5.1 HERITAGAE IMPACT ASSESSMENT TABLES TABLE 4 – …...The floor vents were found to be less efficient and maintenance would be far more difficult with ducting and pipes underfloor

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5.1 HERITAGAE IMPACT ASSESSMENT TABLES TABLE 4 – COURT ROOM (RN.01) IMPACT ASSESSMENT

Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference (Appendix 1)

Floor finish – Restore timber floorboards. Original timber floorboards

Primary The existing timber boards will be sanded back to remove surface damage and rejuvenate the timber. The aim is to retain the existing floorboards and only replace boards that are missing or not structurally sound. Council has had the existing boards inspected by a local timber specialist - Bruce Rutherfurd - and identified as mixed hardwood Ironbark of light species. Replacement boards will be installed in a like-for-like fashion, including same timber species, and profile will be sourced to infill the opening in the centre of the room (where the bar was removed) and on the sides where the A/C vents were cut. New timbers will be each dated for identification purposes. End Joins are to be staggered.

Direct – positive The option to repair the existing floorboards, and replace missing and damaged sections like-for-like, aligns with the principles of the Burra Charter and the overall policy intent outlined in the CMP which seeks to conserve elements of primary significance. The works will conserve the original fabric and support the interpretation of the rooms’ 1922 condition.

Figure 1 & 5.

Sub floor framing - Replacement and reinforcement of damaged floor joists & bearers.

Timber floor joists & bearers

Primary Early works identified damaged timber joists and bearers underneath the old bar that are not structurally sound due to previous impact by the hotel. These timber joists will be replaced like-for-like along with any others identified when the floorboards are restored. Many of the timber bearers will need to be strengthened with steel PFC’s bolted to side of existing bearers to improve loading to meet current Australian Standards. If bearers are identified that cannot be strengthened, these will be replaced with new of a suitable strength to provide suitable loading. All of these changes will be concealed under the floor and not visible.

Direct - positive The works are essentially maintenance to repair damaged material and reinforce for load compliance (AS1170.1). These works will improve structural integrity and prolonging the life of the sub floor framing.

Floor skirting – Repair & repaint. Rendered (moulded) skirtings

Primary The skirtings will be cleaned, some minor repairs in sections, and repainted. The works will restore the skirting to 1922 condition. Where required – chasing of boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render

Direct – positive The profile of the original skirting will be recorded in case any is damaged when the floors are restored. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to the commencement.

Figure 6.

Wall finish – Repair & repaint. Rendered brick walls Primary The walls are in a good condition with minor damage in areas from wear and tear and the removal of redundant fittings. However there are wall areas that are showing signs of water ingress, evidenced by paint delaminating from plaster work. Paint to ornate plaster work is heavy in many areas, decreasing definition. Recommend removing layers of acrylic to reveal detail in preparation for plaster remediation and repainting. Generally all areas will be repaired, all surfaces will be cleaned and prepared for painting. Any redundant (intrusive) fittings that still remain will be removed.

Direct – positive The works will not have an impact on previous paint layers (apart from top layers of paint that are delaminating) and is a positive revitalisation of the room for future use.

Figure 1, 2, 4 & 8.

Window arches – Removal of infills. Rendered brick infills Primary Three (3) of the brick infills in the outer arches on the eastern wall and one (1) of the arches on the south eastern corner of the southern wall need to be removed for mechanical ventilation (air intake and exhaust fans) (refer to Architectural documentation for location/clarification).

Direct – acceptable

The previously installed mechanical ventilation (air conditioning) systems had reached their design life and were not sympathetically installed. These have been removed as part of the preliminary demolition works completed under the existing EC. Several options have been considered by the project team to replace the mechanical ventilation within the court room. There is no ceiling void, so fresh air and intakes were

Figure 8

Agenda – Ordinary Meeting 25 September 2019 - #6165597

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considered initially as either cylindrical ducting internally or floor installations. Neither were considered conducive or aesthetically suitable for this prominent space, so a further option (this preferred option) was developed. The floor vents were found to be less efficient and maintenance would be far more difficult with ducting and pipes underfloor. The repair of the arched (transom) windows and French doors have also been proposed for repair, so they can assist with a ‘mixed mode’ conditioning philosophy to increase efficiencies. To mitigate the impact caused by the removal or bricks within the arches, the bricks will be carefully removed and stored underfloor in the store room onsite. This will ensure the work is reversible and the original fabric is not lost. An Archival Recording will be prepared by the Project’s heritage consultants, which will include a catalogue of bricks removed and suitable numbering, prior to removal.

Keystones & Friezes – Repair, reconstruct and repaint.

Low level Friezes Primary All of the low level Friezes are damaged requiring reconstruction and prepared for painting.

Direct - positive The work will repair and/or reconstruct the features like-for-like which is the best conservation option and outcome. The works will be conducted by a qualified heritage plasterer and specification approved by the project team prior to commencement.

Figure 2, 7 & 8

Ceiling – Install fans Lattice panels Primary Two new fans will be installed in the room to assist with temperature control, including the dispersion of the A/C throughout the space. Two of the three lattice panels in the ceiling will need to be carefully removed to undertake the works. These will be stored in the ceiling to reduce the impact.


Mechanical cooling is necessary in Cairns. The option to install the fans has reduced the need for a larger A/C unit which in turn has reduced the need for addition penetrations in fabric for vents and ducting. Removing the lattice will allow for the mechanics of the fans to be hidden in the ceiling void. The lattice can be carefully removed undamaged and stored in the ceiling making the works reversible. This is an acceptable change for the adaptation of the space for future use.

Figure 7 & 8

Ceiling - Installation of ceiling insulation. Original VJ ceilings & cornicing

Primary Acoustic testing in the Court Room has confirmed the need for soundproofing. Historically this has been an issue with a number of attempts made to improve the acoustics in this room, diminishing the features of the building (refer to CMP, p126). As part of the early works Council removed the intrusive sound pillows installed by the Court House Hotel and revealed the original VJ board ceiling. Preference is to maintain this original look and address the rooms acoustic issues during the refurbishment. To achieve this Council is proposing to fix an acoustic system, creating an appearance that replicates the existing VJ boards. The solution Council is proposing uses is an Autex product producing the appearance of VJ boards.


In its current state, the reverberation created is uncomfortable, making communication difficult. The resultant use of this space is to be multi-purpose (Function/exhibition) highlighting the Architecture, limiting intervention of amplification where possible. The proposed improvements will reduce the need to install chattels that obstruct the features of the space, allowing clear sightlines to trusses, ornate cornices and pilasters, to name a few. Other solutions reviewed to meet best practice acoustic performance, would greater obscuring of these feature such as carpet and suspended ceiling systems and are not preferred by Council or the consultant team.

Figure 7 & 8

Feature Recesses - Installation of additional insulation/sound proofing.

Wall recesses and arch recesses

Primary Additional to the acoustic treatment proposed for the ceiling, Council is proposing to infill up to five (5) of the arch recesses with a similar acoustic system insulation. Vertical acoustic treatment is paramount to the successful reduction of reverberation in conjunction with the ceiling absorption.


Refer to commentary above. The manner in which the proposed systems are installed provide full reversibility if required.

Figure 1, 4, & 8.


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These arches are located on the east and west walls and are already infilled with rendered brick (refer to drawing package). The proposal will only alter the depth of the recess, with no other element of these features being affected.

Roof framing – New bottom cord tie members & Truss tie down modification

Timber trusses Primary New truss bottom chord ties must be installed in between the 4 major trusses to the three central bays. They will be conceal fixed, perpendicular to existing timber trusses, to provide structural strengthening to timber trusses to inhibit raking (refer to drawing package). These works will ensure the building meets the current compliance code for wind loading (AS1170.2). The introduction of these members will provide opportunities for mounting lighting suitable for the use of the space. Junctions of the trusses, where the webs meet the tie beams also require upgrading. The existing metal saddles require upgrading/replacing to inhibit uplift. The revised saddles will provide fixings for the Bottom Chord ties previously mentioned). Refer to structural report in Appendix 3 and the drawing package for further detail.


The works will alter the original look of the Court Room with the additional member connections forming a grid pattern. However, the design is complimentary to the space and the new members can be utilised for the lighting required in the space. Furthermore, meeting compliance codes ensures the building is protected for the future.

Figure 7

Judges Bench - Removal of replica Judge’s bench and the recreation and interpretation of the original design in Stage 2.

Replica Judge’s bench Intrusive (CMP, 2018)

The replica Judge’s Bench is a contemporary construction of poor architectural detail, designed as a DJ stand when the building operated as a bar (CMP, 2018). In its current form it detracts from the correct interpretation of the space and Council proposed that it should be removed from the room for safe storage, to enable the rectification of the floor. To undertake the necessary works, the bench will be archaically recorded and carefully dismantled by qualified trades as it cannot be moved as a single piece. Council has on-hand the original designs of the Judge’s bench – refer to Appendix 2. It is Council preference to use these designs to create an interpretation of bench and display this somewhere in the building. The exact details of this interpretation are not yet known as they will be formulated during Stage 2 of the development when the interpretation plan if finalised.

Direct – positive The removal of intrusive elements is a positive outcome. This has been one aim of the refurbishment and the removal of the inaccurate representation of the Judge’s bench aligns with this vision. Council understands the existing bench is somewhat symbolic as it promotes the location of the original bench and identifies the space as the Main Court Room. However, the poor workmanship, cheap materials used and inaccurate design degrades the feature in its current state. The creation of interpretive material that portrays an accurate representation of the bench would be far more beneficial. It would also allow for the bench to be removed to repair the floors. In Stage 2 of the development Council commits to providing an interpretation strategy, which will consider interpretation options for Judge’s bench in suitable detail, along with the other interpretive opportunities that exist for the site. The existing Judge’s bench will be removed and safely and securely stored until the interpretation strategy and subsequent initiatives confirm the appropriate next steps.

Figure 1, 3 & 4.


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TABLE 5 – COURT REPORTERS ROOM (RN.02) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish - Existing concrete slab to be re-topped and covered with vinyl.

Concrete, suspended slab

Secondary The existing concrete slab shows signs of deterioration with a “drummy” sound audible in sections indicating delamination. To repair the issue, the existing topping will be removed and a new topping poured. Original slab is to remain. The new topping will be covered in a vinyl finish – colour and detail of vinyl to be advised.

Direct – positive The works will make good the defects in the floor and the vinyl is an appropriate resilient finish for the use of this space and will cover and protect the concrete, having no significant impact on the existing fabric. The flooring in this room has typically been covered since the concrete slab was added. The reinstatement of vinyl will not impact heritage value of the place.

Figure 9 & 10

Skirtings – Removal, preservation and reuse, and replication of timber skirtings.

Timber skirting Primary Some sections of timber skirting have been removed and are missing. These will be replaced with new skirting that matches the existing in composite and profile (like-for-like). The remaining skiting will have to be removed to apply the floor covering and then will be carefully replaced in the position it was removed from. All boards will be repainted. Where required – chasing of boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render.

Direct – positive Replacing missing skirting will return the room to its original condition. The reuse of existing skirting will ensure that no fabric of significance is impacted and the heritage features are retained. Any new skirting boards will be date stamped to the backing, so that there is no future confusion between original and replaced material.

Figure 9 & 10

Wall finish - Repair large penetration in western wall.

Rendered brick wall (western wall)

Primary At some stage a penetration was made in the western wall of the room for mechanical services. This hole will be filled with brick, rendered, sanded and painted to match the other walls in a like for like fashion.

Direct - positive The works will return the wall to 1922 condition and is a positive outcome on the overall heritage value of the place. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement.

Figure 10 & 11

Ceiling - Existing ceiling to be retained and restored.

Fibre board grid ceiling

Primary The original ceiling is in fair, repairable condition. There are some penetrations, and minor sagging in sections, however, it is believed that these can be repaired. Original ceiling from other rooms, suitable for salvage are proposed to be reused in the repair. Note: This is the only original grid ceiling in the building that is in a repairable condition.

Direct - positive The ceiling will be refurbished to 1922 condition and is a positive outcome on the overall heritage value of the place. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 12

TABLE 6 –JURY ROOM (RN.03) IMPACT ASSESSMENT


Floor finish – Repair of damaged timber floorboards.

Timber floorboards Primary The existing floor is presumed to be mixed semi hardwood species. Some of the boards are in poor condition resulting from water damage. Works will be undertaken to replace any damaged boards like-for-like.

Direct – positive The works are to replace fabric that has deteriorated beyond repair. The salvageable early timber boards will be left untouched and their heritage value retained.

Figure 16

Floor finish - Vinyl cover over floorboards.

Timber floorboards Primary The proposed future use of the Jury Room is for storage and access to the Plant Room. An inspection of the floorboards suggests these have always had some form of covering throughout the building’s history. During the early works Council removed vinyl from these floors and the preference

Direct – neutral The floors were initially covered in vinyl. The outcome of covering the floorboards again is in line with Councils vision to return the building to its former condition .

Figure 16


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is to relay vinyl as this will protect the floorboards into the future. The vinyl will extend through to the Plant Room. Boards will be covered with compressed sheet prior to vinyl in accordance with best practice for installing vinyl over floorboards.

Skirting - Clean, repair and paint timber skirting.

Timber skirting Primary Sections of the timber skirting have been damaged over the years. These will be cleaned, repaired and repainted. Where required – chasing of boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render.

