Council Meeting Agenda
1
22/05/17
Amendment C243 Part 1 - 51 Barkers Road, Kew
Heritage Overlay - Decision to Adopt Amendment
Abstract
The purpose of this report is to inform Council of the outcomes of the Urban Planning
Special Committee (UPSC) meeting of 1 May 2017 and seek Council’s adoption of
Amendment C243 Part 1 as shown in Attachments 1 and 2.
On 1 May 2017, Council’s UPSC considered the outcomes of exhibition for
Amendment C243. As exhibited, Amendment C243 to the Boroondara Planning
Scheme proposed to apply the Heritage Overlay (HO) to five (5) individually
significant heritage places, including 51 Barkers Road, Kew. Following consideration
of the submissions received to Amendment C243, the UPSC resolved to split
Amendment C243 into two (2) parts and refer Amendment C243 Part 1 to an ordinary
meeting of Council for adoption.
Amendment C243 Part 1 relates to 51 Barkers Road, Kew. No submissions were
received to the inclusion of the property in a HO during exhibition of Amendment
C243. Consequently, the change to the Boroondara Planning Scheme does not
require consideration by an independent planning panel and Council can now decide
whether to adopt the amendment.
If adopted, Amendment C243 Part 1 will be sent to the Minister for Planning for
approval and gazettal. If approved and gazetted, the HO will be applied to 51 Barkers
Road, Kew. The HO will trigger a planning permit for demolition and buildings and
works.
Officers' recommendation
That Council resolve to:
1.
Adopt Amendment C243 Part 1 to the Boroondara Planning Scheme, as
shown in Attachments 1 and 2, in accordance with Section 29(1) of the
Planning and Environment Act 1987.
2.
Submit Amendment C243 Part 1 to the Minister for Planning for approval in
accordance with Section 31(1) of the Planning and Environment Act 1987.
3.
Following the Minister’s approval of Amendment C243 Part 1, update the
Boroondara Heritage Property Database and the Boroondara Schedule of
Gradings Map to include the relevant heritage citation and heritage grading for
51 Barkers Road, Kew.
4.
Authorise the Director City Planning to undertake administrative changes to
the amendment and associated planning controls that do not change the intent
of the controls.
Document information
City of Boroondara
Amendment C243
Page 1 of 23
Council Meeting Agenda
22/05/17
Responsible director:
John Luppino
City Planning
___________________________________________________________________
1.
Purpose
The purpose of the report is to:


2.
Inform Council of the outcomes of the Urban Planning Special Committee
(UPSC) on 1 May 2017.
Seek Council’s adoption of Amendment C243 Part 1, as recommended by
the UPSC on 1 May 2017 (Attachments 1 and 2).
Policy implications and relevance to council plan
Council Plan 2013-2017
The assessment of, and consultation on, places of heritage significance
implements Council's commitment to 'engage with our community in striving
for protection and enhancement of the natural and built environment' in order
to achieve the objective ‘the character of our neighbourhoods is protected and
improved’. (Theme 3, Strategy 10)
Public Health and Wellbeing Plan 2013-17
The ongoing assessment of places for heritage significance implements
Strategic Objective 2 of the Municipal Public Health and Wellbeing Plan 201317 to ‘enhance and develop our neighbourhoods to support health and
wellbeing’ by assisting Council and the community to maintain and enhance
our valued built environment for future generations. (Strategy 2.2)
Heritage Action Plan 2016
The Heritage Action Plan adopted by Council on 2 May 2016 is the framework
which guides Council’s heritage work program. The assessment of individual
places for heritage significance is an ongoing action in the Heritage Action
Plan 2016.
Boroondara Planning Scheme
The amendment is consistent with the objectives of the State Planning Policy
Framework (SPPF) and Local Planning Policy Framework (LPPF). In particular
it addresses the following Clauses:


Clause 15.03-1 Heritage Conservation which seeks to ‘ensure the
conservation of places of heritage significance’ by identifying, retaining and
protecting places with identified heritage significance; and
Clause 21.05 Heritage, Landscapes and Urban Character of the Municipal
Strategic Statement which includes the objective ‘to identify and protect all
individual places, objects and precincts of cultural heritage, aboriginal,
townscape and landscape significance’.
Both the SPPF and LPPF seek to ensure the HO is applied to protect places
of heritage significance in the City of Boroondara.
City of Boroondara
Amendment C243
Page 2 of 23
Council Meeting Agenda
22/05/17
Plan Melbourne
The protection of places of heritage significance implements Direction 4.4 of
Plan Melbourne ‘Respect Melbourne’s heritage as we build for the future’ and
Policy 4.4.1 ‘Recognise the value of heritage when managing growth and
change’.
3.
Background
Heritage significance of 51 Barkers Road, Kew
The heritage assessment of 51 Barkers Road, Kew was triggered by an
application for consent to demolish the building under Section 29A of the
Building Act 1993.
