Bridgetown Special Design Heritage Precinct:

DEVELOPMENT GUIDELINES

presented byScott Donaldson

Manager Planning - Shire of Bridgetown-Greenbushes&

David SingePrincipal of Nextpractice

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policy context

the precinct

development guidelines 1997

development guidelines review 2010

on-ground outcomes

conclusions

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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.”

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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

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precinct extent

special design heritage

precinct

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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

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Maslin House (c 1870)

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Westpac Bank (c 1936)

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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

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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

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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

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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

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1997

Rural & Industries Bank building (façade 1994)

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1997

Chemists building

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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

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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

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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.

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insert contributions figure 1

graded levels of contribution

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considerable contribution – Bridgetown Hotel

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some contribution – old Pharmacy

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little/no contribution – Commonwealth Bank

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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

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parking and access

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2010

building heights

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2010

signage

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2010

signage

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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

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es new infill development

Ross shop development - original

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Ross shop development – street frontage

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Ross shop development – 3 x facades

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Ross shop development – details

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Ross shop development – verandah enclosure

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‘Blackwood Valley’ infill shop

new infill development

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‘Blackwood Valley’ infill shop – street frontage

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es new infill development

Shire public toilets and community stall – street

frontage

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‘Blackwood Fresh’ development – historical

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restoration/renovation

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restoration/renovation

‘Blackwood Fresh’ development – pre works

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‘Blackwood Fresh’ development – street frontage

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‘Blackwood Fresh’ development – corner entry

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‘Blackwood Fresh’ development – pre-works rear

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‘Blackwood Fresh’ development – post-works rear

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es colour and signage

‘Bridgetown Meat Supply’ – street frontage

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es colour and signage

‘Red Panda’ – street frontage

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‘Red Panda’ – silver wall

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IGA – street frontage

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‘Freemasons Hotel’ – original frontage

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‘Freemasons Hotel’ – design drawing

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‘Freemasons Hotel’ – post intervention

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‘Freemasons Hotel’ – window to door detail

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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

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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