style by Melbourne architects Marcus Barlow and FGB Hawkins, blending Georgian and Mediterranean influences, were published in the November edition of The Australian Home Beautiful (Cuffley 1989:78-9).

The Prime Minister’s residence, ‘The Lodge’, designed by the Melbourne partnership Oakley & Parkes in 1926, is one of the best-known examples of the Interwar Mediterranean style in Australia. The style was popularised in Australia by the 1930s, appearing as small-scale bungalows in new suburban subdivisions.

'HVFULSWLRQ ,QWHJULW\ 70 Riversdale Road is a two-storey duplex in the Interwar Mediterranean style with textured render walls and a dominant tiled hip roof with deep eaves. Typical of the style, the front elevation is symmetrically composed with projecting bays on either side of a recessed central bay, which sits behind a porch with an elegant triple-arch loggia and balustrade above, and there is another smaller balcony with balustrade in the east wall. The timber doors opening on to the porch and balcony are original and each projecting bay has triple sash windows at ground and first floor: the upper windows have a window box, while the lower windows feature Serlian moulding with a fan shaped cartouche. There is one rendered chimney.

The duplex appears to have a very high degree of both intactness and integrity. A gable- fronted garage has been added on the east side, but it is set well back from the façade and is visually recessive. The only other visible changes are the installation of an air conditioner to one of the upper floor windows and iron security screens at ground floor level.

Along the front of the property is a cast iron palisade fence on a bluestone plinth, which appears to date from the nineteenth century and is thought to be a surviving section of the front fence for the ‘Summerlee’ mansion. Other sections of the ‘Summerlee’ fence also survive at no. 76A where the front fence incorporates the original bluestone base to which a mild-steel interwar balustrade has been added that partly returns along Glenroy

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Road. Behind this, along the balance of the Glenroy Road sideage is a brick fence on bluestone foundations that once extended along the whole of the ‘Summerlee’ boundary.

Front fence at 70 Riversdale Road

Front fence at 76A Riversdale Road

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Section of ‘Summerlee’ side brick fence, 76A Riversdale Road (facing Glenroy Road) This duplex is one of a number of interwar apartments in this part of Riversdale Road, and also forms part of a related group of Mediterranean style flats and residences built on the ‘Summerlee’ estate, which include ‘Killamount’ at no.68, and the single storey residence at no.76A. The flats built at the rear of the ‘Summerlee’ mansion facing Summerlea Grove also incorporate some Mediterranean style details that are similar to No.70.

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‘Killamount’, 68 Riversdale Road

76A Riversdale Road

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&RPSDUDWLYH$QDO\VLV Many of the early flats in Melbourne, built during the period from c.1915 to c.1920 were in the Arts & Crafts style, with some demonstrating the transition to the California Bungalow style that became popular after World War I. From the mid-1920s onwards Old English, Spanish Mission and Georgian Revival became the most fashionable styles for residential architecture in Victoria, particularly in well-heeled suburbs such as Hawthorn. As Lewis (1992:1) notes:

The period after the Depression saw a shift towards the new and exciting modern idioms emanating from Europe and America. Nevertheless period character was not put totally aside. Old English architecture lingered on throughout the 1930s and the Mission and Georgian idioms provided a formal framework through which modernism could be absorbed and modified.

This progression of styles is demonstrated by the surviving interwar flats in Boroondara. The earliest known examples of purpose-built flats in Boroondara date from the early 1920s and Riversdale Road between Power Street and Glenferrie Road comprises a representative sample of interwar flats dating from the early 1920s to the late 1930s.

