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The Malachi Gilmore Memorial Hall 124 Oberon Street, Oberon
Malachi Gilmore Hall Development Design Report
Revision: 21st June 2018
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Contents Executive Summary ...................................................................................................................................... 2
1.0 Introduction ........................................................................................................................................ 4
2.0 Background ....................................................................................................................................... 4
2.1 The Malachi Gilmore Memorial Hall .............................................................................................. 4
2.2 Current usage................................................................................................................................ 5
2.3 Pre-lodgement discussions ........................................................................................................... 5
3.0 Site and Surrounds ........................................................................................................................... 6
3.1 Site location ................................................................................................................................... 6
3.2 Site characteristics ........................................................................................................................ 7
3.3 Surrounding context ...................................................................................................................... 7
3.4 Land ownership and encumbrances ............................................................................................. 7
4.0 Proposal ............................................................................................................................................ 8
4.1 Development Proposals ................................................................................................................ 8
4.2 Design Philosophy and Heritage Considerations.......................................................................... 8
4.3 Statement of Environmental Effects .............................................................................................. 9
4.4 DA 01: General works pertaining to Class 9b classification ....................................................... 10
4.5 DA 02: Sole occupancy unit ........................................................................................................ 11
5.0 Statutory Requirements and Compliance ....................................................................................... 13
5.1 General ........................................................................................................................................ 13
5.2 BCA Provisions ........................................................................................................................... 13
5.3 Non-conformance and mitigations .............................................................................................. 15
6.0 Scope of Work ................................................................................................................................. 17
6.1 DA01 – External Works ............................................................................................................... 18
6.2 DA01 – Internal Works Generally................................................................................................ 23
6.3 DA01 – Patron’s Facilities and Class 9b Compliance Upgrade .................................................. 30
6.4 DA02 – Sole Occupancy Unit ...................................................................................................... 33
Appendix 1 Statement of Heritage Impact ............................................................................................. 39
Appendix 2 Section 60 Approval Items .................................................................................................. 43
Appendix 3 Photographs ........................................................................................................................ 44
Appendix 4 Internal Finishes Schedule .................................................................................................. 52
Appendix 5 Document References ........................................................................................................ 53
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Executive Summary
The following Design Report has been prepared in support of Applications for Development pertaining to the reestablishment of the Malachi Gilmore Hall as a place of public entertainment and inclusion of a private apartment.
The Malachi Gilmore Hall is listed on the State Heritage Register (SHR 01680) for its unusual and distinctive architectural style whilst also exemplifying a simple, functional dance hall and cinema. The hall is also recognised for its social significance in the local community being the venue for many formal and private occasions of note in Oberon between 1937 and 1977.
There is considerable support for the return of this building to public use and access on account of its landmark position and its important social heritage.
The building is in a sound structural state, and remains almost intact, having sustained only minor alterations for its recent use as a wool store, with the foyer housing a craft shop.
It is the applicant’s intention to return the Malachi Gilmore Hall to its former station, as a centre for entertainment and the arts, and as a social focus for the Oberon Community. To achieve this, it is intended to carry out minor building works to make the property safe for the public and to provide adequate facilities to function as a place of public entertainment, in particular as a ‘ theatre and cinema’ (under the provisions of the NCC/BCA).
In addition, it is proposed to adapt and re-purpose the mezzanine level ‘dress circle’ balcony and former projectionist rooms as a private dwelling.
Approval for development is therefore sought for work in two tranches under the headings:
Certificate of Classification (Class 9b) and associated minor building works;
Building Work – Class 4 Sole Occupancy Unit.
This report is to be read in conjunction with architectural drawings and is further supported by the Statement of Heritage Impact (see Appendix 1).
APPLICANT DETAILS
Contact name Lucy East
Company Name Mr JR East and Mrs L East (Family Partnership)
Postal address 483 Mowbray Road West
Lane Cove North, NSW, 2066
Email address theeasts@bigpond.net.au
Contact Nos M. 0401 262 260
H. 02 9420 2294
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SITE AND PROPOSAL DETAILS
Address of Site 124 Oberon Street
Oberon, NSW, 2787
Real Property Description Lot 6 / - / DP17887
Total Site Area 986m2
Local Authority Oberon
Zone B2 – Local Centre
Contribution Plans (LGA based) Oberon CP 2004
Development Control Plans
(LGA Based)
Oberon DCP 2001 – Amendment 9
Land Application LEP Included – Oberon Local Environmental Plan 2013
Land Application LEP Buffer area – Industrial Buffer: Class (Industrial Buffer)
Heritage State Heritage Act: SHR No.01680
Malachi Gilmore Memorial Hall (pub. 2003-12-05)
Item – General: Malachi Gilmore Memorial Hall (pub. 2013-12-20)
Purpose / Use Entertainment facility (Cinema and arts centre) and single dwelling
BCA Classification Class 9b – Multi-purpose hall
Class 4 – Sole occupancy unit
Land Owner Jonathan Richard James East, Lucy Alison East
ASPECTS OF DEVELOPMENT
Type of
Development
Certificate of Classification (Class 9b) and
associated minor building works
– Integrated Development (Heritage Act)
Building Work – Class 4 Sole Occupancy
Unit
– Integrated Development (Heritage Act)
Type of Approval Development Permit for Material Change of
Use for Entertainment facility, including
Indoor Entertainment, Single Dwelling and
associated office and ancillary functions.
Preliminary Approval for Building Works for
Sole occupancy unit
Level of
Assessment
Permissible Permissible
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1.0 Introduction
The following Design Report has been prepared in support of Applications for Development pertaining to the reestablishment of the Malachi Gilmore Hall as a place of public entertainment. In addition, it is proposed to adapt and re-purpose the mezzanine level ‘dress circle’ balcony and former projectionist rooms as a private dwelling.
Approval for development is therefore being sought for work in two tranches, under the headings:
DA 01: General works pertaining to Class 9b classification;
DA 02: Sole occupancy unit.
This report is accompanied by and should be read in conjunction with the architectural drawings and appended documents.
This report provides the applicant’s assessment of the proposal against Council’s planning provisions and current building standards, and concludes that the development is appropriate, advances Council’s vision and intent for the building and neighbourhood, and is not anticipated to impact upon the amenity of the locality.
Council’s approval of the applications is therefore sought, subject to relevant and reasonable conditions.
2.0 Background
2.1 The Malachi Gilmore Memorial Hall
The Malachi Gilmore Hall is located in Oberon Street, the main street in the town of Oberon. It was built in 1937 as a dance hall and cinema by the Catholic Church in Oberon for the whole community.
The building is recognised as typical of an important stage in the development of regional cinema in NSW and Australia.
The original grant of Lot 6 (part of allotment 3 & 4 Section 21, Oberon, County Westmoreland) was made to Malachi Gilmore of 74 Pitt Street, Newtown on 9th August 1865. After Malachi Gilmore’s death in 1921, his children followed a Gilmore tradition and gave land to the Catholic Church in his memory.
The inspiration for the design and realisation of the building of the Hall came from Reverend Dr. Alfred Gummer, then parish priest in Oberon. It was built as a cinema and dance hall and paid for, in part, by the community with their sponsoring of bricks and glass blocks, and money raised by Queen Competitions. The Gilmore family contributed money to the building of the hall, and made the condition that the hall be named the Gilmore Hall.
The building was designed in 1936 by Bolton Millane or Virgil Cizzio, of Agabiti and Millane of Sydney, architects known for their work for the Catholic Church. The builder was H.A.Taylor of Concorde, who completed the building the following year.
The then Chair of the Heritage Council, Michael Collins, described the hall as ‘unique’, ‘one of the most idiosyncratic Art Deco buildings in NSW’, and in 1985 the Heritage Council observed, ‘The exterior of this theatre is unique in a kind of west coast 1930s style with a vague Frank Lloyd Wright influence style produced by the horizontality’.
It has a picture palace façade, which stands out dramatically in the streetscape of a Central West country town. It is one of Australia’s few remaining miniature ‘picture palaces’, albeit not used in three decades, and it adds great character to the main street of Oberon.
The cinema, originally known as ‘The Magna’, represents a rare example of Art Deco cinema architecture in Australia. It is closely associated with Herb David of the era of the travelling ‘picture show man’. Soon after completion in 1937 the hall was leased by Les Antiss, a self-taught projectionist and film enthusiast, who was soon joined by Herb David. When Antiss’ health declined Herb David took over his responsibilities.
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In 1964 the Catholic Church decided to sell the hall. First offer went to Oberon Council. On refusal of this offer it was bought by Herb David. When Herb David died in 1985 the ownership passed to his daughters who decided the property must be sold.
