Mid-Century Modern Heritage in Beaumaris and Black RockVoluntary Heritage Protection

Bayside’s southern suburbs of Beaumaris and Black Rock are home to many significant mid-century properties.

Mid-century modern architecture plays a pivotal role in making these suburbs special. It helps to create unique and special neighbourhood identities; creating iconic local streetscapes that contribute to making Beaumaris and Black Rock the highly valued and much loved places they are today.

Council is introducing a voluntary nomination approach for the protection of mid-century heritage in Beaumaris and Black Rock.

Why is Council undertaking this process?Protecting our heritage buildings, streetscapes and precincts is an important function of local government.

In July 2017 Council announced plans to conduct a Mid-Century Modern Heritage Study in Beaumaris and Black Rock aimed at identifying properties from this era for potential heritage protection. Early stages of the process were met with significant community opposition as a result of the proposed introduction of an Interim Heritage Overlay on properties identified as having potential heritage significance.

In response to the community’s concerns Council is exploring a new approach to enable heritage protection for this style of architecture in Beaumaris and Black Rock. A voluntary nomination process seeks to provide a balance between the concerns of the community and property owners with the need to deliver heritage protection.

Property owners can nominate their property for consideration of its heritage value. Nominating a property for consideration involves a commitment that if the property is assessed as having heritage significance it will be listed and protected by a Heritage Overlay. The diagram on page 4 provides an overview of the key stages in the process.

What does a heritage overlay do?When a property has a Heritage Overlay (HO), a planning permit is required for subdivision, demolition, construction and works. The HO aims to conserve and enhance the heritage value of the property, and ensure that new development does not adversely affect its significance.

Heritage protection does not prevent development. Instead, it requires that any new development, renovation or works proposed will need to respond to the heritage features of the building or other features (such as trees) on the site. This means that it is possible to develop, alter or extend a listed property, as long as the proposed works do not cause detriment to the property’s heritage values which are the reasons why it was listed.

Protecting our heritage buildings, streetscapes and precincts is an important function of local government

Heritage controls do not prohibit development, subdivision or demolition of a property but do require planning approval for any of these activities

Mid-Century Modern Heritage in Beaumaris and Black RockVoluntary Heritage Protection

Is a permit required for any proposed changes to the property?No, routine repairs and maintenance, including painting in an existing colour scheme do not require a permit. There is usually no control over internal alterations, so renovations of kitchens and bathrooms, for example, would not require a planning permit. Internal heritage controls only apply for very specific and significant interiors – for example for architect designed built-in furniture - but this control is very rarely used for private homes and places listed as locally significant.

Also, Council can apply specific permit exemptions for properties to exempt non-significant buildings and structures from permit requirements.

Will heritage protection affect property values?There is no definitive answer to this question. A number of studies have investigated the effect of heritage listings on property values and found impacts ranging from no impact, positive impact, and negative impact.

Property prices go up and down for a number of reasons: market conditions, seasonal fluctuations, location, size, amenity, the state of neighbouring properties, building use, rental return, economic conditions, quality of buildings, etc. It is therefore difficult to isolate the specific effects of heritage listing.

The era, condition and style of heritage features, along with the cost of maintenance, as well as other significant qualities offered by the property, and the target market’s personal taste are all key factors influencing price. If heritage features are in excellent condition/restoration, easily maintained and do not reduce functionality or involve long-term costs, they are likely to increase the property’s value.

Heritage controls do not prohibit development, subdivision or demolition of a property but do require planning approval for any of these activities. Where there is some capacity to develop the land without compromising heritage significance, the impact on values may be less than where there is little capacity for further development.

Will heritage protection affect the Council rates?Council rates are based on property valuations so a change in the value of a property may affect rates.

What makes a property ‘heritage significant’?A number of criteria have been broadly adopted by heritage authorities across Australia. These include the:

• Importance to the course or pattern of our cultural or natural history (historical significance).

• Possession of uncommon rare or endangered aspects of our cultural or natural history (rarity).

• Potential to yield information that will contribute to an understanding of our cultural or natural history (research potential).

• Importance in demonstrating the principal characteristics of a class of cultural or natural places or environments (representativeness).

• Importance in exhibiting particular aesthetic characteristics (aesthetic significance).

• Importance in demonstrating a high degree of creative or technical achievement at a particular period (technical significance).

• Strong or special association with a particular community or cultural group for social, cultural or spiritual reasons. This includes the significance of a place to Indigenous peoples as part of their continuing and developing cultural traditions (social significance).

• Special association with the life or works of a person, or group of persons, of importance in our history (associative significance).

More information about the application of the Heritage Overlay and the determination of heritage significance can be found at:

www.heritage.vic.gov.au/__data/assets/pdf_file/0018/55530/Applying-the-Heritage-Overlay-Practice-Note.pdf

Bayside City Council 76 Royal Avenue Sandringham VIC 3191Tel (03) 9599 4444 Fax (03) 9598 4474enquiries@bayside.vic.gov.au www.bayside.vic.gov.au

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Will I be required to restore a building to its original appearance or to maintain my building?No. Owners or occupiers are not required to restore or return a building to its original appearance. However, Council does provide free heritage pre-application advice to people seeking guidance on restoring or making alterations to heritage places and buildings.

What assistance is there for owners or managers of heritage places?Council has a heritage adviser who can provide free pre-application advice to owners of heritage places. In addition, a property owner may request that Council agree to waive a planning application fee for permits requiring minor heritage works.

Will heritage protection affect building insurance?As long as heritage buildings are structurally sound, water tight, secure and well maintained, there should be no change to insuring heritage properties following heritage protection. Premiums should not be any higher than for those properties outside a Heritage Overlay. However, it is recommended that property owners and occupiers confirm this matter with their individual insurer.

What is the next step in the voluntary process?Interested property owners are invited to contact Council to make an appointment to meet with Council staff and heritage consultants to discuss their property. Following this, if owners wish to pursue a heritage assessment of their property they will be required to formalise the request via a Memorandum of Understanding which clearly sets out the process in detail. The diagram on this page outlines the process for voluntary heritage protection.

How do I find out more?Contact Damian Meoli, Strategic Planner Email: dmeoli@bayside.vic.gov.au Tel: 9599 4368

November 2018 – March 2019

March – April 2019

April – May 2019

May – October 2019

Home owners nominate properties for heritage

assessment

Homes are assessedfor heritage significance

Council commences Planning scheme amendment to

include new heritage listings

Planning scheme amendment approved, properties listed in

a heritage overlay

Pro

cess

Tim

elin

eNovember 2019 – ongoing

Properties covered by heritage overlay and permit required for any development, modification

or subdivision

We arehere

These images are for illustrative purposes only and seek to provide examples of the architectural era.