Direct – positive Repairing damaged skirting is a positive outcome for the overall heritage value of the place.

Figure 13, 14, & 15

Wall finish – Remove damaged wall paint and repaint.

Rendered brick walls Primary Water has damaged the existing paint on some of the brick walls. This damage will be rectified and all walls will be prepped and painted. Shelving and fixtures removed from walls has delaminated existing render. Walls to be patched and reset in preparation for painting.

Direct – positive The restoration of the walls is a positive outcome for the heritage value of the place.

Figure 17 & 18

Ceiling – Remove and replace ceiling. Some ceiling panels to be reused to patch the ceiling in the Eastern Verandah Entry.

Fibre board grid ceiling

Primary The ceiling shows signs of sagging and water damage. It is not possible to repair and as such it will be replaced. The new ceiling will be constructed from appropriate exterior board and have the same timber grid design as the existing. Some of the panels that are in reusable condition will be used to repair the ceiling at the Eastern Verandah Entrance. Oster lighting present in ceiling is to be salvaged for potential reuse. Refer to drawing package.

Direct – positive The replication of the existing ceiling is achievable as the existing detail is present. The reuse of the some of the panels in other areas of the building will allow the preservation of some of the existing fabric, which is a positive outcome for the heritage value of the place. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 13 & 14

TABLE 7 –PLANT ROOM (RN.04) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish - Floor wastes installed in the concrete slab and the floor covered with vinyl.

Concrete slab None The Plant Room will house the buildings mechanical plant and electrical distribution board. A floor waste will be cut into the concrete floor and the entire area covered with anti-static vinyl.


This room was part of the extension and as such these works will not impact the heritage values of the place.

Figure 20 & 22

Demolition - Removal of internal wall.

Concrete wall None The Plant Room was part of the 1968 extension and was initially an amenities area. The CMP identifies all elements in this extension as having no intrinsic heritage value. There is an internal concrete wall in the middle of the extension (refer to drawing package). As part of the development Council proposes to remove this wall to create one rectangular space. Currently the size of the existing rooms makes them impractical/useable spaces. The removal of the wall will create a space large enough to house the buildings mechanical plant and electrical distribution board. Positioning this equipment adjacent to a future store/communication room (Jury Room) is a logical decision. Care will be taken to remove the existing wall and no other features will be impacted by the works.

Direct - acceptable

This wall was constructed during the 1968 extension and not part of the original 1921 building. The removal of the wall is necessary to adapt this space for future use as the two existing rooms are too small to be efficiently utilised. Removal of the wall has required some reporting of the roof. Truss members require alteration to allow reticulation of ducting, mentioned elsewhere in this report.

Figure 23


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New doors - Installation of new acoustic doors with door seals.

Existing internal doors

None Utilising this room as the Plant Room will require several additions to manage noise and waste. The replacement of the existing doors with new solid core acoustic doors fit for purpose is one way to manage noise from the mechanical plant.

Direct - acceptable

The doors to be replaced are not original and were installed during the Hotel refurbishment. This is another adaptive alteration necessary to manage noise in the space.

Figure 15, 19 & 22

Wall finish - Installation of grilled vents for mechanical plant air exhaust.

Existing metal frame glass louvres with steel security bars

None The mechanical plant will require the installation of grilled air exhaust vents. These vents must be located on the external wall to push air outside the building. Instead of cutting additional holes in the wall, Council is opting to utilise the existing space where the glass louvres are positioned.


The CMP identifies all elements in this room as having no intrinsic heritage value as such undertaking these works will have no impact on the heritage values of the place.

Figure 22

Ceiling - Install new acoustic ceiling.

Existing ceiling None During the approved early works, specifically the asbestos removal, the ceiling was removed from this room. As such, when the new acoustic ceiling is installed the detail of this will match the 1968 ceiling (including cornicing). This will return the ceiling to its original look.


Replacing the ceiling is a positive outcome for the space. The necessary removal of the asbestos ceiling has ensured the room is safe and free from ACM & ACD. It has also allowed for the opportunity to install a new acoustic ceiling which will be essential when utilising this space as the Plant Room.

TABLE 8 – MALE AMENITIES (RN.05) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – New floor covering. Concrete floor Primary & None Scabbling will occur to remove all remaining loose particles

and leave a clean finish. The section of floor leading from the Passageway into this area is the original Strong room floor. It is proposed that an attempt be made to expose this surface to honed/polished concrete to present the original fabric. Within the Amenities, a concrete floor topping will be poured to enable falls and tiles installed over. The condition of the existing slab surface is poor, with many iterations constructed to the area of the last century. Refer to drawing package.

Direct – positive Leaving a section of concrete floor exposed aids the interpretation of the space. The floor topping will remove uneven surfaces, reduce the potential of unwanted water pooling and allow for tiling. The choice of titles as a covering is ideal for a wet area.

Figure 24, 25, & 26

Wall finish – Presentation of Strong Room wall.

Strong Room Primary As part of the early works the entire amenities area was stripped back to remove non-significant elements and reveal the structural shell. Remnants of the original Strong Room remain and Council has incorporate this feature into the refurbishment design. Demolition of sections of the original Strong Room wall demonstrates its construction (concrete and riverstone aggregate) will be presented as an interpretive feature. It is intended to cut plumb these sections and present as a feature Currently the status of the wall is jagged and prone to further erosion.

Direct – positive The works will result in the exposure and display of a heritage Strong Room wall to enable a greater, more legible interpretation of this construction method. This is a positive outcome for the interpretation of the space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on any key elements and details exposed by the works, prior to any changes taking place.

Figure 25

Wall finish - Filling in old louvre windows.

Louvre window opening on north wall

Primary During early works wall tiles were removed from the north wall and an old opening/window was uncovered. This opening once housed louvre windows looking from the bathroom to the Corridor. With the future use of this space the male amenities, having a window opening/looking to the Corridor is not desirable. As such the opening will be filled to create a solid wall.


Filling in the opening is the only option for maintaining privacy both inside and outside the male amenities. It will also assist in keeping bathroom noises from being heard in the Corridor. As the window was already covered the heritage impact is neutral. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on any key elements

Figure 27


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and details covered by the works, prior to any changes taking place.

Wall finish - Install coverings.

Existing rendered brick walls

Primary & None Some of the existing walls are original and others are part of the 1968 extension. Villaboard and tiles will be installed onto existing and new partition walls to meet industry standard for substrates in preparation for tiles or resilient finishes.


The installation of tiles will benefit ongoing maintenance and cleaning of the amenities area. Battened wall substrates will protect the original fabric and provide cavities for services, avoiding irreversible invasive alterations An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on any key elements and details covered by the works, prior to any changes taking place.

Figure 24 & 25

Ceiling - Install new ceiling and cornices.

None None During early works the ceilings were removed from the amenities area exposing the ceiling joists and suspended slab of the Strong Room. As part of this development a new ceiling will be constructed of water resistance plasterboard. This ceiling will be installed as high as practicable, allowing for the required space for mechanical exhaust. It is intended to be the same height throughout the male and female amenities area other than where the strong room ceiling impedes this.


Installing the new ceiling will have no impact on the heritage values of the place.

Figure 24 & 25

TABLE 9 –PERSONS WITH DISABILITIES (PWD) AMENITIES (RN.06) IMPACT ASSESSMENT


Floor finish - Removal of floorboards, and alteration of floor joists.

Timber floorboards & Timber joists

None The floor height in the PWD needs to be reduced to create fall for the shower to meet Access standards. In order to achieve this the floorboards will have to be removed and the timber floor joists cut down to the desired level. Floor boards in this space have been frequently penetrated for services, have numerous fixing, where substrates have been placed combined with excessive amounts of glue. The existing timber floorboards are mixed rainforest hardwood/Penda and are part of the 1968 extension. Removing the boards and removing some of the joist is the only way to achieve the new levels required in the room. It will also provide clear access to the installation of new services, to what is otherwise considered a confined space.


The works are necessary to provide a PWD with shower facilities. The location of the PWD was chosen as the area is part of the 1968 extension and any works undertaken here will not be impacting original fabric or features. Its location also preserves the window, historically documented as relocated from the original construction.

Figure 29, 30 & 31

Floor finish - Install CFC and tiles. None None Once the new level is achieved a CFC layer will be placed and topped, and tiles will be instated as the new floor finished.

Direct – positive The inclusion of tiles will protect the area and underfloor framing from water damage.

Figure 29, 30 & 31

Wall finishes – Coverings installed.


None Villa boards and tiles will be installed onto existing and new walls as required. Tiles will be limited in the extent to provide required waterproofing. Where original building fabric can be preserved – it will. The existing window will not be touched.

Direct – positive The installation of tiles will protect the new and existing fabric and allow for easy cleaning of the area.

Figure 29 & 30


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Ceiling - Remove remains of existing ceiling and replicate design including cornicing.

Existing ceiling None During early works the false ceilings was removed and the condition of the 1968 ceiling was revealed. Due to the number and size of penetrations, and overall extremely poor condition of this ceiling repairing this feature is not achievable. A new ceiling will be installed of water resistance plasterboard that matches the height and detail of the ceiling removed.


The original ceiling will have been simple in the area as it was a store. Replacing the ceiling is a positive outcome for the space. The necessary removal of the asbestos ceiling has ensured the room is safe and free from ACM & ACD.

Figure 29 & 30

TABLE 10 – FEMALE AMENITIES (RN.07) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – Install new floor. Wooden floorboards None In order to create the fall required in this area to meet

Access standards and achieve the desired finished level, the floorboards will have to be removed and the joists altered. Floor boards in this space have been frequently penetrated for services, have numerous fixing, where substrates have been placed combined with excessive amounts of glue. The existing timber floorboards are mixed rainforest hardwood/Penda and are part of the 1968 extension. Removing the boards and removing some of the joist is the only way to achieve the new levels required in the room. It will also provide clear access to the installation of new services, to what is otherwise considered a confined space. The CMP has identified the floors as having no intrinsic heritage value.


Altering the space to cater for future needs is acceptable when adaption has a minimal impact on cultural significance of the place. In this instance the proposed changes to the floors are considered minor as the floors were part of the 1968 extension and are of secondary significance.

Figure 32 & 33

Floor finish - Install CFC and tiles None None Once the new level is achieved a CFC layer will be placed and topped, and tiles will be instated as the new floor finished.

Direct – positive The inclusion of tiles will protect the area and underfloor framing from water damage.

Figure 32 & 33

Wall finishes – Coverings installed.


None Villa boards and tiles will be installed onto existing and new walls as required. Tiles will be limited in the extent to provide required waterproofing. Where original building fabric can be preserved – it will.

Direct – positive The installation of tiles will protect the new and existing fabric and allow for easy cleaning of the area.

Figure 32 & 33

Wall finishes – Refurbish damaged windows, architraves and sills.

Existing windows None This section of the building was added in 1968. The window sills and architraves have been significantly damaged and the detailing lost. As such the architraves and sills will be reconstructed in the same detail as the windows in the PWD and Office Area.

Direct – positive Only damaged material will be removed and replaced with new. The existing windows and window frames will remain untouched. The works will restore detail that would have otherwise been lost. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on any key elements and details exposed by the works, prior to any changes taking place.

Figure 34

Ceiling - Install new ceiling and cornices.

None None During early works the ceilings were removed from the amenities area exposing the ceiling joists and suspended slab of the Strong Room. As part of this development a new ceiling constructed of water resistance plasterboard with will be installed. This ceiling will be the same height throughout the male and female amenities area.

Direct – positive Installing the new ceiling will improve the aesthetics of the space and have no impact on heritage values.

Figure 33


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TABLE 11 – OFFICE (RN.08) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – Restore existing floorboards.

Timber floorboards None The existing timber floorboards are presumed to be Penda hardwood and are part of the 1968 extension. These floorboards will be repaired and have clear finish.

Direct – positive Although the flooring was part of the 1968 extension and are of secondary significance the option to repair the existing floorboards aligns with the principles of the Burra Charter in conserving the fabric and will help support the interpretation of the room.

Figure 35

Skirtings - Restore and reinstate timber skirting boards.

Timber skirting None During the early works most of the timber skirting had to be removed due to asbestos being present in the wall lining. The removed boards have been left onsite and will be repaired (if required), reinstated and painted. Where required – chasing of boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render.

Direct – positive No material will need to be introduced to complete the works. The existing skirtings can be cut to the lengths required and reinstated to match what was in place prior to early works. This is a positive outcome for reusing and reinstating the existing fabric.

Figure 35 & 40

New doors – Install new door to Clerks Room and into amenities corridor.

None None Two new doors will be installed. One in the northern wall leading into the Clerks Room, which will have glazing in two leaves and a fanlight to match existing doors in other areas of the building. The opening requires structural remediation as there is no lintel. Resizing of the door will be carried out to enable replication of other doors in the space and if practical, to meet access requirements. Another door will connect the room to the amenities corridor which will be a normal solid core internal door or a glazed door (2100mm x 900mm).

Direct – positive The removal of the wall cladding in this section of the building during early works revealed a doorway in the northern wall leading to the Clerks Room. This opening will be utilised for the new doorway. The works will have no impact on heritage values of the place. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on any key elements and details altered by the works, prior to any changes taking place.

Figure 36 & 37

Sub-floor - Repair sunken footing (south-west corner).

