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C101 Heritage Evidence by Lovell Chen

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C101 Heritage Evidence by Lovell Chen STATEMENT OF EVIDENCE AND REPORT TO PLANNING PANEL MANNINGHAM PLANNING SCHEME AMENDMENT C101 Prepared for Manningham City Council May 2014 Table of Contents 1.0 Introduction 6 1.1 Background and relevant documents 6 2.0 Summary history and description 7 3.0 Significance 17 3.1 Discussion 17 3.2 Conclusion 17 3.3 Revised Statement of Significance 18 4.0 Current Heritage Controls 21 4.1 HO43 – Eastern Golf Club “Tullamore” – 463 Doncaster Road, Doncaster 21 4.2 MSS & LPPF for heritage 21 4.2.1 Municipal Strategic Statement 21 4.2.2 Local Planning Policies 22 4.2.3 City of Doncaster and Templestowe Heritage Study 23 4.2.4 Doncaster & Templestowe Heritage Study – Additional Historical Research23 4.2.5 Manningham Heritage Study Review 24 4.2.6 Eastern Golf Club Conservation Analysis and Policy 24 5.0 Amendment C101 26 5.1 Changes to HO43 26 5.1.1 Exhibited Amendment C101 26 5.1.2 Council’s proposed changes following exhibition period 27 5.1.3 Urbis on behalf of Mirvac 28 5.2 Development Plan Overlay Schedule 3 30 6.0 Comment on the heritage issues 32 6.1 Discussion 32 6.2 Findings and Recommendations 38 7.0 Responses to submissions 43 8.0 Conclusion and recommendations 44 LOVELL CHEN 1 Table of Figures Figure 1 Early view of Tullamore homestead, showing the original two-storey timber verandah to its north and west sides. 10 Figure 2 View of the north and west elevations of Tullamore following the addition of single-storey Clubrooms to the east and changerooms to the south. 10 Figure 3 1912 plan of Doncaster Road and surrounding area. There appears to be a track between the Tullamore homestead and stables (indicated). 11 Figure 4 1913 plan of Doncaster Road and surrounding area. The track between the Tullamore homestead and stables (indicated) also appears on this plan. 11 Figure 5 1931 aerial image of the southern portion of the golf course. A track between the Tullamore homestead (in use by this time as the clubhouse) and stables is evident in this image, as is a second track to the stables from the secondary entrance off Doncaster Road. (NB. The numbers shown relate to plantings identified in Mr Patrick’s report). 12 Figure 6 1945 aerial image of the southern portion of the golf course. The clubhouse and stables building are visible in the centre of the image. The track to the stables from Doncaster Road has been removed by this time to accommodate the establishment of the fairway. 12 Figure 7 c. early 1950s aerial image of the southern portion of the golf course (north is at right). The clubhouse and stables building are indicated. 13 Figure 8 c. early 1960s aerial image of the southern portion of the golf course. 13 Figure 9 North and west elevations of Tullamore. The relocated entry, removal of the timber verandah and single storey golf club additions are visible in this image. 14 Figure 10 View south-west towards the clubhouse. A portion of the original two- storey Tullamore dwelling is visible above the recent additions. 14 Figure 11 Stables located to the east of Tullamore. 15 Figure 12 Recent (March 2014) aerial of the Eastern Golf Club, Doncaster (location of Tullamore and the stables building indicated). 15 Figure 13 Detail of the 2014 aerial with the Tullamore, the stables building and three identified trees indicated. 16 Figure 14 Detail of the 2014 aerial. The approximate extent of the original Tullamore dwelling is indicated. 16 Figure 15 Eastern Golf Club (HO43) in the Heritage Overlay to the Manningham Planning Scheme. 21 Figure 16 Proposed reduced extent of HO43 as part of Amendment C101. 26 Figure 17 Proposed amended HO43 as per Council report 24 March 2014. 28 Figure 18 Proposed reduced extent of HO as proposed by Mirvac. 29 Figure 20 Tree 4, River Red Gum (Eucalyptus camaldulensis) located just outside the west property boundary. 33 2 LOVELL CHEN Figure 21 Tree 27, English Oak (Quercus Robur) located to the west of the clubrooms. 34 Figure 22 Tree 82, Bunya Bunya Pine (Auracaria Bidwillii – in the centre of the image) located on Doncaster Road, opposite (to the south) of the stables. 34 Figure 23 View to the clubrooms from the north-east. The first floor of the original homestead is visible above the later single-storey additions. 35 Figure 24 Stables building in the existing context with fairways to the north and south. 35 Figure 25 View from the stables along the south side of the trees, the house is visible in the distance. 36 Figure 26 View from the east towards the stables and house. 