The majority of interwar flats in Hawthorn are in the Old English or Moderne styles, or a hybrid of the two. Examples in the Boroondara HO include ‘Berwyn’, 7 Glenroy Road (Old English, Individual, HO450), ‘Lennox Court’, 11 Lennox Street (Hybrid, Individual, HO457), Flats and professional rooms at 568 Glenferrie Road (Moderne/International, Individual, HO47), ‘Lancefield’, ‘Linden’ & ‘Loloma’, at 10, 18 & 20 (respectively) Riversdale Road (Old English, Contributory, HO148 precinct), flats at 45 Denham Street (Old English, Contributory, HO220 precinct), flats at 2A Lyall Street (Old English, Contributory, HO164 precinct), flats at 468 Glenferrie Road (Moderne, Contributory, HO149 precinct), and the Corsewall Close flats precinct (Hybrid, Contributory, HO147 precinct). Examples not in the HO include ‘Riversdale Court’ (Moderne) 73 Riversdale Road, and ‘Clovelly Court’ (Hybrid) 84 Riversdale Road, and ‘Cliveden Manor’ (Old English) 178 Auburn Road.

As discussed in the history, the Interwar Mediterranean style was influenced by classical Italian and Spanish forms and precedents. There is often crossover between this style and elements of the concurrent Georgian Revival, particularly the use of dominant hip roofs and louvered shutters. It also has some relation to the more embellished Spanish Mission style, which has similar massing and use of loggias but is also characterised by multiple decorative flourishes such as ogee parapets, twisted columns, Cordoba roof tiles and cast-cement reliefs.

Compared to the Old English and Moderne flats, there are fewer flats in the Interwar Mediterranean style, and the related Spanish Mission and Georgian/Colonial revival styles in Hawthorn (and Boroondara more generally). Examples of Georgian Revival flats include ‘Craignethorne’, 24-26 Mason Street (built c.1940, Individual HO97), ‘San Jose’, 2 Riversdale Road, (1924, Individual, HO148), flats at 14 & 16 Riversdale Road (c.1935, Contributory, HO148) and ‘Glenard’, 3 Wellesley Road (not in the HO).

The earliest example of an interwar Mediterranean style house in Boroondara is ‘Montalgre’, designed by Lionel San Miguel and constructed in 1921 (HO255, 168A Mont Albert Road, Canterbury), whilst other early examples include ‘Mallow’ (1923, HO382, 33 Deepdene Road, Deepdene), Vial House (1923, HO617, 23-25 Canterbury Road, Camberwell) and 1 Bradford Avenue, Kew (1927-28, HO277). A later example is the EA Watts House (1931, HO282, 1291 Burke Road, Kew), a two-storey house which incorporates moulded arch tympani and quoins.

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Flats in the Interwar Mediterranean style first appeared somewhat later than the houses. The earliest known examples in Boroondara, both dating from c.1929, are ‘Nertherton’ and ‘Kermith’, situated on adjacent sites within the HO149 precinct in Glenferrie Road, Hawthorn:

• ‘Netherton’, 472 Glenferrie Road (Significant). This is a relatively tall (four-storey) block. The lower level is of clinker brick, while the walls above are rendered. The side drive gives access to the porte-cochere. A forward projecting bay contains balconies (now enclosed). On the first level Tuscan columns are applied to the square opening, while an arched loggia with associated roundels is used on the second level, and a wide rectangular opening to the third level. The eaves are very wide, shutters are used to most openings and widely proportioned double hung windows are used. The designer/architect is not known. The Hawthorn Heritage Study describes this block as ‘Spanish Mission’ but in its pared back detailing it is closer to the Mediterranean style.

• ‘Kermith’, 470 Glenferrie Road (Contributory). Built at the same time or earlier than ‘Netherton’ (it is shown on the same MMBW drainage plan), this comprises two connected but separate two-storey blocks; one facing to Glenferrie Road and the other to Wellesley Road. The Glenferrie Road block is rendered with a hipped roof with broad eaves. The symmetrical façade features central arched loggias (containing entrances and stairs to the apartments) to the ground and first floors, which are flanked by paired sash windows with multi-paned upper sashes with shutters. There is a tiled hipped hood over the front entrance supported on decorative wrought-iron brackets and a similar hood over the basement garages that face Wellesley Road. The Wellesley Road block is also rendered and has similar detailing, but in this case the stairwell projects forward of the building. Overall, both have a very high degree of integrity and intactness.

