0320 - 205-211 Queens Pde, Clifton Hill - Heritage ... Queens Parade Precinct (HO330) ..... 12 3.2 Contribution of the Existing Building to the Heritage Precinct ..... 13 4.0 THE

HERITAGE ASSESSMENT of

PROPOSED DEVELOPMENT at

205-211 QUEENS PDE & 6-12 DUMMETT CRES, FITZROY NORTH

Prepared for Mr Abraham Pace

By:

COLEMAN ARCHITECTS PTY LTD

Architects + Heritage Consultants

2/18 Hamilton St, Mont Albert, Victoria 3127

March 2017

COLEMAN ARCHITECTS PTY LTD Architects + Heritage Consultants

0320: Heritage Assessment: 205-211 Queens Pde & 6-12 Dummett Cres, Clifton Hill P a g e | 2



Contents

1.0 INTRODUCTION & BACKGROUND .................................................................................................... 4

2.0 DESCRIPTION AND HISTORY OF THE HERITAGE PLACE .................................................................. 4

2.1 Location ............................................................................................................................................ 4

2.2 Current Use of the Heritage Place .............................................................................................. 5

2.3 Description of the Heritage Place ............................................................................................... 5

2.4 History of the Heritage Place ........................................................................................................ 8

3.0 CURRENT HERITAGE STATUS OF THE PLACE .................................................................................. 12

3.1 Queens Parade Precinct (HO330) ............................................................................................. 12

3.2 Contribution of the Existing Building to the Heritage Precinct ............................................ 13

4.0 THE PROPOSAL ................................................................................................................................... 14

5.0 PLANNING AND HERITAGE CONTROLS ......................................................................................... 15

5.1 Zones and Overlays ...................................................................................................................... 15

5.2 Victorian Heritage Register/Victorian Heritage Inventory .................................................... 16

5.3 Heritage Provisions ......................................................................................................................... 16

6.0 ASSESSMENT OF HERITAGE IMPACT OF THE PROPOSAL ............................................................. 19

5.0 CONCLUSION.................................................................................................................................... 26

ATTACHMENT A ..................................................................................................................................... 28

Statement of Qualifications and Experience ................................................................................. 28



1.0 INTRODUCTION & BACKGROUND

This Heritage Assessment has been prepared for Mr Abraham Pace and addresses the

heritage impacts and issues associated with the proposed redevelopment of the properties

at 205-211 Queens Parade and 6-12 Dummett Crescent, Fitzroy North, which are all or

partially included within the heritage overlay of the Yarra Planning Scheme. The land at 205-

211 Queens Parade is occupied by the former showroom and garage of Clifton Motors

which is an individually significant building in the heritage overlay, whilst the land at 6-12

Dummett Crescent is vacant. Whilst the land at 12 Dummett Crescent is included in the

heritage overlay, the previously approved demolition of the former structures on the site

means this report will focus primarily on the former Clifton Motors site.

The proposed redevelopment of the two sites includes the partial demolition of the former

showroom and garage of Clifton Motors at 205-211 Queens Parade, and the construction of

a nine-storey commercial and residential building on that part of the site, an eleven-storey

residential tower on the Dummett Crescenyt part of the site, and three basement levels over

the combined site.

This report was prepared by Ian Coleman, principal of Coleman Architects Pty Ltd, who has

33 years experience in the heritage field, including 23 years providing heritage advisory

services to local government. Details of Ian's qualifications and experience are provided in

Attachment A appended to this document.

Report Preparation

This report has been prepared in accordance with the Australian ICOMOS Charter for the

Conservation of Places of Cultural Significance (Burra Charter) and the guidelines for the

preparation of Heritage Impact Statements adopted by the Heritage Council of Victoria in

June 2004.

This report draws upon internal and external inspections of the building on the subject site; an

inspection of the precinct in which it is located, the Town Planning Permit Application

Submission prepared by James Livingston Planning, and architectural drawings TPA-01 to 18

prepared by Petridis Architects Pty Ltd, dated September 2016 along with amended

drawings TPA-05, 06, 07 and 18, dated 3 February 2017.

2.0 DESCRIPTION AND HISTORY OF THE HERITAGE PLACE

2.1 Location

The subject property is located on the south-east side of Queens Parade, Fitzroy North, and

comprises 2 lots at 205-211 Queens Parade and 4 lots to the rear, at 6-10 Dummett Crescent.

The total area of the site is approximately 1,450 square metres in area and is generally level.

The frontage of the Queens Parade component is located on the service road to Queens

Parade, approximately midway between the intersections with Dummett Crescent which

loops around behind the subject site. The part of the site at 6-10 Dummett Crescent has

frontages to both the southern and eastern section of Dummett Crescent.

To the south-west of the site on Queens Parade is a two-storey mixed use building at 201-203

Queens Parade, with the former United Kingdom Hotel, now a McDonalds Restaurant,

beyond. The lots to the north-east along Queens Parade are mostly single-storey

warehouse/showroom buildings.

Immediately to the south of Dummett Crescent is the ramp of the Heidelberg Road overpass

over Hoddle Street, with the circular east-bound on-ramp from Hoddle Street to the east.



Figure 1. Location map (Source: Google Maps)

2.2 Current Use of the Heritage Place

The property at 205-211 Queens Parade is occupied by the former showroom and garage of

Clifton Motors Pty Ltd. In recent years the building has operated as a restaurant and bar but

is currently vacant. The land at 6-10 Dummet Crescent is vacant, a warehouse building and

open carpark previously on the site having been demolished.