In 1985 the Bicentennial Committee encouraged the restoration of the Malachi Gilmore Hall for use of funds allocated, but Oberon Council found this not possible. After discussions between Oberon Council and the Bicentennial Committee the property was sold to Betta Wools for use as a wool store. The foyer and the balcony area were leased to the Cobweb Craft Shop. In 1998 the Hall was sold to Scott Still.
In October 2017, the applicant purchased the Malachi Gilmore Hall.
The Malachi Gilmore Hall was listed on the State Heritage Register (SHR 01680) on the 5th of December 2003.
2.2 Current usage
The hall has sustained only minor temporary alterations from its past use as a wool store and continuing use as a craft shop, and remains in private ownership, having been purchased by the applicant in 2017.
It is important to the heritage significance of the building that it resumes its central place in the community with its fabric intact, and that the changes necessary for it to function as a place of public entertainment are carried out in a way that supports its significance.
These objectives are supported by the applicant and underpin this development proposal.
2.3 Pre-lodgement discussions
In order to ensure that the development achieves the Council’s desired outcomes and meets the requirements of the Heritage Council, the applicant has worked collaboratively with the Council and the Heritage Consultant to develop a design outcome that is appropriate for the building, its use and the setting.
A pre-lodgement meeting was held on site on 26th March 2018, at which the applicants tabled the
following documents for discussion:
Measured drawings, accurately describing the current layout of the building;
Sketches describing the primary alterations proposed, including the provision of patrons’ toilet facilities and the conversion of the mezzanine level to a private apartment;
Visualisations of the proposed façade treatments including colours and finishes;
Draft design report, addressing proposed scope of work and statutory compliance.
Various matters have been discussed and received support ‘in principle’ from the Council and Heritage Consultant, including:
Consideration of the existing building as single-storey, Type C construction;
Adequacy of on-street parking to support the proposed use;
Proposed location, height and appearance of Patron’s Toilets;
Proposed façade treatments;
Proposed repairs and alterations to rear façade.
The above matters are discussed further throughout the following sections of this report.
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3.0 Site and Surrounds
3.1 Site location
The site is located within the township of Oberon and enjoys a prominent position in the main street, directly opposite Oberon Council’s offices, centrally located in the mixed-use local centre.
Figure 1 - Site Location (Source: Wheris.com)
The property to which this development application relates is 24 Oberon Street, Oberon and is formally described as Lot 6 / - / DP17887.
Figure 2 – Title Plan
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3.2 Site characteristics
The subject site has a site area of 986m2 with a frontage of approximately 19.45m and a length of
50.69m. The site fronts Oberon Street and is serviced at the rear by Ramsgate Lane.
The site is improved by the Malachi Gilmore Hall, which consists of two portions; a front portion built of roughcast rendered concrete in an interwar modern style with Art Deco features, and the main hall built primarily of brick with a galvanised iron roof. The site falls from street level towards the rear and the resulting undercroft area forms an ancillary space beneath the rear portion of the hall and stage areas.
The rear yard is level and gravel finished. The site is generally devoid of planting.
The site, being situated in a well-established, high-street environment, has access to all required infrastructure and services including water, gas, sewer, stormwater and electricity.
3.3 Surrounding context
Figure 3 - Street context (Source: Google maps)
The site is located mid-way down the main street of Oberon, one of an eclectic mix of mainly single storey commercial buildings of varied style and quality.
To the east of the site is the large ‘Foodworks’ building and two smaller commercial buildings (a solicitor’s office and pizza restaurant). Immediately to the west of the site is a Commonwealth Bank branch building.
On the opposite (northern) side of Oberon Street is the IGA supermarket and liquor store, the Oberon Council offices and retail outlets.
3.4 Land ownership and encumbrances
The site is held under freehold title and Jonathan Richard James East, Lucy Alison East are the registered owners of the site.
The Malachi Gilmore Hall is listed on the State Heritage Register (SHR 01680).
The site is not affected by and does not benefit from any known easements or covenants.
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4.0 Proposal
4.1 Development Proposals
The proposal seeks Oberon Council’s approval for the development described below, under two headings:
DA 01: General works pertaining to Class 9b classification;
DA 02: Sole occupancy unit.
The proposed work is illustrated in the architectural plans and described in detail in Section 6 – Scope of Work.
The proposal aims to recreate the vibrancy and community focus of the Malachi Gilmore Hall, returning the building to its former station as a centre for entertainment and the arts, and as a social focus for the Oberon Community. To achieve this, it is intended to carry out minor building works to make the property safe for the public and to provide adequate facilities to function as a place of public entertainment, in particular as a ‘theatre and cinema’ (under the provisions of the NCC/BCA).
In addition, it is proposed to adapt and re-purpose the mezzanine level ‘dress circle’ balcony and former projectionist rooms as a private dwelling.
4.2 Design Philosophy and Heritage Considerations
The Malachi Gilmore Hall is listed on the State Heritage Register and all efforts will be made to protect the Heritage asset and retain existing fabric, at all times minimising the impact of new works on the heritage significance of the structure.
The proposed development will be based on the principle of “doing as little as possible and only as much as is necessary” while at the same time ensuring that the building is fit-for-purpose as a place of public entertainment.
Proposed demolition is generally limited to non-original items, such as partitions and toilet facilities that detract from the understanding of the building and its heritage. Demolition of any part of the original fabric of the building will be avoided, except where absolutely necessary to allow the hall to function as a place of public entertainment. Where minor partial demolition is proposed – for example, to provide access to new patrons’ toilet facilities – demolition is minimised by using existing openings, where possible building components will be removed and retained on site, and the resolution of the design will be sympathetic to the heritage significance of the building.
In order to minimise detrimental interventions that might diminish the heritage value of the building, some non-standard provisions will be relied upon to meet the objectives of the National Construction Code / Building Code of Australia (NCC / BCA), “to enable the achievement and maintenance of acceptable standards of structural sufficiency, safety (including safety from fire), health and amenity for the benefit of the community now and into the future.” Where non-compliances with current standards and BCA provisions have been identified in the existing building, these have been noted, and mitigating actions are proposed to ensure that the objectives of the BCA are met (see Section 5.0), subject to the approval of the Building Certifier.
All new work and remedial repairs will comply with relevant standards including AS 1428.1 Design for access and mobility, and the requirements of the BCA.
The external appearance of the building will be enhanced by the carrying out of minor repairs to the building fabric and repainting of all painted surfaces. Proposed paint colours are consistent with the range of colours available when the building was constructed and with the ‘picture palace’ character of the Art Deco façade.
Please refer to the Statement of Heritage Impact (Appendix 1) for further details.
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4.3 Statement of Environmental Effects
General 4.3.1
The description of the existing environment is detailed in section 3.0 Site and Surrounds.
The proposed development is considered to have a negligible environmental impact, with physical alterations to the building being predominantly within the existing envelope. Where new works are proposed outside the existing footprint of the building, these works are small and discreetly located and have no impact on the building’s overall form.
The development will not impact on the ‘main street’ environment, streetscape or public realm.
The introduction of a residential dwelling, on the upper level and fronting Oberon Street, will increase passive surveillance and provide a ‘presence’ on the main street, consistent with the principles of Crime Prevention Through Environmental Design (CPTED). The proposed occupation of the building will also increase surveillance of the rear yard and lane.
No part of the land is ‘critical habitat’.
Hours of operation 4.3.2
It is proposed that the development will function both as a dwelling (incorporating a one-bedroom apartment and utilising the building for domestic use) and as a centre for entertainment and the arts, the latter having limited hours of operation.
These hours of operation shall be:
- Friday: 5pm – 11pm
- Saturday and Sunday: 10am – 11pm
An application for an On Premises Licence will be sought with the NSW Independent Liquor and Gaming authority. The On Premises License will apply to the Patron’s bar (Foyer and Lounge) with hours of operation between the hours of 5pm and 11pm.
It is anticipated that the operations will have no adverse effects on the local area, being consistent with the current functions of the main street as Oberon’s business and social centre.
Access and parking 4.3.3
Pedestrian access is provided to the front door of building, with secondary access provided to egress doors serving the Hall. An existing path linking Oberon Street to Ramsgate Lane and the rear of the building is proposed to be retained.
Parking for residents and staff will be provided on site. An existing flat gravel area is accessed from Ramsgate Lane providing ample parking for staff and residents (potentially accommodating up to 8 cars).
Ample on-street parking has been provided by Council to satisfy the requirements of patrons (particularly within the proposed hours of operation). Two PWD spaces fronting the Commonwealth Bank at 126 Oberon Street provide universal access to the proposed development.
