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DRAFT
BRONTE HOUSE
Plan of Management
Bronte House Plan of Management Program: Waverley Life Date created: August 2007 Date revised: July 2015 Date adopted by Council: 3 CONTENTS
Introduction and Purpose 4 The Land 4 Classification 4 Cultural significance 6 Statement of significance 6 Ownership 8 Zoning and heritage 8 History 10 Purchase by Waverley Council 10 Previous Plan of Management 10 Previous lease arrangements 10 Present use and condition 11 Present use 11 Layout and condition 11 Future use and development 12 Management of the land 12 Appendices 15 Appendix A: General guidelines for the maintenance of historic houses. 16 Appendix B: The Land Deposited Plan 632454 17 Appendix C: Site maps of Bronte House and grounds 18 Appendix D: Condition and Dilapidation Report, Clive Lucas, Stapleton & Partners Pty Ltd. 9 March 2015. Attached separately Appendix E: Aboriginal site survey study, prepared in December 2014 by Dominic Steele Consulting Archaeology. Attached separately Appendix F: Bronte House Conservation Management Plan, prepared by Clive Lucas, Stapleton & Partners Pty Ltd. Adopted by Council in 2014. Attached separately Appendix G: Bronte House Garden Report and Landscape Plan, prepared by Place That Plant Pty Ltd 10 March 2015. Attached separately
Bronte House Plan of Management 4 INTRODUCTION AND PURPOSE
Bronte House is one of the oldest Australian Heritage Commissions substantial and contain a wide houses in Sydney’s Eastern Suburbs, Register of the National Estate variety of plants which provide a built between 1843 and 1845. Set 1978, and the State Heritage real showcase at different times of amid two acres of rolling, park-like Register in 1999. the year. grounds and nestled into Bronte Gully, tenants enjoy a private and The house underwent major The purpose of this Plan of picturesque setting adjoining a refurbishment in 2014 and was Management is to guide the beachfront reserve. restored to its full splendour. It management of the property, consists of 3─4 bedrooms, a study, particularly with regard to Waverley Bronte House and grounds was three bathrooms, a lounge, dining Councils’ lease arrangements and sold to Waverley Council in 1948 room, a separate kitchen and open heritage requirements. and the land was listed on the verandas; the gardens are also THE LAND
This Plan of Management applies It is the whole of the land within The Bronte House Garden and to the property known as ‘Bronte Lot 1 of Deposited Plan 632454 Landscape Report (Appendix House’ and located at 470 Bronte (Appendix B). G) forms part of this Plan of Road, Bronte (‘the Land’). Management. CLASSIFICATION
The Land has been classified by the Act concerning the use and Government (General) Regulation Waverley Council (‘Council’), as management of community land 2005 and the guidelines provided community land under the Local apply and this Plan of Management by the Department of Local Government Act, 1993 (‘the Act’). has been prepared in accordance Government. with those sections, the Local This means that Sections 35-54 of
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Bronte House Plan of Management 6 CULTURAL SIGNIFICANCE
By resolution on 25 July 2000, STATEMENT OF While no Aboriginal archaeological Council declared the Land to be SIGNIFICANCE sites have been identified at Bronte an area of cultural significance. House and garden, or in Bronte The Aboriginal country at Bronte Gully itself, the house was built Council has categorised the had undergone a dynamic in an ‘Aboriginal site favourable’ Land as being an area of cultural environmental history for many tens location on top of an elevated significance under Section 36D of of thousands of years before the topographic position useful for the Act because Council considers land was alienated and built upon views and communication that that the dwelling known as ‘Bronte in the 1840s. In this context, Bronte overlooked a steep sided east- House’, together with the gardens as a ‘place’ has been situated facing sandstone coastal valley that within the curtilage of the dwelling, within many different ‘settings’ in was drained by a freshwater creek. are of historical and cultural the past and Aboriginal people will While organised ‘gully hunting’ of significance to the Waverley area. have routinely used and probably land animals can only be inferred to The Bronte House Conservation helped shape the character of have possibly taken place at Bronte Management Plan was adopted in Bronte through traditional mosaic in the past, there is little doubt September 2014 (Appendix F). burning techniques to increase that the place will have contained animal and plant abundance and numerous rock overhangs for In addition, an Aboriginal study long-term sustainability. At times, shelter and for