The former garage was assessed by Council’s heritage consultant to be of
local historical, architectural and aesthetic significance to the City of
Boroondara. The property was recommended for inclusion in an individual HO
by Council’s heritage consultant, who also recommended the prohibited uses
exemption in the Schedule to the HO be applied to the property due to its
commercial built form and residential land zoning. The heritage citation for 51
Barkers Road, Kew was adopted by the UPSC on 10 November 2016. A copy
of the adopted citation is provided in Attachment 3.
The Section 29A application was suspended on 30 December 2015 while the
Minister for Planning considered Council’s request for an interim HO
(Amendment C238) to be applied to the property. On 3 August 2016 the
Minister for Planning refused Council’s request for an interim HO.
Consequently, Council was required to issue consent to demolish the building.
At the time of preparing this report the demolition consent had not been acted
on. Therefore, there is still the opportunity of seek heritage protection for the
building via a permanent HO.
Preliminary Consultation
Preliminary consultation on the draft heritage citation and recommendations
for 51 Barkers Road was carried out between 15 April and 13 May 2016. Two
(2) residents provided feedback during preliminary consultation.
One (1) resident was in support of the inclusion of the property in a HO while
the other resident opposed the inclusion of the property in a HO. The
opposing feedback, from the owner, did not question the accuracy or content
of the draft heritage citation. Their concerns related to the impact a HO would
have on the future use and possible alterations to the building.
The outcome of preliminary consultation was considered by the UPSC on
10 November 2016. Both residents were notified at the start of the formal
exhibition period, and advised that a new submission would need to be made
as part of the planning scheme amendment process, if they would like the
views expressed during preliminary consultation to be considered as part of
the formal amendment process.
City of Boroondara
Amendment C243
Page 3 of 23
Council Meeting Agenda
22/05/17
Amendment C243
On 10 November 2016, the UPSC resolved to commence a planning scheme
amendment to include five (5) individual properties, including 51 Barkers
Road, Kew, in the HO (Amendment C243). The decision to commence a
planning scheme amendment followed the UPSC’s consideration of
submissions received during preliminary consultation on the draft heritage
citation.
In accordance with the UPSC resolution, officers wrote to the Minister for
Planning to request authorisation to prepare and exhibit Amendment C243 to
the Boroondara Planning Scheme in November 2016.
The Minister authorised Amendment C243 on 2 December 2016.
Exhibition of Amendment C243 commenced on 2 February 2017 and finished
on 3 March 2017. All directly affected and abutting property owners and
occupiers, as well as residents who provided feedback during preliminary
consultation were notified at the start of the exhibition period.
Council received 37 submissions including six (6) objections and 31
submissions of support. No submissions related to 51 Barkers Road, Kew.
The four (4) remaining properties received objecting and supporting
submissions.
In response to the submissions received to Amendment C243, the UPSC
resolved on 1 May 2017 to split the amendment into two (2) parts, refer
Amendment C243 Part 1 to an Ordinary meeting of Council for adoption, and
refer Amendment C243 Part 2 and associated submissions to an independent
panel for consideration.
Amendment C243 Part 2 will be reported to an Ordinary meeting of Council for
adoption, following the UPSC’s consideration of the Panel’s
recommendations.
4.
Outline of key issues/options
The former garage at 51 Barkers Road, Kew was built in 1921 and is one of
the earliest examples of a ‘garage’ in the City of Boroondara. Council
Council’s heritage consultant has assessed the building to be of local
historical, architectural and aesthetic significance to the City of Boroondara
and worthy of inclusion in a HO.
As described in the explanatory report provided in Attachment 4, Amendment
C243 Part 1 seeks to apply HO666 to 51 Barkers Road, Kew and use the HO
schedule to allow prohibited uses to be considered. The prohibited uses
exemption acknowledges the building’s commercial appearance (former
garage) and location in a Neighbourhood Residential Zone.
As mentioned above, the introduction of a HO to 51 Barkers Road, Kew did
not attract any submissions during the exhibition process. Consequently, the
UPSC resolved on 1 May 2017 to split the exhibited Amendment C243 into
two (2) parts to expedite consideration of the proposed HO for 51 Barkers
Road, Kew.
Officers recommend that Council adopt Amendment C243 Part 1 as shown in
Attachment 1 and 2 and resolve to submit Amendment C243 Part 1 to the
Minister for Planning for approval.
City of Boroondara
Amendment C243
Page 4 of 23
Council Meeting Agenda
5.
22/05/17
Consultation/communication
Council sought preliminary feedback from residents on the draft heritage
citation and formal submissions on the proposed HOs during exhibition of
Amendment C243.
At each consultation stage, notification letters were sent to owners and
occupiers of directly affected and abutting properties and residents who
provided feedback or lodged a submission.