Site Services 4.3.4
The site has access to all required infrastructure and services including water, gas, sewer, stormwater and electricity.
The proposed development will include the connection of new downpipes to the existing stormwater system, providing roof drainage to approximately 35m
2 of new roof area.
New sewer works will connect Patron’s Toilets and the residential Apartment to the existing sewer.
Existing gas supply will be extended to service heating and cooking appliances in the Apartment.
The main electrical switchboard has been recently upgraded to service the proposed works.
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4.4 DA 01: General works pertaining to Class 9b classification
General 4.4.1
DA01 describes general works required for the building to function under a Class 9b classification as a place of public entertainment. Works include:
General repair and restoration works
The provision of patron’s toilet facilities in accordance with the requirements of the BCA
Works required to address and/or mitigate against non-compliance with the provisions of the BCA for Class 9b buildings
Refer to:
- Architectural drawings DA01 – General Works, Drawing DA01-01 to 12
- Section 6.0: Scope of Works
The Drawings and Scope of Works provide a detailed description of the works summarised below, and include general works required to repair and restore the building.
Exterior painting and façade treatment 4.4.2
It is proposed to repair and repaint all exterior painted surfaces.
The Art Deco character of the front portion of the building will be retained and reinforced by a colour scheme that is sympathetic to the picture-palace style and modernist forms, and based on a colour palette available in the 1930s.
Textured walls will be painted a warm off-white, allowing the form of the building to be expressed simply by light and shade. The repetitive pattern of horizontal slab edges will be highlighted in bright pure-white.
Steel window frames and balustrades will be finished in a metallic bronze paint, which will also be used to highlight the ‘leading edges’ of the two dominant vertical fins, catching the sunlight and adding some picture-palace sparkle.
A silver metallic paint will be used to finish the distinctive roof vents and to reinforce the effect of the bronze edging to the fins.
At the rear of the building, timber cladding will be repaired and painted a 1930’s shade of gum-leaf green, (not unlike the current colour), while gutters, fascias and timber windows define the edges in a warm, charcoal-brown.
Entrance doors provide a punch of colour in a ruby red, reminiscent of a velvet theatre curtain.
The table below provides details of the external paint finishes as referenced in Architectural drawings DA-01 – General Works, page DA01-05.
Table 1
External Paint Finishes Specification
Finish ID Supplier Product Colour
P1 Dulux Weathershield Masonry Matt Vivid White
P2 Dulux Weathershield Masonry Matt Snowy Mountains Half
P3 Axolotl Micaceous Acrylic Labradorite
P4 Axolotl Micaceous Acrylic Diorite
P5 Dulux Weathershield Masonry Matt Namadji
P6 Haymes Ultra-Premium Ultratrim Enamel Koala Bear
P7 Dulux Super Enamel High Gloss Very Cherry
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Patron’s facilities 4.4.3
It is proposed to build a new single storey structure on the west of the site, between the hall and the adjoining bank building, which will house male and female toilets and a unisex toilet for people with disabilities.
The location is discreet, being tucked away in the least public part of the site, and provides patrons with direct and level access to the facilities from the Foyer and lounge area as well as from the Hall.
The new building is designed to ‘disappear’, being only as large as is required to provide the facilities, and appearing from the street as a ‘garden wall’, its parapet mimicking the horizontal lines of the modernist façade. The wall will be smooth-rendered, in contrast with the Art Deco textured stucco, and painted charcoal-brown to recede into the shadows.
From the rear, the new addition will be visible only from limited places, and will appear as a simple lean-to, matching the stage structure and original toilets in form.
A new stair will be provided, realigned to suit the new facilities and providing a more direct egress path from the Hall to open space.
Class 9b Compliance upgrade 4.4.4
The Hall is generally well served to function as a place of public entertainment, and to meet the objectives of the BCA in terms of fire safety and the like. Non-compliances are addressed in Section 5, and new works include:
- The repurposing of doors and provision of new hardware to provide egress from the Hall
- Fire rated linings to the timber framed Stage
- Provision of a new early warning fire system to provide whole-of-building evacuation alarm in the event of a fire
- Minor works to provide universal access
4.5 DA 02: Works pertaining to Sole occupancy unit
General 4.5.1
DA02 describes works required to adapt the mezzanine level for use as a private apartment. Works include:
Demolition of existing non-original partitions and provision of new fire-rated plasterboard wall separating the mezzanine Gallery from the Hall.
Fitting out the existing Gallery as a Living Room and Kitchen
Fitting out the existing Bio-room as a Bedroom
Fitting out the existing Rewinding Room as an Ensuite shower room
Refer to:
- Architectural drawings: DA02 – Sole Occupancy Unit, Drawing DA02-01 to 12
- Section 6.0: Scope of Works
Description of apartment 4.5.2
The apartment will contain one bedroom and will have an area of approximately 40m2.
Access to the apartment will be through the Foyer and Stair, with a landing and entrance door provided at the top of the stair.
The apartment makes excellent use of the available spaces. The Living Room and eat-in Kitchen will benefit from the spacious and light Gallery space, with a 3.4m high ceiling and access directly to the existing Terrace. Joinery will be bespoke and designed to convey the character of 1930s modernist interiors, while providing all the modern conveniences. Alterations to the original fabric will be negligible,
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limited to small penetrations where required to provide plumbing. The Gallery was originally a dress-circle with raked seating and a finished concrete aisle walkway. The raked timber floor was removed in the 1980s, and the rough slab floor will now be topped with terrazzo tiles. The apartment entrance landing will feature the original aisle walkway, adding to the Art Deco feel.
The layout has been carefully considered to ensure that plumbing and other services have minimal impact on the building, and occur where they can be discreetly handled in the spaces below.
The Bedroom will be located in the existing Bio-room, enjoying the underside of the vaulted roof structure that gives the Malachi Gilmore Hall its distinctive character.
The removal of one nib-wall in the existing Re-winding Room is all that is required to allow that diminutive space to function comfortably as a shower room. Exhaust fans will exploit existing roof penetrations and give new purpose to the roof mounted cowls. Privacy will be provided with translucent film to the generous windows. From the outside, this will be the only indication that a change of use has occurred, other than the life, light and presence that a dwelling provides in the street.
Laundry facilities, including a tub and washing machine, will be located in the Lower Ground Floor.
Car parking will be provided on-site.
BASIX Certification 4.5.3
BASIX certification is required for a BCA Class 4 development application if the proposed cost of construction is estimated to be over $50,000, however the cost for this 40m
2 renovation is estimated to be
below that amount, as detailed below:
Table 2
Estimated Cost of Renovation of Class 4 Sole occupancy Unit
Category Description Dimensions Units Cost Per Estimate
Entrance:
Fire-rated stud-wall 16.8 m2 /m2 1,700.00
Entrance stud-wall 500.00
Balcony solid-core door 277.00
Front door and leadlight 2,284.00
French doors 3,800.00
Flooring:
Terrazzo install 45.5 m2 60.00 /m2 2,730.00
Terrazzo tiles 45.5 m2 120.00 /m2 5,460.00
Hydronic under-floor heating 45.5 m2 65.00 /m2 2,957.50
Bathroom: Plumbing and waterproof 3.5 m2 1,600.00 /m2 5,600.00
Bathroom fittings 1520.00
Kitchen:
Plumbing 450.00
Appliances 3,900.00
Sink and Tap 1100.00
Cabinetry 6,000.00
Gas: Heater 3,800.00
Electrical: Rewire 6,000.00
Painting: Walls 98.0 m2 10.00 /m2 980.00
Ceiling 31.5 m2 10.00 /m2 315.00
Total 49,373.50
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5.0 Statutory Requirements and Compliance
5.1 General
The proposed development seeks to enable the achievement and maintenance of acceptable standards of structural sufficiency, safety, health and amenity as a place of public entertainment, while protecting the Heritage asset and retaining existing fabric, at all times minimising the impact of new works on the heritage significance of the structure.
Where new work or remedial repairs are proposed, the design of these works shall comply with relevant standards including AS 1428.1 Design for access and mobility, and the requirements of the National Construction Code / Building Code of Australia (NCC / BCA).
Where non-compliances with current standards and BCA provisions have been identified in the existing building, these are noted below for information only and are subject to confirmation by a Building Certifier and consideration by the Heritage Council.
Due to the nature and heritage status of the building it is not proposed to bring the building to a state of full compliance, particularly where compliance would require significant alterations to the building fabric. Where possible however, mitigating actions are proposed to ensure that the objectives of the BCA are met, including structural safety and safety from fire, the health and amenity of the occupants, and sustainability.
