Heritage Impact Statement

STATEMENT OF HERITAGE IMPACT – 60 EVANS ST. ROZELLE BRIANNA JESSUP/ 307172686

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STATEMENT OF HERITAGE IMPACT

Proposed Addition and Alteration

at:

60 Evans Street, Rozelle, NSW 2039“The Valley”

prepared by:

Brianna Jessup Heritage

for:

Clients


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CONTENTS:

Introduction 3

Site Location 3

Site Context 4

Site Description 4

Physical Assessment 4 - 7

Assessment of Significance 8 - 9

Statement of Significance 9

Proposed Works 9

Statutory Controls 10 - 12

Conclusion and Recommendations 13


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INTRODUCTIONBrianna Jessup Heritage has been engaged by the applicant to prepare the following Heritage ImpactStatement. The proposal is for alterations and additions to be carried out to 60 Evans Street, Rozelle.The proposed work affects the rear, ground floor of the existing residence.

The proposed works have been design by Brianna Jessup Architects. The site is situated within theBalmain Peninsula Conservation Area clause 16(8) required that council assess the extent to whichthe carrying out of the development would affect the heritage significance of the conservation area.

SITE LOCATIONThe subject site is identified as Lot 1, DP.436211. The residence is situated on the corner of EvansStreet and Goodsir Street, the front elevation is facing West onto Evans Street.

Fig.1 – Map image from Googlemap.com

SITE


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SITE CONTEXT

The site is situated within the Balmain Peninsula Conservation Area in ‘The Valley’. Evans Street is aformer commercial precinct. Consequently the street retains many commercial and retail buildings,most of which have been converted for residential use. The area contains a diverse mix of buildingsincluding late Victorian style shop fronts (such as the subject site), mid Victorian workers cottages,modern terraces and commercial buildings.

Fig. 2 - View along Evans Street from the first floor balcony of 60 Evans Street

SITE DESCRIPTION

The subject site, 60 Evans Street, is occupied by a double storey, late Victorian style, shop front builtc. 1883. It was originally built as a bakery and parts of the original ovens are evident in the rear onthe property. On the whole, the building has been reasonably well maintained. The building hasbeen renovated to suit the new use as a residence. The rear of the building has undergone extensiverenovations, dramatically changing the Southern facade. While the front, Western facade hasstayed relatively true to its original shop front state.

PHYSICAL ASSESSMENT

(The physical assessment provided below has been taken from John Oultram’s Evans Street HeritageWorkshop handout.)

Exterior60 Evans Street, Balmain is a two storey brick, corner building in the Victorian style. The building is

currently used as a residence, but retains its former shop ambience. The original 2 storey building isin English bond face brick (painted), with a rendered parapet wall, a moulded cornice and urns. Sideand front windows to the ground floor have folding timber shutters with beaded boards andrendered bullnose sills.’

There is a cantilevered, timber framed verandah, with a bullnose, corrugated iron roof. The verandahhas timber posts and beam, a timber eaves beam with modern timber boards, and cast ironbalustrades and valance brackets. There is a return balustrade to the Goodsir Street end of theverandah.


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InteriorThe original brick walls have been plastered. There are four panel Victorian doors with mouldedoriginal Victorian architraves and original locks and hardware. The entry has modern tessellated tilesto the floor, with beaded timber board walls and ceiling. The polished timber stair retains the originalturned, timber newel posts and balusters.

The front corner bedroom retains the original wide timber floor boards. There is a change in directionof the timber board ceiling to this room. French doors to the corner are two panel doors with glassfanlight.

The Evans Street side ground floor bedroom has modern polished timber boards, and a 1920s plasterand lathe ceiling with decorative cornice and ceiling rose. The Victorian fireplace with timbersurround decorative boards and arch inset has a tessellated tile hearth.

Upstairs, original wide timber floor boards remain. The corner bedroom has a blind window with archhead to the building corner. Part glazed French doors with glazed highlight, and bolection moulds tothe lower panels lead to the verandah. The ceiling is timber boards with decorative plaster ceilingrose.