In addition to the letters sent to residents, notices were placed in the
Government Gazette and Progress Leader newspaper at the start of the
exhibition period.
All directly affected and abutting residents were also notified of the UPSC
meeting on 1 May 2017 and had the opportunity to address the UPSC.
Directly affected and abutting property owners and occupiers were also
notified by letter or email of this Council meeting.
6.
Financial and resource implications
All costs associated with the preparation of Amendment C243 Part 1 have
been sourced from the Strategic Planning Department 2016/17 budget.
Further costs and officer resources associated with progressing Amendment
C243 Part 1 (including statutory fees) will be met by the Strategic Planning
Department’s 2016/17 and 2017/18 budget.
7.
Governance issues
The implications of this report have been assessed against the requirements
of the Victorian Charter of Human Rights and Responsibilities, including
Council's Victorian Charter of Human Rights and Responsibilities Compatibility
Assessment Matrix (Version 1, August 2011). The outcomes sought by this
report will not negatively impact on the values identified in the Charter.
The officers responsible for this report have no direct or indirect interests
requiring disclosure.
8.
Social and environmental issues
Including the proposed property in the HO will have positive social and
environmental effects by contributing to the continued protection and
management of the City’s built heritage.
Manager:
Zoran Jovanovski, Strategic Planning
Report officer:
Amanda Seymour, Senior Strategic Planner
City of Boroondara
Amendment C243
Page 5 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
$WWDFKPHQW
BOROONDARA PLANNING SCHEME
16
13
12
16
14
11
12
10
8
6
4
HE N R Y
10
2
9
ST
8
ST
12
7
1
10
6
6
8
6
5
9
7
5
6
17
15
3
4
6
2
4
3
11
1
43
49
51
55
Tramway
Depot
55
ST
41
BO W E N
9
BAR KE
HI
GH
6
RS
4
2
2
81
50
RD
52
54
56 58
60
62
74
64
66
68
70 72
0
5
7
9
11 13 15
17 19
6
LITTLE
CHURC
H
8
4
25 27 29
21
7
7
8
31 33 35
37
90
ST
48
ST
44 46
37
37
37
37
37
14
2
4
9
6
11
8
16
37
PINE
10
ST
18
20
24
11
13
15
17
LITTLE
CHURC
H
10
9
CH
UR
C
ST
14 16
28
14
16
27
18
33
1
37
39
3
5
7
9
45
41
2
LEGEND
2
11
13
0
40 36
42
50 48
12
13
H
0
10 12
92
12
15 17
19 21
100
4
8
metres
Part of Planning Scheme Map 7HO
AMENDMENT C243
PART 1
Heritage Overlay (HO666)
| Planning Mapping Services |
| Planning Information Services |
| Planning |
001
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 6 of 23
22/05/17
______________________________________________________________________________________
$WWDFKPHQW
Council Meeting Agenda
Attachment 2
BOROONDARA PLANNING SCHEME
PS Map
Ref
HO644
Heritage Place
Houses
External Paint
Controls
Apply?
Internal
Alteration
Controls
Apply?
Tree
Controls
Apply?
Outbuildings
or fences
which are
not exempt
under
Clause
43.01-3
Included on
the Victorian
Heritage
Register
under the
Heritage Act
1995?
Prohibited
uses may
be
permitted?
Name of
Incorporated
Plan under
Clause
43.01-2
Aboriginal
heritage
place?
No
No
No
No
No
No
No
No
Yes
No
No
No
No
No
No
No
No
No
No
Yes - orginal
fences
No
No
No
No
No
No
Yes
No
No
No
No
No
No
No
No
No
No
Yes
No
No
2 to 8 Pine Street, Hawthorn
HO645
Houses
29 to 39 Mason Streeet, Hawthorn
HO646
Creswick Estate Precinct
Part of Calvin Street, Creswick Street
and Mason Street, Hawthorn
HO647
Flats
4 Grattan Street, Hawthorn
HO666
Former garage
51 Barkers Street, Kew
HERITAGE OVERLAY – SCHEDULE
* DENOTES INTERIM CONTROLS APPLY
PAGE 62 OF 62
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 7 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
$WWDFKPHQW
BAYLEY & HODGKINSON MOTOR GARAGE
Prepared by: Context Pty Ltd
Address: 51-53 Barkers Road, Kew
Name: Bayley & Hodgkinson Motor Garage, Bayley
Motor Garage, Roche’s Motor Service, McKenzie’s
Tourist Services
Place Type: Commercial
Survey Date: Aug. 2014
Grading: Individually Significant
Builder:
Extent of Overlay: To title boundaries
Construction Date: 1921
Architect:
Historical Context
The following contextual history was extracted from the City of Boroondara Thematic
Environmental History (2011:65), with paragraph two taken from The Motor Garage &
Service Station in Victoria: A Survey (1997:24).