2.3 Description of the Heritage Place

The former showroom and garage of Clifton Motors has an impressive Moderne-style façade

to the former garage and workshops and is believed to have been designed by noted

architect J.H Wardrop in 1938.

The Queens Parade elevation is symmetrical about a two-storey vertical central element

which originally contained a residence and offices. The simple, horizontally composed wings

either side, have high brick parapets concealing the pitched roofs over the former workshop

and showroom areas. The street elevation is grounded with dark brown glazed tiles to door

height, with horizontal banded cream brickwork above. The parapets are capped with a

horizontal ladder-form brown brick band which is repeated on the side parapets of the

central section. The Queens Parade elevation is dominated by three rendered vertical fins in

the centre section, stepped and curved at the top in classic Art Deco or Moderne style. The

base of the fins is crossed with a narrow projecting band linking in a similar ribbed form, whilst

the balance of the two-storey central structure is clad in the same brown tiles as the lower

walls. Large, brick-framed signage panels are located prominently in the centre of the

flanking parapet walls and originally contained signage that advertised the services

provided by Clifton Motors.



Figure 2. Aerial view of the subject site and immediate environs (Source: Google Maps)

Figure 3. 205-211 Queens Parade Figure 4. East end

Figure 5. Central section Figure 6. West end



Figure 7. Detail of east end Figure 8. Detail of parapet

Figure 9. Detail of central section

Behind the central section, a two-storey brick structure capped by a terracotta pitched roof,

extends almost to the rear of the property. On either side, the timber trussed and corrugated

steel clad roofs of the former showroom and workshop extend to the rear of the site, skewed

to accommodate the splayed form of the lots. Internally, the former workshop and

showroom are simple, open spaces, reflecting their former use, into which amenities and

associated areas have been inserted to service the former restaurant and bar (Figs 10-12).

The two-storey central section is of brick construction and still contains much of the original

layout and materials of the former residence that occupied this section of the building,

including the timber stair to the first floor (Fig.13).

Figure 10. Interior of east end Figure 11. Detail of truss – east end



Figure 12. Interior of west end Figure 13. Stair at first floor level

The rear of the building at 205-211 Queens Parade is simply detailed and generally industrial

in form with the gable roofs of the former workshop and showroom evident (Figs. 14 & 15).

Figure 14. Rear (south) of upper level of centre section Figure 15. Rear (south) elevation with part of

6-12 Dummett Crescent in foreground.

Figure 16. Rear of 213 Queens Pde at right with 205-11 beyond.

2.4 History of the Heritage Place

Part of the subject site, namely 205-211 Queens Parade and 10-12 Dummett Crescent, is

included in the Queens Parade Precinct of the City of Yarra Heritage Overlay.

Queens Parade developed from a track in the 1850s that linked Melbourne to Northcote and

the Plenty River district. It was surveyed by Robert Hoddle in 1853 and was known as the

Heidelberg Road until the early 1900s. The earliest development along the section of the

Heidelberg Road now in the heritage overlay included the Scotch Thistle Hotel (now the

Terminus Hotel at the intersection of Brennand Street) at the Merri Creek crossing, and some



early bluestone terrace houses still standing at 434-438 Queens Parade almost opposite the

subject site.1

The area remained otherwise largely undeveloped until after 1875, but with the

commencement of the boom years of the 1880s and the commencement of the cable tram

service along the Heidelberg Road, the south side of the road saw more activity. During the

1880s and 90s the north side of Queens Parade saw significant development, particularly

commercial buildings west of the Queens Parade and Heidelberg Road intersection.

Following a development hiatus due to the effects of the Great Depression of the 1890s, a

number of Federation period commercial buildings were constructed in the early 1900s along

with landscaping of the broad median strips of Queens Parade.

In 1903, the area now occupied by the subject site was largely vacant with the exception of

a sawmill and woodyard owned by George Wheeler, located approximately where 205

Queens Parade now is (Figure 17).

Figure 17. Detail of MMBW Detail Plan No. 1264 dated December 1903 (Source SLV)

In 1915, the immediate area was formally subdivided with George Wheeler’s land being

identified as Lot 2 of the subdivision2 and in 1919, George and Lindsay Laity purchased Lot 3

immediately to the east of Wheeler’s woodyard. At that time, the land contained a

workshop occupied by garage proprietor George Markby.3 In 1921 the Laitys constructed a

new brick garage and residence on the property.4 In 1926-27, reflecting the dramatic

increase in car ownership in Australia during the 1920s, the Laity’s purchased George

Wheeler’s property (Lot 2) under Dinah Mary Isabel Laity name5 and, by 1927 the Laitys had

erected a car showroom on the site.6 Advertisements in the Northcote Leader that year

referred to taxis and touring cars for hire as well as ‘all kinds of repairs and overhauling at

1 From citation for the Queens Parade Heritage Overlay Area, City of Yarra Review of Heritage Overlay Areas 2007. 2 Lodged Plan No. 6254 and Certificate of Title for Lot 2, dated 7.7.1915. 3 City of Collingwood Ratebooks 1919-20 and Certificate of Title for Lot 3 of Plan of Subdivision 6254 dated

12.11.1920. 4 City of Collingwood Ratebooks 1921-22 5 Transfer on Certificate of Title for Lot 2 of Plan of Subdivision 6254 dated 12.1.1927 6 City of Collingwood Ratebooks 1926-27, 1927-28.

Documents

0320 - 205-211 Queens Pde, Clifton Hill - Heritage ... Queens Parade Precinct (HO330) ..... 12 3.2 Contribution of the Existing Building to the Heritage Precinct ..... 13 4.0 THE