5.2 BCA Provisions
The following summary of BCA provisions is included for information only and is subject to confirmation by the Building Certifier.
Building use 5.2.1
Approval is being sought to return the building to its former use, being a place of public assembly, and more specifically as a ‘single auditorium theatre and cinema’.
Classification of the building will be as follows:
Class 9: a building of a public nature, and specifically Class 9b — an assembly building, excluding any other parts of the building that are of another Class
A residential apartment is proposed within the building having the following classification:
Class 4: a dwelling in a building that is Class 5, 6, 7, 8 or 9 if it is the only dwelling in the building.
Number of Storeys: 1 storey 5.2.2
The building is primarily a single level structure, consisting of Foyer, Hall and Stage at, or near, street level.
An additional level above the foyer can be considered a mezzanine, for the purposes of calculating the rise in storeys of a building, having a floor area of less than 200m
2 and less than 1/3 of the floor level of
the hall below. It is proposed to adapt the mezzanine to serve as a sole occupancy unit.
Towards the rear of the building the land falls away and additional space exists below the Hall and Stage. These spaces are identified in the drawings as Undercroft and Under-stage ancillary spaces respectively and are intended to be used as storage only.
Type of Construction 5.2.3
The BCA requires Class 9 buildings of 1 storey to be Type C construction.
The existing structure generally complies with the requirements for Type C construction; although some aspects of the original fabric fall short of current BCA requirements (see Section 5.3 Non-conformance and mitigations). It is intended that all new work will be Type C construction.
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Provision for escape 5.2.4
Every building must have at least one exit from each storey.
In a Class 9b building, not less than 2 exists must be provided from any storey or mezzanine that accommodates more than 50 persons.
No point on a floor must be more than 20 m from an exit, or a point from which travel in different directions to 2 exits is available, in which case the maximum distance to one of those exits must not exceed 40 m.
The current floor layout allows for conformance with the BCA’s allowable travel distances. Proposed works include the replacement of existing doors with approved fire egress doors, enabling the building to achieve compliance with the required means of escape.
Fire services and equipment 5.2.5
The following complying fire services and equipment are currently provided: - Fire hose reels - Portable fire extinguishers - Fire blankets
These will be reviewed for compliance along with the following additional fire services and equipment:
- Smoke alarms and smoke detection - Egress signage
A sprinkler system is not required.
A fire hydrant is not required. (Note that in general Part H1 - Class 9b Buildings does not apply to Class 9b buildings with a stage and backstage area of less than 200m
2 and without a rigging loft.)
DDA and Accessibility 5.2.6
The building is required to be accessible.
Summary of requirements for access for people with a disability:
An accessway must be provided to a building required to be accessible—
(i) from the main points of a pedestrian entry at the allotment boundary; and
(ii) from another accessible building connected by a pedestrian link; and
(iii) from any required accessible carparking space on the allotment.
In a building required to be accessible, an accessway must be provided through the principal pedestrian entrance, and—
(i) through not less than 50% of all pedestrian entrances including the principal pedestrian entrance
A detailed review of the building for compliance with BCA building access requirements will be conducted before seeking building approval; however the following observations may be noted:
- A threshold ramp will be provided at all external doors to provide access for people with a disability
- Existing doorways are large and are expected to comply with the requirements of AS 1428.1; however circulation spaces around existing doors may not be fully compliant with clearance requirements.
An acceptable solution shall be sought in consultation with the Building Certifier and Heritage Council.
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Sanitary and other facilities 5.2.7
The building has insufficient toilet facilities to meet the requirements under the BCA for a Class 9b building. Furthermore, the current toilet facilities are poorly located and impact unduly on the heritage significance of the hall interior.
The number of patrons is calculated in accordance with BCA clause D1.13 as 300 persons (based on 1m2
per person for a ‘Theatre and public hall’) with an even number of male and female patrons.
It is proposed to provide sufficient sanitary facilities to meet the full requirements of the BCA for a Class 9b – single auditorium and cinema, as follows:
Table 3
Class 9b – single auditorium theatres and cinemas
User group Closet Pans Urinals Washbasins
Male patrons (150 persons) 1 2 1
Female patrons (150 persons) 4 - 1
A unisex facility serving people with a disability (PWD) will be provided. In calculating the number of facilities provided, this facility will be taken into account to reduce the number of closet pans provided for female patrons to three (3).
An additional shower room and toilet will be provided within the Class 4 Sole occupancy unit, which may be made available for the use of the proprietor, management or staff, or in the event that a shower is required for a ‘participant’ (for example, a performer or entertainer other than the proprietor).
5.3 Non-conformance and mitigations
Due to the minor extent of the proposed building works, the nature and construction of the existing structure, and its heritage status as a listed building, it is not proposed that the works will achieve full compliance with the current provisions of the BCA. Instead, it is the applicant’s intention that the building achieves acceptable levels of “relevant safety (including structural safety and safety from fire), health, amenity and sustainable objectives efficiently”, consistent with the goal of the National Construction Code.
Where non-conformances have been identified, and the building cannot reasonably be modified to achieve full compliance with the BCA, mitigating actions will be taken to reduce risks to public safety and amenity, or damage to public and private property, as described in Table 4 below:
16
Table 4
Building Code of Australia – non-conformance and mitigations
Item BCA Reference Description Mitigating action
Fire-Resisting
Construction –
Under-croft
5.1(e) Fire
resistance of
building elements
Under-croft and under-stage areas: In a
Class 9b building, a floor separating
storeys or above a space used for
storage / ancillary purposes, must—
(i) have an FRL of at least 30/30/30; or
(ii) have a fire-protective covering on the
underside of the floor, including beams
incorporated in it and around the column,
if the floor is combustible or of metal
- Fire detection: The early warning system
will include smoke alarms with built in
sounders located within the Under-croft and
Under-stage Area for early detection of fire
within these ancillary spaces, signaling an
alarm in the event of fire to facilitate the
evacuation of patrons and building
occupants.
- Consideration will be given to the protection
of the floor above, including timber flooring,
floor joists and bearers, by the application of
an intumescent paint system, after
consultation with the Building Certifier and
Heritage Council.
Bounding walls
to sole-
occupancy units
Table 5,
Specification C1.1
The BCA requirement for Type C
Construction includes that any bounding
wall between the Class 4 and Class 9 is
required to be 60 minute fire rated. While
the existing load-bearing brick and
reinforced concrete structure can be
reasonably expected to perform
adequately in the event of a fire, its FRL
has not been confirmed.
- No alterations will be made to the existing
structural fabric of the Heritage building, and
it is assumed that the existing 150mm thick
reinforced concrete walls are adequate
where they form a part of the bounding walls
of the sole-occupancy unit.
- All new work, including non-loadbearing
partitions bounding the sole occupancy unit
and separating Class 4 and Class 9b
spaces, will conform to the requirement for
Type C construction.
- A compliant smoke detection system will
be provided within the sole-occupancy unit.
Room Heights F3.1(f)(i) The BCA requires a shower room to
have a ceiling of 2.1m to meet the
deemed-to-satisfy provisions.
The proposed shower room will have a
ceiling height of approximately 1.97m.
The Shower Room is proposed to be located
in the current Re-winding Room, being the
best location in terms of least impact on the
heritage item (provision of plumbing etc.),
and the best use of the available constricted
space, which should not be limited to non-
habitable uses (given its large windows and
prominent position).
The space meets the BCA’s stated
performance requirements having “sufficient
height that does not unduly interfere with its
intended function”, will be adequately lit,
ventilated and waterproofed, and will meet
the relevant requirements for plumbing,
electrical installations and the like.
17
6.0 Scope of Work
The tables in this section summarise the general Scope of Work, and are provided for information only. Contractors shall refer to the drawings and specification for more complete description of the extent of work to be included. The scope of work describes activities pertaining to the following two applications for development approval:
DA 01: General works pertaining to Class 9b classification
DA 02: Sole occupancy unit
LEGEND
DA01 General works pertaining to Class 9b classification
DA02 Sole occupancy unit
TRADES
CN General Contractor (or proprietor)
RF Roofer
CP Carpenter
PN Painter
GL Glazier
EL Electrical contractor
HY Plumber and drainer
JN Joiner
OEH STANDARD EXEMPTION TYPES
Works considered under Standard exemptions for Works Requiring Heritage Council Approval:
EX(1)* Maintenance and Cleaning EX(10)* New buildings
EX(2)* Repairs EX(11) Temporary structures
EX(3) Painting EX(12)* Landscape maintenance
EX(4) Excavation EX(13) Signage
EX(5) Restoration EX(14) Burial sites and cemeteries
EX(6)* Development endorsed by Heritage Council or
Director General
EX(15)* Compliance with minimum standards and
orders
EX(7) Minor activities with little or no adverse impact
on heritage significance
EX(16) Safety and security
EX(8) Non-significant fabric EX(17) Moveable Heritage items
EX(9) Change of use S.60 Works not considered to be covered by the
Standard Exemptions above.