Residents of the Boroondara municipality were clearly quick to embrace the
emergence of motor vehicles in the early twentieth century, as the present City of
Boroondara lays claim to two of the earliest surviving purpose-built service stations in
Victoria, both of which date from 1912. The Hawthorn Motor Garage on Glenferrie
Road was built for local auctioneer Ernest O Hill, and represented an early nonresidential commission for architect (and Hawthorn resident) Christopher Cowper,
who, over the past few years, had designed more than thirty houses on the nearby
1
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 8 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Grace Park Estate. That same year, the Bell & Spence motor garage commenced
operation at what is now 194 Canterbury Road, Canterbury. While the former building
remains in a largely intact condition, the latter has been substantially altered and
extended, including a new facade added during the inter-war period.
Increasingly during the 1920s motor garages began operating as a separate retail
activity to motor body builders and car dealers, with petrol being delivered in bulk by
oil company tank wagon for underground storage. Although the design of many new
garages continued in the carriage workshop tradition with their large central entrance,
they were not immune to the contemporary building fashion for Greek or Egyptian
revival ornamentation. The multiplication of garages had brought criticism that they
were visually disruptive to suburban streetscapes, and consequently many civicminded garage proprietors built their garages to a smaller scale, and with more
embellishment to the façade, while others introduced a residence or flats above the
garage business. Some suburban garages, like L A Small & Sons (1926) in North
Caulfield, and the Egyptian-styled Stonnington Motors (1927) in Malvern, were
designed to be slightly set back from the road to prevent traffic congestion, and
provide a small forecourt for the growing amount of service equipment and displays of
merchandise.
Motor garages and petrol stations subsequently became more common during the
inter-war period, when, following a fairly typical pattern, they appeared in local
shopping strips such as Church Street in Hawthorn, Union Road in Surrey Hills, Burke
Road in Kew, and Toorak Road in Hawthorn East. They were generally in scale with
surrounding retail development: modest single-storey brick buildings with little
architectural pretension. Earlier examples (e.g. those that survive at 1169 Burke
Road, Kew, and 145-47 Union Road, Surrey Hills) were built right to the street
boundary to provide kerbside pump service. Later examples were not only set well
back from the street to allow full drive-in service, but also tended to be larger in scale.
One example in Toorak Road, Hawthorn East, was a canted triple-fronted façade
while another in Denmark Street, Kew, rose to two-storeys, with a manager's flat
provided at the upper level**.
Following the boom in motor car ownership after the Second World War, petrol
stations began to proliferate across the study area. By this time, drive-in pump service
had become the norm; consequently, new service stations were invariably constructed
on corner sites.
History
The kerbside motor garage located at number 51-53 on the north side of Barkers Road,
Kew, falls within Crown allotment 75 in the Parish of Boroondara, originally acquired by
one J Bakewell in 1851. A 1904 Melbourne Metropolitan Board of Works (MMBW) Plan
shows the entire portion of land between Findon Street (now Findon Crescent) and
Bowen Street as vacant, described as ‘Findon Paddocks’. The Barkers Road portion
situated between Findon Street and High Street is again described as vacant in the 1911
municipal street directory (S&McD).
The property’s current extent was defined in 1918, when the land was purchased by
Herbert Murphy, a compositor, or typesetter, whose private residence was located at
Evandale Road, Hawthorn (LV: vol. 4134 fol. 751). At this time and up until 1921, the only
occupants of the section of Barkers Road between Findon Street and Bowen Street were
Percy C Mustow at number 55 and Walter H Sparke at number 59, indicating that
number 53 was still unoccupied. In 1922 an occupant is listed at number 53 in street
directories for the first time, comprising a motor garage run by Bayley & Hodgkinson
**
110 Denmark Road, set behind a forecourt, appears to date from the late 1930s.
2
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 9 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
(S&McD). The name Bayley also appears in the property’s Certificate of Title, which
notes the purchase of 53 Barkers Road by John Henry Bayley, a retired mercer, in March
of 1920; indicating the existing motor garage was constructed for Bayley some time
between 1920 and 1921 to have appeared in directories the following year (LV: vol.
4134/fol. 751).
The 1924 directory names John S Bayley motor garage at the address, indicating that it
was run by owner John Henry’s son, John Stanley Bayley (S&McD). Title of the property
was subsequently transferred to John Stanley Bayley following the death of his father in
1931 (LV: vol. 4134 fol. 751). J S Bayley’s private residence was located almost directly
opposite the garage on the south side of Barkers Road, Hawthorn, at number 40, which
has since been demolished (S&McD). Bayley continued operating the garage until 1936,
when it was purchased by one D E J Young (Shepparton Advertiser 31 March 1936:5;
LV: vol. 4134 fol. 751).
