cheapest rates’ and indicated a change in the business ... · deco motor garage and showroom. The...

COLEMAN ARCHITECTS PTY LTD Architects + Heritage Consultants

0320: Heritage Assessment: 205-211 Queens Pde & 6-12 Dummett Cres, Clifton Hill P a g e | 10

cheapest rates’ and indicated a change in the business name from the Clifton Motor

Garage to Clifton Motors.7

Figure 18. The Clifton Motor Garage between 1919 and 1921.

Figure 19. Clifton Motors Pty Ltd, after the 1927 addition to the west of the 1926 2-storey residence In 1925, Lindsay Laity became the sole owner of the house and garage contained on Lot 38

and in 1938 undertook a major reconstruction of the combined properties reflected in the

value of the property in the Collingwood Council Ratebooks.9 The Moderne style façade of

the current building is consistent with this date. The citation for the building attributes the

design of the new façade J.H Wardrop who was the architect for the reconstruction of the

nearby United Kingdom Hotel (1937-38) being undertaken at a similar time. Research to date

has failed to conclusively confirm Wardrop's involvement but, given the similarities with

Wardrop’s other work at the time and the sites proximity to the United Kingdom Hotel project,

this would appear to be a reasonable attribution.

James Hastie Wardrop was born in 1891. After studying architecture, he enlisted in the AIF in

1915 and served on the Western Front, winning a Military Medal for an action at Harbonierres

7 Northcote Leader, January 1927 and 11 March 1927, cited in Sagazio, ‘Motor Garages Study: A Report prepared

on behalf of the Historic Buildongs Council’, May 1991, p.13. 8 Transfer recorded on Certificate of Title dated 5.5.1925 9 City of Collingwood Ratebooks 1938-39, 1939-40.



in 1918. On his return to Australia in 1919, he entered into a partnership with Philip Burgoyne

Hudson (1887-1952). In 1923 Hudson and Wardrop won the competition for the Shrine of

Remembrance in Melbourne. Other projects during the 1920s included the St Kilda Army and

Navy Club, Acland Street, St Kilda (1923) and school buildings at Ivanhoe Grammar (1923),

Toorak College, Frankston (1928) and Geelong College (1930). In 1930 they completed a

new Tudor-style clubhouse for the Royal Melbourne Golf Club, but in the 1930s they also

designed a series of notable ‘moderne-style’ buildings including Alkira House, 18 Queen

Street, Melbourne in 1937 (VHR No. HO397), the United Kingdom Hotel, 199 Queens Parade,

Fitzroy North in 1937-38 (VHR No. HO684), Shirley Court at 135 Mooltan St, Travancore in 1939

and the façade of the subject building in 1938.

Figure 20. Clifton Motors in c1940s

During 1945, Edwin McKeown became the proprietor of the business10 and in 1953 ownership

was transferred to R. Bayford Pty Ltd with McKeown remaining as occupant.11 The Ratebooks

in 1955-56 recorded further Improvements to the property,12 although it appears that these

were internal, as the Queens Parade façade remains substantially untouched from the 1940s

(Figure 20). By 1956 Bayford13 had assumed both ownership and operation of the business,

which they retained until Tru-Mould Tyre Service purchased the property in 1964.14 In 2004, the

property was purchased by the current owners15 and it was refurbished as a restaurant and

bar which operated as such under a couple of guises until recently.

10 City of Collingwood Ratebooks 1945-46 and transfers recorded on Certificates of Title for both Lots 2 and 3, dated

5.12.1945. 11 City of Collingwood Ratebooks 1953-54 12 City of Collingwood Ratebooks 1955-56 13 Transfers recorded on Certificates of Title for both Lots 2 and 3, dated 20.7.1954. 14 City of Collingwood Ratebooks 1964-65. 15 Transfers recorded on Certificates of Title for both Lots 2 and 3, dated 25.8.2004.



Figure 21. 205-211 Queens Parade c1960s during Tru-Mould Tyre Service’s ownership.

3.0 CURRENT HERITAGE STATUS OF THE PLACE

3.1 Queens Parade Precinct (HO330)

The property at 205-211 Queens Parade and 6-12 Dummett Crescent, North Fitzroy is

included in the Queens Parade Precinct (HO330) of the Yarra Planning Scheme.