Existing footing (south-west)

None The footing appears to be suffering some settlement which has led to the cracking in the wall. The recommendation is to provide an underpinning and ground improvement treatment such as Uretek resin injection. Refer to the Structural Report in Appendix 3 for further detail. This settlement in present to the entire wing of the building (all that was constructed in the 1968 works)

Direct – positive The works will rectify known issues and prevent further deterioration of the footing. This is a positive outcome for the preservation the place.

Wall finish - Repair cracks in western wall.

Rendered brick wall None Cracking to walls are a result of the settlement previously mentioned and will be repaired as a part of the suggested underpinning. Refer to the Structural Report in Appendix 3 for further detail.

Direct - positive The works will rectify known issues and prevent/slow further cracking in the walls. This is a positive outcome for the preservation the place.

Figure 38 & 39

Wall finish – Repaint.

Rendered brick walls Primary & None Upon the repair of the cracks the walls will be cleaned, prepared and repainted. The wall opposite the Clerks room is original, all others are part of the extension.

Direct – positive The restoration of the walls is a positive outcome for the rejuvenation of the space. Paint layers will not be removed, the new will be applied directly on top of existing.

Figure 37, 38 & 39

Ceiling - Remove remains of original ceiling and replicate design including cornicing.

Original ceiling None During early works the false ceilings was removed and the condition of the existing ceiling was revealed. Due to the number and size of penetrations, and overall extremely poor condition of this ceiling, repairing this feature is not achievable. Therefore, Council will remove the remaining fabric and replace with a new plasterboard ceiling that matches the height and detail of the ceiling removed

Direct – positive Reconstructing a replica of the original ceiling will create consistency through the PWD and Office. As per the Bara Charter, reconstruction is appropriate when building fabric has been damaged beyond repair and where there is sufficient evidence to reproduce the fabric. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 35


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TABLE 12 – CLERKS ROOM (RN.09) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Replacement of Queensland Kauri Pine with a sustainable hardwood timber.

Timber floorboards Primary The floorboards in the Clerks Room have been identified as Queensland Kauri Pine. The boards are approximately 30mm thick which is uncommon thickness. This timber is a native softwood and not typically used for flooring. Remnant of damaged floor boards have been found on the ground underneath this flooring. Council is unsure if the boards are original or if they were replaced at some point in time. The fact that the timber is not a typical floorboard type, the boards area 30mm thick, and there are remains of a different floorboard underneath these, suggests that they are not original. As is demonstrated in figure 45, 46, 47 & 48, the floorboards are in poor weathered condition. There is evidence of water damage, most of the nail holes have rusted and rot is present. Furthermore, many of the boards around the perimeter of the room have been penetrated in an attempt to control underfloor moisture, and there is glue and nail holes on all boards from when the surface was once covered. No floorboards have been inspected from underneath but it is expected that water damage/rot will be evident in many boards because of the known underfloor moisture issues. For these reasons replacing the floorboards with a more suitable and sustainable hardwood is the preferred rectification option.

Direct - acceptable

The floors were considered for retention, however their poor condition made their retention and reuse impossible. The option to replace with new floorboards ensures longevity of the floor and presents a Class A finish, which is important in the room as it will function as a gallery space. The fact that it is highly likely the flooring in this room has always been covered the new work will not distort or obscure the cultural significance of the room, nor will it detract from its interpretation and appreciation. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on the existing fabric and detail what is to be removed, prior to any changes taking place.

Figure 45, 46, 47, & 48

Sub floor framing - Structural improvements to bearers.

Timber bearers & joists

Primary A structural investigation indicates floor loading and bearer upgrades are required. This will be achieved by laminating steel members to the existing bears with a series of bolts to achieve the required loading.

Direct – positive The reinforcing and/or upgrading of the bearers will bring the floor up to code (AS1170.1). Refer to Structural report.

Figure 41, 42, & 43

Skirtings – Removal, preservation and reuse of timber skirting.

Timber skirting Primary To replace the floorboards in the room the existing timber skirting will have to be carefully removed where understood to be original. The location they are removed from will be marked on the back of the skirting boards. Once the floors are finished the skirting will be reinstated in the same position they are removed from. If any of the skirting is damaged during this process, redundant sections of skirting that have been removed from other walls in the building (early works) can be used to fill gaps or replace sections. The final look will match the existing like-for-like. The removal of the flooring provides clear access to upgrade bearers as noted previously. Where required – chasing of boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render.


The option to retain and reuse the existing skirting is a positive outcome. There is evidence that skirtings have been removed in other areas of the room to allow works to be undertaken which gives Council confidence the boards can be removed with minimal damage. This options ensures no fabric is lost and the finished look is not altered. Any replaced skirtings will be discreetly date stamped to the backing to ensure original fabric is not confused by relocated fabric in future assessments.

Figure 41, 42, & 43

Wall finish - Infill southern wall.

Timber floorboards

Secondary The large opening between the Clerks Room and the Female Amenities corridor is to be framed out, insulated and lined to create a flush wall.

Direct – positive Considering that there was a wall (with a window) originally in this space (1922), its reinstatement will return the Clerks Room to its original form. The presence of the existing

Figure 42


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doorway on the southern wall of the Clerks Room will ensure a connection remains between the room and the Office. An Archival Recording will be prepared by the Project’s heritage consultants, which will capture the change, prior to it taking place.

Wall finish – Instate new plasterboard in missing sections and repair defects.

Rendered brick walls Primary There are missing sections of plasterboard between the original ceiling and the false ceiling. These were exposed when the false ceilings were removed. New plasterboard will be added to fill this gap and any defects in the walls will be patched to create a clean, flush walls. Where cracking is required to be repaired, as per the structural recommendations, plasterboard will be removed and original wall will be remediated.

Direct – positive These works will repair and restore the walls with a clean finish. They will have no impact on the heritage values of the place as works will be covering and protecting original fabric.

Figure 41, 42, & 43

Wall finish - Walls cladded with medium-density fibreboard (MDF board).

All walls None The walls in the room are to be clad with sacrificial MDF board packed out to provide a gap to the existing wall for the mounting of art pieces. This MDF board needs to be 25mm thick to prevent the nails/screws used to fixed artwork from damaging existing plasterboard/brickwork. This element is to be considered a sacrificial mounting board.

Direct – positive The introduction of this material is ideal for protecting and conserving existing fabric and introduced fabric into the future. This area is intended for use primarily as a Gallery Exhibition space and will be filled with artwork that is rotated in varying arrays.

Figure 41, 42, & 43

Ceiling - Removal of steel I-beam and steel trusses, and structural upgrades.

Steel I-beam & steel trusses

None There is a large steel I-beam- come Truss, running north to south through the centre of the Clerks Room. Initially installed as a beam in 1968 works, it was later altered to create the current truss. These elements were installed when the dividing wall between the Court Reporters room and the Clerks Room was removed. Each of these elements will be removed during the development and the roof framing repaired as required – refer to the Structural Report in Appendix 3 for full detail.

Direct - positive The removal of the steel beam and trusses will allow the roof framing to be repaired, the ceiling to be raised to its original height and the ceiling to be replaced with the original detailing. As very little of the original ceiling remains the works will not be damaging significant fabric. The works will allow the restoration of the room and ceiling features which is a positive outcome. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 44

Ceiling - Remove remains of original ceiling and reinstate a new- replicated design.

Original ceiling Primary The original ceiling is extensively damaged with large penetrations and many sections missing. Repairing the damage is not achievable, therefore the original ceiling will be replaced with a new plasterboards ceiling that is a replica of the original. The layout of the existing ceiling will be recorded before the fabric is removed. A new plasterboard ceiling with sections of acoustic panels (Autex system) and the timber expressed grid pattern will be reinstated to match the original in detail and height. Refer to Architectural drawings for detail of the additional acoustic panelling system proposed. Lattice ceiling vents will be reconstructed and be utilised for return air grilles


The extent of damage in the original ceiling left Council with one option – to replace the ceiling. The only new element introduced is the acoustic panelling and this is necessary for the reuse of the space. The panels will occupy approximately 30% of the ceiling space but will not alter the overall amenity of the space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 41, 42, 43, & 44

Ceiling - Replace cornice.

Original cornice Primary Council will be filling the gap in the plasterboard between the false ceiling and the original ceiling which will require the removal of the cornicing. Council has recorded the exact detail of the cornicing from what remains in the room and this will be used to reconstruct the new.


Much of the original cornicing remains intact which allows for the recording of its retail and replication of the design. Reusing the existing fabric is not achievable. The works will ensure the significance of the ceiling detail is retained in the room.

Figure 41 & 42


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The reconstructed ceiling will provide the location for integrated linear mechanical ducting. This solution avoids littering the ceiling with typical mechanical grilles.

An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

TABLE 13 – POLICE MAGISTRATES (RN.10) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – Restoration of floorboards.

Timber floorboards Primary The floorboards in the room are thought to be original and have been identified as Red Tulip Oak. Some of these boards are damaged or have been replaced with a different timber. The existing floorboards will be retained and refurbished, new boards will replace the missing and the entire floor will receive a clear finish.

None Retaining and restoring the original flooring will ensure there is no impact on the heritage significance of this fabric and will aid the interpretive story of this room.

Figure 49 & 51

Skirting - Removal, preservation and reuse of timber skirting.

Timber skirting Primary Works will be undertaken to carefully remove the existing timber skirting so that floorboards can be refurbished and plasterboard can be replaced.


To undertake the works necessary to restore the floors and walls, the timber skirtings must be removed. There is evidence that these boards have been removed and reinstated a number of times throughout the history of the building, as such Council is confident removing the skirting is possible without damaging the fabric. Once removed the boards will remain onsite until they are reinstated in the same location they were removed. If unforeseen damage occurs during removal, these sections will be replicated like-for-like with date stamping. Once reinstated the skirting will be prepped and painted.

Figure 51

Walls – Reinstate window (looking into Passageway).

Existing doorway Primary The doorway leading into the Passageway was once a window. Site inspections have identified cuts and joins in the existing architraves at the right window height which supports that at some stage in the buildings history it was made into door. As part of the development the door will be returned to windows. The same detailing that is evident in the other windows in this room (Abbott Street wall) will be replicated. This will close the direct connection from the room into the Passage (refer to drawing package).

Direct – positive The works will restore the room to its original condition and form. It will also create a space that can be better utilised to potentially display the moveable heritage items or other Art work. Closing the space from the passageway will ensure visitors who enter the room stop to appreciate the display, instead of just passing through to access another area of the building. The work will essentially create a more useable space, whilst restoring the original condition which is a positive outcome for the future and historical interpretation of the space.

Figure 49

Wall finish – Wall repaired with plasterboard.

Rendered brick walls Primary Existing rendered walls require cleaning and a repaint. Other walls that have plasterboard to a certain height will have existing wall finish prepared and new plasterboard installed with a flush joint. Repairs will be made to sections of damaged plasterboard on the northern wall to the Entrance Walkway.

None The proposed wall finishes will have no impact on the heritage values or interpretation of this room. The finished surface will not be altered.

Figure 49 & 51

Ceiling - Remove remains of original ceiling and replace with replica.

Original ceiling Primary The original ceiling is extensively damaged with large penetrations (refer to Figure 49). Repairing the damage is not achievable, therefore the ceiling will be replaced with a replica ceiling. From what remain of the ceiling, the layout will be recorded before the fabric is removed. A new

Direct – positive The extent of damage identified left Council with one option – to replace the ceiling like-for-like. Replacing the ceiling will result in an accurate recreation and presentation of the room.

Figure 49


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plasterboard ceiling with the timber expressed grid pattern will be reinstated to match the original in detail and height.

An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.


Original cornice Primary Council has recorded the exact detail of the original cornicing from what remains in the room. The remaining timber cornice will be removed and once the new plasterboard ceiling is erected, a replica of the original detail will be installed and painted.

Direct – positive Much of the original cornicing remains intact in the Clerks Room however attempting to remove and reuse is not achievable. As Council will be adding layers to the existing walls, there was no opportunity to leave the cornicing in place and marry it in with the works. All of the options explored required the removal of this fabric. Reconstruction of the fabric is appropriate in this instance and will assist with the recreation of the space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 49 & 51

TABLE 14 – ENTRY WALKWAY (RN.11) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Replace floorboards with Red Tulip Oak.

Timber floorboards Secondary The floorboards in the room have been identified as Penda and it is highly likely these are not original (the same timber that is located in the Office - 1968 extension). There is a slight difference in floor height between this room, the Police Magistrates (south) and the Judges Room (north) as a result of covering being removed. This needs to addressed as part of the works to eliminate the potential trip hazard and create a flush finish through the three rooms. As the floorboards in adjacent rooms are the original Red Tulip Oak floors, Council is proposing remove Penda, remove the threshold and reinstate new Red Tulip Oak floors in this entry walkway.


The option to remove the Penda allows for the removal of thresholds and the placement of a timber that matches the two adjacent rooms. This change will bring the areas up to code (AS 1428.1) and create a uniform Class A finish through the front rooms, which is desirable. As the existing timber is also found in the Office, it is unlikely that it is original and the proposed change will not be impacting original fabric which makes it acceptable.

Figure 52, 54 & 55


Timber skirting Primary Works will be undertaken to carefully remove the existing timber skirting so that floorboards can be replaced and the plasterboard on the walls replaced.


To undertake the works necessary to replace the floors the timber skirtings must be removed. There is evidence that these boards have been removed and reinstated a number of times and as such Council is confident removing the skirting without damaging the fabric is possible. Once removed the boards will remain onsite until they are reinstated in the same location they were removed. If unforeseen damage occurs during removal, these sections will be replicated like-for-like, date stamped and an archival recording made. Once reinstated the skirting will be prepped and painted.