Other comparisons not currently in the HO include the adjoining ‘Killamount’ which has a symmetrical form, hipped roof, and double-hung sash windows with multiple lights to the top sash, all typical features of the Interwar Mediterranean, and the single storey house at no. 76, which has a Mediterranean style porch. A more compact and simple version of the style is also seen in the two-storey flats at 40 Creswick Street, Hawthorn, which foregoes the entrance loggia.

Compared to the above examples, this duplex shares with them a symmetrical form, textured render walls, dominant hipped roof, but is notable for the strong massing with the recessed central bay, similar to 168A Mont Albert Road. It also has very elegant details, on par with the flats at 472 Glenferrie Road and 70 Riversdale Road, as well as with single-family homes at 1 Bradford Avenue and 1291 Burke Road. It is distinguished by the elegant loggia and balustraded balconies, and the Serlian mouldings above the ground floor windows. It also remains highly intact.

All of these examples are in Hawthorn. At this time, there are no other known examples of Mediterranean style flats elsewhere in Boroondara. Elsewhere in Melbourne, there are few comparative examples of Mediterranean style interwar flats. Most are found in the Cities of Stonnington and Port Phillip, which between them have the most significant collection of interwar flats in Melbourne. Like Boroondara, Mediterranean style flats mostly date from the late 1920s onwards and are less common than other styles. Examples in the City of Stonnington include ‘Denbigh Court’, 6-8 Denbigh Road (1927, designed by Bates, Smart & McCutcheon, Individual), ‘Coonett’, 371 Dandenong Road (1928, Eric Beedham, Individual within HO136 precinct) and ‘Dulverton’, 379 Toorak Road (1928, designed by F.L. & K. Klingender, Individual, HO171) The style is better represented in the City of Port Phillip ‘Hawsleigh Court’, 2B Hawsleigh Avenue (1928, Hugh Philp, Individual, HO375), ‘Ormond Court’ 1 Glen Huntly Road (c.1925, B.S.W. Gilbertson, Individual, HO8 precinct), ‘Narooma’ 25-27 Gordon Avenue (1927, Individual, 11

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HO7 precinct) and several hybrid examples in Wimbledon Avenue (Contributory within HO7 precinct).

The design of this duplex (like the adjoining ‘Killamount’) also demonstrates another strategy employed for the construction of so-called ‘luxury’ flats in well-to-do areas such as Hawthorn and Toorak, which was to give them the appearance of one large residence so as to blend in with the large mansions and villas found in these areas. These were often small blocks of no more than about four flats, contained within a single building with the appearance of a single entrance, and set within a generous garden. This approach is also demonstrated by ‘San Jose’ and ‘Craignethorne’, both cited above.

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Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of Planning and Community Development, 2015, modified for the local context.

CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural or natural history (historical significance).

The duplex at 70 Riversdale Road, Hawthorn is associated with an important phase in the development of Boroondara during the suburban boom of the interwar period and demonstrates how improvements to public transport encouraged the development of flats, usually situated along, or close to, electric tramlines. However, this is true of almost all extant interwar flats, so on its own this duplex does not satisfy this criterion at the local level.

The duplex is also associated with the process of mansion estate subdivisions that occurred during the 1920s and is notable for the retention of part of the original front fence of the ‘Summerlee’ Mansion, which demonstrates how this property once formed part of the estate prior to subdivision.

CRITERION B: Possession of uncommon, rare or endangered aspects of the City of Boroondara's cultural or natural history (rarity).

CRITERION C: Potential to yield information that will contribute to an understanding of the City of Boroondara's cultural or natural history (research potential).

CRITERION D: Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

The duplex at 70 Riversdale Road is an intact and well-detailed example of interwar flats in the Interwar Mediterranean style. It demonstrates typical features of this style, including the hipped roof, and symmetrical arrangement adopted from the Georgian Revival, combined with a textured render and elegant classical details seen in the loggias and balcony. It also demonstrates how blocks of flats during the interwar period were designed to appear like one large residence so as to blend into their prestigious suburban setting.

CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

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The duplex at 70 Riversdale Road is distinguished by its strong massing and the elegance of its detailing, particularly the elegant loggia and balustraded balconies, and the cast and run applied cement ornament and mouldings. This significance is enhanced by its high degree of intactness.

CRITERION F: Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

CRITERION H: Special association with the life or works of a person, or group of persons, of importance in the City of Boroondara's history (associative significance).

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What is significant? The duplex, built by 1930 on part of the ‘Summerlee’ estate subdivision, at 70 Riversdale Road, Hawthorn is significant. It is a two-storey duplex in the Interwar Mediterranean style with textured render walls and a dominant tiled hip roof with deep eaves. The front elevation is symmetrically composed with projecting bays on either side of a recessed central bay, which sits behind a porch with an elegant triple-arch loggia and balustrade above, and there is another smaller balcony with balustrade in the east wall. The timber doors opening on to the porch and balcony are original and each projecting bay has triple sash windows at ground and first floor: the upper windows have a window box, while the lower windows feature Serlian moulding with a fan shaped cartouche. There is one rendered chimney.

Non-original alterations and additions including the garage, the rendered posts on either side of the driveway entrance and the driveway gates are not significant.

How is it significant? The duplex and front fence at 70 Riversdale Road, Hawthorn are of local historic, architectural and aesthetic significance to the City of Boroondara.

Why is it significant? The duplex is also associated with the process of mansion estate subdivisions that occurred during the 1920s and is notable for the retention of part of the original front fence of the ‘Summerlee’ Mansion, which demonstrates how this property once formed part of the estate prior to subdivision. (Criterion A)

The duplex at 70 Riversdale Road is an intact and well-detailed example of interwar flats in the Interwar Mediterranean style. It demonstrates typical features of this style,

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including the hipped roof, and symmetrical arrangement adopted from the Georgian Revival, combined with a textured render and elegant classical details seen in the loggias and balcony. It also demonstrates how blocks of flats during the interwar period were designed to appear like one large residence so as to blend into their prestigious suburban setting. (Criterion D)

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Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara Planning Scheme as an Individually Significant place.

Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the Boroondara Planning Scheme:

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,GHQWLILHG%\ M Gould, Hawthorn Heritage Study, 1993.

5HIHUHQFHV Apperly, R., Irving, R. & Reynolds, P., A pictorial guide to identifying Australian architecture. Styles and terms from 1788 to the present, 1989.

Built Heritage Pty Ltd, City of Boroondara Thematic Environmental History, May 2012.

Cuffley, Peter, Australian houses of the twenties and thirties, (2nd edition) 2007.

Gould, Meredith, Hawthorn Heritage Study (HHS), 1993.

Gould, Meredith, Hawthorn Heritage Study (HHS), 1992, Place identification forms for flats within the HO148 and HO149 precincts.

Hawthorn Rate Books (RB), 1928-29 (no. in rate, 4346-4350), 1929-30 (4362-4366), 1930-31 (4379-4383), 1931-32 (4385-4389), 1941-42 (4658-4664).

LV: Land Victoria certificates of title: (LV1) Vol. 1156 Fol. 088; (LV2) Vol. 1812 Fol. 238; LP 12658.

Lewis, Nigel & Richard Aitken, City of Malvern Heritage Study Appendix One: Architects of Malvern, June 1992.

Melbourne and Metropolitan Board of Works (MMBW) Detail Plan No. 1480, dated 1904.

Raworth, Bryce, ‘A question of style: inter-war domestic architecture in Victoria’, Thesis (M.Arch) University of Melbourne, 1993.

Sands & McDougall Melbourne Directories (SM) – 1930-40.

Wilde, Sally The History of Prahran Vol ll 1925-1990, Melbourne University Press, 1993.

Yarra Trams website ‘Tramway milestones: the early days’: http://www.yarratrams.com.au/about-us/our-history/tramway-milestones/the-early-days/ [viewed 10 May 2016].

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