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Bridgetown Special Design Heritage Precinct: DEVELOPMENT GUIDELINES presented by Scott Donaldson Manager Planning - Shire of Bridgetown-Greenbushes & David.

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Presentation on theme: "Bridgetown Special Design Heritage Precinct: DEVELOPMENT GUIDELINES presented by Scott Donaldson Manager Planning - Shire of Bridgetown-Greenbushes & David."— Presentation transcript:

1 Bridgetown Special Design Heritage Precinct: DEVELOPMENT GUIDELINES presented by Scott Donaldson Manager Planning - Shire of Bridgetown-Greenbushes & David Singe Principal of Nextpractice

2 content  policy context  the precinct  development guidelines 1997  development guidelines review 2010  on-ground outcomes  conclusions

3 policy context town planning scheme No. 3  part VII and Schedule 4 of the Scheme deals with significant historic buildings, places, objects and the town centre heritage precinct  schedule 4 lists 31 “places, buildings and objects of historical or scientific interest” that should be conserved and preserved …. all 31 places remain today  “Council’s objective, recognising the Precinct’s historic and townscape significant and the tourist importance of Bridgetown, is to ensure retention of the character of the Precinct as a whole and the buildings within.”  in assessing development the Shire “will have regard to any development guidelines which have been adopted to assist in the retention of the established and recognizable character of the Precinct.”

4 the precinct  Clause 7.5 designates the Bridgetown Special Design Heritage Precinct Scheme to acknowledge the historic significance of buildings along Hampton and Steere Streets  Clause 7.5 also requires adoption of Statement of Policy and Development Guidelines for the Precinct special design heritage precinct

5 the precinct precinct extent special design heritage precinct

6 the precinct  of the 48 properties in the Heritage Precinct six are included the State Heritage Register  of the 31 places listed in Schedule 4 of the Scheme, 19 places are located within the Heritage Precinct  construction dates of Schedule 4 places range from 1870 for Maslin House (Bridgetown Pottery) to 1938 for the Westpac Bank  all properties in the Precinct front Hampton Street, except the Bridgetown Newsagency or former Bridgetown Railway Station heritage values

7 the precinct Maslin House (c 1870)

8 the precinct Westpac Bank (c 1936)

9 guidelines 1997  under the Scheme where planning approval is to be granted “all buildings and other structures must be of a design and materials compatible with the general appearance of other buildings within the Precinct, as well as Council objective and development guidelines.”  all development requires approval from the Shire including: demolition or removal of buildings works which affect the external appearance of a building construction of additions and outbuildings erection of a fence or a wall; and development of new buildings application

10 guidelines 1997  Town Planning Scheme No. 3 - Bridgetown Special Design Heritage Precinct – Statement of Planning Policy was originally adopted by Council in May 1997  the Bridgetown Heritage Precinct: Development Guidelines were adopted as Attachment 2 of the Policy  “The purpose of the guidelines is to ensure any new buildings and alterations to existing buildings within the Precinct are compatible with and complementary to the historical built environment, while maintaining the diversity and character of the streetscape.” adoption

11 guidelines 1997  the Guidelines provide direction to the Shire, developers and landowners on works to existing buildings and the construction of infill development within the Precinct  all development proposals (including painting, new colour schemes, tiling etc.) require approval and are assessed under the Guidelines  the original guidelines and sketches were prepared by architect David Singe purpose

12 guidelines 1997  a design practitioner’s response - in part a design manual  a response to ‘Subiaco Restoration’ interpretations of heritage within the precinct – bull nose verandahs, turned columns and brunswick green and cream colour schemes  particular emphasis on the diversity of architectural styles represented within the precinct – recognised and vernacular  uncovering what is/was there and building on that  discussion not only of the individual elements (roofs, verandahs, parapets etc) but of the overall composition, proportion and scale of the building author’s comment

13 guidelines 1997 Rural & Industries Bank building (façade 1994)

14 guidelines 1997 Chemists building

15 guidelines 2010  a comprehensive review of the Policy and Development Guidelines commenced in August 2009 by Annette Green (as Regional Heritage Advisor) and Scott Donaldson  better reflect current heritage practice and terminology  include a more comprehensive introduction, legislative and policy background and objectives  most notable changes to requirements for demolition, new development, building heights, roofs, colour schemes and signage review

16 guidelines 2010 conserving, adapting and extending contributory heritage buildings demolition new development – general and outbuildings setbacks and subdivision pattern parking and access heights parapets and roofs verandahs, canopies and balconies street facades and other facades colour schemes signage landscaping scope

17 guidelines 2010 contribution  a significant change was the introduction of graded levels of contribution that individual places have to the overall cultural heritage values of the Precinct  Table 1 prescribes the desired outcomes for places based on three levels of varying contribution being Considerable, Some or Little/No Contribution  assists the assessment of development and application of the guidelines relative to the value of the place

