Proposed redevelopment at
247-249 & 255 Johnston Street, Abbotsford
Assessment of heritage impacts
February 2016
BRYCE RAWORTH PTY LTD
CONSERVATION•URBAN DESIGN
19 VICTORIA STREET. ST KILDA. VIC 3182
V
Proposed redevelopment at
247-249 & 255 Johnston Street, Abbotsford
Assessment of heritage impacts
February 2016
Introduction
1.0
1. This analysis was prepared at the request of the owners of the subject development
site. It concerns the proposal to part demolish the existing former factory and the
adjoining modern office building, and to construct a multi-storey mixed use
building on the site.
2.
I have provided advice in relation to the application documentation and also in
relation to the preparation of the amended scheme under consideration. I
provided a brief letter in relation to heritage impacts that formed part of the
original permit application documentation, and this report expands upon and
supersedes that earlier report. It is prepared also as a response to meetings with
Council officers and Council's heritage advisor, Robyn Riddett.
3.
I have been asked to assess the impact that the works as proposed will have upon
the place itself and the neighbouring heritage overlay place to the cast.
2.0
Sources of Information
4.
The analysis below draws upon site visits and external inspections. Reference has
been made to the relevant heritage studies and documents including the Gib) of
Yarra Review of Heritage Overlay Areas (2007) by Graham Butler & Associates. The
heritage overlay provisions in the lan-a Planning Scheme (Clauses 43.01 and 22.02)
were reviewed and are cited within the analysis of the proposed works.
5.
My office has also examined relevant historic sources including MMBW plans,
property service plans, land titles, Fitzroy Rate Books and Sands & McDougall
Directories and Trove historic newspapers and photographs online
littp://trove.nla.gov.au.
6.
The report is to be read in conjunction with the amended drawings prepared by
SJB Architects and other documents submitted with respect to the current
application.
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Assessment of Heritage Impacts
3.0
247-249 & 255 Johnston Sired
Abbotsford
History & Description
7. The subject site is a deep portion of land with a primary, broad street frontage
onto Johnston Street to the north and a narrower frontage onto Stafford Street to
the south, which includes a laneway extending in a northern direction that forms
part of the site's western boundary. It comprises properties formally known as
247, 249 and 255 Johnston Street and 40 Stafford Street. 247-249 Johnston Street
contains a double-storey brick interwar factory. 255 Johnson Street is a doublestorey c.1970s brick and glass commercial building that is not considered to be of
any heritage note. 40 Stafford Street is a portion of vacant land.
8. The City of Yam Heritage Gaps Study includes a citation for 247-249 Johnston Street
(which it identifies as 247-253 Johnston Street), and the history and description for
the site is reproduced below as follows.
With regard to the subject property, a coach building business was operating on the site by 1890,
which by 1897 was run by H E Sage & Son. The MMBW plan of 1897 shows a large timber
building occupying the site. In c.1923 the current two storey brick 'St Crispin House' was
constructed, and was occupied as two separate premises, generally listed as 247, and 249-251.
The architect has not been identified Although the origin of the building's name is unknown, it
appears it was related to an early business operating from the building. The Grimson Shoe
Machinery Company was the first occupant for number 247, and St Crispin is often referred to as
the patron saint of shoemakers. By 1934, number 247 was occupied by the Standard
Engineering Company Ltd, boot machinery manufacturers, who remained until at least 1964.
The second tenancy, listed as 249-51, was also occupied by manufacturers with Ullathorne,
Hartridge & Co, leather manufacturers listed from 1926, Shoe Fabrics Ply Ltdfiom as early as
1934, and Austral Agnes Pty Ltd importers, in occupanry by 1954 until the mid-1960s.
There were numerous shoe and boot factories in Collingwood and Abbotsford, due to the proximity
of tanneries based on the banks of the ram River. The boot manufacturing industry moved away
from small scale shop based operation to factory based industry in the 1870s. There were several
shoemaking and related companies and operations in Abbotsford. The Harold Boot Company
operated in Abbotsford for over 90 years; the large Williams Shoe factory was established in
Langridge Street in 1904; and Taranto's Shoes were (and remain) located opposite the subject
property in Johnston Street.