Figure 55

New door - Install new automatic door behind the front door.

Existing plasterboard nib walls

None A new glass, automatic door will be installed behind the Abbott Street entrance door to control air-conditioning in the building and for DDA compliance. To install the door, the existing plasterboard nib walls will be removed.

Direct – positive The inclusion will assist in controlling temperature and access in the building. As no fabric of significance will be impacted by the works the addition will not reduce the heritage values of the place.

Figure 55

Ceiling - Remove remains of original ceiling and replace with plasterboard replica.

Original ceiling Primary The original ceiling is extensively damaged with large penetrations throughout (refer to Figure 53). Repairing the

Direct – positive The extent of damage identified left Council with one option – to replace the ceiling like-for-like. Replacing the ceiling will

Figure 53


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damage is not achievable, therefore the ceiling will be replaced with a replica. The layout and detailing of the original ceiling will be recorded before the fabric is removed. A new plasterboard ceiling and the timber expressed grid pattern will be reinstated to match the original in detail and height.

result in an accurate recreation and presentation of the room. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.


Original cornice Primary Council has recorded the exact detail of the original cornicing from what remains in the room. The remaining timber cornice will be removed and once the new plasterboard ceiling is erected, a replica of the original detail will be installed and painted.

Direct – positive Much of the original cornicing remains intact however attempting to remove and reuse is not achievable. The reconstruction and reinstatement of the design is appropriate in this instance and will restore the original condition of the space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 53

TABLE 15 – JUDGES ROOM (RN.12) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Retain and repair existing.

Timber floorboards Primary The floorboards in the room are thought to be original and have been identified as Red Tulip Oak. Some of these boards are damaged or have been replaced with a different timber. The existing floorboards will be retained and refurbished, new boards will replace the missing and the entire floor will receive a clear finish.

None Retaining and restoring the original flooring will ensure there is no impact on the heritage significance of this fabric and will aid the interpretive story of this room.

Figure 56 & 58


Timber skirting Primary Works will be undertaken to carefully remove the existing timber skirting so that floorboards can be refurbished and plasterboard can be replaced.


To undertake the works necessary to restore the floors and walls, the timber skirtings must be removed. There is evidence that these boards have been removed and reinstated a number of times throughout the history of the building, as such Council is confident removing the skirting is possible without damaging the fabric. Once removed the boards will remain onsite until they are reinstated in the same location they were removed. If unforeseen damage occurs during removal, these sections will be replicated like-for-like with date stamping. Once reinstated the skirting will be prepped and painted.

Figure 56 & 58

Walls – Reinstate window (looking into Passageway).

Existing doorway Primary The doorway leading into the Passageway was once a window. Site inspections have identified cuts and joins in the existing architraves at the right window height which supports that at some stage in the buildings history it was made into door. As part of the development the door will be returned to windows. The same detailing that is evident in the other windows in this room (Abbott Street wall) will be replicated. This will close the direct connection from the room into the Passage (refer to drawing package).

Direct – positive The works will restore the room to its original condition and form. It will also create a space that can be better utilised to potentially display the moveable heritage items or other Art work. Closing the space from the passageway will ensure visitors who enter the room will stop to appreciate the display, instead of just passing through to access another area of the building. The work will essentially create a more useable space, whilst restoring the original condition which is a positive outcome for the future and historical interpretation of the space.

Figure 56


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Wall finish – Repair and repaint.

Rendered brick walls Primary The existing rendered walls require cleaning and a repaint. Existing plasterboard walls will have new plasterboard installed with a flush joint. Repairs will be made to any damaged sections (like-for-like).

None The proposed wall finishes will have no impact on the heritage value of the room.

Figure 56 & 58

Ceiling - Remove remains of original ceiling and replicate design including cornicing.

Original ceiling Primary The original ceiling is extensively damaged with large penetrations (refer to Figure 57). Repairing the damage is not achievable, therefore the ceiling will be replaced. The layout and detailing of the original ceiling will be recorded before the fabric is removed. A new plasterboard ceiling and the timber expressed grid pattern will be reinstated to match the original in detail and height.

Direct – positive The extent of damage identified left Council with one option – to replace the ceiling like-for-like. Replacing the ceiling will result in an accurate recreation and presentation of the room. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 57


Timber cornice Primary Council has recorded the exact detail of the original cornicing from what remains in the room. The remaining timber cornice will be removed and once the new plasterboard ceiling is erected, a replica of the original detail will be installed and painted.

Direct – positive Much of the original cornicing remains intact however attempting to remove and reuse is not achievable. The reconstruction and reinstatement of the design is appropriate in this instance and will restore the original condition of the space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original ceiling details prior to any changes taking place.

Figure 57

TABLE 16 – RESTAURANT SERVERY (RN.13) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Restore existing.

Timber floorboards Primary The floorboards in the room are thought to be original and have been identified as mixed forest red hardwood. The existing floorboards will be retained and refurbished with a clear finish.

None The option to repair the existing floorboards aligns with the principles of the Burra Charter and will conserve the original fabric.

Figure 60

Wall finish – Repair existing.

Rendered brick wall & plasterboard

Primary The existing rendered walls require cleaning and a repaint. Sections of wall finish on western side has water damage and will require rectification. The plasterboard with water damage will be removed and replaced with new. All walls will be painted.

None The proposed wall finishes will have no impact on the heritage values of this room. No works will impact original fabric and the finished look will not be altered.

Figure 59 & 61

Ceiling – Removed and replace with new.

False ceiling None Ceiling lining and bulkhead are damaged from water and penetrations. The entire ceiling and bulkhead will be removed. A new ceiling will be installed at the same height but without the bulkhead.

None These works will have no impact on the heritage values of the place as no fabric of significance will be impacted.

Figure 62

Ceiling - Install pull-down access ladder.

New ceiling None A pull-down access ladder will be installed to provide access to the ceiling. This is required to provide safe access to eastern roof space for mechanical services.

None The inclusion of the hatch will not impact the heritage values of the building.


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TABLE 17 – KITCHEN & WASH AREA (RN.14) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Wall finish – Repaint.

Rendered brick walls Primary Exiting walls repainted. Some water damage has occurred and this will be rectified without impact and before painting occurs.

None The works will have no impact on the heritage values of the place.

Figure 63

Ceiling – Removing existing ceiling to bring to same height throughout kitchen area.

Existing ceiling None The existing ceiling will be removed and a new ceiling installed at the same level as the Restaurant Servery area.

None The works will have no impact on the heritage values of the place.

Figure 64

TABLE 18 – STORE ROOM (RN.15) IMPACT ASSESSEMENT


Sub-floor framing - Replace all timber floor joists and bearers damaged by rot and termites.

Timber floor joists & bearers

None This room was used as the cold room by the Court House Hotel. Constant moisture and water in the room resulted in significant deterioration of the timber floorboards, floor joists and bearers. Termite damage also occurred in sections of the room. To rectify this damage, all timber joists and bearers that have been impacted and are no longer structurally sound will be replaced.

Direct – positive Replacing the damaged floor joists and bearers is the only option. Their replacement will ensure the structural integrity of this room remains for future use.

Figure 65, 66, 67 & 68

Floor finish - Install structural plywood flooring with a vinyl cover.

Removed floorboards None The previous floorboards were damaged beyond repair and removed during the early works under a s75. The replacement flooring will be structural plywood with a vinyl cover.


As there are no original floorboards remaining and the surface will be covered with vinyl, using plywood for the replacement flooring is acceptable. None of the works will be visible under the vinyl cover.

Figure 65, 66, 67 & 68

Timber skirting - Install replicated timber skirtings.

Timber skirting

None All of the timber skirting was removed during early works when the room was inspected for termite and water damage. There boards remain onsite however they will not be reinstated. As the new use of the room is as a storage area the preference is to have vinyl as the floor covering with flash coving.


The timber skirtings are not original, as this room was part of the 1968 extension, and reinstatement of this element would not benefit the future use of this room. As such a more suitable material in the vinyl will be installed instead.

Figure 65, 66, 67 & 68

Wall finish – New plasterboard wall. Existing rendered brick walls

None & Primary New plasterboard walls will be installed to cover and protect the surfaces.


The new plasterboard will create a clean finish. The covering of the southern wall will protect this original fabric.

Wall finish - Reinstate timber window sills. Timber sills None Some of the timber architraves and window sills were removed during early works when the room was inspected for termite and water damage. There remain onsite and once the walls are plaster boarded they will be reinstated. If sections cannot be reused they will be replicated.


The reuse of the fabric where possible and the replication of damaged sections ensure the windows are restored to 1968 condition.

Figure 66


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Ceiling – Install new ceiling.

None None The ceiling in this room was removed as part of the early works as it contained asbestos – it was not the original ceiling. A new plasterboard ceiling will be reinstalled at the same height as the original and with the same detailing.

Direct – positive The reconstruction of the ceiling is the best option as none of the original remains. This element will assist in the restoration of the space to its original condition.

Figure 66 & 68

Ceiling – Install new cornicing.

None None The cornicing in this room was removed with the ceiling. New timber cornicing that matches the original profile will be installed once the new ceiling is in place.

Direct – positive As with most rooms, the recreation of the original cornicing ensures that the detail is not lost and the room is accurately presented.

Figure 66 & 68

TABLE 19 – COLD ROOM (RN.16) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish - Install tiles to concrete floor.

Concrete floor None This space will be utilised as a cold room and therefore exposed to water and moisture. To transition the space a waterproof membrane and cement floor topping will be installed. To undertake these works the existing concrete slab will be cut down and levelled to allow 125mm thick insulation, sand/cement floor topping, waterproof membrane and tiled finish.


Adapting the space for future use is acceptable. The works will be impacting the original concrete slab but not removing it. Observing the extensive damage, the previous cold room had on the flooring in the Store Room highlighted the need for the new cold room to be located on a concrete slab. As such utilising this space, close to the kitchen and servery, was the best choice. An investigation has revealed that the slab is over 400mm thick meaning removing 125mm of the top layer will not impact its structural integrity.

Figure 69

Wall finish – Install cold room panels.

Rendered brick walls None Cold room wall panels will be installed/attached to the existing rendered brick walls.

Direct –acceptable

Adapting the space for future use is acceptable. Installation of the panels is essential for reuse of this area as a cold room and these works are reversible.

Figure 69

Wall finish – Utilise existing louvers for exhaust and refrigeration.

Existing louvers None The existing louver opening will be utilised for the cold room intake and extraction. Refer to drawing package.


The works will not have an impact on the heritage significance of the place.

Figure 85

Doors – Install new door.

Existing wall and doorway

None The existing doorway is too narrow for a pallet to fit through. As such the wall will be removed and a new wider door installed. Refer to drawing package.


Adapting the space for future use is acceptable when the impact is minor. These works are considered minor as the fabric is not original.

Figure 70

Ceiling finish – Install cold room panels.

None None The previous ceiling was removed as part of the early works as it contained asbestos. The new works will install cold room panels to the ceiling. These will be covered by fibre cement sheets and painted.

Direct – positive Installing the panels is essential for the reuse of this area as a cold room. These works are reversible.

Figure 69


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TABLE 20 – PASSAGEWAY (RN.17) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – Lift the floor height & replace the floorboards.

Original and replacement floorboards

Primary & Secondary

There are various sections of differing floorboard timber in the central passageway, only a small section is believed to be original (primary) and others which are obvious replacements (no significance). Some sections are completely missing and have been covered with plywood by Council. The remaining boards have been altered during previous refurbishments, leaving many large irreparable openings – for supply air ducting The main issue with the floors is that they are lower than adjacent rooms (Judge, Entrance Walkway & Police Magistrates), previously considered an outdoor space. As the passageway is a vital connection between rooms, it is important from a compliance perspective (to comply with AS1428.1) that the level is consistent throughout these areas for equitable access. Creating a level finish through these rooms will eliminate the need to introduce ramps and other intrusive fabric or the removal of significant elements. To address the issue, Council is proposing to remove the existing floorboards, pack out the joists to the new height and relay new timber floorboards. The new floor will be constructed of mixed hardwood to differentiate it from the original fabric in adjacent rooms. Floor access hatches will be installed in the new floor to provide access to the sub-floor area for future maintenance. Refer to drawing package. Consideration to the laying over the existing boards was abandoned upon review of insufficient available space.


Two options were considered when making the decision on the floor finish in this area. Initial heritage advice was to cover directly over the existing floorboards and would ensure the existing fabric was retained and the works were reversible. However, the height difference between the passageway and adjacent rooms is not enough to apply this method. If boards are added directly on top, this will raise the passageway floor above the other rooms and add a trip hazard. Furthermore, placing boards directly on top of the existing will result in a squeaky floor – which is not ideal in the main thoroughfare. The only other option is to remove of the boards to pack-out the joists to the new height and reinstate new floorboards. The decision to lay new floorboards will result in a consistent floor finish. Attempting to reuse the existing timber would be difficult as removing it will surely damage the majority of narrow boards which are present It would also result in an undesirable finish with a variety of mismatched sections. Installing a new mixed hardwood floorboard is the preferred option, as it is lightly contrasting to the adjacent rooms that have original flooring and will avoid confusion in future. It will be a contemporary addition which is acceptable in this area as many changes/alterations have occurred in the passageway over the years. As part of this development many new features, including the water bubbler, glass siding doors, and new ceiling will be introduced in this space. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original floorboard details and current state of passageway floors, prior to any changes taking place.