creating painted was prepared in December 2014 the ‘place’ was a sheltered coastal and stencilled before the sides of by Dominic Steele Consulting gully much like today, and at others the gully were developed, extensive Archaeology (Appendix E). it was a small inland valley within sandstone platforms for engraving, a broader coastal hinterland plain and the immediate proximity of This Aboriginal study was endorsed that extended across the now sandy beaches and rocky shores by Council in April 2015. submerged continental shelf and for fishing and shell fish gathering The Land was listed on the was situated many kilometres will have provided a diversity of Australian Heritage Commission’s from the ‘old coast’. Aboriginal predictable resources. A relatively Register of the National Estate in people lived continuously on this sparse white population up to the 1978, was made the subject of a land and successfully adapted 1830s may have allowed Aboriginal Permanent Conservation Order throughout the major climatic people to continue visit and use under the Heritage Act 1977 changes that took place during Bronte and maintain access to both in 1981, and was listed on the the last 30,000 years or more coast and woodland environments State Heritage Register under the and within this scenario Bronte in close proximity and important Heritage Act 1977 in 1999. It was House was built very late in traditional fishing spots and also listed as a local heritage item the sequence of environmental engraving sites in this part of as part of the Waverley LEP 2012, evolution and people’s interaction eastern Sydney after 1788. Bronte Environmental Heritage. with this changing landscape. The House is an outstanding example recognition of this prior ownership of a Picturesque Gothic style The following Statement of and the continuation of this colonial house retaining rare, early Significance taken from the listing unbroken Aboriginal connection to architectural features and is one of the Land by the NSW Heritage culture and country at places like of only a small group of exemplary Office: Bronte are important to Aboriginal Regency style villas constructed in people today. the Australia colonies.
Bronte House Plan of Management Cultural Significance continued... 7
Located in a substantial remnant significant as one of the earliest A historic, extremely rare, of the original inner garden with land purchases and houses to be picturesque garden constructed in a early and original landscape constructed in the Bronte area naturally irregular site as a setting features, Bronte House is sited in and evidence of the former estate for an equally picturesque colonial a picturesque and sympathetic lands remain visible in the broader house by one of the colony’s rarest landscaped setting, which together landscape today. inhabitants - a cultivated lady. with the house is highly valued (James Broadbent for National for its aesthetic significance. The Bronte House is of a style not Trust of Australia, 1981) place is associated with a number commonly found in Australian of people of note including Robert Colonial architecture, with its Bronte House is one of Australia’s Lowe, an influential member of superb siting and substantial most picturesque surviving colonial the Colonial government and his garden it is a significant essay residences and dates back to wife Georgiana, who completed in the picturesque. The property 1845. Built in the ‘Gothic’ taste the house, established the estate has connections with colonial so fashionable in the late 18th & lands and designed and laid out the architect Mortimer Lewis and more early 19th centuries it is a perfect garden. The place is also associated importantly with Robert Lowe, example of the cottage ornee, not with Colonial Architect Mortimer later created Viscount Sherbrooke. a mansion but a romantic retreat Lewis, who is credited with the It is especially notable stylistically from more formal city life. Its initial design of the house and it is as an individual mid-Victorian restored and adapted garden is therefore one of only a small group design reflecting a romantic and now a small scale botanic garden, of houses designed by one of the picturesque interpretation of the a repository for rare and beautiful most accomplished architects in medieval past. It is substantially plants, and one of Australia’s best Australia in the pre 1850s period. intact and retains its outstanding new private gardens. (Schofield, original setting. Bronte House 2002) Located on land that formed part is the oldest known residence of a larger estate that originally in the Waverley Council area. (1836) included the whole of Bronte Sources: Dowd, pp. 154-161. Kerr Park and its immediate surrounds, J, Broadbent J, Gothic Taste in the Bronte House is historically Colony of New South Wales, p. 107.