Titled St Crispin House and dated 1923 on its parapet panel, this is a large two storey red brick
warehouse/commercial building with classical influences in the facade design. The main front
component to Johnston Street is substantially externally intact, and is rectangular in plan form
with a transverse hipped roof clad in (recent) galvanized corrugated steel. To the rear of the front
component, the building extends with two hipped roof wings orientated north-south. These wings
were not inspected and no detail is provided here.
The red brick north façade to Johnston Street is divided by rusticated brick pilasters (piers), with
horizontal brick bands and capitals, including two central pairs of pilasters and one at each of the
west and east ends. Thefaçade has cement rendered dressings, rounded string courses and a large
entablature and parapet with a gabled signage panel. There are shops at ground level; with
notched and chamfered mullions and steel glazing bars; the central window has been replaced with
plate glass. On the upper level, the windows are double-hung sash-paned windows set in groups
of three, and one each between the central pilaster pairs. They also have chamfered mullions. The
upper level windows appear to be original. At ground floor level there are three entry bays, albeit
with non-original doors. To the rear of the property, there is a concreted car parking area which is
associated with the properties at 36 and 40 Stafford Street.
9. Johnston Street marks the northern boundary of the subject site, and is one of
Fitzroy's major intersecting arterial roads. Broad in proportion, it includes parallel
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Assessment of Heritage Impacts
247-249 Cs' 255 Johnston Sired
Abbotsford
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parking on the south side. It is bounded by bluestone gutters and curbing on each
side, with asphalt footpaths. Stafford Street to the south is a narrow two-way
secondary street, with on street parking on the north side only. It has simple
concrete gutters and narrow asphalt footpaths. The laneway from Stafford Street
is a simple, graveled access route that is not of any heritage note in of itself.
10. The surrounding urban context is varied, comprising a combination of
predominantly single and double-storey heritage buildings and more modern
building stock. The adjacent site to the west at 243 Johnston Street contains a
c.1970s double-storey brick commercial building. To the east on the corner with
Park Street at 265 Johnston Street is a double-storey red brick Edwardian house
with a modern single-storey brick addition along Park Street. This building
contains a restaurant and is set back behind a paved front yard, which is enclosed
by a brick and timber fence. The railway overpass a short distance to the west
forms a visual obstacle to views in that direction, effectively isolating the
streetscape on its eastern side from that the west.
11. The opposite north side of Johnston Street contain a large modern service station.
Further cast is a double-storey pair of Victorian shops, with a post-war commercial
brick building cast of these. Stafford Street is no a sensitive heritage environment.
It contains modern three-storey residential buildings set back along its south side,
with rear frontages to the commercial buildings facing Johnston Street along its
north side.
12. The aerial photograph below shows the subject site outlined in red. The north
boundary fronts Johnston Street at zero setback, and the envelopes associated with
St Crispin House and the adjoining building at 255 Johnston Street can be clearly
differentiated. The main buildings associated with the St Crispin factory end well
short of the rear, Stafford Street boundary, and are predominantly single storey to
the rear.
Figure 1 Aerial photograph showing the suly, , i site and its environs.
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 Ce 255 Johnston Street
Abbotsford
Figure 2 View of the facade of the former shoe factory St Crispin House at 247-249 Johnston Street.
Figure 3
View to the non-heritage building at 255*Johnston Street, to the east of St Crispin
House, with the significant property at 265 Johnston Street to the east again.
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247-249 & 2.55 Johnston Street
Assessment of Heritage Impacts
Abbotsford
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Figure 4
The heritage building at 265 Johnston Street.
Figure 5
View toward the subject site from the east within Johnston Street.
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
Figure 6 View toward the subject sitefrom the west within Johnston Street, looking past the nonheritage building at 245 Johnston Street.
Figure 7
View west toward the railway viaduct and toward Noddle Sit t rt in the distance.