The Evans street side upstairs bedroom ceiling is either plaster and lathe, or fibrous plaster. There aretimber surround decorative boards to the fireplace.

The is a modern bathroom at the top of the stairs.

A later single storey extension extends to the rear of the builidng, with plasterboard ceiling anddecorative plaster cornice and polished wimber floors. Brick walls to the original building have beenpainted. The kitchen is modern with a row of 6 panels, glazed French doors that open onot a moderntimber deck.

Rear gardenThe house has a large garden to the rear, which extends to a narrow lanewat at the rear od theproerty, over a low brick wall with lattice fence. The laneway is a remnant of the origiinakl rearlaneways linked to denser lot patterns of the area.

The rear garden is generallymodern, with some mature trees and shrubs. Sandstone blocks havebeen used for garden edging. The area immediately adjacent to the timber deck have beenconcreted, with a circular brick pond to the south perimeter of the propert. A large fig tree is locatedadjacent to the deck.

Parts of the walls to an original brick bakery building remian, with oven doors intact. These wallshave been bagged, and infilled to form a raised grass terrace, accessed by modern timber stair to therear.

The rear yard is predominantly modern brick paving with raised, bagged brickwork planters and apond to Goodsir Street (with modern timber paling fence). Large timber gates open from GoodsirStreet to allow use of the brick paved area as a car hardstanding.


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Evans StreetEvans Street is a tree lines, sloping street., lined wth mid – late Victorian and Edwardian formercommercial building with balconies over the footpath (now converted to residential use) and midVictorian era single stoery workers cottages. Nil set-backs are common with generally higher scale ofbuilding comprising walls above 6m with mnay parapets and skillion roofs.

To the south is a two storey Victorian ear commercial builidng with nil setbacks and cantileveredbalcong (nwow converted for residential use). To the east is a 1970s era single storey cottage.

Fig.3 & Fig. 4 - View of the modern tessellated tiles on the floor at the entry and view of the timber staircasewith newel posts and balusters.

Fig.5 - View of the timber board ceiling with decorative plaster ceiling rose in the first floor bedroom.Fig.6 - View of facing South of the cantilevered, timber framed verandah.


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Fig.7 & Fig.8 - Interior view of the lounge room and kitchen; both are part of the later single storey extension

Fig.9 - View of the Eastern facade and adjoining property to the South from the backyard

Fig.10 - View from outdoor deck into the backyard showing the remnants of the original bakery ovens


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ASSESSMENT OF SIGNIFICANCE

The following assessment of significance has been prepared in accordance with the ‘AssessingHeritage Significance’ guidelines from the NSW Heritage Manual.(The statements provided have been quoted from John Oultram’s Evans Street Heritage Workshophandout.)

a) An item is important in the course, or pattern, of the local area’s cultural or natural history

’60 Evans Street is an interesting example of a two storey, brick corner shop building/residence that was built c. 1883 as a bakery. It is a significant feature of the Evans Streetformer commercial district which was the main commercial street on the peninsula until theearly 1900/s. It retains evidence of the former bakery including parts of the ovens.’

b) An item has strong or special associations with the life or works of a person, or group ofpersons, of importance in the local area’s cultural or natural history.

‘The property has historical associations with William Balmain and the Balmain Estate, andthe residential development of the Balmain peninsula.’

c) An item is important in demonstrating aesthetic characteristics and/or a high degree ofcreative or technical achievement in the local area

‘The building is an example of the Late Victorian style corner shop and residence, asignificant feature of the streetscape due to its design and corner setting.’

d) An item has strong or special association with a particular community of cultural group inthe local area for social, cultural or spiritual reasons

‘The property has no special associations’

e) An item has potential to yield information that will contribute to an understanding of thelocal area’s cultural or natural history

‘The site has the potential to yield new archaeological information of former structures andthe workings of a Victorian bakery.’

f) An item possesses uncommon, rare or endangered aspects of the local area’s cultural ornatural history

‘Commercial residential buildings of this type were common in the area, but it is unusual tofind evidence of the former workings of the bakery. The remnant bakery building and ovensprovide rare evidence of a defunct way of life.’