Bronte House Plan of Management 8 OWNERSHIP
Waverley Council is the owner of the Land. ZONING AND HERITAGE
The Waverley Local Environmental Bronte House and its grounds are (unless exempted), Council must Plan 2012 (‘the LEP’) applies to the both state heritage items under consider the effect of any proposed Land. The Land is zoned Low Density Schedule 5 of the LEP. development on the heritage Residential. Clause 5.10 – Heritage Conservation significance of the Land. Council may consent to a person – of the LEP applies to the Land. The carrying out development on objective of clause 5.10 is to ensure the Land in accordance with heritage items are conserved. the LEP (including the heritage Before granting any consent to considerations). carry out development on the Land
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Bronte House Plan of Management 10 HISTORY
It is understood that the Waverley It began to fall into disrepair, and be paid by the tenant. A minimum area was occupied by the Cadigal by the late 1970s was in poor $200,000 restoration program was people, the traditional Aboriginal condition. In 1982, an out building to be undertaken, a considerable owners of the land. for garaging and storage was expenditure at the time. The house Originally commenced by architect constructed near the entrance gates was to be open to the public a Mortimer Lewis in c.1843 and at the western end of the site. minimum of six times per annum. completed by Georgiana and Robert PREVIOUS PLAN OF The lease was assigned to a small Lowe (later Viscount Sherbrooke), number of tenants in its history with ‘Bronte House’ was built as a single MANAGEMENT Council’s consent. Leo Schofield, residence and has been used Until the adoption of this Plan of who occupied the Land from 1994 for that purpose for most of its Management, the Land was subject until 2004, notably undertook existence. to the Plan of Management adopted extensive restoration of the by Council in 2007. PURCHASE BY WAVERLEY residence and, most significantly, completely overhauled the gardens COUNCIL PREVIOUS LEASE ARRANGEMENTS to an outstanding condition. In 1948, Council acquired the Bronte House was substantially In order to retain the Land in Land to retain a significant local refurbished in 2014. heritage building. Council owned appropriate condition and in The Plan of Management authorises and operated it in various uses public ownership with public Council to request the exemption for some years. It suffered access, Council in 1983 entered of the Land or of any lease, licence from unsympathetic changes to into a 25 year repairing lease of or other occupation of the Land the residence and inadequate the Land, including the residence from the Residential Tenancies Act maintenance. and gardens, expiring in January 2008. In summary, rent was set 2010 (or any other legislation that The cost of maintaining this heritage at one dollar per annum, with all affects the leasing, licensing or other property became prohibitive and rates, taxes and maintenance to occupation of the Land) from time beyond Council’s financial resources. to time.
Bronte House Plan of Management 11 PRESENT USE AND CONDITION
PRESENT USE leases, sub leases, or licences or LAYOUT AND CONDITION Following the refurbishment in sub-licences or for community use As at the date of adoption of this 2014, Bronte House has been (including open days, functions plan, the layout and condition of the kept, and continues to be kept, and other activities). This is to residence and gardens is described in good condition. The present remain the case until any future in Appendix D and Appendix G. use of the land is for the entering amendment to the Plan of into residential tenancies, other Management.
Bronte House Plan of Management 12 FUTURE USE AND DEVELOPMENT
The LEP acknowledges a number of sub leases, residential tenancies, the Land. Such development may possible uses. licences or sub- licences include alterations, refurbishments The Land may be used: Under regulation 16 of the or renovations needed or required to enable the Land to be used for 1. as a private residence; and Residential Tenancies Regulation 2010, Bronte House is exempt from the purposes set out in Part 8 of this 2. subject to the provisions of any the operation of the Residential Plan of Management. agreement allowing for the Tenancies Act 2010. As at the date of this Plan of occupation of the Land or when Leases, licences and other estates Management, and subject to being the Land is vacant, by Council in community land are permitted finalised and executed, Council has for its own use or for community under section 47 (terms over five proposed a lease of the Land. use (including open days, years) or section 47A (terms of five functions or other activities), or years or less) of the Act. by community organisations if so Council will only permit further permitted by Council from time development that conserves and to time. is sympathetic to the nature and To facilitate this use, Council scale of the existing residence and authorises the entering into grounds, and is consistent with the agreements allowing for the Land’s heritage status and having occupation of the Land, leases, regard to the cultural significance of
MANAGEMENT OF THE LAND
Section 36H (1) of the Act states: Aboriginal, aesthetic, archaeological, and to promote the active use The core objectives for management historical, technical or research or of conservation methods, the of community land categorised as social significance) for past, present Land is managed according to the an area of cultural significance are or future generations by the active objectives, performance targets and to retain and enhance the cultural use of conservation methods. other matters set out in the table on significance of the area (namely its To implement the core objectives, the following page:
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Objectives and Means to Achieve Objectives Manner of Assessing Performance Targets and Performance Targets Ensure the continuous protective care Establish maintenance and formal Efficient maintenance and inspection and maintenance of the residence and inspection programs generally in programs is adopted, and the residence grounds accordance with the guidelines in and grounds are adequately and Appendix A. regularly maintained.