* = OEH Section 57 (2) Submission NOT required
18
6.1 DA01 – External Works
Table 5
Scope of Work – EXTERNAL WORKS DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.1.1 CN, PN Roof and roof plumbing – Front
6.1.1.1
6.1.1.2
6.1.1.3
Removals
- Remove non-original ‘Cobweb’ store
signage
- Remove concrete screed topping from
Porch roof
- Remove any loose render from slab edges
generally
(CONSIDER: Render edge and coping as
required to match original and make edges
true before painting)
EX(8)
EX(2)
EX(2)
Non-original, not-significant fabric (see
photo 6).
Screed topping is non-original (1980s),
does not fall to rainwater outlet and is
in cracked condition. See photo 1.
6.1.1.4
6.1.1.5
6.1.1.6
6.1.1.7
6.1.1.8
Restoration
- Provide metal angle (gal steel or alum) to
perimeter of Porch roof, approximately
100mm from edge, rolling the extrusion to
form curve to match.
- Provide external grade ‘levelling’ compound
with falls to existing downpipe
(ARDEX K 301 or similar – consider freeze-
thaw conditions)
- Prepare and seal roof sections over the
Stair (SIKALASTIC-560 White, or similar),
particularly where visible from the street.
- Repair galvanised steel roof vents and paint
to match original
- Reinstate and repair original timber flagpole
on existing (in-situ) metal brackets.
EX(7)
EX(7)
EX(3),EX(7)
EX(2)
EX(5)
To allow for additional levelling to be
added behind the metal angle.
To compensate for sagging roof and to
restore falls to the original drainpipe.
To prevent water seeping though. See
photo 2. See Architectural Drawings
page DA01-05 for external finishes
schedule.
Cracks are appearing in the vents.
See photo 3.
Flagpole is removed and damaged (the
image in Figure 3 above was taken in
2010).
19
Scope of Work – EXTERNAL WORKS DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.1.2 RF, CP Roof and roof plumbing – Hall and Stage
6.1.2.1
6.1.2.2
6.1.2.3
6.1.2.4
6.1.2.5
6.1.2.6
6.1.2.7
6.1.2.8
6.1.2.9
6.1.2.10
6.1.2.11
Removals
- Remove gutters
- Remove downpipe sections only where
rusted or otherwise damaged
- Remove rotted sections of fascia if required
- Remove portion of roof over Store Room at
rear
- Repair fascia by removing rotted material
and repair with filler
Restoration
- Provide new sections of fascia as required.
Pre-prime all faces
- Provide new galvanised iron roof to Store
Room
- Provide new galvanised steel gutters.
- Provide new downpipes where required
- Re-connect existing downpipes to existing
stormwater connections where required
- Tamp down all ridge capping and flashings
as required
EX(2)
EX(2)
Damaged by intrusive ivy growth, or
rusted. See photo 4.
To match original profiles, using
suitable new materials.
To retain the original roof. See photo
5.
6.1.3 CN, PN External Soffits
6.1.3.1 Restoration: Refer External Walls - Front (below)
6.1.4CN, GL, PN,
EL External Walls - Front
6.1.4.1
6.1.4.2
Restoration
- Windows: repair broken glass and putty as
necessary
- Repair building signage “Malachi Gilmore
EX(2)
EX(2)
Note possibility of presence of
asbestos in the putty.
Repair the incomplete lettering to
20
Scope of Work – EXTERNAL WORKS DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.1.4.3
6.1.4.4
6.1.4.5
Hall 1937”
- Replace existing glass block illumination
(fin) with new internal LED strip
- Prepare and paint exterior painted surfaces
including balustrades, doors, windows,
downpipes and masonry.
New Work
- Provide a building sign to the top edge of
Porch roof
EX(2)
EX(3)
EX(13)
original condition. See photo 7.
Leave original light fittings in place and
add easily-removable LED strip lights.
See photo 25.
The concrete stucco façade was
originally unpainted. The current
‘sunset’ colour scheme was added in
1987. See statement for proposed
external finishes in section 4.4.2.
This removable business identification
sign will attach to the metal angle
described in 6.1.1.4 above and will not
be directly attached to the fabric of the
building.
6.1.5 GL, CP, PN External Walls – Hall
6.1.5.1
6.1.5.2
6.1.5.3
Repairs
- Windows: repair broken glass and putty as
necessary
- Repair existing original exit doors and add
compliant push-bars.
- Paint exterior painted surfaces including
balustrades, doors, windows, gutters,
fascias and downpipes
EX(2)
EX(7)
EX(3)
Note possibility of presence of
asbestos in the putty
The intention is to repurpose the
original door material. The western exit
door can be seen in photo 18.
See statement for proposed external
finishes in section 4.4.2
6.1.6 CP, CN, PN External Walls – Stage and Stair 3
6.1.6.1
Removals
- INITIALLY: Carefully remove all
weatherboards from the western wall of
Stage and Stair 3, and where damaged
EX(2)
Damaged beyond repair, not fit for
purpose. See photo 8.
21
Scope of Work – EXTERNAL WORKS DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.1.6.2
6.1.6.3
6.1.6.4
elsewhere.
- ULTIMATELY: Reinstate a historic service
opening to rear of stage, retaining existing
original timber framing where possible.
Restoration
- INITIALLY: Provide building wrap and new
cedar weatherboard cladding on west walls
(COMPLETE). Repair south and east walls
weatherboard.
- ULTIMATELY: Provide new southern wall
light-panel in the site of the historic service
opening (4m wide and full height of wall)
consisting of polycarbonate cladding
system fixed to existing timber frame, to
extent of new opening (DANPALON or
similar)
EX(7)
EX(2)
Evidence of original service opening to
the stage is visible. See photo 9.
All new weatherboards will match
original profile.
To provide desirable southern light
illumination to the stage and hall when
in gallery\exhibition configuration. New
work will not have a long-term impact
on the fabric of the building as it can
easily be removed, and original
weatherboards refitted.
6.1.7 CN, EL, GL External Walls – Under-croft
6.1.7.1
6.1.7.2
Removals
- Remove brickwork from existing blocked-in
windows and doors
Restoration
- Clean, repair and paint existing windows
and doors
EX(8)
EX(3)
Restoring original openings which were
blocked-in in the 1980s. See photo 11.
Re-use original material that has been
in storage.
6.1.8 CN, EL, GL External Walls – Under-stage area
6.1.8.1
Restoration
- Clean, repair and paint existing windows
and doors
EX(3)
See statement for proposed external
finishes in section 4.4.2
6.1.9 CN Access ramps and stairs
New work
22
Scope of Work – EXTERNAL WORKS DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.1.9.1
6.1.9.2
- Main Entry: Provide removable proprietary
threshold ramps
CONSIDER: Lift brick paving, regrade
substrate to max 1:20 falls in order to
remove the step at entrance door and form
a threshold in compliance with the
requirements of AS 1428.1
- Other external doors: Provide removable
proprietary threshold ramps
EX(15)
EX(15)
For compliance with the requirements
of AS 1428.1
6.1.10 External works generally
6.1.10.1
Removals
- Tidy existing planting and remove weeds
EX(1)
23
6.2 DA01 – Internal Works Generally
Table 6
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.1 General
6.2.1.1
6.2.1.2
Security - Review the provision and location of
intruder alarms and security lighting
- Provide new security roller-shutter to
inside of existing ‘barn doors’
EX(15)
EX(7)
All services shall be concealed
unless agreed otherwise.
To provide extra security and
weather protection. This can be
easily removed.
6.2.1.3
6.2.1.4
6.2.1.5
6.2.1.6
6.2.1.7
6.2.1.8
Fire Services
- Design and install complete and compliant
early warning system providing early
detection and signaling alarm in the event
of fire to facilitate the evacuation of
patrons and building occupants
- Provide as required: signage, evacuation
plan etc.
- Review emergency and fire exit lighting
- Review the provision and location of Fire
Extinguishers
- Review the Fire Hose Reel for function
and conformance
- Provide smoke detectors as required
EX(15) All fire services shall be concealed
unless agreed otherwise
6.2.1.9 Electrical
Refer Room-by-room requirements
Electrical Contractor shall be responsible for the
design and installation of electrical and
communications systems to the approval of approval
authorities and the proprietor.