36 Figure 27 View along the track from the stables to the house, largely obscured by trees 37 Figure 28 View from the house towards the stables, obscured by fairway buffer planting 37 Figure 29 View across the fairway towards the stables 38 Figure 30 Proposed extent of HO43, not to scale 39 LOVELL CHEN 3 Statement of Instruction, Qualifications and Experience, and Declaration Instructions This statement has been prepared for the Manningham City Council and provides expert evidence in relation to Amendment C101 to the Manningham Planning Scheme. Authorship This statement has been prepared by Ms Kate Gray, Associate Director of Lovell Chen Pty Ltd, Architects and Heritage Consultants, Level 5, 176 Wellington Parade, East Melbourne with assistance from Ms Michelle Knehans, heritage consultant. The views expressed in this statement are those of Ms Kate Gray. The statement incorporates material from an earlier report prepared by Lovell Chen in relation to the subject site as follows: Eastern Golf Club – Tullamore, prepared for Manningham City Council, December 2013 Qualifications and Experience I hold a Bachelor of Arts (Hons) and Masters of Arts (History), both from The University of Melbourne. I also hold a Post-Graduate Diploma in Heritage Planning and Management from Victoria University. I joined Lovell Chen (then Allom Lovell & Associates) in 1989 and have been involved in heritage practice and management for over 20 years. This experience includes the preparation of numerous heritage appraisals and assessments of significance for individual sites and larger complexes, areas and precincts. I also have extensive experience in strategic planning and policy development for heritage places, and the assessment of impacts on heritage places. In my current role as Associate Director (from July 2005) I am responsible for leading multi-disciplinary teams with expertise in architecture, history and planning. I have contributed in a variety of roles to numerous municipal heritage reviews including those for the former Cities of Fitzroy and Port Melbourne, the City of Boroondara, the City of Port Phillip and the Borough of Queenscliffe. Extensive work for the City of Boroondara undertaken since 2006 has included managing a major project to review, assess and document a large number of individual B-graded predominantly residential buildings, advice on the development of a new local Heritage Policy and input into the review of precinct citations and building gradings. In 2008-9 I managed the preparation of the Queenscliffe Heritage Review for the Borough of Queenscliffe. I also managed a review of a large HO precinct in Port Melbourne (HO1) in 2010 for the City of Port Phillip; this work included revisions to the boundaries of the area, the establishment of sub-precincts within it and recommendations for controls over individual sites in the area. In recent years I have also managed a number of other major strategic heritage projects including a Heritage Management Strategy for the University of Melbourne (2004-5, review 2009), and a Heritage Strategy and related heritage management framework for the Port of Melbourne Corporation (2006-8, review 2013). In 2008-9 I managed a national survey and heritage assessment of air traffic control towers (undertaken under the Environment Protection and Biodiversity Conservation Act) for Airservices Australia. I have also been involved in the preparation of numerous conservation management plans, conservation analyses and heritage appraisals for places as diverse as the Melbourne Cricket Ground, the Esplanade Hotel, St Kilda, the Shrine of Remembrance, the Melbourne Club, State Library of Victoria, Camp Street precinct in Ballarat, Wesley Central Mission and Church complex, Echuca Wharf, and the former Canberra Brickworks in Yarralumla in the ACT. I 4 LOVELL CHEN have also undertaken heritage appraisals of residential buildings, industrial sites and institutional complexes across Melbourne. Expertise I have expertise in (non-indigenous) cultural heritage identification, assessment and management, and in heritage planning. Instructions (commissioning of statement) The statement was commissioned by the Manningham City Council by correspondence from Ms Vivien Williamson and dated 11 March 2014. Declaration In submitting this report I declare that I have made all the inquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Panel. Kate Gray LOVELL CHEN 5 1.0 Introduction This statement of evidence addresses the heritage issues associated with Amendment C101 to the Manningham Planning Scheme, primarily the proposal to reduce the extent of the existing Heritage Overlay that applies to the site as a whole. While the focus of the statement is on the proposed changes to the Heritage Overlay HO43, this statement also makes limited comment on other aspects of Amendment C101 which address heritage issues, including the Development Plan Overlay Schedule 3. Limited reference is also made to the Eastern Golf Course Development Plan October 2013 submitted by Mirvac and the supporting document Heritage Assessment in accordance with Schedule to the Development Plan Overlay, Bryce Raworth, July 2013. 1.1 Background and relevant documents In September 2013, Lovell Chen was commissioned by the City of Manningham to advise on a proposal to reduce the existing Heritage Overlay (HO) over the Eastern Golf Course, 463- 535 Doncaster Road, Doncaster.
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