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Assessment of
Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
Figure 8
View toward Johnston Street and the subject site from the north, along Lulie Street.
The service station opposite the subject site can be seen to the right (or west) side.
Figure 9
View of the rear of the main,actog buildings to the subject site from the south, as seen
within the car park area to the rear off Stafford Street.
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Assessment of Heritage Impacts
4.0
247-249 Cif 255 johnstm Street
Abbotsford
Heritage Listings and Controls
13. 247-249 Johnston Street became subject to an individual heritage overlay,
H0410, in August 2015. External paint controls apply under the provisions of this
overlay, but no internal controls. The only heritage overlays in the vicinity along
Johnston Street are H020 over 265 Johnston Street, which is also 'individually
significant', and also H0412 over 300-302 Johnston Street to the north-east.
14. The City of Yana Heritage Gaps Study identified the site as 'individually significant'
and included the following statement of significance for 247-249 Johnston Street.
What is significant?
St Crispin House, at 247-253 Johnston Street, Abbotsford, dates from 1923 and is a large two
storey red brick warehouse/commercial building with classical influences. The main front (north)
component is substantially externally intact, and is rectangular in plan form with a transverse
hipped roof. The façade is divided into bays by rusticated brick pilasters (piers), with horizontal
brick bands and capitals; three of the bays have entries. The facade also has cement rendered
dressings, rounded string courses and a large entablature and parapet with a gabled signage panel.
Windows have notched and chamfered mullions. To the rear are two hipped roof wings, with no
visibilityfrom Johnston Street.
How is it significant?
St Crispin House, at 247-253 Johnston Street, Abbotsford, is of local historical and
aesthetic/architectural significance.
Why is it signant?
St Crispin House is of local historical signance. The building was constructed in 1923 and
was originally occupied by two separate tenancies, one of which - the Grimson Shoe Machinery
Company - is assumed to have been responsible for the building name, as St Crispin is referred to
as the patron saint of shoemakers. Other, including later, shoe-related operations in the building
included Standard Engineering Company Ltd, boot machinery manufacturers; and Shoe Fabrics
Pty Ltd. The building is also demonstrative of the wider history of shoemaking and related
operations in Abbotsford, which was historically a focus for this Op of manufacturing. St Crispin
House is also of local aesthetic/architectural significance. The main front component to Johnston
Street is substantially externally intact, with the façade being an example of the stripped and
stylized classicist architecture seen in some commercial and institutional buildings in Melbourne
following World War One. Ornate details include the quasi capitals of the rusticated pilasters,
the thick rounded string courses, and the notched and chamfered mullions to the windows. The
symmetrical placement of the pilasters across the façade, including framing the entrances, is
skillfully done. The high parapet with gabled signage panel also enhances the prominence of the
building, which has a strong presence to Johnston Street.
15. The ay of Tama Review of Heritage Overlay Areas 2007, Appendix 8 (Graeme Butler
and Associates) classifies the significance of sites using a 3 tier category system of
`Individually significant', 'Contributory' and Not contributory'.
16. 'Individually significant' buildings arc defined as:Aesthetically, historically, scientifically, and/or socially signcant at the Local level and
contributory or complementary to the Heritage Overlay Area.
17. 'Contributory' buildings arc defined as:-
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
timberframed, running from the western bay and wrapping around the polygonal corner. The
balcony has simple limber balustrading, and the verandah and balcony have simple timber friezes
and chamfered timber posts. The verandah has a concrete floor on a bluestone plinth. The windows
are timber framed double-hung sashes. There is some original leadlighting to the sidelights of the
front entry.
Significance:
The former residence at 265 Johnston Street, Abbotsford, is of local architectural significance.
Although its significance has been diminished by alterations, it remains a relatively externally
intact example of an unusually large Edwardian residence unusualfor Abbotsford on a prominent
corner site.
20. There is also a heritage overlay, H041 2, over 300-302 Johnston Street to the
north-east of the subject site. This is not in any way considered a critical interface
in terms of the subject site, due to the distance between the two sites and the fact
they are on opposites sides of the street.
