proposed redevelopment of 33-35 stewart street, richmond · 2017-07-06 · proposed redevelopment...

Proposed redevelopment of 33-35 Stewart Street, Richmond

Report to Council -Assessment of Heritage Impacts

January 2017

Bryce Raworth Pty Ltd I Conservation • Urban Design

Proposed redevelopment of

33-35 Stewart Street, Richmond

January 2017

1.0 Introduction

This report was prepared at the request of proUrban on behalf of the owners of 33-35 Stewart Street, Richmond, and concerns a proposal to redevelop the site. The proposal involves partial demolition of the existing factory buildings and construction of a ten-storey mixed-use building.

The report, prepared by Fiona Erskine, Guy Murphy and Bryce Raworth, comments on whether the proposal is appropriate in character and detail, and whether it is acceptable in terms of the potential impact on the significance of the Richmond Hill Precinct (H0332).

2.0 Sources of Information

The analysis below draws upon site visits and external inspections, and is intended to be read in conjunction with the drawings prepared by Plus Architecture (dated 31 August 2016) and other documents submitted with respect to the application.

In addition, the relevant heritage studies and documents including the City of Yarra Review of Heritage Overlay Areas (2007) by Graham Butler & Associates have been referred to. Historical sources cited include MMBW plans.

Reference has been made to the heritage overlay provisions of the Yarra Planning Scheme (Clauses 43.01 and 22.02), as well as Council's Request for Further Information and Preliminary Assessment dated 27 September 2016.

Bryce Raworth Pty Ltd I Conservation • Urban Design 1

Report to Council 33-35 Stewart Street

RICHMOND

3.0 History and Description

The subject property is an irregularly shaped allotment located on the north side of Stewart Street in Richmond. The lot is occupied by a double-storey factory building of masonry construction, historically part of the Australian Knitting Mills that operated from a number of nearby buildings (Figure 1).

The eastern portion of the building is thought to date from the late nineteenth century and features a rendered, classically inspired facade divided into three bays by pilasters. A prominent stringcourse also features, while the high parapet line conceals a pitched roof. Entry to the building is via a portico to the side (east) elevation. Additional window openings have been inserted into the east elevation, and a double-storey addition has been made at its northern end.

The western portion of the building is of a somewhat later date of construction, appearing to be early twentieth century in origin. Both building sections are visible in a c.1910 photograph of Richmond Station (Figure 2). The western building is constructed of rendered brick to its facade and face brick to the west elevation and features an altered/non-original configuration of window openings at ground floor level, with a row of regularly spaced double hung sash windows at first floor level.

Both portions of the building have been overpainted and are presently a dark grey.

While the complex is constructed to the Stewart Street boundary, it is set back from the other site boundaries to the north, east and west. The hard paving to the curtilage creates circulation spaces, resulting in what is effectively an island site (Figure 3).

The surrounding context is distinctive and somewhat unusual. Opposite the subject site to the south, the raised railway line embankment of Richmond Railway Station presents a blank, almost double height concrete retaining wall to the street (Figure 4). West of the subject site at 21-25 Stewart Street is a two-storey red brick industrial building, formerly part of the Australian Knitting Mills, adapted for residential use with three additional levels above (Figure 5).

To the north and east, the four storey red brick buildings at 29 and 41 Stewart Street also formed part of the Australian Knitting Mills Complex (Figure 6 & Figure 7). The site is located within a precinct, immediately north of the railway line, of substantial, predominantly interwar industrial buildings, many of which have been converted to residential use.


Report to Council

33-35 Stewart Street RICHMOND

Figure 1 Aerial photograph of the Australian Knitting Mills complex in 1948. The subject site is indicated by the arrow. Source: State Library of Victoria

Figure 2 Richmond Station in c.1910, with the subject site (indicated) visible at left. Source: Public Records Office of Victoria.


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Figure 3 The subject buildings at 33-35 Stewart Street, seen from the east.

Figure 4 Looking north-west along Stewart Street towards the subject site (indicated). The retaining wall to the railway embankment is seen at left


4

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Figure 5 21-25 Stewart Street, west of the subject site

Figure 6 41 Stewart Street, east of the subject site.


Report to Council 33-35 Stewart Street RICHMOND

Figure 7 29 Stuart Street, north of the subject site.

4.0 Heritage Overlay

The subject property at 33-35 Stewart Street is included within the Richmond Hill Precinct, identified as H0332 in the Schedule to the Heritage Overlay of the Yarra Planning Scheme (Figure 8). This large precinct is divided into sub-areas, with the subject property located within the South Industrial sub-area, which is bordered by the railway on the south, the Stewart St service lane on the west, Tanner St on the north and Wangaratta St on the east.

The statement of significance for the South Industrial Sub-area, as contained in

the Gip, of Marra Heritage Review of Heritage Overlay Areas (2007) is reproduced in part

below.


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Figure 8 Detail of the Heritage Overlay map, with the subject site indicated in blue.