Figure 71, 75, 76 & 77

Skirting - Remove and reinstate timber skirtings.

Timber skirtings Primary Installing the new floorboards will require the skirting to be lifted to the new height. To achieve this the skirting must be carefully removed, and once works are complete, reinstated in the same locations they were removed from but at the new height. The skirtings will all be repainted. Where required – chasing of skirting boards will be carried out to enable reticulation of power for new/relocation of Power points, rather than chasing original render.


The option to reuse the existing skirting ensures that the original fabric is retained. Any replaced boards will be date stamped. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original skirting details prior to any changes taking place.

Figure 71, 74, 75 & 77

Doors - Install new doors to southern and northern verandahs.

Contemporary, glazed, aluminium framed doors

None The existing aluminium framed doors will be removed and the new DDA compliant doors installed (1:8 door thresholds). These will be frameless glazing operable sliding doors and installed at northern end and south east end of Passageway (refer to drawing package).

Direct – positive Providing DDA compliant doors is a positive outcome. It will improve access for persons of all abilities to all areas of the building. The works will be removing fabric with no intrinsic heritage value and have no impact on the heritage significance of the place.

Figure 78 & 79


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Wall finish – Render where brickwork is exposed and paint all walls.

Rendered brick wall Primary An unapproved opening was infilled with bricks by the Hotel, leaving the wall in the Passageway not rendered. This exposed brickwork will be rendered to match the other walls in the space and all walls repainted.

Direct – positive Rendering the exposed sections will return this wall back to its original condition. Painting will rejuvenate the space.

Figure 73

Ceiling – install new plasterboard ceiling.

None None The ceiling constructed by the Court House Hotel was removed during early works as it contained asbestos. No remnants of the original ceiling were left. Council is proposing to construct a new T&G board ceiling to match the adjacent verandah ceilings. The original detailing is unclear – however, it is likely that this space was considered an exterior verandah.

Direct – positive As none of the original fabric remains the works will not impact the heritage values of the building. The preferred option to construct a new T&G board ceiling to match the adjacent verandah ceilings will result in an accurate recreation and presentation of the passageway ceiling.

Figure 71

Ceiling – Install new cornicing.

None None The cornicing in this room was removed with the ceiling. New timber cornicing that matches the adjacent verandah cornicing is proposed.

Direct – positive As none of the original fabric remains the works will not impact the heritage values of the building. The recreation of the original cornicing ensures that the detail is not lost and the room is accurately presented

Figure 71

Roof framing – Repair and/or replace timber rafters.

Timber rafters Primary The removal of the asbestos identified damaged rafters (timber rot) in the roof. These will be repaired or replaced (if necessary) to bring this section of roof up to code. Refer to Structural Report in Appendix 3 for further detail.

Direct – positive Repairing and replacing damaged timber rafters is necessary to bring the building up to code.

TABLE 21 – NORTHERN VERANDAH (RN.18) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Sub floor framing – Repair and upgrade as required.

Existing floor joists and bearers

Primary The condition of the verandahs sub-floor framing is currently unknown. Once the floorboards are removed Council intends to inspect and if required repair and/or replace any damaged floor joists and bearers.

Direct – positive The works will ensure the sub floor framing is structural sound and the building is up to code (AS1170.1).

Floor finish – Replace existing timber deck with hardwood timber.

Existing timber deck None

The CMP identified the decking boards as contemporary (Kwila/Merbau) and having no intrinsic heritage value (CMP, 2018). The recommendation is to consider reconstructing the verandahs with sustainable hardwood decking. As the condition of these boards is poor Council has adopted this direction and will replace the boards with a sustainable hardwood timber.

Direct – positive Replacing the decking is a positive outcome and will not impact any significant features. It will also allow for the inspection and repair of the sub-floor framing.

Figure 80 & 81

Steps – Refurbish steps.

Original concrete terrazzo steps

Primary The steps to the verandah are in poor condition with evidence of cracks and chips in the fabric. These will be cleaned and restored by a suitably qualified person.

Direct – positive The works will repair this significant feature and restore the visual interpretation of this side entrance which is a positive outcome on the overall heritage value of the building. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement.

Figure 82


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Ramp - Construct an all abilities access ramp.

Northern façade Primary A new concrete ramp will be constructed to comply with AS 1428.1. Full detail is demonstrated in the drawing package. Access to the building will be through an existing opening in the balustrade and onto the concrete section of the verandah adjacent to Kitchen. No significant fabric will be impacted by the addition.

Indirect - acceptable

A ramp is required to comply with AS 1428.1 and provide equal access.

Figure 85

Wall finish - New timber lattice installed to match original.

None None The majority of original screens/lattice have been removed, likely during the Hotel Refurbishment. These will be replaced like-for-like and painted. Refer to drawing package.

Direct – positive The last remaining section of screen/lattice is located on the Northern Verandah and provides the detail necessary to reconstruct the missing sections. The works will restore this area to 1922 condition.

Figure 82 & 84

Balustrade – Replace deteriorated balustrading.

Original timber balustrade

Primary Most of the timber balustrading shows signs of timber rot and failed bog repairs. Works will be undertaken to replace all the timber balustrade with new like-for-like.


The replacement of the deteriorated fabric is important for the reconstruction and presentation of this element. The works will help restore the verandahs original condition.

Figure 82

Ceiling finish – Repair.

Original ceiling Primary Existing timber T&G ceiling boards are damaged from water (typically at roof valleys and wall junctions) and damage from fitting installations. These will be repaired with new material that matches the existing like-for-like. Once repaired the entire ceiling will be painted.

Direct – positive Works are like-for-like repairs aimed at only removing material that is damaged.

Figure 80 & 81

TABLE 22 – SOUTH VERANDAH (RN.19) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Sub floor framing – Repair and upgrade as required.

Existing floor joists and bearers

Primary The condition of the verandahs sub-floor framing is currently unknown. Once the floorboards are removed Council intends to inspect and if required repair and/or replace any damaged floor joists and bearers.

Direct – positive The works will ensure the sub floor framing is structural sound and the building is up to code.

Floor finish – Replace existing timber deck with hardwood timber.

Existing timber deck None

The CMP identified the decking boards as contemporary (Kwila/Merbau) and having no intrinsic heritage value (CMP, 2018). The recommendation is to consider reconstructing the verandahs with sustainable hardwood decking. As the condition of these boards is poor Council has adopted this direction and will replace the boards with a hardwood timber.

Direct – positive Replacing the decking is a positive outcome and will not impact any significant features. It will also allow for the inspection of the sub-floor framing.

Figure 86

Steps – Refurbish steps.

Original concrete terrazzo steps

Primary The steps to the verandah are in poor condition with evidence of cracks and chips in the fabric. These will be cleaned and restored by a suitably qualified person.

Direct – positive The works will repair this significant feature and restore the visual interpretation of this side entrance which is a positive outcome on the overall heritage value of the building. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement.

Figure 88


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Wall finish - New timber lattice installed to match original.

None None The majority of original screens/lattice have been removed, likely during the Hotel Refurbishment. These will be replaced like-for-like and painted.

Direct – positive The last remaining section of screen/lattice is located on the Northern Verandah and provides the detail necessary to reconstruct the missing sections. The works will restore this area to 1922 condition. Refer to drawing 1414-DD 10.02.

Figure 84 & 87

Balustrade – replace deteriorated balustrading.

Original timber balustrade

Primary Most of the timber balustrading shows signs of timber rot and failed bog repairs. Works will be undertaken to replace all the timber balustrade with new like-for-like.


The replacement of the deteriorated fabric is important for the reconstruction and presentation of this element. The works will help restore the verandahs original condition.

Figure 87 & 89

Wall finish – Repair cracks & paint.

Rendered brick walls Primary Any cracks in the walls will be re-rendered to repair and then painted to match existing like-for-like.

Direct – positive The works are essentially maintenance and will prevent further the cracks from worsening. The end result will be a clean wall finish that restored the original 1922 look.

Figure 86, 87, 88 & 89

Roof framing - Repair the roof framing. Existing roof framing Primary As per the structural report the damaged viewed in the roof frame was typically caused by excessive moisture or water ingress causing timber rot. The members damaged generally are roof battens, however several rafters are noted to require replacement. Roof tie-downs are also corroding; however, this is typical of all connections in this building. Works will be undertaken to replace the damaged fabric and to make the roof framing structurally sound.

Direct – positive Works are necessary for compliance with current design codes and standards i.e. the National Construction Code (NCC/BCA). Refer to the Structural Report in Appendix 3.

Ceiling finish – Repair.

Original ceiling Primary Some of the existing timber T&G ceiling boards are damaged from water (typically at roof valleys and wall junctions) and damage from fitting installations. These will be repaired with new material that matches the existing like-for-like. Once repaired the entire ceiling will be painted.

Direct – positive Works are like-for-like repairs aimed at only removing material that is damaged.

Figure 86

TABLE 23 PLANT ROOM (RN.20) IMPACT ASSESSMENT


Roof framing - To be repaired and replaced.

Exiting roof framing Primary Rectification/replacement of existing timber roof framing members as per structural report/inspection summary. This is to include modification to existing timber roof framing to allow new plant room to be constructed to comply with current Australind standards/roof loadings.


To improve the functionality of the building the upgrading of mechanical plant is essential. In order to do this, structural improvements are required in area to comply with current Australian Standards/roof loadings. Full detail will be provided at a later date in detailed design plans.

Figure 90 - 93

Wall and Ceiling finish – acoustic lining

Existing wall and ceiling finish in Plant room

None Acoustic Panel system to be applied to all surfaces to contain breakout noise

None The existing plant room in the Western room space was constructed as part of the Hotel refurbishment and has no heritage value


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TABLE 24 - CLEANERS ROOM (RN.21) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Clean and top. Concrete floor Primary Scabbling will occur to remove all remaining loose particles and leave the floor with a clean finish. A topping will be required to suit falls and tiles will be installed on top of this.

Direct – positive The choice of titles as a covering is ideal for a storage and wet area. These works will only cover the existing floor and have no impact on significant features.

Figure 94

Wall finishes – Repair, re-render and repaint.


Primary Any cracks and other defects in existing walls, including the strong room walls, will be repaired, re-rendered. New plasterboard and tiles will be installed to cover the original fabric.

Direct – positive These works will cover the exiting walls to create a clean finish on the walls. The inclusion of fabric will ensure the works are reversible and no original fabric is impacted by the works.

Figure 95

TABLE 25 – ABBOTT STREET VERANDAH (RN.22) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Floor finish – Repair and restore existing terrazzo floor.

Terrazzo floor Primary Existing terrazzo floor to be stripped of existing paint to expose original finish. Review of systems available to provide slip resistance is ongoing. A suitably qualified contractor will be used to undertake the works.

Direct – positive The existing terrazzo floor is in poor condition with the terrazzo detail not visible under the coat of paint currently on top of the surface. Council had two option, to repaint the floor or to restore the floor to its former condition and promote the terrazzo finish. Restoring the floor will promote the original finish and enhance the aesthetics of the entry. Terrazzo is a slippery surface therefore a clear slip resistant coating will be required but this will not alter the general look of the floor. The same finish can be found at the adjacent Art Gallery entry floors. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage stonemason/specialist and specification approved by the project heritage consultant prior to commencement. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original floor details prior to any changes taking place.

Figure 99 & 101

Entry steps - Repaired & restored.

Existing concrete terrazzo steps

Primary As with the floors, the terrazzo steps will be restored. This will involve the removal of existing paint, the cleaning of the surface and the rejuvenation of the terrazzo by a qualified professional. Exposure of original surface may present the need to replace some treads. If required, treads to be replaced like with like.

Direct – positive The outcome will be the complete restoration of the stairs to 1921 condition. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage stonemason/specialist and specification approved by the project heritage consultant prior to commencement.

Figure 96 & 97


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An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original step details prior to any changes taking place.

Raised walkway – Construct an All Abilities Access Walkway.

Abbott Street façade & front ornate concrete balustrade

Primary A new concrete graded walkway to comply with AS 1428.1 is required at the front entrance. Extensive thought has gone into the design of the walkway to reduce the aesthetical impact adding this features will have on the buildings main façade. To undertake the works, the existing concrete balustrading will have to be carefully removed from the northern side of the stairs. This will be reintegrated into the accessible path to the southern side of the new landing. Refer to drawing package.


The addition of the raised walkway will have an impact on the aesthetics of the place however of all the options considered this design had the least impact on the heritage significance of the place. Several design initiatives have been incorporated into the raised walkway to reduce its physical impact. The raised walkway will be constructed next to the building so that it does not touch existing fabric. The gap between the raised walkway and the building will be bridged so that no existing fabric is impacted by the inclusion and the works are reversible. The balustrade removed will integrated into the design as illustrated in the Landscape drawings. This ensures this fabric and its significance is not lost, just altered. The works are necessary for compliance and equal access (AS1428.1). Of the options proposed this raised walkway has the least visual impact on the buildings main façade. The gradual approach fits in with the existing kerbing and softens the introduced fabric. The inclusion of new landscaping in front of the walkway will further reduce its visual impact. The introduction of the raised walkway is acceptable as it adapts the space for future use, is required to comply with standards and codes and is complimentary to the building having a minor visual impact. The works are also reversible. Other options considered substantially obscured the façade of the building, requiring the alteration of the existing steps. New steps would be required to meet current codes, resulting in a departure of the historic language of the building.