- Provide new conduit / line for communication services (Telstra/NBN)
- Provide new power and light circuits as documented
- Obtain the electrical power supplier’s
EX(7) All original electrical fittings will be
kept in place.
Wherever possible power and
communications shall be concealed,
and outlets and cabling shall be
incorporated into fixed joinery items.
Where exposed conduits are
required, these shall where possible
be incorporated into panelling and
trim as documented and agreed
24
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
inspection and certification of works otherwise by the proprietor.
Where unavoidable, surface
conduits shall be installed neatly in
‘corners’ and ‘returns’. Consider the
use of square conduits where
possible to appear as corner
mouldings. Obtain the approval of
the proprietor prior to installing
exposed conduits.
6.2.1.10
6.2.1.11
6.2.1.12
6.2.1.13
Hydraulic
Removals
- Remove all non-original (1980s) and non-
significant sanitary fixtures. Cap-off sewer
(to connection points) and water supply
and ‘make good’ penetrations, fixings and
the like.
- Remove non-original (1980s) amenity
partitions
Restoration
- Repair floorboards in corner of hall where
non-original amenity was located
New work
Design and install new sewer, stormwater and water
supply systems including:
- Provide sewer systems to new male,
female and PWD Patron’s Toilets
- Provide new Water service as required.
EX(8)
EX(8)
EX(2)
EX(10)
These later, intrusive amenities
impact adversely on the heritage
nature, value and original function of
the building. See photo 12.
These later, intrusive amenities
impact adversely on the heritage
nature, value and original function of
the building. See photo 12.
The aim is to restore this damaged
area to match the rest of the floor.
Arrange inspection of all water and
sewer works by Oberon Council
6.2.2 EL, PN Lobby
6.2.2.1
Removal
- Remove later carpet and restore
hardwood floor
EX(8)
Carpet is non-original and damaged.
25
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.2.2
Restoration
- Paint ceiling, walls, windows and doors.
(See Appendix 4 : Internal Finishes
Schedule)
EX(1)
If hardwood floor is irreparable
consider Linoleum or patterned
carpet.
6.2.3 PN, CN Ticket Office
6.2.3.1
6.2.3.2
6.2.3.3
6.2.3.4
Removals
- Remove carpet and restore hardwood
floor
Restoration
- Upgrade electrical switch board
- Paint ceiling, walls, windows and doors.
New work
- Provide translucent film to windows.
EX(8)
EX(15)
EX(1)
EX(7)
Carpet is non-original and damaged.
If hardwood floor is irreparable
consider Linoleum or patterned
carpet
Original switchboard was non-
compliant and contained asbestos
so could not be drilled. It has been
safely removed by an electrical
contractor and stored.
See Appendix 4 : Internal Finishes
Schedule.
For security and privacy. Use
removable stick-on\peel-off film.
6.2.4 EL, HY, JN, PN Office
6.2.4.1
6.2.4.2
6.2.4.3
Removals
- Remove carpet and restore hardwood
floor
- Remove shelving and sink unit where
required.
Restoration
- Paint ceiling, walls, windows and doors
EX(8)
EX(7)
EX(1)
Non-original and damaged
Retaining the original layout, the
room will house the patron bar
facilities. See photo 13.
See Appendix 4 : Internal Finishes
Schedule
26
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.4.4
New work
- Provide translucent film to windows.
EX(7)
For security and privacy. Use stick-
on\peel-off film which can be easily
removed.
6.2.5 CN, EL, PN Foyer
6.2.5.1
6.2.5.2
6.2.5.3
6.2.5.4
6.2.5.5
Removals
- Dismantle stud wall that divides the Foyer
from the Hall.
Restoration
- Paint ceiling, walls, windows and doors.
- Remove carpet and restore hardwood
floor
New work
- Review the provision and location of
GPOs and conduits
- Provide compliant exit and emergency
lighting
EX(8)
EX(1)
EX(8)
EX(7)
EX(15)
Reinstates the original 7m wide
entrance by removing the intrusive
1980s in-fill stud wall. See photo 12.
See Appendix 4 : Internal Finishes
Schedule
Carpet is non-original and damaged.
If hardwood floor is irreparable
consider Linoleum or patterned
carpet.
See table entry 6.2.1.8 for
assessment.
Original heritage exit signs will be
retained.
6.2.6EL, PN, CN,
(JN) Stair 1
6.2.6.1
6.2.6.2
6.2.6.3
Removal
- Remove non-original timber ‘stringers’ and
carpet.
- Remove existing spot lighting and
conduits
Restoration
- Provide a single ceiling-mounted light
EX(8)
EX(8)
EX(7)
Non original, non-significant items
added in the 1980s. See photo 14.
Non-original and obtrusive lighting.
This will restore the light fixture to its
27
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.6.4
6.2.6.5
6.2.6.6
6.2.6.7
fixture with due consideration to the
location and design of surface
cabling/conduits
- Restore raw concrete stairs.
- Remove and treat mildew on the ceiling
- Paint balustrade, ceiling, walls, and
windows
- CONSIDER: Enclose the under-stair to
provide storage, while providing a
backdrop for display of heritage items.
EX(7)
EX(2)
EX(3)
EX(7)
original placement
See Appendix 4 : Internal Finishes
Schedule
We are collecting heritage items
(including a vintage projector) that
are significant to the hall. The
intention is to display them in the
under-stair area of the foyer.
6.2.7 CN, HY Hall
6.2.7.1
6.2.7.2
6.2.7.3
6.2.7.4
6.2.7.5
Removals
- Demolish and remove non-original toilet
facilities and enclosure
Restoration
- Archways:
Perform repairs to the archways as
required where removing walls (as above)
- Ceiling:
Remove damaged panels and replace
with salvaged canite panels from stage
area (see 4.8 below)
- Floors:
Restore existing hardwood floors, making
good where damaged by demolished toilet
facilities
- Paint walls, windows and doors
EX(8)
EX(2)
EX(2)
EX(2)
EX(2)
These intrusive later additions
impact adversely on the heritage
nature, value and original function of
the building. See photo 12.
All repairs will be discrete as
possible and where possible re-use
original materials.
See Appendix 4 : Internal Finishes
28
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.7.6
6.2.7.7
New work
- Review the provision and location of
GPOs and conduits
- Provide compliant exit and emergency
lighting
EX(7)
EX(15)
Schedule
See table entry 6.2.1.8 for
assessment
Original heritage exit signs will be
retained.
6.2.8 CN, PN Stage
6.2.8.1
6.2.8.2
6.2.8.3
6.2.8.4
6.2.8.5
6.2.8.6
6.2.8.7
Removals
- Remove damaged canite wall linings
- Remove temporary barrier around
opening on the stage to floor below
- Remove 1970s cinema screen and fixings
and relocate it behind the proscenium
arch
Restoration
- Reinstate the stage floor where it has
been removed to form an opening to
below. Enclose the front of the stage with
discreet hinged access panels, matching
the original paneling adjacent.
- Perform repairs to the proscenium arch as
required
New work
- Insulate the external walls with thermal
and acoustic insulation (e.g. Bradford
Soundscreen)
- Provide a single layer of 12mm structural
EX(7)
EX(8)
EX(7)
EX(5)
EX(2)
EX(7)
EX(7)
Most are damaged beyond repair
and not fit for purpose. See photos
15 and 16. Any good boards will be
reused to repair damaged hall
ceiling.
Removing 1980s non-significant
structure. See photo 15.
The screen is obscuring the original
proscenium. See photo 15.
The stage was damaged in the
1980s with a section being removed.
Attempts are being made to locate
the original missing panel, to be
reassembled if found.
To maintain this original heritage
feature. See photo 17.
Improvement of sound and thermal
insulation.
To allow flexibility when affixing
29
Scope of Work – INTERNAL WORKS GENERALLY DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.2.8.8
6.2.8.9
6.2.8.10
plywood to existing southern timber
framed walls (to be painted Dulux Theatre
Black)
- Provide a single layer of fire-rated
plasterboard panel to the eastern stage
wall
- Provide minimal handrail to prevent falls
on stage stair (Stair 3) (AS 1657)
- ULTIMATELY Include the provision of two
full height hinged panels each approx. 2m
wide, on the rear stage wall.
EX(15)
EX(15)
EX(7)
stage items for productions.
To improve safety.
To enclose the proposed poly-
carbonate “light-panel”, which will
allow southern light into the space
when open, and provide black-out
and sound insulation when closed.
This proposed concept is inspired by
evidence of an earlier opening. Its
function is to illuminate with natural
southern light the hall, when in
exhibition mode.