E. RICHMOND HILL HERITAGE OVERLAY AREA (SOUTH INDUSTRIAL SUB-AREA) Main development era Main development period in the Richmond Hill south industrial sub-area of the Heritage Overlay Area is of the Edwardian-era and inter-war period.

Contributory elements Contributory elements include (but not exclusively) industrial buildingsfi-om the early decades of the 20th century with typically:

• Wall heights ranging from 1-5 levels; • Façade parapets, sometimes with proprietary logos, with pitched roofs behind; • Limited or no setbackfrom street frontages; and • Walls offace red brick (some over-painted) with rendered bands.

Contributory elements also include: • Public infrastructure, part expressive of the Victorian and Edwardian- eras such as

some bluestone pitching and asphalt paved footpaths.

How is it signant? H0332 Richmond Hill Heritage Overlay Area as a whole is aesthetically and historically significant to the OD, of Yarra (National Estate Register [NERD Criteria El, A4)

Bryce Raworth Pty Ltd Conservation • Urban Design 7


Why is it significant E. The Richmond Hill Heritage Overlay Area (south industrial sub-area) The Richmond Hill Heritage Overlay Area (south industrial sub-area) is significant: As a distinctive and visually related group of externally well-preserved factories and warehouses, associated with the growth of the clothing manufacturing industry in the City, dating from the early decades of the 20th century and symbolic of Richmond's special role in the development of key manufacturing centres in the first half of the 20th century. For the precinct's strategic location, next to major transport links (railway, Punt Road) and the resultant distinctive angled siting of key buildings to face the railway.

The building at 33-35 Stewart Street is identified as a contributory grade building in Appendix 8 of the City of lama Heritage Review (2007), an incorporated document at Clause 81.01 of the Yarra Planning Scheme. This grading defined at Clause 22.02 as follows:

• Contributory: The place is a contributory element within a larger heritage place. A contributory element could include a building, building groups and works, as well as building or landscape parts such as chimneys, verandahs, wall openings, rooflines and paving.

5.0 Heritage Policy

The site is subject to the provisions of Clause 43.01, the Heritage Overlay. The purpose of this overlay 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 or 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.

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 Planning 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 and 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.

• Whether the proposed works will adversely affect the significance, character or appearance of the heritage place.

The proposal must also be reviewed against the provisions of Clause 22.02, the Development Guidelines for Heritage Places. Relevant sections of the clause are quoted as follows.

Removal of Part of a Heritage Place or Contributory Elements Encourage the removal of inappropriate alterations, additions and works that detract from the cultural significance of the place. Generally discourage the demolition of part of an individually sigmifwant 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(s).

• 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 building form including roof form is maintained; or -the removal of the part would not adversely affect the contribution of the building to the heritage place.

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 historic fabric. • Not 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 setbacks from the principal street frontage to be similar to those of adjoining contributory buildings; where there are differing adjoining setbacks, the greater setback will apply.

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

Specific Requirements(where there is a conflict or inconsistency between the general and specOz requirements, the specific requirements prevail)

Industrial, Commercial and Retail Heritage Place or Contributory Elements

Encourage new upper level additions and works to: • Respect the scale and form of the existing heritage place or contributory elements

to the heritage place by being set back from the lower built form elements. Each

higher element should be setfiirther back from lower heritage built forms. • Incorporate treatments which make them less apparent.

6.0 The Proposal

The proposed development scheme retains the southern Stewart Street facade of

the factory and part of the return walls to the east and west elevations to a depth of approximately 3.5 to 3.9 metres. The balance of the building, including the remaining sections of the east and west elevations, the north elevation and the whole of the roof will be demolished. Some alterations will be made to the facade, including the lowering of the two central windows in the eastern portion for new doorways, new windows to the existing openings, the introduction of new mouldings to the western portion of the facade and a new colour scheme.

A ten-storey addition will be constructed behind the retained facade, with an approximate height of 33.5 metres. The addition will occupy a similar footprint to the existing building on its west and north sides, while the new built form to the eastern side will be setback approximately 3.9 metres from Stewart Street. The retained factory walls will form part of a three storey podium, which will also be expressed in the wall treatment of the new elevations. Levels 3 through 8 above will be set back from Stewart Street by approximately 3.5 metres, with greater setbacks to the south and west elevations of level 9. The new tower will have an angled rectilinear architectural treatment of predominantly clear and dark tinted glazing, with precast concrete, dark metal and battens to the new podium level walls.

From a heritage perspective, the proposed works raise two separate issues — firstly, the partial demolition of the existing structure on the site and, secondly, the appropriateness of the new works. These two issues are discussed separately below.



Demolition

The proposal retains the principal Stewart Street facade to both stages of the building, the key element from which the building derives its heritage significance and that contributes to the character of the precinct. The retention of sections of

the east and west side elevations, though modest in depth, is sufficient to maintain a sense of the three-dimensional presentation of the heritage building within the streetscape.