18 levels of contribution table Level of Significance DescriptionDesired outcome Considerable contribution Very important to the significance of the Heritage Precinct. Conservation of the place is highly desirable. Recommended for entry in the Local Government Heritage List. Any external alterations or extensions should be designed and sited in a manner that respects and complements the significance of both the place and the area, in accordance with the Development Guidelines. Significant internal detailing should be conserved in areas accessible to the public. * Places that have been entered in the State Register of Heritage Places are protected under the Heritage of Western Australia Act For these places, proposed works and/or change of use will need additional referral to the Heritage Council of Western Australia. In these cases additional conditions may be applied in order to achieve an appropriate conservation outcome. Some contributionContributes to the significance of the Heritage Precinct. Conservation of the place is desirable. Recommended for inclusion in the Local Government Municipal Inventory. Any external alterations or extensions should be designed and sited in a manner that respects and complements the significance of both the place and the area, in accordance with the Development Guidelines. Conservation of significant internal detailing is encouraged in areas accessible to the public. Little/No contribution Does not contribute to the significance of the Heritage Precinct. Existing fabric does not need to be retained. Any new (replacement) development on the site, or any external alterations or extensions to the existing building, should be designed and sited in a manner that respects and complements the significance the area, in accordance with the Development Guidelines. guidelines 2010

19  insert contributions figure 1 graded levels of contribution

20 the precinct considerable contribution – Bridgetown Hotel

21 the precinct some contribution – old Pharmacy

22 the precinct little/no contribution – Commonwealth Bank

23 guidelines 2010 illustrations  a series of new sketches were prepared by Nextpractice to illustrate some aspects of the Guidelines, indicating Acceptable, Preferred and/or Not Appropriate outcomes  the sketches are a tool for Shire Council and staff, developers and landowners to better understand and respond to the requirements

24 guidelines 2010 parking and access

25 guidelines 2010 building heights

26 guidelines 2010 signage

27 guidelines 2010 signage

28 guidelines 2010 adoption  the draft Policy and Development Guidelines review was adopted by Council in September 2010 for consultation  no public comments were received during advertising  HCWA suggested incorporating the full railway yards and Paterson & Co packing shed into the precinct  National Trust confirmed support and prompted the need for heritage policy to extend beyond the precinct  Council adopted the revised Policy and Development Guidelines in November 2010

29 on-ground outcomes new infill development Ross shop development - original

30 on-ground outcomes Ross shop development – street frontage

31 on-ground outcomes Ross shop development – 3 x facades

32 on-ground outcomes Ross shop development – details

33 on-ground outcomes Ross shop development – verandah enclosure

34 on-ground outcomes ‘Blackwood Valley’ infill shop new infill development

35 on-ground outcomes ‘Blackwood Valley’ infill shop – street frontage

36 on-ground outcomes new infill development Shire public toilets and community stall – street frontage

37 on-ground outcomes ‘Blackwood Fresh’ development – historical facade restoration/renovation

38 on-ground outcomes facade restoration/renovation ‘Blackwood Fresh’ development – pre works

39 on-ground outcomes ‘Blackwood Fresh’ development – street frontage

40 on-ground outcomes ‘Blackwood Fresh’ development – corner entry

41 on-ground outcomes ‘Blackwood Fresh’ development – pre-works rear

42 on-ground outcomes ‘Blackwood Fresh’ development – post-works rear

43 on-ground outcomes colour and signage ‘Bridgetown Meat Supply’ – street frontage

44 on-ground outcomes colour and signage ‘Red Panda’ – street frontage

45 on-ground outcomes ‘Red Panda’ – silver wall

46 on-ground outcomes colour and signage IGA – street frontage

47 on-ground outcomes intervention ‘Freemasons Hotel’ – original frontage

48 on-ground outcomes ‘Freemasons Hotel’ – design drawing

49 on-ground outcomes ‘Freemasons Hotel’ – post intervention

50 on-ground outcomes ‘Freemasons Hotel’ – window to door detail

51 concluding comments development viability Developing in accordance with guidelines is only one factor that could tip the viability of a project involving heritage buildings/fabric, with others including;  parking and facilities (in particular toilets) upgrades triggered by a change in use  meeting disabled access requirements  working with old and possibly deteriorated fabric  upgrading the structural capacity of the existing fabric

52 concluding comments general  guidelines by nature at some level are subjective – this can provide flexibility where appropriate and lead to different interpretation  about complimentary development – more sophisticated arguments about contrasting the new in a contemporary aesthetic against the original fabric are not catered for  important to differentiate between preserving and enhancing heritage values and creating ‘faux’ heritage  making good decisions based on information at hand, experience, needs of landowners and values of the place or building


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