Figure 97 & 114

Ornate concrete columns – Repaint.

Ornate concrete columns

Primary Prepare and re-paint the ornate concrete columns. Direct – positive The re-painting will remove the mould and defects, and rejuvenate the columns which a positive outcome for the overall presentation of building. Colour schemes have ben researched and details will be provided for approval.

Figure 97 & 101

Ceiling – Install new ceiling.

None None The ceiling was removed as part of the early works as it contained asbestos. A new exterior board sheet ceiling will be reinstated with the original timber grid pattern. This will be reinstalled at the same height as the original and in the same detailing. The Eastern verandah provides sufficient historical leads to the likely design of the ceiling.

Direct – positive The reconstruction of the original design is appropriate in this instance, it will match the Eastern entrance and restore the original condition of the space.

Figure 98 & 99

Ceiling - Install new cornicing.

None None The cornicing was removed along with the pervious ceiling. New timber cornicing that matches what was removed will be reinstated and painted.

Direct – positive Instating like-for-like cornicing will restore the ceiling to its original look.

Figure 98 & 99


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TABLE 26 – EASTERN ENTRY VERANDAH (RN.23) IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Floor finish – Repair and restore existing terrazzo floor.

Terrazzo floor Primary Existing terrazzo floor to be stripped of existing paint to expose original finish. Review of systems available to provide slip resistance is ongoing. A suitably qualified contractor will be used to undertake the works.

Direct – positive The existing terrazzo floor is in poor condition with the terrazzo detail not visible under the coat of paint currently on top of the surface. Council had two option, to repaint the floor or to restore the floor to its former condition and promote the terrazzo finish. Restoring the floor will promote the original finish and enhance the aesthetics of the entry. Terrazzo is a slippery surface therefore a clear slip resistant coating will be required but this will not alter the general look of the floor. The same finish can be found at the adjacent Art Gallery entry floors. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage stonemason/specialist and specification approved by the project heritage consultant prior to commencement. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original floor details prior to any changes taking place.

Figure 102 & 103

Steps - Entry steps to be repaired.

Existing concrete terrazzo steps

Primary As with the floors, the terrazzo steps will be restored. This will involve the removal of existing paint, the grinding of the surface and the rejuvenation of the terrazzo by a qualified professional.

Direct – positive The outcome will be the complete restoration of the stairs to 1921 condition. The works will be conducted by a qualified heritage plasterer and specification approved by the project heritage consultant prior to commencement. The works will be conducted by a qualified heritage stonemason/specialist and specification approved by the project heritage consultant prior to commencement. An Archival Recording will be prepared by the Project’s heritage consultants, which will focus on surviving original steps details prior to any changes taking place.

Figure 104

Ramp - Construct an All Abilities Access Walkway.

Eastern façade & existing paved ramp

None The current ramp does not comply to current access requirements. Works will upgrade the existing concrete/paved all abilities access ramp to fully comply with AS 1428.1. This will include extending the ramp towards the Mantra to improve grade, and the inclusion of handrails and tactile indicators.

Direct – positive The works will occur in the same location as the existing non-compliant ramp so no elements of primary or secondary significance will be impacted. The result will be a full compliant ramp that is complementary to the buildings design.

Figure 105

Restore ornate concrete columns & balustrade.

Ornate concrete columns & balustrade

Primary Prepare and re-paint the ornate concrete columns & balustrade.

Direct – positive The re-painting will remove the mould, cover defects, and rejuvenate the columns which a positive outcome for the overall presentation of building. Colour schemes have ben researched and details will be provided for approval.

Figure 102 & 103


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Ceiling – Repair and replace sections.

Existing ceiling Primary Water damage and penetrations are evident in the existing ceiling. Damaged sections will be removed and replaced with either, sections of ceiling removed from the Jury Room, or new sections of fc sheet ceiling. The finished look will match the original and be at the same height.


The reuse of the ceiling removed from the Jury Room is a way to conserve the original fabric. The ceiling design in both spaces is the same, as such replacing panels that are removed is achievable. The finished look will not be altered by the proposed works.

Figure 102 & 103

Ceiling - Repair cornicing.

Existing cornicing Primary New timber cornicing that matches the existing will be placed where damaged sections are removed.


Installing like-for-like cornicing will restore the ceiling to its original look and is a positive outcome for conserving the heritage significance of the building.

Figure 102 & 103

TABLE 27 – GENERAL CHANGES THROUGHOUT THE BUILIDNG – IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1) Doors – Replace handles, repair holes and damaged sections.

All existing doors Primary & None All door handles and pad bolts (top and bottom) to be replaced with new to match the heritage look. Any holes from the removal of door handles/swipe cards will be repaired like-for-like.


The works will remove redundant fittings/hardware and restore the door to their original look. The option to replace all handles and pad bolts is a security measure and will ensure the building is secure

Figure 106, 107 & 108

Doors – Install kick plates and new cabin hooks (where required).

All existing doors Primary & None All doors will be fitted with kick plates to prevent future and ongoing damage. The installation of cabin hook will be on internal doors that will remain open when the building is in use.

Direct – positive These additions will protect the original fabric. Given the age of the doors, preserving them from physical damage is an important conservation step.

Figure 106, 107 & 108

Doors – Egress emergency doors Doors specified as emergency doors

Primary All doors deemed to be emergency exits must be fitted with appropriate hardware to ensure egress complies with BCA/NCC requirements.


The works are aimed at bringing the building up to BCA/NCC requirements.

Windows – Repair to make operational. All existing windows Primary Many of the widows in the building are sealed shut with layers of paint or the window hinges are not functioning properly. All windows in the building will be repaired to make operational. This may include the removal of paint and the repair and/or replacement of hinges.

Direct – positive Repairing the windows is a positive outcome for the heritage significance of the building. Having operable windows will restore the building to its original condition and allow for spaces to be cooled by fresh air during certain months of the year.

Figure 109, 110, & 111

Windows – Architraves and sills repaired and repainted.

Existing windows Primary & secondary

Any damaged window architraves and sills will be repaired and repainted like-for-like.

Direct – positive The works will restore these features to their original condition which is a positive outcome for the overall presentation of the building.

Figure 113

Windows and fanlights – Repair and remove paint.

Existing windows Primary & secondary

Many of the windows and fanlights in the building been painted to prevent light from passing through. These will be stripped to remove the paint and make operational.

Direct – positive The works will restore these features to their original condition and is a positive outcome for the overall restoration and presentation of the building.

Figure 65, 67, 82, 111


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Electrical services – Install new as required.

Existing walls, ceilings, floors

Primary, Secondary & None

New electrical services will be installed throughout the building as required.


The works are essential for bring the building up to code and for its future use.

Electrical services – Install PA system. All Ceilings None PA system speakers fixed to tracks and/or ceiling throughout the building.


The inclusion of the PA is to improve useability of the spaces. This impact is reversible as the equipment can be removed at any time and any penetrations made can be repaired.

Fire services – Install smoke detectors.

All Ceilings Primary, Secondary & None

New smoke detectors will be installed in the ceilings as required for BCA/NCC compliance.

Direct – positive Compliance with Australian Standards and Building Code of Australia/NCC.

Security – Install CCTV cameras.

Existing walls Primary, Secondary & None

For security CCTV cameras will be installed throughout the building. These will be located in considered locations and in accordance with the General Exemption Certificate.


This is necessary for building security. Penetrations required for the system will not exceed 25mm.

TABLE 28 – BUILDING EXTERIOR IMPACT ASSESSMENT Proposed Work Elements Effected Element Rating Comments Impact Options & Outcomes Image Reference

(Appendix 1)

Roof & roof plumbing – Replace.

Existing Roofing & gutters

None The roof material on the building has been replaced numerous times, as such the CMP has identified it is not significant. The current condition of the existing roof is poor with many leaks occurring throughout the building. As such the entire roof will be replaced including the downpipes, flashing and gutters. The Upper roof will be Colourbond custom orb with flatter pan profiles being considered for the lower roofs. The colour scheme of the new roof is yet to be determined but will be confirmed in final design plans.

Direct – positive The proposed replacement of the roof is a necessary and will have a positive impact on the overall design and presentation of the building, which is of primary significance. An evaluation of paint scrapings is still underway but once complete the colour selections will be submitted for approval.

Figure 114, 115, & 117

Spire/ roof ridgemount and roof cowls – Replace with new in the same detail as the original building.

Existing spire/ridgemount & roof cowls

Primary The existing roof cowls are replicas of the originals. These were reconstructed c.2000, however the smaller cowls/ventilators on the western roof are not an accurate design of the original. The spite/roof ridgemount is accurate in design but has been constructed of inappropriate materials for the climate and setting, and has rusted considerably. New spire/roof ridgemount & cowls will be fabricated off site from the photographs and microfilm drawings Council has on hand (refer to CMP, p13 & 26). These will be fabricated from stainless steel using traditional sheet welding as this material is most durable in this climate and within close proximity to the coast. The cowls will be powder coated/painted before

Direct – positive A reconstruction of the original design is the best conservation option. The current condition and inferior material of the existing makes their repair impractical. The design of the originals is evident in photos and drawing (refer to CMP, p13 & 26), and an accurate reconstruction of the originals is achievable. The works will add the refurbishment of the building to its original condition.

Figure 119 & 120


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being reinstated in the same position they were removed from.

Building design – Repaint.

Overall design None – intrusive The current colour scheme of the Court house is based upon the Mantra Esplanade Hotel and whilst not an inappropriate scheme, the connection with the adjacent hotel makes it potentially intrusive to the heritage significance of the place (CMP, 2018). Paint scrapings have been undertaken to identify a more appropriate and historically accurate colour scheme. These are still being reviewed but will inform the direction of the colour sections to restore/enhance the heritage value of the building.

Direct – positive An evaluation of paint scrapings is still underway but once complete the colour selections will be submitted for approval.

Figure 114, 115, & 117

Walls – Repair cracks and damaged fabric. Overall design Primary There is cracking evident in the render of the brickwork around the building. These areas will be remedied in an appropriate manner to limit reoccurrence. In some cases render will have to be removed before being patched and readied for repainted.

Direct – positive The works are aimed at repairing cracks that could continue to deteriorate/open with time. These repairs are a positive outcome for the conservation of the building.

Exhaust fans – Install new on roof.

Overall design Primary A new kitchen exhaust fan will be instated on the roof. This will be in a different location from the previous removed however the new location conceals the exhaust better than the last. The exhaust fan exposure to Abbott Street frontage is to be limited, however there are legislative requirements that will dictate final locations. Refer to drawing package.


An exhaust fan is required for Australian Standards/Building Code/NCC to operate the kitchen. The chosen location conceals the addition and will not distract visitors from any prominent features. This element is unlikely to impact the heritage significance of the building.

TABLE 29 – GROUNDS & LANDSCAPING IMPACT ASSESSMENT


Ground level – Reduce existing ground level.

Grounds Primary As is detailed in the Structural Report in Appendix 3, the internal sub floor ground level is set below the external ground level and the sub-floor ventilation is located at or below the external ground level in several locations. This is trapping moisture under the building and around the foundations. As part of the design methodology to improve sub-floor ventilation to the building the existing ground level around the building is proposed to be lowered as much as practicable, whilst maintaining falls and compliant access to and around the site, with consideration to all adjacent properties. The lowering of these levels presents the opportunity to expose the noted significant original landscape kerbing.

Direct – positive By lowering the ground level, the existing vents in the external foundation walls at sub-floor level will be able to function as per the original construction of the building and thereby allow cross ventilation to the sub-floor framing/timber flooring. This is important to minimise moisture in the sub-floor framing and reducing the potential for dampness which can cause the timber to rot. Lowering the ground level looks to expose the first step of the entrance steps, that is currently flush with the ground.

These works are a positive outcome for the conservation of the building into the future.

Figure 118, 124, & 130

Abbott Street gardens – Refurbish kerbing.

Original kerbing Primary As part of the design methodology to improve sub-floor ventilation to the building, the existing ground level around the building is proposed to be lowered as much as practical and what existing site constraints allow (adjacent properties). As part of the lowering of the ground this would include lowering the ground up to the side of the kerbing.


The options to refurbish the existing kerbing are as follows;

1) Once the kerbing is exposed remove the cracked sections of the cement rendered topping as required to enable the concrete kerbing to continue to be maintained in a suitable state.

Figure 121, 123, 124, 128 & 129


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Many sections of the existing kerbing are buried and cracked in the unreinforced concrete/render topping. It is unknown how the kerbing foundations will react when the ground around it is lowered. Sections may collapse or deteriorate further. The preference is to retain the kerbing as it is of registered significance and lowering the ground will display the feature more prominently at was the original intent. Sample excavations are to take place to inform the design team of the condition of kerbing. Options for any required remediation will result from these investigations

2) If the kerbing has cracked beyond repair, then replace sections of the kerbing as required and then install new cement render topping to match in with existing kerbing.

3) If all kerbing is found to be unrepairable due to extensive cracking in the unreinforced concrete, then replace all kerbing with new reinforced concrete kerbing that matches the original profile.

The works will be conducted in a cautious manner, with repairs ensuring a ‘like for like’ specification approved by the project heritage consultant prior to commencement. Archival recording.