While heritage policy at Clause 22.02 discourages the demolition of parts of contributory buildings, the existing roof structure is not visible behind the parapet in views from street level and as such its demolition will have no impact. While the side elevations are not concealed from view, that to the east has been altered and extended in the past and does not make an important contribution to the significance of the place. Moreover, additions could reasonably be made on this side that would obscure views to the elevation in any case. The west elevation is of a conventional, utilitarian design that does little to inform the simple character of

the building. As such the demolition of this fabric will not have an unacceptable negative impact on the significance of the place, and may reasonably be contemplated with regard to heritage policy.

Demolition to the facade is essentially limited to small sections of brickwork beneath two existing window openings in order to provide pedestrian entry doors into the proposed retail space. These alterations, though involving removal of original fabric, are minor changes that will not alter the rhythm of the fenestration and the simple industrial character of the overall facade, and as such are acceptable.

New works

As noted, the proposal retains the Stewart Street facade of the factory building. Though not essential to the overall development concept, the detailing to the eastern portion of the facade will be continued across the western portion of the facade with new column, arch, and stringcourse mouldings. These will be appropriately simple in detail rather than replicating the historical treatment exactly. The existing window proportions will be maintained and the existing frames will be replaced with new fittings that are of an appropriately sympathetic character. The present rendered finish will be refinished in a light colour, with mouldings picked out in a slightly contrasting grey.

The design of the proposal incorporates the retained section of the heritage building into the podium form of the new structure. Stylistically, this section will remain representative of historical industrial buildings in this area, while the upper levels will be clearly of contemporary origin in regard to their form, materials and style. This is consistent with policy at Clause 22.02 that stipulates that additions should be designed in a way that they are not confused with original fabric.



The upper storeys will be made 'less apparent' as required by Council's heritage policy by the use of glazing, which gives the addition a lightweight appearance in contrast to the more solid masonry of the heritage structure. While the setback of the upper levels, approximately 3.9 metres from Stewart Street, is modest, this is sufficient to achieve the outcome generally sought for additional levels to industrial

buildings within heritage policy in that the addition will read as a modern structure separate from the retained heritage building.

Similar recent developments and approvals in the immediate vicinity where graded factory buildings have received upper level additions at a modest setback from the historical facade include 5 & 9-13 (Figure 9), and 21-25 Stewart Street. The proposed development for the subject site is broadly comparable with these developments.

While the tower above the retained built form will have zero setback from the side elevations, a comparable outcome was supported at the former Yorkshire Brewery, Collingwood, where a modern glassed walled upper storey addition has a zero setback to the side elevation (Figure 10).

Figure 9 The recently approved development at 5 &9-13 Stewart Street.


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Figure 10 Part of the redeveloped former Yorkshire Brewery showing modern upper storey additions with a modestfivnt setback and no setback to the side elevation of the retained heritage facade.

The Yorkshire Brewery is but one of the many examples of historical industrial buildings in the City of Yarra that have been adaptively reused with modern built form above a retained heritage facade.

The following images show several industrial buildings that have been retained to a more or less comparable degree to that proposed for the subject site, with upper

level additions at relatively modest setbacks.


Report to Council


Figure 11 Recently completed development at 160-164 Argyle Street, Fitzroy, with an industrial building partially retained to the front and side boundaries. This is a contributory place within the South Fitzroy Precinct (H0334).

Figure 12 Completed development at the corner of Gore and Rose Streets, Fitzroy. Apartment buildings offive and six storeys rise up from within the retained single-storey red brick façade (originally part of the MacRobertson's confectionary factory complex). The site in located in H0334.



Figure 13 Residential development to the former boot factory at the corner of Gipps and Nicholson Streets, Abbotsford. Again, the built form rises from within the retained shell of the heritage building. This is a contributory place in the Charles Street Precinct (H0313).

Figure 14 The approved development at 221 Kerr Street, Fitzroy. Six levels of apartments are to be built above double-stow industrial building, identified as an individually sigrzificant place in H0334.

15 Bryce Raworth Pty Ltd I Conservation • Urban Design

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Figure 15 Approved development at 239-245 Johnston Street, Fitzroy. Part of the site includes the retained and partially restored facade of an industrial building within H0334.

While the overall height of the building at ten storeys is taller than that of immediate nearby development, the Stewart Street streetscape and wider South Industrial sub-area is a robust industrial environment where pedestrians already experience a number of tall buildings with limited or no setbacks to high walls. Development of this scale can therefore be reasonably contemplated, as it is consistent with the broad intent of Clause 43.01 and with a number of established precedents for upper level additions to industrial buildings in the inner metropolitan area.

In conclusion, the development has been designed with due regard for the character, appearance and significance of the Richmond Hill Precinct, for the industrial built form on the subject site and neighbouring sites, and for recent

precedents in the development of comparable industrial sites nearby and in the broader context of the City of Yarra. It has been prepared having appropriate consideration for the objectives and design guidelines of the Heritage Overlay of the planning scheme as set out in Clause 43.01, as well as the associated heritage policies provided within Clause 22.02 of the Yarra Planning Scheme.


proposed redevelopment of 33-35 stewart street, richmond · 2017-07-06 · proposed redevelopment...

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