Figure 22. Heritage Overlay map showing the Queens Parade Precinct (HO330)

Figure 23. Extract from the Schedule to the Heritage Overlay

External paint controls apply to buildings in the precinct, but there are no Internal Alteration

Controls.

The Queens Parade Precinct has been identified as being of aesthetic and historic

significance to the City of Yarra. The Statement of Significance prepared for the precinct in

the City of Yarra Review of Heritage Overlay Areas 2007, defined the precinct as the area of

Queens Parade extending from just west of Wellington Street to Brennand Street at the

eastern end.

The precinct was identified as significant:

• As one of Melbourne’s early surveyed boulevards (1853) and one of the few

associated with the prominent surveyor Robert Hoddle, enhanced by mature street

trees (elms) and extensive beautification in the inter-war period in the form of plane

trees and rockeries.

• For the contribution of the old government surveyed town of Northcote (part), as a

valuable historical depiction of Melbourne’s early relationship to then nearby districts,

with early extant buildings such as the Terminus Hotel at the Merri Creek bridge (in use

since 1854), substantial 1860s row houses and other indications of residential

development prior to the government suburban subdivisions and their development

in the 1880s Boom era;

• For the late 19th and early 20th century shops, hotels, banks and public buildings, often

with intact street verandahs, lining both sides of a wide boulevard that provides for

exceptional vistas to fine commercial rows, and demonstrates the major role of

Queens Parade as a commercial, banking, accommodation and public transport

nucleus for the district.

• As a good representation of building styles from the mid-19th century to the late 1930s,

enhanced by prominent landmarks such as the former banks, St John’s Catholic

Church complex, and the United Kingdom Hotel, the latter two being primary foci in

the precinct.

• For the remarkable collection of original street verandahs particularly on the north

side of the street;

• For the picturesque shop-row skyline, visible from across Queens Parade, with its

gabled or hipped roof forms and many original chimneys; and

• For fine groups of early 20th century villas, set in gardens, in the residential areas to the

west and north-east ends of Queens Parade.

3.2 Contribution of the Existing Building to the Heritage Precinct

The former Clifton Motors garage and showroom has been identified as an individually

significant building within the heritage precinct. The Statement of Significance in the

supplementary citation prepared specifically for the building is as follows:

What is Significant



The Clifton Motors Pty Ltd, Motor Engineers, Show Room and Garage, later Bayford

Motors at 205-211 Queens Parade, Clifton Hill was created in 1938 (façade) and 1921

(rear) for Lindsay H. Laity and has historical associations with Clifton Motors Pty Ltd,

Edwin McKeown and Bayford P/L. The place has a good integrity to its last creation

date. It was designed by the noted architect, J.H. Wardrop, designer of the nearby

significant United Kingdom Hotel.

Fabric from the creation date at the Clifton Motors Pty Ltd, Motor Engineers, Show

Room and Garage, later Bayford Motors is locally significant within the City of Yarra,

compared to other similar places from a similar era.

How is it significant?


Motors at 205-211 Queens Parade, Clifton Hill is historically and architecturally

significant to the locality of Clifton Hill and the City of Yarra.

Why is it significant?


Motors at 205-211 Queens Parade, Clifton Hill is significant: as a distinctive Moderne (or

art deco) style façade designed by noted architect, Wardrop, as an addition to an

earlier complex dating from 1921, and now converted for other uses.

‘The Tru-Mould Tyre Service building is an intact and extraordinary example of an art

deco motor garage and showroom. The decorative, horizontal treatment adopted for

the façade and the dominating finned tower, built in 1938-9 are unique amongst

surviving garages of the period in Victoria. The intact house that remains within the

complex is representative of the not too distant time when proprietors and their families

lived on the garage premises. The property is important for its ability to chart the rise of

the motor car through the evolution of its buildings.’16

4.0 THE PROPOSAL

The applicant proposes to demolish the rear of the existing building at 205-211 Queens

Parade, Fitzroy North, but retain the 1938 façade. As noted earlier, the part of the site that

includes 6-12 Dummett Crescent has already been demolished and cleared.

A new mixed-use building is proposed for the site, comprising three levels of basement

parking, a restaurant to the Queens Parade frontage at ground level and two residential

towers. A nine-storey building will be constructed on the Queens Parade part of the site and

an eleven-storey building on the Dummett Crescent component. A total of 120 dwellings are

proposed to be contained within the development.

