DEVELOPMENT COMMITTEE MEETING TUESDAY 18 JUNE 2019 ATTACHMENT TO ITEM DV19.66 - LOT 609 (NO.9) PINDARI DRIVE, CITY BEACH - PROPOSED ADDITIONS TO ...
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
DEVELOPMENT
COMMITTEE MEETING
TUESDAY 18 JUNE 2019
ATTACHMENT TO ITEM DV19.66
LOT 609 (NO.9) PINDARI DRIVE, CITY BEACH -
PROPOSED ADDITIONS TO EXISTING SINGLE
DWELLING
Attachment 1 - Location Plan
Development application site photographs
Property Lot 609 (No. 9) Pindari Drive, City Beach
Proposal Proposed additions to existing single dwelling
DA reference DA19/0105
Date of 26 April 2019
photographs
Photograph 1: Subject site as viewed from Pindari Drive
Existing garage and
raised courtyard to be
removed
Location of proposed
balcony
Photograph 2: View from Pindari Drive towards north
Location of proposed Existing garage and
balcony raised courtyard to be
removed
Photograph 3: Area overlooked on 11 Pindari Drive
Area overlooked on
11 Pindari Road
Job No. 19137
po
9 Pindari Road, City Beach
Development Application
Heritage Impact Assessment
Prepared for:
Lyons Architects
On behalf of
Gavin Argyle
April 2019ABN 91 277 671 706
1/315 Rokeby Road, Subiaco
Western Australia 6008
Telephone 08 9381 1666
Facsimile 08 9381 1566
mail@griffithsarchitects.com.au
www.griffithsarchitects.com.au
Griffiths Architects is a leading architectural firm in Perth, Australia. Griffiths Architects was born out of a practice
of which Philip Griffiths was a co-director for over 20 years.
The company emerged from a desire to diversify the range of work covered by the practice, and to take a fresh
approach to design.
The practice undertakes commissions in architecture, heritage, urban, interior design, interpretation and heritage
assessments. Griffiths Architects provides professional advice on a range of issues related to these areas of our
discipline.
The practice has won architectural, planning, and heritage awards for a wide range of projects located throughout
the state.
Griffiths Architects has a great depth of experience across numerous project types and delivers innovative
solutions that embrace environmental responsibility with elegant and simple solutions. The projects are the
product of working closely with clients, carefully assessing their expectations, and delivering high quality results.
Cover: Image of 9 Pindari Road, City Beach April 2019 Griffiths Architects
Revision History
Date of this revision: 29 April 2019
I
Document Version Author Status Date
HIA 01 Griffiths Architects Final 29 April 2019 Lyons ArchitectsContents
Contents i
Introduction 1
Heritage Listings 2
Background 2
Statement of Significance 3
Conservation Policy 3
Proposals 4
Impacts and Mitigation 5
Conclusion 6
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 iIntroduction
The Heritage Impact Assessment (HIA) was prepared by Griffiths Architects and outlines proposed part
demolition of a small amount of original fabric, together with later additions and construction of new
elements at 9 Pindari Road, City Beach. The additional works are at the front of the property and will
have a significant impact on the presentation of the place. The assessment examines the acceptability
of the work on heritage values and measures whether or not the impacts are acceptable.
This HIA was prepared as a response to a request arising from a development application made to the
Town of Cambridge by Lyons Architects in April 2019 and the town’s requirement for assurance that
the changes proposed to the place would not have a negative impact on the heritage place. The
assessment is based on plans lodged on 29 April 2019 sheets 00 to 02 and support drawings.
This HIA considers local heritage values described in the Statement of Significance that are articulated
in the Town of Cambridge Heritage List’s assessment (Heritage Place number 25101, Cambridge Place
number 24). The place, known as the Lisle House, was assessed and included in the Town of
Cambridge Heritage List, adopted in November 2018 and amended in March 2019. It is noted as a
Category 3 management level place, an assessment of relative significance drawn from the Local
Government Inventory assessment.
Management category 3 states that conservation of the place is desirable, that alterations or
extensions should reinforce the significance of the place, and that original fabric should be retained
wherever feasible.
The development approach is generally to remove later intrusive and poorly constructed accretions to
the house, to retain all of the original house and two early additions, and to enhance the presentation
of the place from the public domain as well as improving the amenity of the landscape.
The additions to the house will be visible from Pindari Road. The net outcome will be improved
presentation in a manner that is sympathetic to but differentiated from Raymond Jones original
concept. This assessment concludes that the change proposed are in the range of positive to neutral.
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 1Heritage Listings
The Heritage Council of Western Australia conducted a study of a range of works of Raymond Jones
between completed 1957 and 1967, with a view to selecting a number of places for assessment for
the State Register. To date no assessments have progressed.