Drainage – Install perimeter swale drain/small retaining wall and subsoil drain

Grounds Secondary Install perimeter swale drain/small retaining wall and subsoil drain. Plans and detail to be provided. Landscape plans indicate the proposed extent of perimeter drainage. The invert of drain to be below subfloor ground level to assist with the reinstating of floor ventilation and control water against the building.

Direct - positive By installing the perimeter swale drain & small retaining wall and subsoil drain, water cannot pool against the lower perimeter external walls and the existing vents in the external foundation walls at sub-floor level will be able to function as per the original construction of the building and thereby allow cross ventilation to the sub-floor framing/timber flooring. This is important to minimise moisture from occurring in the sub-floor framing, reducing the potential for dampness which can cause the timber to rot.

Figure 132 & 133

Concrete paths and slabs – Western front lawn, south-west side & northern side.

Existing concrete pathways and slab

Secondary The existing concrete footpaths have deteriorated significantly and over time have been replaced in a patch work fashion. With ongoing cracks and raised sections of slab throughout wholesale replacement is now required. Works will be undertaken to carefully remove these concrete paths and slabs, and replace with suitable paths. with crushed granite/rock creating the intermediary surface to the existing kerb meeting the requirements of AS1428.1. Refer to drawing package.


The paths are not original and have been replaced before. Due to their current condition, attempting to repair these are not achievable. As such the proposal to replace these with new in the same design is the best option. The paths traverse similar placement, with consideration to accessibility requirements and proposed access walkways. The introduction of the crushed granite also provides assistance with compliance to the relevant accessible code requirements for paths of travel.

Figure 121, 122, 123, 124, 125, 130, & 138

Abbott Street frontage – Remove red pavers (inside fence line).

Existing red pavers in garden beds

Intrusive The red pavers in the garden bed areas to be removed. Refer to drawing package

Direct – positive The red pavers were introduced c.2005 and not considered of historical significance. Their removal will not impact the heritage significance of the place.

Figure 127, 131, 132, & 133

Abbott Street frontage – Remove existing hedges.

Existing hedges Secondary Hedges are not considered significant and have been planted outside the original garden beds. All are proposed to be removed. New plantings configured as per the landscaping plan will be instated with the garden beds and alongside the accessible graded walkway to offer edge protection/visual guidance to the entry of the building.


To improve the drainage in the front courtyard and revitalise the space, Council is proposing to remove all the existing hedges and replant the area. Trying to work around the hedges would be too difficult and may not resolve the water issues. All suggested new plantings are of a species representative of the region while also reminiscent of the original landscape design. Revised planting will also ensure clear sight lines to the building. The new landscaping plan is complementary to the existing design, the era and the building. The works will be a positive outcome for the front courtyard.

Figure 118, 15 & 126

Abbott Street frontage – Removing western perimeter fence.

Western perimeter fence

None The Abbott Street perimeter fence is to be completely removed.

Direct – positive The fence has no significance and its removal will not affect the heritage values of the building.

Figure 135


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Abbott Street frontage – Removal of two Alexander Palm trees.

Existing Palms Primary Two Alexander Palms are located within close proximity of the building – one outside the Kitchen window & one outside the Clerks Room window. Planting this close to the building are an issue to both foundations and roof. Council is proposing to remove both of these Palms. There is also a risk associated with keeping the trees as the works required to install the swale drain and retaining wall around the perimeter of the building will require excavation at the base of each Palm. These works have the potential to damage tree roots and expose the root ball once the ground is lowered. If the works compromise the health of the trees, they will have to be removed regardless.

Direct - acceptable

As identified in the CMP the Palms originate from earlier landscapes designs and are of primary significance. Unfortunately, the option to retain the trees and undertake the proposed works is not achievable. As consequence of the removal of the trees, opportunities for interpretive stories can be embarked. As has be carried out on other historic building through Cairns, lighting shows can be projected on the building. The palms can drop their leaves and sap over the building causing ongoing maintenance issues.

Early images, identified by the landscape architect, suggest that these species were not present in the images of either 1925 or 1936.

Figure 132 & 133

Underground services – New stormwater.

Landscaping Primary & Secondary

Please refer to the drawing provided as part of the Hydraulics package.

Direct - acceptable

The works are required to improve site drainage and protect the building into the future therefore the impact is acceptable.

Underground services – Water and gas. Landscaping Primary & Secondary

Please refer to the drawing provided as part of the Hydraulics package.


The works are required to improve services to the building for its future use and therefore the impact is acceptable.

Underground electrical services – Power, Telstra and NBN.

Oil Palms, paved area, & southern concrete path

Secondary & Intrusive

The concrete path running down the southern side of the building will be removed along with the two oil palms (and paving) to facilitate the underground installation of the services. Refer to drawing package. The mechanical services plan will be provided when it becomes available.


The Ergon pillar box, on the Abbott Street frontage, is located on the south-west corner of the common property of the Lot. The route for installing the conduit/cabling for the power upgrade to the building that will cause the least disruption to the existing landscape features is from this pillar box along the southern boundary. This also allows the most direct route and least disturbance to get power to the SMB located in the Plant Room. Similarly, the Telstra and NBN will follow this same route. It is for these reasons the trench is to be located here. This is a necessary impact for upgrading power and communications in the building. The trench will also be serviceable in this location. While the works will require the removal of the two (2) Oil Palms these are relatively new plantings (as identified in the CMP) and not of primary significance.

Services - Chilled water connection from Art Gallery.

Art Gallery façade Primary Chilled water will be supplied from the existing chilled water plant at the Cairns Art Gallery via in ground and above ground chilled water pipe work between the two buildings. The mechanical services plan will be provided when it becomes available.


The above ground pipe will run up the southern side of Art Gallery to connect with the existing chiller (refer to Figure 134). This will be visible on the building, having a minor impact on the aesthetics of the southern wall. Of note is that the water chilling tower is located on top of the Art Gallery’s eastern extension and not the original building. This means the works will have no impact on fabric of significance. These works are essential for providing A/C to the building and as such the impact is considered acceptable. This pipework will be fixed to the southern side of the Cairns Art Gallery Loading Dock/Mechanical Plant section and then connect to the existing Cairns Art Gallery chilled water pipework at high level. All pipework fixed to the outside wall

Figure 134


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37

of the Loading Dock/Mechanical Plant section will be lagged and covered with a metal flashing painted to match the existing wall colour. It is noted – this inclusion is a temporary measure, that will be remedied in the great precinct development.

Grease trap – Removal and install new.

Existing grease trap None The existing grease trap is old and raised above the existing surface level creating a trip hazard and occupying usable space. This will be removed and disposed of offsite and a new grease trap installed in the same location but flush with the ground level.

Direct – positive Compliance with Australian Standards and Building Code of Australia/NCC.

Figure 137

New fire hydrant.

None None A new fire hydrant is required outside the northern wall near the Cold Room to meet fire service compliance. Refer to Hydraulic Plans.


Compliance with Australian Standards and Building Code of Australia/NCC.

Refrigeration condensers – relocated existing

Existing condensers None The existing collection of condensers to be rationalised and relocated to obscure form Abbott Street. Proposed locations will be reflected on mechanical documentation

None The existing external condensers were constructed as part of the Hotel refurbishment and have no heritage value

Drive way - Demolition of driveway for services and to improve grade for compliance

Existing driveway (Shield Street Alleyway)

None The existing driveway at the end of the Shields Street alleyway needs to be removed to allow the trenching of services to the building. The existing driveway is also non-compliant as an access route to the building as the grade of ground is too steep.


The works will allow for the upgrade of services and bring the are up to code. The existing driveway is not of significance and its removal will have no impact on the heritage values of the space.


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Representations about referral agency response Development Application 1906-11563 SRA Under section 30.1 of the Development Assessment Rules Cairns Regional Council (CRC) would like to make representations to the concurrence agency about changing several matters in the referral agency response to 1906-11563 SRA. Each of these are detailed below.

Condition 2. We request that this condition be updated to reflect the changes accepted in this application? The condition should detail that the works must be carried out generally in accordance with the SOHI and what is approved as part of this make representation application.

Condition 4. Condition timing - For clarity Council requests that the wording of the condition be expanded or annotated to along the lines of the following: (a) – (d) After the award of contract but prior to the work commencing onsite in each area of the building.

Condition 5. Condition timing - For clarity Council requests that the wording of the condition be expanded or annotated to along the lines of the following: (a) After the award of contract but prior to the work commencing onsite in each area of the building.

Condition 7. Please find attached in Appendix 1 the updated Landscaping drawing L2.01 rev T1. As is demonstrated on the plan, Council will be replanting four (4) Alexander Palms (Archontophoenix alexandrae) to replace the two (2) Oil Palms & two (2) Alexander Palms that will be removed as part of the development. These new plants will be planted along the Abbott Street frontage where there are missing Palms in the formation. Planting where there are gaps will restore the row and ensure the entry in the Qld Heritage Register is not affected by change - Palm trees are strategically located within the lawn areas, with a row forming a border to Abbott Street (Qld Heritage Register, 2019).

Council will be unable to satisfy condition 7a that states the replacement trees must be mature specimens of at least 4.5m height. Council has contacted suppliers and is able to source four (4) 200L Alexander Palms which will be between 2.5m & 3m in height. Plants of this size will be easier to manoeuvre into place onsite using smaller machinery which will reduce the risk of the machinery impacting the concrete kerbing. They are also a much better size for planting in the narrow garden beds, will be able to establish more easily and will not be an exorbitant project cost.

As the Palms will be replaced at a ratio of one for one for the ones removed, and for the reasons noted above, it is requested that condition 7 is removed.


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Condition 8. An investigation of the condition of the kerbing was undertaken on 26 July 2019. This involved a visual inspection of all exposed surfaces and an inspection of several buried sections. The following was evident from the inspection:

• The top of the kerbing is heavily cracked; • A lot of the cracks penetrate right through the concrete kerbing; • Sections of the cement rendered topping are detaching from the kerb; • Modern re-topping attempts have been unsuccessfully due to debonding and poor

workmanship; & • Several sections of the kerb are heavily dilapidated and beyond repair with concrete missing.

Refer to Figures 1 - 16.

Following the investigation, it is Councils preference to retain as much of the original kerbing as possible and were required undertake the necessary repairs to preserve and present this historical element. To achieve this Council has identified that the following will be required:

1) All surfaces will be cleaned with a pressure cleaner to remove mould and algae; 2) All sections of failed topping will be removed and the remaining top face of the kerb

scabbled to prepare the surface for re-topping; 3) Any sections of the kerb that are heavily damaged will be cut out and replaced (like-for-like). 4) All areas where the cement render topping has been removed will have new cement topping

bonded with epoxy adhesive to leave a cementitious finish to match existing as closely as possible.

The approach is to do as little as possible but undertake necessary repairs to reduce further degradation. The works will ensure the detail of this significant element is not lost and will allow for the presentation of this feature. An archival recording will be undertaken to capture and document the work.

Further to this there are two small sections of kerbing that will have to be completely removed to allow the construction of the drainage channel around the perimeter of the building. The location of these sections are depicted on Landscape drawing L1.01 rev T1. Their removal is necessary for the preservation of building for future generations.

Figure 1 – Damaged topping Figure 2 – Cracked kerbing


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Figure 3 – Cracked kerbing (cont.) Figure 4 – Cracked kerbing (cont.)

Figure 5 – Cracked kerbing (cont.) Figure 6 – Cracked kerbing (cont.)

Figure 7 - Cracked topping Figure 8 – Missing topping (Abbott Street)


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Figure 9 - Cracked kerbing Figure 10 – Cracked and missing

Figure 11 – Damaged & missing kerbing Figure 12 – Dilapidated kerbing

Figure 13 – Cracked kerbing (Abbott Street) Figure 14 – Cracked & raised


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Figure 15 – Cracked kerbing Figure 16 – Cracked kerbing (Abbott Street)

Condition 10. Condition 10 enforces that where significant fabric is being replaced in a like-for-like method, each element must be date stamped. Council is accepting of this process for the majority of fabric being replaced however, it is unreasonable to date stamp every floorboard being replaced. Council therefore requests that the specification that floorboards are date stamped is removed from the condition.

Condition 11. To clarify, as detailed in the SOHI there are four (4) arches that bricks will be removed from and stored onsite in a designated area. There are three (3) on the eastern wall and one (1) on the south-eastern corner of the southern wall. The condition should be amended to reflect this. The location of these arches is depicted on Mechanical Services drawing 8384-M07 rev T1.

Condition 12. Condition 12 suggests that works are proposed to create a new opening for a doorway between the Clerks Room (RN.09) and the Office (RN.06) however this is not the case. There is an existing doorway in the brickwork between these rooms, which is not thought to be significant, that Council is proposing to widen to meet AS1428.1 – refer to Figures 17, 18, & 19. This will require the opening to be increased nominally by 100mm. Any bricks removed to achieve this will not be complete, only segments. It is the consultant teams’ opinion that retaining these pieces does not provide any historic value and the condition should therefore be removed.


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Figure 17 – Existing opening (Clerks & Office)

Figure 18 – Existing opening (width) Figure 19 – Existing opening (top)

Condition 14. The temporary removal of the Judge’s Bench will be in accordance with Condition 14 however, Council proposes to store the item offsite with the other moveable heritage items removed during early works. Storing offsite will reduce the potential for the item to be damaged during construction.