The three-level basement is proposed to extend to all boundaries of the site, including to the

Queens Parade frontage. Vehicle access to and from the basement is to be via a ramp to

the east leg of Dummett Crescent.

At ground floor level, a restaurant and associated back of house area will occupy the

majority of the property at 205-211 Queens Parade, apart from an approximately 5.0 metre

wide strip along the east side accommodating the foyer, toilets, and a lift and stair to the

levels above. The Dummett Crescent portion of the site will contain six apartments, the entry

ramp to the basement carparking, and a foyer and lift lobby servicing the levels above.

There is a circular courtyard/light court located at the intersection of the north and south

components of the site.

16 This statement was extracted by the authors of the Citation from The Motor Garage & Service Station in Victoria: A

Survey, by D Catrice and M Summerton, for Heritage Victoria, 1997.



At first floor level, the residential towers commence, eight levels over the northern section on

the site of the former Clifton Motors to make nine levels in total, and nine levels plus a plant

room, for eleven in total, on the Dummett Crescent portion of the site. The Queens Parade

elevation of the north tower is set back 5.0 metres to the face of the apartments with

terraces for the first floor apartment located behind the retained wall and parapet of the

original building. The levels above (Level 2 to Level 6) have 1.7 metres deep balconies

projecting into the 5.0 metre setback, whilst levels 7 and 8 step back approximately 0.5

metres from the levels below.

Levels 2 to 8 of the north tower are to have a horizontally layered form with glazed balconies

and vertical projecting masonry elements to provide some verticality to the building,

reflecting, in a larger form, the vertical fins of the 1938 façade of the former Clifton Motor

Garage. The upper levels are to be clad in metal to delineate them from those below.

Figure 24. Architects rendering of the proposal from Queens Parade.

5.0 PLANNING AND HERITAGE CONTROLS

5.1 Zones and Overlays

The subject site is located within the Mixed Use Zone (MUZ) of the Yarra Planning Scheme, the

purposes for which are:

• To implement the State Planning Policy Framework and the Local Planning Policy

Framework, including the Municipal Strategic Statement and local planning policies.

• To provide for a range of residential, commercial, industrial and other uses which

complement the mixed-use function of the locality.

• To provide for housing at higher densities.

• To encourage development that responds to the existing or preferred neighbourhood

character of the area.

• To facilitate the use, development and redevelopment of land in accordance with

the objectives specified in a schedule to this zone.

The site is also included in an Environmental Audit Overlay (EAO) and 205-211 Queens

Parade and 10 Dummett Crescent are included in the Heritage Overlay (HO330).



This report does not assess the proposal with respect to the provisions of the zoning or the

EAO, however, it is noted that the Mixed Use Zone in which the subject site is included, allows

for, and encourages, higher density development of the area, which potentially creates

some tension with the Heritage Overlay as discussed below. It is noted however, that permits

have recently been issued for an 11-storey mixed use development at 243-247 Queens

Parade and for a 10-storey Aged Care facility at 217-241 Queens Parade, whilst an

application for a 17-storey mixed-use development at 249-265 Queens Parade, all of which

create a precedent of sorts for the subject site.

5.2 Victorian Heritage Register/Victorian Heritage Inventory

No part of the site is included on the Victorian Heritage Register. The subject site is not

included in the Victorian Heritage Inventory as a site of potential archaeological value.

However, all historical archaeology in Victoria more than 50 years old is protected under the

Heritage Act 1995.

5.3 Heritage Provisions

The following summarises the relevant provisions of the State Planning Policy Framework

(SPPF), the Municipal Strategic Statement (MSS), the Local Planning Policy Framework (LPPF)

and the Heritage Overlay (HO) of the Yarra Planning Scheme as they relate to the heritage

implications for the proposal.

State Planning Policy Framework – Clause 15.03 Heritage

Clause 15 of the SPPF notes that:

Planning should ensure that all new land use and development appropriately responds

to its landscape, valued built form and cultural context, and protects places and sites

with significant heritage, architectural, aesthetic, scientific and cultural value.

Clause 15.03-1 of the SPPF contains the following specific objective:

To ensure the conservation of places of heritage significance.

A number of strategies have been developed to achieve this objective including:

Provide for the conservation and enhancement of those places which are of aesthetic,

archaeological architectural, cultural, scientific or social significance, or otherwise of

special cultural value.