The place is listed on the following statutory heritage lists:
• Town of Cambridge LGI and TPS List Management Category C.
Background
The following is drawn from the Town of Cambridge MHI and other sources.
The original part of the house was designed for Mr E Lisle by Raymond Jones Architect in 1964 and
the original house comprises most of what remains. It had and retains a private courtyard, enclosed by
a single storey horseshoe shaped plan. Bedrooms and bathrooms are located to the south of the plan,
living room at the centre facing west including a large fireplace, with the dining room, kitchen and
laundry completing the north side of the horseshoe. The ends of the plan were solid walls and all other
walls were window walls. Much of this remains intact.
Later undated additions by an unknown author included a terrace to the west, a bedroom and
bathroom addition to the eastern end of the southern side, and a family room and solarium to the
northern side of the house, extending it closer to the street.
Other than the solarium, the extensions continued the planning philosophy of Raymond Jones, and
the construction materials. The solarium was built as a courtyard with limestone walls, a material
sometimes used by Jones.
The net result is a two-storey house situated in an elevated position on the west side of Pindari Road
designed in an organic form in what became the Post World War II Perth Regional style. The house is
highly distinctive, constructed in a horseshoe shape, with an enclosed private garden. The house is
of painted brick construction with a flat roof, and large expanses of windows that promote cross
ventilation as a natural cooling process and provide well-lit interiors.
The windows are mainly large openings and are a major feature of the aesthetic qualities of the
building. The main windows are three panes high and three to four panes wide, occupying great
sections of the wall. Shade is provided by an overhanding eaves.
In contrast to the stark white of the main house, the garage is of rock faced stone construction which
abuts the main house creating a completely private inner garden behind. This face is the product of
subsequent additions and is somewhat incongruous. It was poorly constructed and is in very poor
structural condition.
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 2The house is positioned on an elevated site with lawns to the front.
Statement of Significance
Below is the Statement of Significance taken from the Town of Cambridge Scheme List Place Record:
The place has aesthetic value as an intact example of the late 20th century organic style and as a landmark
in the streetscape.
The place has historic value for its association with prominent architect, Raymond Jones who was
influential in Western Australian practice for his non-traditional approach to design and materials.
The place has historic value for its association with the early 1970s which was characterised as a period of
affluence which was teamed with a willingness to experiment with new styles and materials.
This statement is not particularly explicit, and nor does it suggest a particular approach to
conservation, beyond ensuring that the aesthetic and landmark values are important and require
careful management.
That said, a physical examination strongly indicates that the last addition completed in limestone and
concrete, changed the original concept and aesthetic, and set up a contrast between the cool and
refined modernist aesthetic with the more-crude limestone and concrete aesthetic. Added to this,
the addition was poorly constructed with both concrete and steel failures. It could be argued that
the change in approach and the poor construction methods in this stage of development are
intrusive and that their removal or removal and appropriate replacement would be a positive
outcome.
Conservation Policy
Places include in the Town’s Heritage List are to be protected under the provisions of CPS 1 and
related policies, once adopted.
The Town has drafted Local Planning Policy 1.6 Development of Heritage Places, which remains to be
adopted.
The policy will, when adopted apply to places
entered in the Heritage List prepared in accordance with the Scheme;
located in a designated Heritage Area in accordance with the Scheme;
entered in the Register for Heritage Places under the Heritage of Western Australia Act 1990;
properties adjoining places entered in the Register of Heritage Places under the Heritage of
Western Australia Act 1990;
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 3Subject to an order or heritage agreement under the Heritage of Western Australia Act 1990.
The Heritage Act 2018 will come into force in the course of 2019 and will succeed the Heritage of
Western Australia Act 1990.
The policy provides for heritage impact statements by qualified parties as part of the development
application process, structural condition reports, exemption from the requirement for a development
application for certain classes of work.
This policy is in line with common practice with a number of local government authorities, as far as it
goes.
Proposals
In the overall context, the works will involve the removal of the last accretions which are intrusive and
in very poor condition, and their replacement with an alternative arrangement in a similar plan form
consistent with Jones design philosophy, leave the remainder of the house with only minor
alterations, and crete a new landscape look for the internal courtyard.
The scope of demolition includes the following: -
• concrete slab garage roof;
• limestone walls and concrete and unprotected steel lintels;
• courtyard separations; and,
• multiple courtyard levels.
The following work is proposed in this development application: -
• minor adjustments to the first additions to the original house;
• adjustment of courtyard levels to a single plane, requiring minor adjustment to steps and the
living roof threshold;
• new landscaping and swimming pool and landscape to the courtyard;
• east facing window on the north wing into a new walled courtyard formed with off-white off
form concrete or a render finish with the same kind of colouring;
• a new cantilevered terrace and balustrade in off-white off form concrete or a render finish
with the same kind of colouring, over the parking/garage;
• timber doors and screens to garage and entry; and,
• minor changes to the garage and main entry stairs.
