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Bridgetown Special Design Heritage Precinct:
DEVELOPMENT GUIDELINES
presented byScott Donaldson
Manager Planning - Shire of Bridgetown-Greenbushes&
David SingePrincipal of Nextpractice
conte
nt
policy context
the precinct
development guidelines 1997
development guidelines review 2010
on-ground outcomes
conclusions
polic
y c
onte
xt town planning scheme No.
3 part VII and Schedule 4 of the Scheme deals with significant
historic buildings, places, objects and the town centre heritage precinct
schedule 4 lists 31 “places, buildings and objects of historical or scientific interest” that should be conserved and preserved …. all 31 places remain today
“Council’s objective, recognising the Precinct’s historic and townscape significant and the tourist importance of Bridgetown, is to ensure retention of the character of the Precinct as a whole and the buildings within.”
in assessing development the Shire “will have regard to any development guidelines which have been adopted to assist in the retention of the established and recognizable character of the Precinct.”
the p
reci
nct
Clause 7.5 designates the Bridgetown Special Design Heritage Precinct Scheme to acknowledge the historic significance of buildings along Hampton and Steere Streets
Clause 7.5 also requires adoption of Statement of Policy and Development Guidelines for the Precinct
special design heritage
precinct
the p
reci
nct
precinct extent
special design heritage
precinct
the p
reci
nct
of the 48 properties in the Heritage Precinct six are included the State Heritage Register
of the 31 places listed in Schedule 4 of the Scheme, 19 places are located within the Heritage Precinct
construction dates of Schedule 4 places range from 1870 for Maslin House (Bridgetown Pottery) to 1938 for the Westpac Bank
all properties in the Precinct front Hampton Street, except the Bridgetown Newsagency or former Bridgetown Railway Station
heritage values
the p
reci
nct
Maslin House (c 1870)
the p
reci
nct
Westpac Bank (c 1936)
guid
elin
es
1997
under the Scheme where planning approval is to be granted “all buildings and other structures must be of a design and materials compatible with the general appearance of other buildings within the Precinct, as well as Council objective and development guidelines.”
all development requires approval from the Shire including:• demolition or removal of buildings• works which affect the external appearance of a building• construction of additions and outbuildings• erection of a fence or a wall; and • development of new buildings
application
guid
elin
es
1997
Town Planning Scheme No. 3 - Bridgetown Special Design Heritage Precinct – Statement of Planning Policy was originally adopted by Council in May 1997
the Bridgetown Heritage Precinct: Development Guidelines were adopted as Attachment 2 of the Policy
“The purpose of the guidelines is to ensure any new buildings and alterations to existing buildings within the Precinct are compatible with and complementary to the historical built environment, while maintaining the diversity and character of the streetscape.”
adoption
guid
elin
es
1997
the Guidelines provide direction to the Shire, developers and landowners on works to existing buildings and the construction of infill development within the Precinct
all development proposals (including painting, new colour schemes, tiling etc.) require approval and are assessed under the Guidelines
the original guidelines and sketches were prepared by architect David Singe
purpose
guid
elin
es
1997
a design practitioner’s response - in part a design manual a response to ‘Subiaco Restoration’ interpretations of
heritage within the precinct – bull nose verandahs, turned columns and brunswick green and cream colour schemes
particular emphasis on the diversity of architectural styles represented within the precinct – recognised and vernacular
uncovering what is/was there and building on that discussion not only of the individual elements (roofs,
verandahs, parapets etc) but of the overall composition, proportion and scale of the building
author’s comment
guid
elin
es
1997
Rural & Industries Bank building (façade 1994)
guid
elin
es
1997
Chemists building
guid
elin
es
2010
a comprehensive review of the Policy and Development Guidelines commenced in August 2009 by Annette Green (as Regional Heritage Advisor) and Scott Donaldson
better reflect current heritage practice and terminology include a more comprehensive introduction, legislative and
policy background and objectives most notable changes to requirements for demolition, new
development, building heights, roofs, colour schemes and signage
review
guid
elin
es
2010
• conserving, adapting and extending contributory heritage buildings
• demolition• new development – general and outbuildings• setbacks and subdivision pattern• parking and access• heights• parapets and roofs• verandahs, canopies and balconies• street facades and other facades• colour schemes• signage• landscaping
scope
guid
elin
es
2010 contribution
a significant change was the introduction of graded levels of contribution that individual places have to the overall cultural heritage values of the Precinct
Table 1 prescribes the desired outcomes for places based on three levels of varying contribution being Considerable, Some or Little/No Contribution
assists the assessment of development and application of the guidelines relative to the value of the place
levels of contribution table
Level of Significance
Description Desired outcome
Considerable contribution
Very important to the significance of the Heritage Precinct.
Conservation of the place is highly desirable. Recommended for entry in the Local Government Heritage List.