Encourage appropriate development that respects places with identified heritage

values and creates a worthy legacy for future generations.

Retain those elements that contribute to the importance of the heritage place.

Encourage the conservation and restoration of contributory elements.

Ensure an appropriate setting and context for heritage places is maintained or

enhanced.

Support adaptive reuse of heritage buildings whose use has become redundant

Municipal Strategic Statement – Clause 21.05 Built Form

Clause 21.05-1 Heritage of the MSS states:

With over half the municipality having heritage protection, heritage features, including

buildings, subdivision patterns, open spaces, and streetscapes, underpin Yarra’s valued

character. Factors that contribute to the heritage character of particular

neighbourhoods include the period of development and pattern of subdivision,

predominant land uses, and the original socio-economic structure of the population.

This has created unique Neighbourhoods and retail activity centres which are identified

in Yarra’s heritage overlays. These factors must be considered when understanding a

site’s significance. The cultural significance of heritage places must not be

compromised by new development.



In conserving areas of heritage significance there is also a need to provide for

adaptive reuse and change of buildings.

Objective 14 – To protect and enhance Yarra’s heritage places.

Sets out specific relevant strategies as follows:

Strategy 14.1 – Conserve, protect and enhance sites and areas of heritage significance

including pre-settlement ecological heritage.

Strategy 14.3 – Protect the heritage skyline of heritage precincts.

Strategy 14.6 – Protect buildings, streetscapes and precincts of heritage significance

from the visual intrusion of built form both within and from adjoining areas.

Strategy 14.8 – Apply the Development Guidelines for site subject to Heritage Overlay

policy at clause 22.10.

Local Planning Policy Framework – Clause 22.02 Development Guidelines for sites subject to

the Heritage Overlay

The policies of Clause 22.02 apply to all land within the Heritage Overlay and provide

guidance for the protection and enhancement of the City’s identified places of cultural and

natural heritage significance. Specific policies relevant to the proposal include:

Clause 22.02-3 Levels of Significance,

Defines the levels of significance applied to every building of cultural significance. As noted

above. The former Clifton Motors building at 2015-211 Queens Parade, has been graded as

an individually significant building within the Queens Parade Precinct (HO330).

Clause 22.02-4 Objectives

• To conserve Yarra’s natural and cultural heritage

• To conserve the historic fabric and maintain the integrity of places of cultural heritage

significance

• To retain significant viewlines to, and vistas of, heritage places

• The preserve the scale and pattern of streetscapes in heritage places

• To encourage the preservation, maintenance, restoration and where appropriate,

reconstruction of heritage places

• To ensure the adaptation of heritage places is consistent with the principles of good

conservation practice

• To ensure that additions and new work to a heritage place respect the significance

of the place

• To encourage the retention of ‘individually significant’ and ‘contributory’ heritage

places.

Clause 22.02-5.1 Demolition

With respect to the removal of part of a heritage place or contributory elements, the policies:

Generally discourage the demolition of part of an individually significant or contributory

building or removal of contributory elements unless:

• That part of the heritage place has been changed beyond recognition of its

original or subsequent contributory character.

• For a contributory building:

That part is not visible from the street frontage (other than a laneway),

abutting park or public open space, and the main buildog form including

roof is maintained; or

The removal of the part would not adversely affect the contribution of the

building to the heritage place.



• For an individually significant building or works, it can be demonstrated that the

removal of part of the building or works does not negatively affect the

significance of the place.

Clause 22.02-5.7.1 New Development, Alterations or Additions - General

Encourage the design of new development and alterations and additions to a heritage

place or a contributory element to a heritage place to:

• Respect the pattern, rhythm, orientation to the street, spatial characteristics,

fenestration, roof form, materials and heritage character of the surrounding historic

streetscape.

• Be articulated and massed to correspond with the prevailing building form of the

heritage place or contributory elements to the heritage place.

• Be visually recessive and not dominate the heritage place

• Be distinguishable from the original heritage fabric

• Nor remove, cover, damage or change original historic fabric

• Not obscure views of principle facades

• Consider the architectural integrity and context of the heritage place or contributory

element

Encourage similar façade heights to the adjoining contributory elements in the street. Where

there are differing façade heights, the design should adopt the lesser height.