5.0
Heritage Overlay
21. The site is subject to the provisions of Clause 43-01, the Heritage Overlay. The
purpose of this overlay is as follows:
•
•
•
•
•
To implement the State Planning Policy Framework and the Local Planning Policy
Framework, including the Municipal Strategic Statement and local planning policies.
To conserve and enhance heritage places of natural or cultural significance.
To conserve and enhance those elements which contribute to the significance of heritage places.
To ensure that development does not adversely affect the significance of heritage places.
To conserve specifically identified heritage places by allowing a use that would otherwise be
prohibited if this will demonstrably assist with the conservation of the significance of the
heritage place.
22. Before deciding on an application, in addition to the decision guidelines in Clause
65, the responsible authority must consider, as appropriate:
•
•
•
•
•
•
•
•
The State Planning Polity Framework and the Local Planning Policy Framework, including
the Municipal Strategic Statement and local planning policies.
The significance of the heritage place and whether the proposal will adversely affect the
natural or cultural signance of the place.
Any applicable statement of significance, heritage study and any applicable conservation
policy.
Whether the location, bulk, form or appearance of the proposed building will adversely affect
the significance of the heritage place.
Whether the location, bulk, form and appearance of the proposed building is in keeping with
the character and appearance of adjacent buildings and the heritage place.
Whether the demolition, removal or external alteration will adversely affect the signance of
the heritage place.
Whether the proposed works will adversely affect the signance, character or appearance of
the heritage place.
Whether the proposed subdivision will adversely affect the significance of the heritage place.
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
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•
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Whether the proposed subdivision may result in development which will adversely affect the
significance, character or appearance of the heritage place.
IVhether the proposed sign will adversely affect the significance, character or appearance of the
heritage place.
Whether the lopping or development will adversely affect the health, appearance or significance
of the tree.
23. The proposal may also be reviewed against the provisions of Clause 22.02, the
Development Guidelines for Heritage Places. Relevant sections of the clause are quoted
as follows.
Full Demolition or Removal of a Building
Generally encourage the retention of a building in a heritage place, unless
• The building is identified as being not contributory.
• The building is identified as a contributory building, and new evidence has become available
to demonstrate that the building does not possess the level of heritage signcance attributed to
it in the incorporated document, City of lama Review of Heritage Overlay Areas 2007,
Appendix 8 (Graeme Butler and Associates), revised March 2011 and the building does not
form part of a group of similar buildings.
.Note: The poor condition of a heritage place should not, in itself; be a reason for permitting
demolition.
Encourage the retention of original street furniture and bluestone road or laneway materials and
details (where relevant).
An application for demolition is to be accompanied by an application for new development.
Removal of Part of a Heritage Place or Contributory Elements
Encourage the removal of inappropriate alterations, additions and works that detract from the
cultural significance of the place.
Generally discourage the demolition of part of an individually significant or contributory building or
removal of contributory elements unless:
•
•
•
That part of the heritage place has been changed beyond recognition of its original or
subsequent contributory character(s).
For a contributory building:
o that part is not visible from the street frontage (other than a laneway), abutting
park or public open space, and the main building form including roof form is
maintained; or
o the removal of the part would not adversely affect the contribution of the building to
the heritage place.
For individually significant building or works, it can be demonstrated that the removal of part
of the building or works does not negatively affect the significance of the place I
22.02-5.7 New Development, Alterations or Additions
22.02-5.7.1 General
Encourage the design of new development and alterations and additions to a heritage place or a
contributory element to a heritage place to:
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Sired
Abbotsford
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•
•
•
•
•
•
Respect the pattern, rhythm, orientation to the street, spatial characteristics, fenestration, roof
form, materials and heritage character of the surrounding historic streetscape.
Be articulated and massed to correspond with the prevailing building form of the heritage place
or contributory elements to the heritage place.
Be visually recessive and not dominate the heritage place.
Be distinguishablefrom the original historic fabric.