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 4Impacts and Mitigation
In this assessment, the proposals have been measured against the heritage values outlined in the
Statement of Significance.
The place is included in the TPS List as a Category 3 and this category notes that conservation of the
place is desirable, that alterations or extensions should reinforce the significance of the place, and that
original fabric should be retained wherever feasible.
The development application drawings indicate that almost all the proposed work impacts fabric that
is not of the highest order of significance and though prominent from the street, will replace intrusive
elements and fabric with something more aligned to the aesthetic of the original house and its early
extension. The presentation of those original and early elements viewed from the street will remain
virtually unchanged, but for the off-form concrete balustrade concrete, or a render finish with the same
kind of colouring, and timber screen doors.
The new work is to be set apart in a physical and visual sense, and in sympathy with the original house,
and this approach accords with accepted conservation principles.
This assessment concludes that there are no significant negative impacts on the heritage values of the
place, and the works will assist the better presentation of the place and ensure that the important
cultural values of the place are maintained.
The impact assessment is based on the values adopted by the Town of Cambridge statement of
significance.
Heritage values Potential Impact Analysis Heritage Impact Statement -
Degree and Intensity of
Impacts
The place has aesthetic value as an As the assessment establishes the Positive impact.
intact example of the late 20th place is not entirely intact and that
century organic style and as a the last addition was intrusive.
landmark in the streetscape.
The new work will see the intrusive
elements removed and replaced by
a more sympathetic addition, with
few changes to original fabric.
The place has historic value for its This is an historic value. The Neutral
association with prominent proposals include the used of
architect, Raymond Jones who materials which were part of this
was influential in Western exploration of the non-traditional
Australian practice for his non- use of materials, in this case off
traditional approach to design and form concrete concrete or a render
materials. finish with the same kind of
colouring.
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 5The place has historic value for its This is an historic value. The Neutral
association with the early 1970s proposals include the used of
which was characterised as a materials which were part of this
period of affluence which was exploration of the non-traditional
teamed with a willingness to use of materials, in this case off
experiment with new styles and form concrete concrete or a render
materials. finish with the same kind of
colouring.
Conservation Plan
There is no conservation plan in place for this property.
Conclusion
In this assessment, the proposals were measured against the Statement of Significance, and overall,
the works will retain the place’s core heritage values. The approach of the development is to respond
accepted conservation principles for a place of a category 3 level of significance.
This assessment concludes that there are no significant negative impacts on the heritage values of the
place. The works will assist sustaining the place, removing badly deteriorating fabric, replacing it in a
way that responds to contemporary needs in a good quality design and material palette, and, allowing
it to accommodate the needs of a family.
The impact of the proposed changes is in the range of positive to neutral.
Heritage Impact Assessment | 9 Pindari Road, City Beach I February 2019 6REVIEW HERITAGE IMPACT ASSESSMENT
additional comment
RESPONSE TO APPLICANT CORRESPONDENCE dated 17 May 2019
Development Application
9 Pindari Road City Beach
PROPOSED ADDITIONS/ALTERATIONS
The applicant’s response refers to the recommendations of my review dated 8 May 2019, and the phone
conversation when we discussed the outcome of that review. I did state that their heritage architect had
considerable experience, however; not in comparison to my experience.
Regardless of the nature of the ‘curving element’ that I referred to as the ‘horizontal element’, and despite the
difficulty reading the significantly reduced PDF plans, I was able to clearly understand that the form of that
element was curved.
The critical issue as discussed in my summary of 8 May 2019 is the dominance of that ‘curving
element’ of the proposed additions that presents a strong horizontal form in similar colour and
materials to the original building that in my opinion has a visual impact on the existing frontage
by not differentiating or complementing the original building frontage to retain the visual
dominance of its architectural form.
I note the correspondence (17 May 2019) acknowledges some consideration of “adjusting” the
materials selection.
As previously stated: The proposed developments of the garage, carport and cantilevered deck,
however does impact the visual significance of the original residence designed by RaymondJones in 1964 by way of not clearly differentiating it as separate from the significant element, in
its form fabric and location.
In my opinion, reconsideration of the proposed materials and predominantly the colour, to be
complementary; not contrasting or dominant, could be acceptable in responding to, and highlighting, the
significance of the original architecture of 9 Pindari Road.
HERITAGE INTELLIGENCE (WA)
Laura Gray JP M.ICOMOS B.Arch (hons)
HERITAGE & CONSERVATION CONSULTANT
21 May 2019
REVIEW HERITAGE IMPACT ASSESSMENT- additional comment
9 Pindari Road City Beach
PROPOSED ADDITIONS/ALTERATIONS 2You can also read