30
6.3 DA01 – Patron’s Facilities and Class 9b Compliance Upgrade
Table 7
Scope of Work – PATRON’S FACILITIES and Class 9b COMPLIANCE UPGRADE DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.3.1 General
For general Security, Fire Services, Electrical and
Hydraulic scope REFER 6.2.1– Scope of Work:
INTERNAL WORKS GENERALLY
6.3.2 CN Stair 4
6.3.2.1
6.3.2.2
6.3.2.3
6.3.2.4
Removals
- Remove in part original steel balustrade
from existing concrete stair.
New work
- Form new concrete slab to match existing
landing, where required to adjoin new
Patrons’ Toilets structure
- Provide new steel stair from existing
landing towards the rear of the property to
facilitate egress.
- Provide galvanised steel handrails and
balustrades.
EX(7)
The original concrete and brick stair
itself will remain in place. See photo 18.
To achieve BCA 9b compliance to
facilitate amenities for up to 300
patrons. REFER: section 4.4.3 General
works pertaining to Class 9b
classification; Patron’s facilities.
If possible reuse original removed
balustrade.
6.3.3CN, RF, HY, EL,
CP, PN, JN, GL Patrons’ Toilets – West side of Hall
6.3.3.1
6.3.3.2
Removal
- Remove existing steel framed window and
store on site.
- Form new door opening by removing
section of masonry wall below existing
window. REFER Architectural drawings
DA-01 General works, page DA01-08.
EX(7)
EX(7)
This window will be changed to a
doorway in the north-west corner of the
hall.
This location was chosen to provide the
best solution for patron access from
both the foyer and the hall, ensuring
minimal disturbance to other patrons in
31
Scope of Work – PATRON’S FACILITIES and Class 9b COMPLIANCE UPGRADE DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.3.3.3
6.3.3.4
6.3.3.5
6.3.3.6
6.3.3.7
Make good.
New work
- Provide new enclosure consisting of:
- Concrete strip footings and 190mm fire
rated concrete block subfloor enclosure
(120/120/120)
- Timber framed floor structure
- Timber framed walls with 90mm fire
rated concrete block external skin
(120/120/120). Render and paint exposed
surfaces
- Metal sheet roofing, gutters and
downpipes
- Insulate the external walls and roof with
thermal insulation
- Provide plasterboard lined partition walls
and ceilings
- Fit out the toilets to provide sanitary
facilities for Male and Female patrons and
people with disabilities.
- Provide translucent film to windows for
privacy.
the hall.
This location achieves level access and
reinstates the original flow of the
building, whilst complying with BCA 9b.
This location uses a dead space and
will have minimal visual impact.
This location also realigns the western
egress flow to a safer, more logical exit
to the rear of the property.
This location allows all new plumbing to
connect to the existing drainage system.
REFER: section 4.4.3 General works
pertaining to Class 9b classification;
Patron’s facilities.
6.3.4 Stage
All new lining materials to the timber-framed stage
walls are chosen to achieve fire-rating compliance.
EX(15)
6.3.5 CN, PN Stair 2
6.3.5.1
Removals
- Remove damaged wall linings from
stairwell.
Restoration
EX(7)
These are damaged beyond repair and
not fit for purpose. See photo 19.
32
Scope of Work – PATRON’S FACILITIES and Class 9b COMPLIANCE UPGRADE DA 01
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.3.5.2
6.3.5.3
6.3.5.4
6.3.5.5
6.3.5.6
- Repair stairwell window
New work
- Insulate the external walls with thermal
and acoustic insulation (e.g. Bradford
Soundscreen)
- Provide a single layer of fire-rated
plasterboard panel to the western stair-
well wall
- Provide a single layer of 12mm structural
plywood to existing southern timber
framed walls and ceiling.
- Paint the internal walls and ceiling Dulux
Theatre Black
EX(2)
EX(7)
EX(15)
EX(7)
EX(3)
Rotten window frame to be restored to
original. See photo 8.
Improvement of sound and thermal
insulation
To allow flexibility when affixing stage
items for production, and to provide
continuity across the whole stage and
stairwell area.
Matte colour chosen to achieve minimal
light reflection.
6.3.6 CN, EL Under-croft / Ancillary space
6.3.6.1
New work
- Provide a new early warning fire system to
provide whole-of-building evacuation
alarm in the event of fire
EX(15)
Fire safety compliance for the building
6.3.7 CN, EL, HY Under-stage area
6.3.7.1
New work
- Provide a new early warning fire system to
provide whole-of-building evacuation
alarm in the event of fire
EX(15)
Fire safety compliance for the building
33
6.4 DA02 – Sole Occupancy Unit
Table 8
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.1CN, EL, CP HY,
GL, JN, PN Gallery / proposed Living Room
6.4.1.1
6.4.1.2
6.4.1.3
6.4.1.4
6.4.1.5
6.4.1.6
6.4.1.7
It is proposed to convert the Gallery, Bio-room,
Rewinding Room and Terrace into a dwelling
containing a single Bedroom, Shower Room and
combined Living Room and Kitchen.
Removal
- Remove later (circa 1980s) stud-wall
separating the Gallery from the Hall and
dividing the Gallery
- Remove non-original and damaged
carpets and particle-board substrate.
- Remove timber trim/step against base of
Bio-room wall and miscellaneous shelving
(non-original).
- Remove existing timber doors and door
frames (Ante-room, Rewinding Room and
Terrace). Remove threshold of Ante-room
door to form flat threshold with the upper
floor level.
- Remove existing anachronistic style
vented ceiling roses (x4). Seal one of the
ceiling vents (to be dressed with custom
ceiling panel), reserve one vent to provide
flue outlet for free-standing gas fire, and
provide the remaining two openings with
an operable louvre (to be dressed with
custom ceiling panel).
- Remove fluorescent ceiling strip-lights
and associated surface-mounted wiring.
EX(8)
EX(8)
EX(8)
EX(7)
EX(7)
EX(8)
This wall was added to serve as a
partition to turn the dress-circle into
office space and gallery. Photo 12.
Carpets and particle-board substrate
are not original.
These are all non-original. See photo
20.
Consider door re-use or store on-site.
Removal of threshold will remove trip-
hazard.
These ceiling roses are not in keeping
with the 1930s Art Deco style of the
building, and their original function of
dress-circle\projection room ventilation
is no longer needed. See photo 21.
These were added circa 1980s
34
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.1.8
6.4.1.9
6.4.1.10
6.4.1.11
6.4.1.12
6.4.1.13
Restoration
- Provide new pair of steel framed, glazed
doors to Terrace, to match existing steel
framed windows.
- Enclose existing Rewinding Room door
with stud-framed wall and provide plaster
finish to match surrounding original
plaster.
- Enclose the Gallery providing a wall to the
Balcony (which overlooks the Hall) in the
line of the existing arched opening, and
providing an entrance and landing at the
top of the Stair. The wall will consist of a
carefully composed arrangement of fire-
rated plasterboard, fire-rated steel framed
glazing, reused original glass blocks (from
original Foyer) and timber paneling.
- Restore original concrete aisle walkway
from the top of Stair 1 to the unit door.
New work
- Within the Unit, provide new terrazzo floor
tiles to concrete sub-floor, incorporating
hydrothermal heating. The hydrothermal
underflooring system comprises of 20mm
Warmboard – R panel, tile setting
compound and 15mm terrazzo tile. The
concrete aisle walkway will be protected
by new 4mm marine grade plywood, tile
setting compound and 15mm terrazzo tile.
All finished floor levels will be flush.
- Provide new free-standing gas fire, flued
EX(7)
EX(7)
EX(2)
EX(7)
EX(7)
The original wooden glazed doors are
beyond repair. Steel doors will provide
continuity of exterior fixtures and
improved security.
To allow for the Rewinding Room
bathroom behind.
The repositioning of the existing 1980s
wall facilitates the use of the balcony for
production equipment (sound-desk,
digital projector, etc.) and encloses the
sole-occupancy unit.
The restoration of the original concrete
finish on the landing at the top of the
stairs will showcase the original aisle
flooring.
The original raked timber floor, built
over the rough concrete sub-floor, was
demolished in the 1980s. The proposed
living\kitchen area will have a flat floor
of terrazzo tiles. The use of terrazzo is
informed by the original terrazzo door
thresholds throughout the building. The
proposed hydrothermal underfloor
heating is efficient and unobtrusive.
Gas connection will be incorporated
35
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.1.14
6.4.1.15
6.4.1.16
6.4.1.17
vertically out of existing ceiling vent
(Pacific Energy ‘Mirage’)
- Provide wall/ceiling mounted light fixtures
considering the location and design of
surface cabling/conduits and feature
panels to dress the existing ceiling vents.