Not remove, cover, damage or change original historic fabric.
Not obscure views of principle, facades.
Consider the architectural integrity and context of the heritage place or contributory element.
Encourage setbacks from the principal street frontage to be similar to those of adjoining contributory
buildings; where there are differing adjoining setbacks, the greater setback will apply.
Encourage similar façade heights to the adjoining contributory elements in the street. Where there
are differingfacade heights, the design should adopt the lesser height.
Minimise the visibility of new additions by:
• Locating ground level additions and any higher elements towards the rear of the site.
• Encouraging ground level additions to contributory buildings to be sited within the 'envelope'
created by projected sight lines (see Figure 1)
Encouraging upper level additions to heritage places to be sited within the 'envelope' created by
projected sight lines (for Contributory buildings refer to Figure 2 and for Individually
signant buildings rfer to Figure 3).
Encouraging additions to individually signcant places to, as far as possible, be concealed by
existing heritage fabric when viewedfiom the front street and to read as secondary elements
when viewedfrom any other adjoining street.
Discourage elements which detract from the heritage fabric or are not contemporary with the era of
the building such as unroofed or open upper level decks or balconies, reflective glass, glass
balustrades and pedestrian entrance canopies.
1,1
22.02-5.7.2 Specific Requirements (where there is a conflict or inconsistency between the general
and specific requirements, the specific requirements prevail)
Corner Sites and Sites with Dual Frontages
Encourage new building and additions on a site with frontages to two streets, being either a corner
site or a site with dual street frontages, to respect the built form and character of the heritage place
and adjoining or adjacent contributory elements to the heritage place.
Encourage new buildings on corner sites to reflect the setbacks of buildings that occupy other corners
of the intersection.
Industrial, Commercial and Retail Heritage Place or Contributory Elements
Encourage new upper level additions and works to:
• Respect the scale and form of the existing heritage place or contributory elements to the heritage
place by being set backfrom the lower built form elements. Each higher element should be set
further back from lower heritage built forms.
• Incorporate treatments which make them less apparent 1...
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
Generally discourage the demolition of part of an individually significant or contributory building
or removal of contributory elements unless:
• That part of the heritage place has been changed beyond recognition of its original or
subsequent contributory character(s).
•
For individually significant building or works, it can be demonstrated that the removal of part
of the building or works does not negatively affect the significance of the place.
30. In this instance the test is whether the removal of the part of the building affects
the significance of the heritage place. The very substantial extent of demolition
that is proposed will affect the significance of the place to some extent, even
though the visible impacts to views from Johnston Street are to be managed and
limited. However, given that essentially all of its architectural interest is associated
with the facade to Johnston Street, and that it is the name of the building to the
Johnston Street facade and the visibility of this facade that is also the main
indicator and reference point in terms of the historical interest of the place, the
impact upon significance per se will be modest.
31. Moreover, this type of impact is not unusual in relation to the redevelopment of
industrial heritage places as a whole, where retention of a facade and little more is
an outcome that is relatively common (for just these reasons).
32. Further to this, it is again noted that part of the east and west return walls are to be
reconstructed. At present the west wall is partially visible above the east side wall
of the adjoining property to the west - this will be maintained by means of the
reconstruction. Perhaps more importantly, the reconstructed brick walls will
become part of the interior character of the building, particularly noticeable at the
cast wall which is to form part of the entry.
33. The demolition of 255 Johnston Street is acceptable given the building is modern
in origin and ungraded.
The proposed new works
34. The amended development comprises a 14 storey mixed use development (with
three basement levels) comprising a residential tower set back behind the retained
heritage facade and a three-storey infill frontage to Johnston Street.
35. The tower will be set back 5.5 metres behind the retained St Crispin House
facade, an increase upon the varying setbacks of the original application. This
setback is similar to the setback of the ridge of the present transverse ridge to the
roof of St Crispin House. The development will present a partial 5 storey frontage
to Stafford Street, and also retain the laneway access into the site to link the street
to the off ramp entry point to the basement level car parking. The volume of the
tower will be articulated to have the appearance of a series of stacked smaller
elements, and will step down to consecutively lower heights in a southern direction
to Stafford Street.