Any external alterations or extensions should be designed and sited in a manner that respects and complements the significance of both the place and the area, in accordance with the Development Guidelines.
Significant internal detailing should be conserved in areas accessible to the public.
* Places that have been entered in the State Register of Heritage Places are protected under the Heritage of Western Australia Act 1992. For these places, proposed works and/or change of use will need additional referral to the Heritage Council of Western Australia. In these cases additional conditions may be applied in order to achieve an appropriate conservation outcome.
Some contribution
Contributes to the significance of the Heritage Precinct.
Conservation of the place is desirable. Recommended for inclusion in the Local Government Municipal Inventory.
Any external alterations or extensions should be designed and sited in a manner that respects and complements the significance of both the place and the area, in accordance with the Development Guidelines.
Conservation of significant internal detailing is encouraged in areas accessible to the public.
Little/No contribution
Does not contribute to the significance of the Heritage Precinct.
Existing fabric does not need to be retained.
Any new (replacement) development on the site, or any external alterations or extensions to the existing building, should be designed and sited in a manner that respects and complements the significance the area, in accordance with the Development Guidelines.
guid
elin
es
2010
guid
elin
es
2010
insert contributions figure 1
graded levels of contribution
the p
reci
nct
considerable contribution – Bridgetown Hotel
the p
reci
nct
some contribution – old Pharmacy
the p
reci
nct
little/no contribution – Commonwealth Bank
guid
elin
es
2010 illustrations
a series of new sketches were prepared by Nextpractice to illustrate some aspects of the Guidelines, indicating Acceptable, Preferred and/or Not Appropriate outcomes
the sketches are a tool for Shire Council and staff, developers and landowners to better understand and respond to the requirements
guid
elin
es
2010
parking and access
guid
elin
es
2010
building heights
guid
elin
es
2010
signage
guid
elin
es
2010
signage
guid
elin
es
2010 adoption
the draft Policy and Development Guidelines review was adopted by Council in September 2010 for consultation
no public comments were received during advertising HCWA suggested incorporating the full railway yards and
Paterson & Co packing shed into the precinct National Trust confirmed support and prompted the need
for heritage policy to extend beyond the precinct Council adopted the revised Policy and Development
Guidelines in November 2010
on-g
round o
utc
om
es new infill development
Ross shop development - original
on-g
round o
utc
om
es
Ross shop development – street frontage
on-g
round o
utc
om
es
Ross shop development – 3 x facades
on-g
round o
utc
om
es
Ross shop development – details
on-g
round o
utc
om
es
Ross shop development – verandah enclosure
on-g
round o
utc
om
es
‘Blackwood Valley’ infill shop
new infill development
on-g
round o
utc
om
es
‘Blackwood Valley’ infill shop – street frontage
on-g
round o
utc
om
es new infill development
Shire public toilets and community stall – street
frontage
on-g
round o
utc
om
es
‘Blackwood Fresh’ development – historical
facade
restoration/renovation
on-g
round o
utc
om
es facade
restoration/renovation
‘Blackwood Fresh’ development – pre works
on-g
round o
utc
om
es
‘Blackwood Fresh’ development – street frontage
on-g
round o
utc
om
es
‘Blackwood Fresh’ development – corner entry
on-g
round o
utc
om
es
‘Blackwood Fresh’ development – pre-works rear
on-g
round o
utc
om
es
‘Blackwood Fresh’ development – post-works rear
on-g
round o
utc
om
es colour and signage
‘Bridgetown Meat Supply’ – street frontage
on-g
round o
utc
om
es colour and signage
‘Red Panda’ – street frontage
on-g
round o
utc
om
es
‘Red Panda’ – silver wall
on-g
round o
utc
om
es colour and signage
IGA – street frontage
on-g
round o
utc
om
es intervention
‘Freemasons Hotel’ – original frontage
on-g
round o
utc
om
es
‘Freemasons Hotel’ – design drawing
on-g
round o
utc
om
es
‘Freemasons Hotel’ – post intervention
on-g
round o
utc
om
es
‘Freemasons Hotel’ – window to door detail
concl
udin
g
com
ments development viability
Developing in accordance with guidelines is only one factor that could tip the viability of a project involving heritage buildings/fabric, with others including; parking and facilities (in particular toilets) upgrades
triggered by a change in use meeting disabled access requirements working with old and possibly deteriorated fabric upgrading the structural capacity of the existing fabric
concl
udin
g
com
ments general
guidelines by nature at some level are subjective – this can provide flexibility where appropriate and lead to different interpretation
about complimentary development – more sophisticated arguments about contrasting the new in a contemporary aesthetic against the original fabric are not catered for
important to differentiate between preserving and enhancing heritage values and creating ‘faux’ heritage
making good decisions based on information at hand, experience, needs of landowners and values of the place or building