By 1938 the property was in use by new occupants; Roche’s Marysville & Healesville
Tourism Services Pty Ltd (S&McD). An advertisement for Roche’s Motor Service
published in 1925 indicates the business conducted guided tours – presumably by bus –
of the Healesville district, which clarifies the origin of the Healesville contact telephone
number painted on the garage’s frontage that is still visible today (Age 18 August
1925:16). This and a subsequent advertisement published in 1930 describe the
company’s tours departing from Collins Street, Melbourne, suggesting the Barkers Road
garage was used only as a depot (Age 12 March 1930:20).
1925 advertisement for Roche’s Motor Service, then operating out of
Collins Street, Melbourne (Age 18 August 1925:16)
In 1938, 53 Barkers Road was purchased by transport service operator Lorenzo Riley
McKenzie, however; the 1942 street directory shows that Roche’s Motor Service
continued occupying the site after McKenzie became proprietor (LV: vol. 4134 fol. 751). A
painted sign reading ‘McKenzie's’ is still visible on the garage façade, suggesting that at
some point Lorenzo McKenzie took over operations of the Barkers Road garage for his
own tourism enterprise, which transported passengers to and from rural areas such as
Alexandra by bus (Alexandra Standard and Yarck, Gobur, Thornton, Taggerty and
Acheron Express 31 March 1950:2).
It appears that McKenzie utilised Barkers Road as a bus depot for the business, as
advertisements for the company’s regular timetable state a departing address from
Whight’s Tourism Bureau at 120 Flinders Street, Melbourne (Alexandra Standard and
Yarck, Gobur, Thornton, Taggerty and Acheron Express 31 March 1950:2). Lorenzo
McKenzie was an avid supporter of the ‘magnificent tourist possibilities of Alexandra and
District’, having lobbied the Transport Regulation Board for a daily return service from
Alexandra to Melbourne in the 1940s; he also carried mail to Melbourne from Alexandra
and was popular with locals (Alexandra and Yea Standard and Yarck, Gobur, Thornton
and Acheron Express 22 February 1946:3.).
Ownership of 53 Barkers Road did not change again until 1970 when it was acquired by
Lormanan Pty Ltd., however; McKenzie continued to utilise the garage as a depot for his
business. This is evident in building permit records, which show plans for the installation
3
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 10 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
of underground oil tanks at the address for McKenzie Tourist Services in 1982 by Shell
Co. of Australia (BP: 9948/1982). An above ground oil tank had previously been installed
at the site in 1968 by Esso Oil Co. (BP: 974/1968). Further alterations to the garage,
referred to specifically as a ‘bus depot’ in permit records, were made in 1984 and again in
1990; McKenzie Tourist Services was listed as the client in both applications (BP:
1274/1984 & 4996/1990).
Description & Integrity
The former Bayley & Hodgkinson Motor Garage of 1921 is located on the north side of
Barkers Road, about half way between High Street and Findon Crescent.
The building has brick walls and is built almost to the allotment boundaries. The roof is
gabled, clad in corrugated metal, with a small hip at the front. Generally the roof is not
visible, and is hidden behind the front parapet. The brick side walls are visible obliquely
through the tram depot car park.
The façade is built to the front boundary and is a symmetrical composition of bays with
parapets stepping up toward the centre. It is finished in smooth render. The entire
parapet is topped by a narrow run moulding. The five bays in all are framed by shallow
pilasters. The central four pilasters are ornamented with pressed-cement bas-reliefs of
classical garlands; a single garland to the outer piers and a double garland to the central
piers. At the top of each of the two central piers is an orb suspended in a metal frame
and adorned with a metal fleur-de-lis. The tall central bay of the parapet has a large
recessed area for signage and is topped with a timber flagpole.
Figure 1. Detail of the central bay of the former motor garage. (Context, 2014)
The façade retains a series of tripartite timber windows (fixed or casement), which step
up from the outer bays toward the centre, in keeping with the parapets (the central bay
does not have any windows, so the recessed area for signage continues this rhythm).
4
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 11 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
The central bay is dominated by a large vehicular entry door. The original timber doors
have been replaced with a metal roller door. The façade appears to be otherwise intact,
and retains painted signage and phone numbers from its time as the McKenzie’s depot.
Comparative Analysis
As noted in the Contextual History, there are a handful of early motor garages that
survive in the City of Boroondara. Those known from the 1910s and 1920s are the
following (all images from Google Streetview):
x
735 Glenferrie Road, Hawthorn, of 1912 (HO491, VHR H2296). The oldest known
purpose-built motor garage in Victoria, designed by prominent architect Christopher
Cowper.
x
145-147 Union Road, Surrey Hills, of c1920 (Contributory in HO532).
5
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 12 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
6
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 13 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
x
Woods Accident Repair, 102 High Street, Kew, of the 1920s.
x
R Gough Motors, 1169 Burke Road, Kew, of 1922-23. It retains a timber garage door.