36. The external treatments of the upper levels in particular will be varied to reflect
this articulation and help further soften the building's apparent scale. Again, in
the amended scheme the proposal has changed such that the lower levels of the
new built form are treated in a low key and consistent manner, less articulated and
visually prominent than what was proposed originally. The simplified facade at
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 john ilon Street
Abbotsford
these levels is to comprise sliding screen panels. The proposed colour is chosen to
provide a contrast with the red brick of the St Crispin facade and to allow the
facade to retain its primacy and read clearly against this backdrop.
37. The facade of the new works to the eastern part of the frontage, ie replacing the
present non-heritage building, will be of pale concrete panels that again contrast
with the St Crispin facade. The scale of this facade and its return along the east
boundary is slightly taller than that of the St Crispin facade and also the heritage
place to the cast, but is nonetheless broadly in keeping with the scale of these
places and responsive to them. The cast boundary wall provides a backdrop to the
adjoining heritage place H020 in terms of views from the cast along Johnston
Street, and acts as a transition element between that heritage place and the height
of the tower that is to be inset from this boundary.
38. A key consideration in terms of heritage impacts is that the site does not sit within
a sensitive heritage strectscape with its own overlay such as Smith Street in
Collingwood, or Bridge Road in Richmond. This generally allows for greater
physical scale and visibility of the development overall than might otherwise be the
case. The subject site is located in a context of predominantly single and doublestorey buildings, with three-storey residential buildings along the north side of
Stafford Street. There is currently no higher development in the vicinity of the site
including along Johnston Street, although it may reasonably be anticipated the
street will be subject to more intensive development of the character proposed for
the subject site in future given its proximity to central Melbourne and to major
transport routes.
39. Comparison with other approvals to industrial heritage places in Yarra in recent
years provides some basis for assessment of this proposal. The following images
show several industrial buildings that have been retained to a more or less
comparable degree, with upper level additions at relatively modest setbacks.
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 Johnston Street
Abbotsford
Figure 12 Approved development at 160-164 Argyle Stree4 Fitzroy, with an industrial building
partially retained to the front and side boundaries.
Figure 13 Residential development to the forrner boot factory at the corner of Gipps and Nicholson
Streets, Abbotsford. Again, the built form rises from within the retained shell of the
heritage building.
Bryce Raworth Pty Ltd I Conservation • Urban Design
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Assessment of Heritage Impacts
247-249 & 255 johnrion Sired
Abbotsford
located in a heritage precinct. The proposal, while similar to what might be
contemplated in some parts of Yarra such as Smith Street or Bridge Road, or in
other municipalities such in Chapel Street, Prahran, or Burwood Road,
Hawthorn. The site might also be compared against approvals such as the tower
developments at 1 Queen Street, Melbourne, or 23 Wills Street, Melbourne, or
221-225 Pelham Street, Carlton, each of which incorporates a retained heritage
facade of two storeys, even though the present site is not within the CBD or a
similar CBD-type environment.
44. The general principles established in these approvals strongly suggest that the
approach that has been put forward in this amended scheme can reasonably be
contemplated of this site, and represents an appropriate balance of outcomes for a
site of this kind. Perhaps the strongest comparison is able to be made with the
approval at 239-245 Johnston Street, Fitzroy illustrated in Figure 14 above.
45. While the new building will be substantially higher than the existing building on
the site, its visual impact will be reduced by setbacks to the upper levels, and its
stepped profile. The scale and location of the upper floors of the proposal in
relation to the Johnston Street streetscape follows precedent established in other
approved or existing developments in the City of Yarra.
46. Having regard for all the above, the proposal has been prepared with appropriate
regard for the significance of the heritage place and the adjoining heritage place at
265 Johnston Street, and for the heritage provisions of Clauses 43.01 and 22.02 of
the planning scheme.
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