Condition 16. Councils intention is to conceal new services underfloor and in the ceiling space. The consultant team have gone to great lengths to conceal all new services without affecting the original fabric. All attempts have been made to locate new power points where existing ones were or in new skirting. However, the adaptive reuse of the building requires additional power and data outlets. All new outlets are to be in skirtings or floor boxes to avoid chasing walls wherever possible. To surface mount the outlets on the skirtings minor alteration to the backs of the 35mm thick skirting are


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required. Where cabling enters a room from underfloor a rebate will be made in the back of the skirting to conceal the cable. This minor alteration will not compromise the integrity of the board but will allow for a cleaner presentation of each space. The locations of the outlets are depicted on the Electrical Services drawing E06 rev T3.

There are several areas in the building where running cables underfloor is unachievable. In these locations fabric will have to be chased or rebated to conceal services. Detail of where this will occur is provided below.

Court Reporters Room (RN.02): The Court Reporters Room floor is a thick concrete slab and there is no opportunity to run services underfloor. Therefore, Council is proposing to bring the electrical and data cables through a hole in the corner of the wall from under the Court Room floor. To conceal the cables Council is proposing to chase the concrete slab. This will involve cutting into the slab and removing some of the concrete. Once the cables are in place the recess in the slab will infilled with a cementitious flowable grout mix level with the existing floor slab. A small rebate will be required in sections of the skirting board where the cables will come from the floor to the data and electrical outlets.

Passageway (RN.17): Council is proposing to mount a security panel on the eastern wall in the north eastern corner of the Passageway. This may be achievable by running the cable between the brick walls if a cavity exists. If it does not, the render will have to be chased to conceal a cable. There is an opportunity to chase the render at this location as much of the existing render on this wall will have to be patched and repaired during the refurbishment. This render has been damaged from the installation and removal of the buildings service cabinet, and a large portion is missing from when the Court House Hotel created an opening into the Court Room which has been refilled but not re-rendered – refer to Figure 20. It is the consultant teams’ opinion that chasing the wall to install the cable is acceptable as a significant amount of remediation is already required to rectify existing defects. This is the optimal location for the panel as staff will enter the building from the northern verandah and disarm the alarm upon entry. Once works are complete the cable will be concealed, the wall will have a uniform finish and only the security panel visible.

Figure 20 – Passageway wall brick infill


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Office (RN.08): An inspection under the Office Room floor has revealed there is concrete slab (approx. 200mm) under the floor framing. This slab is restricting movement and will make running cables difficult. If cables cannot be run underfloor, Council is proposing to rebate some of the skirting boards in this room for the purpose of concealing service cables. The skirtings in this room are 35mm thick and rebating will only be to a depth of 10mm, ensuring the boards integrity is not compromised by the works. The walls where this will occur are from the 1968 extension and not the original construction.

Jury Room (RN.03) – The Jury Room, adjacent to the Plant Room will be utilised as the Comms room following the completion of the refurbishment works. As a result, it will house the data racks, security, cctv and communication equipment. Where the cabling for this equipment enters the room from underfloor it is Councils intension to mount the cable trays to the wall which will occur in three (3) locations. To achieve this the cable tray will be formed over the face of the skirting board to avoid damage to the fabric. Refer to layout view and elevations on Electrical Services drawing E05 rev T2. There will also be a requirement to bring cabling from underfloor up through holes in the timber floor boards to the data racks.

Condition 17. Although indicated as doorways on the original drawings, site investigations clearly show where alterations have been made to the architraves to extend and create door reveals – refer to Figure 21 & 22. It is unknown when this change occurred however it is the consultant teams’ opinion that it was likely during the initial construction. Without knowing the date of the change Council will not be returning the doorways to windows but instead placing a glass infill in each to block the openings. This infill will be full height fixed glazing in the opening below the exiting refurbished transom window to allow the presentation of existing features including the door reveals and architraves. The inclusion of the infill will create useable spaces that may be utilised for the display of the moveable heritage items. The works are reversible.

Figure 24 – Join in architrave


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Figure 25 – Join in architrave (cont.)

Condition 18. There are many locations were penetrations for services are required greater than 25mm. These include for the mechanical services, electrical services, communication services & hydraulic services. It is Councils intension to reuse existing openings wherever possible but it is likely most of these will have to be increased in size and new penetrations will be required. To demonstrate where existing openings are and where new openings are required refer to the the plans in Appendix 2. The exact dimensions of each opening is currently unknown and the majority of these will be determined during the construction phase of the project. Some of the plans provided detail the size of service lines, however many services will run through the same openings. To ensure the creation of these penetrations do not have a detrimental impact on building Council will ensure none are made in a structural load bearing elements and each opening is kept to the minimum required. When penetrations are made through brickwork Council will endeavour to salvage and store any bricks removed in accordance with the Retention Strategy. An archival recording will also be undertaken.

Condition 19. Condition timing - For clarity Council requests that the wording of the condition be expanded or annotated to along the lines of the following: (a) – (b) After the award of contract but prior to the work commencing onsite in each area of the building.


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Condition 20. During early works Australian Heritage Specialists (AHS) conducted site visits to collect paint samples for Colour Scrape Analysis (CSA). The results of the CSA were examined in conjunction with Historical Photographic Analysis (HPA) to determine the original (or earlies possible) paint scheme for the building. The results of these analyses form the basis of the Historical Colour Analysis (HCA) which determines the original colour for all exterior and interior paint works at the Court House. A copy of the HCA is attached in Appendix 3. Council therefore requests that the condition 20 is removed.

General Advice item 3. The project architect and heritage consultant have prepared options for the external colour scheme. Following a review of these option by the CRC Councillors and CRC senior management option 3b has been chosen as the external colour scheme. A copy of the colour option 3b is attached in Appendix 3. Council therefore requests that the requirement in General Advice item 3 in relation to Colour schemes is removed.

References

Queensland Heritage Register: Cairns Court House Complex: 600376.


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Appendix 1 - Landscape drawings


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1

5

0

P

V

C

METAL

FENCE

LOW CONC

WALL

2.0

2

.0

2.0

2

.0

2

.2

2.2

2

.2

2.2

2.2

2.2

2

.

2

2

.

2

2

.

2

2.2

2.2

2

.4

2.4

2.4

2

.

4

2.42.4

2

.

4

2

.

4

2

.4

2

.

4

2.4

2.4

2.6

2.6

2

.

6

2

.6

2

.

6

2

.

6

2

.

6

2

.

6

2.6

2

.

6

2

.

6

2

.

6

2.8

2

.

8

2

.

8

2.8

2

.

8

2

.

8

LPLPLP

LP LP LP

WW

FEN

CIN

G

7.14

%

7.14

%

01 02 03

1 2 3

1

2

3

3R(1

88 m

m)

2G(2

50 m

m)

1 2 3 4 5 6 7 8

9

10

11

12

13

14

15

16

17

18

1920212223

Cairns ArtGallery

2.22 A

HD +

Pool

CarparkRamp up

Fence

2RP744972

FH

RP908330

25.470 m

25.670 m

41.93

0 m

100.9

00 m

B

i

n

LPBin

LP

S

SS S S S S S

SS

S

S SS S S S S S

S

S

S

S

S

SS

S

S

S

SS

SS

S

S

S

S

S SS SS SS S

// //// // // //

////

////

////

////

////

////

////

////

// //// // // //// //// // // //E-SW

E-SWE-SW

NORTHWALKWAY

ABBOTT STVERANDAH

EASTERN ENTRYVERANDAH

SOUT

HVE

RAND

AH

NORT

HVE

RAND

AH

SOUTHWALKWAY

FLAG POLE TOBE RETAINED

L3.0105

PORPHORYSTEPPING PADS

EXISTINGPALMS TO BERETAINED

NOT IN THISCONTRACT

ALL EXISTINGVEGETATION TO BEPROTECTED DURINGCONSTRUCTION

REFER CIVIL FOR DRAIN DETAILS

L3.0104

L3.0101

L3.0102

L3.0107

L3.0106

EXISTING PALM TO BE RETAINED

PLANTING AREA TYPE 1 (PA1) -GENERAL PLANTING AREAS AS SPECIFIEDPA1

NEW TURF OVER TOPSOIL & CULTIVATEDSUBGRADE AS SPECIFIED

DECOMPOSED GRANITE AS SPECIFIED

PROPOSED TREE.REFER PLANT SCHEDULE

PAVEMENT TYPE 1 - REFERARCHITECTURAL FINISHES

NEW CONCRETE EDGE AS SPECIFIED

HERITAGE CONCRETE EDGE TO BE RETAINED

HERITAGE CONCRETE EDGE TO BE REMOVED

IRRIGATION CONTROLLERCOMPLIANT ALL ABILITIES PATH

NEW REINFORCED TURF OVER TOPSOIL &SUBGRADE AS SPECIFIED

PROPOSED PALM REFERPLANT SCHEDULE

daterev. no description

client

project

drawn

dateapproved

rev

project number

drawing number

title

drawn

scale

northpoint

p 0439 005 294 | e [email protected] | PO Box 781 Bungalow 4870

(AT A1 SIZE SHEET) 0

CLARKE & PRINCE ARCHITECTS

COURT HOUSE REFURBISHMENT

SURFACE TREATMENT PLAN

D.E. S.M. 08/08/2019

1903-025/CD

L1.01 T1

01 PRELIMINARY 10/05/2019 DE

02 FOR APPROVAL 23/05/2019 SM




T1 TENDER ISSUE 08/08/2019 SM

1:150

LEGEND:

1.5 3 6 7.54.5

#6152228


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METAL

FENCE

LOW CONC

WALL

2

.

2

2

.4

2.4

2.4

2

.

4

2.4

2.4

2

.

4

2

.

4

2

.4

2

.

4

2.6

2.6

2

.

6

2

.6

2

.

6

2

.

6

2

.

8

2.8

2

.

8

LP LP LP

WW

7.14

%

7.14

%

1 2 3

1

2

3

3R(1

88 m

m)

2G(2

50 m

m)

Fence

41.93

0 m

100.9

00 m

SS

S

S

S

////

////

////

////

////

////

// //// // // //// //// // // //E-SW

E-SW

ABBOTT STVERANDAH

16 ZEP CAN

46 ZEP CAN

54 DIE GRA

30 GAR AUG

1 LAR ARC

30 GAR AUG

1 LAR ARC

46 ZEP CAN

54 DIE GRA

60 ZEP CAN

69 PHY MUL

100 GAR AUG

60 ZEP CAN

63 GAR AUG 60 PHY MUL

RETAIN EXISTINGPALMS (X6)

56 ZEP CAN

26 ZEP CAN

75 DIE GRA

33 MUR MIN

52 ZEP CAN

54 PHY MUL 120 GAR AUG

36 ZEP CAN

75 DIE GRA

33 MUR MIN

26 ZEP CAN

27 GAR AUG

15 PHY MUL

24 ZEP CAN

24 ZEP CAN

66 GAR AUG

RETAIN EXISTINGPALMS (X2)

20 DIE GRA

1 ARC ALE(REMOVE EXISTING TREE

STUMP PRIOR TO PLANTINGNEW PALM)

1 ARC ALE(REMOVE EXISTING TREE

STUMP PRIOR TO PLANTINGNEW PALM)

2 ARC ALE

EXISTING PALM TO BE RETAINED

PLANTING AREA TYPE 1 (PA1) -GENERAL PLANTING AREAS AS SPECIFIEDPA1

PROPOSED TREE.REFER PLANT SCHEDULE

PROPOSED PALM REFERPLANT SCHEDULE

daterev. no description

client

project

drawn

dateapproved

rev

project number

drawing number

title

drawn

scale

northpoint

p 0439 005 294 | e [email protected] | PO Box 781 Bungalow 4870

(AT A1 SIZE SHEET) 0

CLARKE & PRINCE ARCHITECTS

COURT HOUSE REFURBISHMENT

PLANTING PLAN

D.E. S.M. 08/08/2019

1903-025/CD

L2.01 T1



T1 TENDER ISSUE 08/08/2019 SM

1:100

LEGEND:

CODE SPECIES COMMON NAME POTSIZE QUANTITY

ARC ALE ARCHONTOPHOENIX ALEXANDRAE ALEXANDER PALM 200L 4DIE GRA DIETES GRANDIFLORA FAIRY IRIS 140mm 278GAR AUG GARDENIA AUGUSTA MAGNIFICA CAPE JASMINE 140mm 270LAR ARC LAGERSTROEMIA ARCHERIANA QLD. CREPE MYRTLE 200L 2PHY MUL PHYLLANTHUS MULTIFLORUS WATERFALL PLANT 140mm 129

MUR MIN MURRAYA PANICULATA MIN-A-MIN DWARF MOCK ORANGE 140mm 66

ZEP CAN ZEPHRANTHES CANDIDA RAIN LILY 140mm 388

PLANT SCHEDULE

The contractor shall review the plant schedule to ensure that drawings and schedules concur. Where insufficient detail ordiscrepancies may exist on either the plans or the schedule, it is the contractors responsibility to resolve immediately with theLandscape Architect and prior to providing tender pricing, signing work contracts or commencement of works.

1 2 3 4 5

JOINS SHEET L2.02

#6152228


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Appendix 2 - Marked penetrations on drawings


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Documents

5.1 HERITAGAE IMPACT ASSESSMENT TABLES TABLE 4 – …...The floor vents were found to be less efficient and maintenance would be far more difficult with ducting and pipes underfloor