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g) An item is important in demonstrating the principal characteristic of a class of the localarea’s- cultural or natural places; or- cultural or natural environments

‘The building is in the class of late 1800 corner shop and residence, and is a good example ofits type.’

STATEMENT OF SIGNIFICANCE

60 Evans Street serves as an important example of a late Victorian corner shop from the formercommercial days of Evans Street in the late 1800s. The building is a real asset to the streetscape ofRozelle with key features such as a nil setback and the original balcony projecting out over thepedestrian footpath. Though the building is now used for residential purposes the two storey, brick,shop front facade has been well maintained and remnants of the ovens from the original bakery arestill evident in property’s backyard.

PROPOSED WORKS

A series of alterations and additions have been proposed to the property. These works have beendesigned by Brianna Jessup Architects. The following is a summary description of these proposednew works to 60 Evans Street, Rozelle. They are as follows:

Kitchen- Retention of original room layout, French doors and timber flooring- Removal of the existing dividing wall between the kitchen and proposed lounge room- New island bench between kitchen and proposed lounge room- Make good the existing ceiling

Lounge Room- Removal of existing wall, dividing proposed dining and proposed lounge room- Floor level lowered in line with existing floor level of kitchen- New French doors opening out onto the new outdoor deck- New double hung window in Southern facade- New ceiling and roof structure

Study- Retention of original timber flooring- Make good the existing ceiling- New folding doors to divide proposed study from proposed dining- New sliding door and fixed window connecting the proposed study to the existing outdoor deck

General ground floor exterior- New Eastern facade akin to existing rear facade.

- New timber panel cladding consistent with existing extension.- New outdoor timber deck on the Eastern facade connecting to the existing outdoor deck.


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STATUTORY CONTROLS

The existing property at 60 Evans Street, Rozelle is a local heritage item located within aConservation Area, as stated under the Leichhardt Local Environmental Plan (2000).

Leichhardt LEP (2000)

The proposed works involve alterations and additions on ground floor, to the rear and interior of thebuilding. The relevant clauses of the LEP are addressed below.

LEP (2000), Clause (16) Relation to the proposal:

(2) Consent must not be granted for anydevelopment in respect of a heritage item unlessthe consent authority has assessed a statementthat:a) describes the significant of the heritage itemas part of the environmental heritage ofLeichhardt,b) addresses the extent of the impact of thedevelopment on the conservation and heritagesignificance of the item in terms of (i) its fabric(ii) age of the building or structure (iii) stylistic orhorticultural features of its setting (v) historicsubdivision patterns in the vicinity, andc) sets out any steps to be taken to mitigate anyadverse impact of the proposed development onthe environmental heritage of Leichhardt.

This heritage impact statement assesses theproposed works to 60 Evans Street in compliancewith LEP guidelines. It is considered that thisbuilding, a local heritage item, makes a visualcontribution to the streetscape as existing. Theproposed works are not considered, in theopinion of Brianna Jessup Heritage, tocompromise the heritage value or significance ofthe building, or to denigrate its contribution tothe streetscape. Works do not affect its primaryelevation, views or the original elements. Alldemolition is to fabric that has been a lateraddition and holds no heritage significance.

(6) Nothing in the plan prevents consent frombeing granted for the use of a heritage item forany purpose, if the consent authority is satisfiedthat:a) the proposed use would not adversely affectthe heritage significance of the item, andb) the proposed use will ensure the conservationof the heritage item, where it is a building, andc) the amenity of the area will not be adverselyaffected

The proposed works continue the domestic useof the building and do not affect the heritagesignificance of the item. The proposed worksseek to improve the later rear extension in orderto enhance the liveability of the building. Thedesign proposed is sensitive to the character ofthe building and will not compromise theheritage value.