Ensure effective communication Establish and conduct a Bronte House Occupier and Council are able to deal between Council and the occupier of Management Group as a contact forum effectively and cooperatively with the the Land for Council and the occupier. day to day management of the Land. Provide public access Arrange, and ensure that any agreement Public participates in open days. concerning the use of the Land as a private residence allows, open days to allow public access. Conserve Heritage Items Require all works that may alter the All works undertaken are carried exterior or interior of the residence or out with specific approvals, and in grounds to be the subject of specific accordance with agreed conservation approvals by Council. Establish with and maintenance requirements. the occupier an agreed list of standard exemptions for maintenance and standard repair works. Maintain and improve appearance Conserve the exterior of Bronte House All works undertaken serve to maintain and performance consistent with while accepting some change in areas or improve the Land. existing character where change has occurred since c.1880. Maintain and improve garden Upgrade soil quality, improve nutrient Efficient garden maintenance and presentation consistent with existing supply to key plants and mulch ground, upgrading program is adopted, plants character and implement disease control. are kept in good health and plant diseases are well controlled. Plant grounds in consultation with Council. Grounds planted are consistent with the Landscape Plan and/or approval of Control tree growth and remove Council. invasive species in accordance with the Tree Preservation Order. Tree growth and invasive species are controlled consistent with Council Document and apply management policies. policies to key trees and shrubs, including appropriate pruning and Management and maintenance of key (where old age dictates) replacement. plantings is undertaken in accordance with documented policies. Maintain planting and fencing to Bronte Road and Bronte Park to ensure an Hedging and screening is maintained in attractive boundary a form and style approved by Council.
The Land is managed in a way that is consistent with the Heritage Act 1977, the Heritage Regulation 2005 and the Local Government Heritage Guidelines.
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Bronte House Plan of Management 15 APPENDIX
The following documents record Appendix B: The Land Deposited Appendix E: An Aboriginal characteristics and information Plan 632454 site survey study, prepared in relating to the condition of the December 2014 by Dominic Steele premises as at the date of this Plan Consulting Archaeology Appendix C: of Management. Attached separately Site maps of Bronte House and grounds Appendix A: General guidelines for Appendix F: Bronte House the maintenance of historic houses Conservation management Plan, Appendix D: Condition and This Plan of Management prepared by Clive Lucas, Stapleton Dilapidation Report, Clive Lucas, acknowledges that Part 4 – Heritage & Partners Pty Ltd and adopted by Stapleton & Partners Pty Ltd 9 provisions (Clauses 45–50) in the Council in 2014 March 2015 Waverley Local Environmental Attached separately Plan, 1996 contains restrictions on The dilapidation and condition development applications including report documents the existing public notification of proposals, and conditions of the exterior and Appendix G: Bronte House Garden so this Plan of Management does interior of Bronte House following Report and Landscape Plan, Place not impose additional restrictions recent conservation works. That Plant Pty Ltd 10 March 2015 on the future use of the Land. Attached separately Attached separately
Bronte House Plan of Management 16 APPENDIX A: GENERAL GUIDELINES FOR THE MAINTENANCE OF HISTORIC HOUSES
The following is a guide only, for EVERY YEAR • Examination of plumbing systems specific maintenance and a full and equipment understanding of the premises • Thorough cleaning out of gutters reference to the Conservation and stormwater system • Repair of any damaged joinery Management Plan should be made. • Checking of roof slating and • Review of internal finishes with Good maintenance is the best minor repairs view to scheduling repainting method of preserving and and redecoration • Termite inspection protecting historic buildings. EVERY FIFTEEN YEARS This requires some work and EVERY FOUR YEARS expenditure each year, based on • Review of kitchen and an annual review as part of the • Reapplication of tinted limewash bathrooms overall strategy. Such a review is to exposed portions of exterior best undertaken by an architect walls. It is noted that protected EVERY THIRTY YEARS well versed in heritage buildings: a areas may only require concise schedule of work should be reapplication of limewash every • Extensive reworking of kitchen the result of such a review giving 10 years. It is also noted that and bathrooms priorities for the immediate year, tinted limewash can enjoy a • Major review of general and into the future. somewhat longer life by the condition of buildings and introduction of a binding agent. For a property such as Bronte In making this remark, the above landscaping House, a responsible cycle would time frame is still recommended. be: EVERY SIX YEARS MONTHLY • Preparation and repairing of all • General garden maintenance and external joinery general housekeeping EVERY TEN YEARS BI-ANNUAL • Structural review • Thorough inspection of grounds and internal and external areas • Examination of all electrical of the house. wiring and equipment
Bronte House Plan of Management 17 APPENDIX B: THE LAND DEPOSITED PLAN 632454
Bronte House Plan of Management 18 APPENDIX C: SITE MAPS OF BRONTE HOUSE AND GROUNDS
FLOOR PLAN
GARDEN
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