7
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 14 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
x
Former Canterbury Garage, 1 Rochester Road, Canterbury, late 1920s. It sat behind
a shallow pump forecourt. Windows and doors have been replaced.
x
878 Toorak Road, Hawthorn East, of the late 1920s. An early example of the drive-in
type. The façade has been refaced.
Of the above examples, only two of which have heritage protection, all are fundamentally
a shed set behind a more or less stylish parapeted façade. This typology only changed in
the late 1930s with the more sculptural Streamlined Moderne garages (for example, 110
Denmark Street, Kew).
Stylistically, the first three examples (735 Glenferrie Road, 145-147 Union Road, 102
High Street) can be considered examples of the Federation Free Style, which was also
popular for shops in the 1910s and early 1920s, with the State-significant 735 Glenferrie
8
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 15 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Road the most high style of them. The former garage at 1 Rochester Road is most likely
the latest of all, and exhibits a Jazz Moderne influence. The garages at 1169 Burke Road
and the altered 878 Toorak Road are so basic as to defy stylistic characterisation.
In comparison to these examples, the former garage at 51-53 Barkers Road shares the
typology of a parapet stepping up to the centre both to mark the entrance bay and to
conceal the slope of the roof behind. It also shares the simplified classical device of
shallow pilasters defining the bays with the Free Style examples. It is unique in the use of
bas-relief ornament, and the use of this device plus the orbs makes its level of
architectural elaboration second only to Cowper’s State-significant design.
In regard to intactness, all of the garages – apart from the very basic 1169 Burke Road –
have lost their original timber vehicular doors. Most of the garages have, however,
retained their original windows, apart from 1169 Burke Road and 878 Toorak Road. In
comparison, 51-53 Barkers Road has similarly retained its timber-framed windows but
not its vehicular doors.
9
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 16 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Assessment Against Criteria
Criteria referred to in Practice Note 1: Applying the Heritage Overlay, Department of
Planning and Community Development, September 2012, modified for the local context.
CRITERION A: Importance to the course, or pattern, of the City of Boroondara's cultural
or natural history (historical significance).
The former Motor Garage is of historical significance as a tangible illustration of the rise
of the automobile in the 1920s, requiring filling stations and repair garages, which
occupied sites along major roads throughout the city and suburbs. The earliest garages
such as this one were built to the front boundary, and petrol was supplied from cans or a
kerbside bowser, only transitioning to a forecourt in the late 1920s. It is also significant for
its later use, from the late 1930s to recent years, for Roche’s Motor Services and then
McKenzie’s Tourist Services, both providing bus and coach transport to tourists visiting
Victorian destinations.
CRITERION B: Possession of uncommon, rare or endangered aspects of the City of
Boroondara's cultural or natural history (rarity).
NA
CRITERION C: Potential to yield information that will contribute to an understanding of
the City of Boroondara's cultural or natural history (research potential).
NA
CRITERION D: Importance in demonstrating the principal characteristics of a class of
cultural or natural places or environments (representativeness).
The former Motor Garage is of architectural significance as a largely intact example of a
1920s commercial motor garage. It adopts the common typology of a long shed with a
pitched roof hidden behind a stepped parapet, and a large vehicular entrance at the
centre of the façade. Here the window placement mirrors the rise of the parapet.
CRITERION E: Importance in exhibiting particular aesthetic characteristics (aesthetic
significance).
The former Motor Garage is distinguished aesthetically by the use of architectural
elaboration, in the form of pressed-cement bas-reliefs of classical garlands and orbs
suspended in a metal frame and adorned with a metal fleur-de-lis atop the two central
piers. This level of ornament is unusual for the early motor garages in Boroondara, apart
from the high-style example at 735 Glenferrie Road, designed by architect Christopher
Cowper.
CRITERION F: Importance in demonstrating a high degree of creative or technical
achievement at a particular period (technical significance).
NA
CRITERION G: 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).
10
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 17 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
NA
CRITERION H: Special association with the life or works of a person, or group of
persons, of importance in the City of Boroondara's history (associative significance).
NA
11
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 18 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Statement of Significance
What is Significant?
The former Motor Garage at 51-53 Barkers Road, Kew, is significant. Built in 1921 as
Bayley & Hodgkinson Motor Garage, later operating as the John S Bayley Motor Garage,
first Roche’s Marysville & Healesville Tourism Services after 1938, and then, until
recently, McKenzie’s Tourist Service, which first specialised in transport to Yea and
Alexandra.
It is a brick building, occupying almost its entire site. The roof is gabled, clad in
corrugated metal, with a small hip at the front. Generally the roof is not visible, and is
hidden behind the front parapet. The rendered façade is built to the front boundary and is
a symmetrical composition of five bays with parapets stepping up toward the centre,
framed by shallow pilasters. The central four pilasters are ornamented with pressedcement bas-reliefs. The tall central bay of the parapet has a large recessed area for
signage and is topped with a timber flagpole.