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LEP (2000), Clause (16) Relation to the proposal:

(8) Consent must not be granted for thedemolition, reconstruction, adaption orerections of a building, the carrying out of awork, or the subdivision of land within aconservation area unless the consent authorityhas made an assessment of the extent to whichthe carrying out of the development wouldaffect the heritage significance of theconservation area, with particular regard to:a) the heritage significance of any building, work,relic, tree or place, archaeological site orpotential archaeological site or aboriginal sitethat would be affected, and the contribution itmakes to the conservation area, andb) the compatibility of the proposeddevelopment with the conservation area,including the size, form, scale, orientation, siting,materials, landscaping and details of theproposed development.

The proposed works to the subject buildingcomply with guidelines for the ConservationArea, in relation to design, scale, bulk, form,orientation, materials and landscaping. Allalterations are situated at the rear of thebuilding on the ground floor which makes thembarely visible from the street. The materials usedare consistent with the existing extension. Thetimber panel cladding is distinguishable from theoriginal but is still complementary with thecharacter of the building. All the existing maturetrees are shrubs on the subject site will beconserved.

Leichhardt DCP (2002)

The Leichhardt DCP deals with Rozelle’s Conservation Areas and identifies distinctiveneighbourhoods with particular characteristics and desirable attributes:

‘Throughout the neighbourhood there are numerous former shops and other local commercial sitesthat display a distinctive built form of 19th century mixed commercial/ residential development.’

‘The Valley Distinct neighbourhood retains a varied and rich character reflecting its multi layeredpatter of development. ... The main phases of development are; mid Victorian single storey cottages,with two story terraces and shops later in the 19th century.’

‘Significant features of this streetscape are the many corner sites occupied by former commercialbuildings and balconies over the footpath. In addition nil setbacks are common with a generallyhigher scale of building comprising walls above 6m, many with parapets and skillion roofs.’

The following table addresses the relevant DCP Controls to the Valley Distinct neighbourhood.


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DCP – Desired future character Relation to the proposal: Complies:Y/N

Conserve and complement the existingstyles of housing with special regard to thesimple timber cottages and Victorianterraces

The proposal complies with this controlas the alterations and additions do notalter the original brick building or bakeryoven remnants. The current streetscapeview will be conserved. The proposalseeks to enhance the later extensionwhich is at the rear of the building.

Y

Buildings should step with the slope orderto facilitate view sharing

The proposal complies with this controlas the alterations and additions are atground floor level and do not exceed theexisting maximum ground floor ridgeheight.

Y

Preserve the consistency and simplicity ofbuilt form, style and materials of theneighbourhood.

The proposal complies with this control;the materials which have been chosensuch as timber panel cladding andcorrugated metal roofing are consistentand sympathetic with the existingstructure.The simple form of the extensionenhances solar gain into the back of theresidence and improves the liveability ofthe building.

Y

Complement the existing pitched, hipped orgabled roof forms as well as setbacks andfencing styles prevalent in each street

The proposal complies with this control,as the roof pitch and surroundingparapet wall is set below the existing,maximum, ground floor ridge height. Theexisting setbacks and fencing will not bealtered.

Y

Maintain the prevalence of mature trees inboth private and public spaces

The proposal complies with this controlas all of the existing mature trees on thesubject site will be preserved.

Y

Preserve the commercial architecture of thisstreet, with nil setbacks, parapet roof formsand posted balconies where appropriate

The proposal complies with this controlas the alterations and additions do notalter the original commercialarchitecture. The existing setback,parapet roof form and posted balconywill all be conserved.

Y


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CONCLUSION AND RECOMMENDATIONS

In conclusion, it is considered by Brianna Jessup Heritage that the proposed works, includingalterations and additions to the rear of the building will not have a negative impact on the heritageitem at 60 Evans Street, Rozelle. The proposed rear extension and minor internal renovations willnot have any impact on the visual presentation of the mid-Victorian shop front. It will howeverpositively impact on the functionality of the building as a dwelling. The proposal demonstratescompliance with the existing controls regarding heritage conservation and is thereforerecommended to Council for approval.

Brianna Jessup

Heritage Impact Statement

Documents

Transcript of Heritage Impact Statement