Minimise the visibility of new additions by:

• Locating ground level additions and any higher elements towards the rear of the site

• Encouraging ground level additions to contributory buildings to be sited within the

‘envelope’ created by projected sight lines

• Encouraging upper level additions to heritage places to be sited within the envelope’

created by projected sight lines

• Encouraging additions to individually significant places to, as far as possible, be

concealed by existing heritage fabric when viewed from the front street and to read

as secondary elements when viewed from any other adjoining street.

Discourage elements which detract from the heritage fabric or are not contemporary with

the era of the building such as unroofed or open upper level decks or balconies, reflective

glass, glass balustrades and pedestrian entrance canopies.

The Heritage Overlay – Clause 43.01

As noted above, the site is affected by the heritage overlay under Clause 43.01 of the Yarra

Planning Scheme.

The purpose of the heritage overlay as noted in clause 43.01, is as follows:

• To implement the State Planning Policy Framework and the Local Planning Policy

Framework, including the Municipal Strategic Statement and local planning policies.

• To conserve and enhance heritage places of natural and cultural significance

• to conserve and enhance those elements which contribute to the significance of

heritage places

• to ensure that development does not adversely affect the significance of heritage

places

• to conserve specifically identified heritage places by allowing a use that would

otherwise be prohibited if this will demonstrably assist with the conservation of the

significance of the heritage place.

Under the heritage overlay, among other types of works, a planning permit is required to:

• demolish or remove a building

• construct a building or carry out works

Clause 43.01-4 Decision Guidelines



Before deciding on an application, in addition to the decision guidelines in Clause 65, the

responsible authority must consider, as appropriate:

• The State Planning Policy Framework and the Local Policy Framework, including the

Municipal Strategic Statement and local planning policies.

• The significance of the heritage place and whether the proposal will adversely affect

the natural or cultural significance of the place

• Any applicable statement of significance, heritage study and any applicable

conservation policy.

• Whether the location, bulk, form or appearance of the proposed building will

adversely affect the significance of the heritage place.

• Whether the location, bulk, form or appearance of the proposed building is in

keeping with the character and appearance of adjacent buildings and the heritage

place

• Whether the demolition, removal or external alteration will adversely affect the

significance of the heritage place.

An Incorporated Plan (dated July 2014) applies to the Queens Parade Precinct (HO330),

however it provides for permit exemptions in addition to those noted in Clause 43.01-2, and

generally applicable to minor works such as alterations to rear walls of buildings, demolition

or construction of outbuildings, verandahs, decks, fences and domestic services and, as such

has no bearing on the subject proposal.

6.0 ASSESSMENT OF HERITAGE IMPACT OF THE PROPOSAL

In assessing the heritage impact of the proposal, the relevant heritage related provisions of

the Yarra planning Scheme as outlined in Section 5.0 above have been considered. The

principal areas to be addressed are:

• The significance of the heritage place, being both the Queens Parade Precinct and

the individually significant building at 205-211 Queens Parade

• The appropriateness or otherwise of the proposed demolition works to 205-211

Queens Parade, and

• The appropriateness and impact of the new building on the heritage place, being

both the Queens Parade Precinct and the individually significant building at 205-211

Queens Parade.

6.1 The Significance of the Heritage Place

The significance of the heritage place can be assessed on two levels. Firstly, its location within

the Queens Parade Precinct, and secondly, its status as an individually significant building

within the precinct.

The Queens Parade Precinct

As noted above, the Queens Parade precinct has been identified as being of aesthetic and

historic significance to the City of Yarra. Historically, its significance as one of Melbourne’s

early boulevards, its association with Robert Hoddle and its depiction of Melbourne’s early

relationship to nearby districts will not be impacted by the proposed works.

Aesthetically, however, there will be a significant impact. The Queens Parade Precinct is

significant for its late 19th century and early 20th century shops, hotels and bank buildings, the

vistas gained through the wide boulevard, the good representation of building styles from

the mid-19th century through to the late 1930s, the remarkable collection of original street

verandahs, the picturesque shop-row skyline and the fine groups of early 20th century villas,

set in gardens in the residential areas to the west and north-east ends of Queens Parade.

Nearly all of these elements however, with the exception of the wide boulevard, the mainly

residential buildings on the north side of the road, and individual buildings such as the former

United Kingdom Hotel and the former Clifton Motors Garage, are concentrated towards the

west end of the heritage precinct. With the exception of the latter two buildings, the south

side of Queens Parade from the Heidelberg Road intersection to Hoddle Street is of low

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