How is it significant?
The former Motor Garage is of local historical, architectural and aesthetic significance to
the City of Boroondara.
Why is it significant?
The former Motor Garage is of historical significance as a tangible illustration of the rise
of the automobile in the 1920s, requiring filling stations and repair garages, which
occupied sites along major roads throughout the city and suburbs. The earliest garages
such as this one were built to the front boundary, and petrol was supplied from cans or a
kerbside bowser, only transitioning to a forecourt in the late 1920s. It is also significant for
its later use, from the late 1930s to recent years, for Roche’s Motor Services and then
McKenzie’s Tourist Services, both providing bus and coach transport to tourists visiting
Victorian destinations. (Criterion A)
The former Motor Garage is of architectural significance as a largely intact example of a
1920s commercial motor garage. It adopts the common typology of a long shed with a
pitched roof hidden behind a stepped parapet, and a large vehicular entrance at the
centre of the façade. Here the window placement mirrors the rise of the parapet. It is
distinguished aesthetically by the use of architectural elaboration, in the form of pressedcement bas-reliefs of classical garlands and orbs suspended in a metal frame and
adorned with a metal fleur-de-lis atop the two central piers. This level of ornament is
unusual for the early motor garages in Boroondara. (Criteria D & E)
Grading and Recommendations
Recommended for inclusion in the Schedule to the Heritage Overlay of the Boroondara
Planning Scheme as an Individually Significant place.
Recommendations for the Schedule to the Heritage Overlay (Clause 43.01) in the
Boroondara Planning Scheme:
External Paint Colours
Is a permit required to paint an already painted surface?
Internal Alteration Controls
Is a permit required for internal alterations?
Tree Controls
Is a permit required to remove a tree?
No
No
No
12
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 19 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Victorian Heritage Register
Is the place included on the Victorian Heritage Register?
Incorporated Plan
Does an Incorporated Plan apply to the site?
Outbuildings and fences exemptions
Are there outbuildings and fences which are not exempt from
notice and review?
Prohibited uses may be permitted
Can a permit be granted to use the place for a use which would
otherwise be prohibited?
Aboriginal Heritage Place
Is the place an Aboriginal heritage place which is subject to the
requirements of the Aboriginal Heritage Act 2006?
No
No
No
Yes
No
Identified By
P Sanderson, Kew Urban Conservation Study, 1988. Graded ‘B’.
References
Age, as cited.
Alexandra Standard and Yarck, Gobur, Thornton, Taggerty and Acheron Express, as
cited.
BP: Building permit records of the former City of Kew, held by the City of Boroondara.
Built Heritage Pty Ltd 2012, City of Boroondara Thematic Environmental History,
prepared for the City of Boroondara.
Catrice, D & Summerton, M 1997, The Motor Garage & Service Station in Victoria: A
Survey, prepared for Heritage Victoria.
LV: Land Victoria title certificates, as cited.
Melbourne Metropolitan Board of Works (MMBW), Detail Plan No. 1299, State Library of
Victoria.
Sands & McDougall (S&McD) directories.
Shepparton Advertiser, as cited.
13
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 20 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
$WWDFKPHQW
Attachment 4
Planning and Environment Act 1987
BOROONDARA PLANNING SCHEME
AMENDMENT C243 PART 1
EXPLANATORY REPORT
Who is the planning authority?
This amendment has been prepared by the City of Boroondara, which is the planning
authority for this amendment.
The amendment has been made at the request of City of Boroondara.
Land affected by the Amendment
The amendment applies to 51 Barkers Road, Kew.
What the amendment does
The amendment proposes to apply the Heritage Overlay (HO) to 51 Barkers Road, Kew.
Specifically the amendment seeks to:
x Amend Map No. 7HO to apply HO666 to 51 Barkers Road, Kew.
x Update the Schedule to Clause 43.01 - Heritage Overlay to include 51 Bakers Road Kew
in HO666 and activate the exhibited prohibited uses exemption in the Schedule to the
HO for the property.
Strategic assessment of the Amendment
Why is the Amendment required?
The former garage at 51 Barkers Road, Kew has been assessed by Council’s heritage
consultant, Context Pty Ltd, and recommended for inclusion in the HO as an individually
significancsignificante heritage places.
Specifically, Context assessed the building at 51 Barkers Road, Kew to be of local historical,
architectural and aesthetic significance to the City of Boroondara. Context Pty Ltd also
recommended use of the schedule to the HO to allow prohibited uses at 51 Barkers Road,
Kew due to the building’s commercial appearance and location in a Neighbourhood
Residential Zone.
An amendment to the Boroondara Planning Scheme is required to give statutory weight to
the heritage recommendations for the property. Applying the HO will ensure a planning
permit application is required for any buildings and works which may affect the heritage
significance of the property.
How does the Amendment implement the objectives of planning in Victoria?
The amendment is consistent with the objectives of planning in Victoria, in particular the
objective detailed in Section 4(1) d of the Planning and Environment Act 1987, being:
To conserve and enhance those buildings, areas or other places which are of scientific,
aesthetic, architectural or historical interest, or otherwise of special cultural value.
How does the Amendment address any environmental, social and economic
effects?
The amendment will have positive environmental and social impacts by protecting a place
that has been assessed by a qualified heritage consultant to be of local heritage significance.
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 21 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
No broader economic impacts are likely as a result of this amendment.
Does the Amendment address relevant bushfire risk?
The proposed amendment will not result in any increased bushfire risk.
Does the Amendment comply with the requirements of any Minister’s Direction
applicable to the amendment?
The amendment is consistent with the Ministerial Direction on the Form and Content of
Planning Schemes under section 7(5) of the Act.
The amendment complies with Ministerial Direction No. 9 Metropolitan Planning Strategy,
which requires amendments to have regard to Plan Melbourne: Metropolitan Planning
Strategy. In particular, the amendment implements Direction 4.4 of Plan Melbourne ‘Respect
Melbourne’s heritage as we build for the future’ and Policy 4.4.1 ‘Recognise the value of
heritage when managing growth and change’.
Consistent with this Ministerial Direction, this amendment proposes to apply the HO to
protect an individually significant heritage place. The loss of places of heritage significance is
detrimental to the City of Boroondara’s heritage and undermines the work that has been
undertaken by Council.
The amendment also addresses the requirements of Ministerial Direction No. 11 - Strategic
Assessment of Amendments.
How does the Amendment support or implement the State Planning Policy
Framework and any adopted State policy?
Clause 15.03-1 Heritage Conservation seeks to ensure the conservation of places of
heritage significance by identifying places of cultural heritage significance; retaining those
elements that contribute to the importance of the heritage place; and protecting them through
the planning scheme.
In accordance with Clause 15.03-1, the City of Boroondara has an ongoing program to
identify, assess and protect places of local heritage significance. The building at 51 Barkers
Road, Kew has been assessed to be of individual heritage significance to the City of
Boroondara and recommended for inclusion in a HO. Amendment C243 Part 1 will ensure
the heritage values of this building will be considered if a planning permit application is
received for alterations to the properties.
How does the Amendment support or implement the Local Planning Policy
Framework, and specifically the Municipal Strategic Statement?
The Local Planning Policy Framework (LPPF) recognises the contribution heritage places
make to the character of the City, and the need for conservation of these heritage places.
Clause 21.05 Heritage, Landscapes and Urban Character of the Municipal Strategic
Statement includes an objective to identify and protect all individual places, objects and
precincts of cultural heritage, aboriginal, townscape and landscape significance.
Clause 22.05 Heritage Policy applies to properties affected by a HO in the City of
Boroondara. The Heritage Policy builds upon the objectives of Clause 21.05 and provides
guidance for the assessment of discretionary matters under the HO. Of most note are the
grading definitions within Clause 22.05 for ‘significatsignificant’, ‘contributory’ and ‘noncontributory’ heritage places. The grading definitions in the policy are used to assist
interpretation of discretionary matters under the Heritage Policy, and have been used to
grade the subject building.
The amendment supports the objectives of Clause 21.05 and Clause 22.05 by protecting a
building that have been assessed to be of individual heritage significance to the City of
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 22 of 23
Council Meeting Agenda
22/05/17
______________________________________________________________________________________
Boroondara; and using the grading definitions contained in Clause 22.05 in the heritage
citations for each place.
Does the Amendment make proper use of the Victoria Planning Provisions?
The amendment makes proper use of the Victoria Planning Provision (VPP) by applying the
HO to protect places of local heritage significance.
How does the Amendment address the views of any relevant agency?
The views of relevant agencies were sought during exhibition of Amendment C243. No
objections to the inclusion of the property in a HO were received.
Does the Amendment address relevant requirements of the Transport
Integration Act 2010?
The amendment will not have any significant impact on the transport system.
Resource and administrative costs
x
What impact will the new planning provisions have on the resource and
administrative costs of the responsible authority?
The amendment will have a negligible impact on the resource and administrative costs of the
responsible authority.
Where you may inspect this Amendment
The amendment is available for public inspection, free of charge, during office hours at the
following places:
City of Boroondara,
Planning Counter
8 Inglesby Road
Camberwell 3124
The Amendment can also be inspected free of charge at the Department of Environment,
Land, Water and Planning website at www.delwp.vic.gov.au/public-inspection.
______________________________________________________________________________________
City of Boroondara
Amendment C243
Page 23 of 23