- Provide custom built-in cabinetry
including banquette seating, kitchen
benches, overhead cupboards and open
shelves and appliances to detail.
- Provide new GPOs and Comms points.
Extend gas to oven/cooktop.
- Connect sink drainage to new sewer
stack (located in Office below)
EX(7)
EX(7)
EX(7)
EX(7)
into the substrate. The gas heater
achieves 66% energy efficiency and is
of a heritage design.
All new lighting will be informed by any
evidence of original lighting
All joinery is bespoke and carefully
considered to continue the horizontal
lines of the original windows.
Gas extension is concealed in joinery.
All drainage from kitchen and bathroom
will be concealed inside
cabinetry\banquette seating.
6.4.2 CN, PN, (GL) Ante-room
6.4.2.1
6.4.2.2
Removals
- Remove carpet
Restoration
- Paint ceiling, walls and windows.
EX(8)
EX(1)
Non-original and damaged
See Appendix 4 : Internal Finishes
Schedule
6.4.3 CN, EL, CP PN Bio-room / proposed Bedroom
6.4.3.1
6.4.3.2
6.4.3.3
Removals
- Remove miscellaneous shelving, light
fittings and cable enclosure.
- Remove carpet
- Remove existing ceiling and ceiling
framework (non-original)
EX(8)
EX(8)
EX(8)
All non-original
Non-original and damaged. See photo
22.
The removal of this false ceiling which
was added in the 1980s will reveal the
36
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.3.4
6.4.3.5
6.4.3.6
6.4.3.7
New work
- Provide new terrazzo floor tiles to existing
rough concrete substrate, incorporating
hydrothermal underfloor heating.
- Provide custom cabinetry including
wardrobe and desk
- Provide new stud-framed wall enclosure
to proposed Shower Room
- Provide new sliding door/panel to
proposed Shower Room
EX(7)
EX(7)
EX(7)
EX(7)
reinforced concrete formwork of the
striking original inter-war Art Deco
construction, which will remain
unpainted. See photo 23.
The use of terrazzo tiling as flooring will
be consistent throughout the unit.
All joinery is bespoke and carefully
considered to read the details of the
concrete formwork walls.
To facilitate the proposed Shower
Room
Consider using the original Ante-room
door as the sliding door\panel.
6.4.4CN, EL, JN HY,
PN Rewinding Room / proposed Shower Room
6.4.4.1
6.4.4.2
6.4.4.3
6.4.4.4
6.4.4.5
Removals
- Remove miscellaneous shelving.
- Remove carpets and particle-board
substrate.
- Partially demolish one dividing wall
- Remove existing plasterboard ceiling
lining
New work
- Provide fibre-cement linings to new stud-
framed walls. Render and make good
EX(8)
EX(8)
EX(7)
EX(7)
Non-original, added in 1980s. See
photo 24.
Non-original and damaged
While this concrete wall is original it is
not structural. The opening is to
accommodate sanitary fixtures.
Ceiling lining is non-original and
removal will reinstate the two original
ceiling vents for ventilation of the
shower room.
This is the best location in terms of
least impact on the heritage item
37
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.4.6
6.4.4.7
6.4.4.8
6.4.4.9
6.4.4.10
6.4.4.11
6.4.4.12
6.4.4.13
6.4.4.14
6.4.4.15
existing walls where partially demolished.
Provide duct to sewer riser to details.
- Provide new moisture resistant
plasterboard ceiling on 12mm battens,
including air-cell insulation.
- Provide exhaust fan (over shower) in
existing roof vent.
- Provide new ceiling light and GPOs
- Provide core holes for sewer stack/vent,
floor waste and shower outlet, basin and
heated towel rail.
- Waterproof walls and floor as required
- Provide new terrazzo floor tiles to existing
concrete substrate providing falls to floor
waste and shower outlet, and
incorporating hydrothermal heating.
- Tile shower recess and walls.
- Provide toilet suite, wall
mounted/pedestal basin, shower and tap
fittings and free-standing heated towel
rail.
- Provide cabinetry including enclosure to
duct/riser and mirrored cabinet.
- Provide translucent film to windows for
privacy.
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
EX(7)
(provision of plumbing etc.) and the
best use of the available constricted
space, which should not be limited to
non-habitable uses. Refer to the
General Description in section 4.4.1.
See above assessment
6.4.5 Terrace
6.4.5.1
6.4.5.2
6.4.5.3
Restoration
- Remove invasive ivy (COMPLETE)
- Paint exterior painted surfaces including
balustrades and doors
- Provide water proofing and repair original
EX(1)
EX(3)
EX(2)
See statement for proposed external
finishes in section 4.4.2.
38
Scope of Work – Class 4 SOLE-OCCUPANCY UNIT DA 02
No. Trade Requirement LEP
5.10 (2)
OEH Standard
Exemption
Type
OEH Sect 57 (2)
Submission
Required
OEH
Section 60 Assessment
6.4.5.4
concrete topping to grades
- Repair and upgrade original light fitting
EX(2)
All efforts to use original fittings will be
made
6.4.6 Generally
6.4.6.1
6.4.6.2
6.4.6.3
6.4.6.4
New work
Design and install new sewer, stormwater and water
supply systems including:
- Provide new sewer stack and connection
at North/West end of building serving new
Shower Room and Kitchen.
- Provide new Water service as required.
- Connect new laundry facilities to existing
services
EX(7)
EX(7)
EX(7)
EX(7)
Arrange inspection of all water and
sewer works by Oberon Council.
The proposed plumbing works will pass
through a utility room and not a public
area of the building
These will be concealed
The new laundry will be positioned in
an ancillary space, serving both the
sole-occupancy unit and the hall
6.4.7 Office
6.4.7.1
6.4.7.2
New work
- Provide new sewer stack and drainage
serving Shower Room over and box in to
SE corner.
- Provide new plasterboard ceiling,
concealing plumbing over.
EX(7)
EX(7)
The proposed plumbing works will pass
through a utility room and not a public
area of the building
To conceal plumbing. Consider
acoustic insulation.
6.4.8 Under-stage area
6.4.8.1
6.4.8.2
6.4.8.3
6.4.8.4
- Restore laundry tub connected to existing
sewer
- Connect new washing machine to existing
cold water supply
- Provide electric supply to washing
machine
- Provide clothes line in location TBD
EX(2)
EX(7)
EX(7)
EX(7)
To serve the sole-occupancy unit, the
original kitchen area will now serve as a
laundry.
39
Appendix 1 Statement of Heritage Impact
The design concept for the Malachi Gilmore Hall has been developed in response to the needs of the Building and the community where it stands. Heritage buildings without an appropriate use stand sadly on the streetscape and are in great need of inspiration, vision and celebration.
The proposal has been aided through consultation with Heritage consultant Christo Aitken, and the preliminary report and notes on the Malachi Gilmore Hall was prepared for the applicants by Heritage architect Henry Bialowas.
Discussions surrounding viable solutions to achieving compliance with fire, safety and amenities regulations have been had with Shane Wilson, Oberon Council Project Development Officer, Lithgow Fire Services, local builders and trades.
Advice concerning the specifications of fittings and fixtures, heating and security has been sought from experienced designers, trades and Oberon / Bathurst Police.
A1.1 Enhancing and Respecting Heritage
The following aspects of the proposal respect or enhance the heritage significance of the item for the following reasons:
A1.1.1 Reinstating Original Function
The proposal is to develop and restore the Malachi Gilmore Hall (the Building) for the purposes of reinstating its original function and reviving its cultural heritage and social importance.
The owners’ aim is to recreate the vibrancy and community focus of the Building to its former station as a venue for entertainment and the arts, and as a social focus for the Oberon community.
The proposed adaptive use of the Building as a visual and performing arts venue will:
Retain its heritage setting
Remain a building with public access
Reinvigorate cultural, social and creative activities locally.
A1.1.2 Rectifying Previous Modifications
The owners propose to rectify several of the later unsympathetic changes to the building made in the 1980s, including the partitioning of the foyer from the main auditorium, intrusive amenities and dividing stud walls.
The proposed changes:
Reinstate the original function of the Building
Re-engage the original flow from Foyer to main Hall.
A1.1.3 Caring for the Building
The Building has had little or no maintenance work done since the alterations and renovations in 1987. Since purchasing the Building in October 2017, the owners have completed an update of the electrical board, fire protection and removed decades of growth of invasive ivy.
Maintenance plans submitted in the development application include the repainting of the façade, restoration of the rear timber stage and repair of the roof and guttering.
The reuse of the building presents an opportunity to ensure that the “building’s fabric will be properly cared for, revealed or interpreted, while making better use of the building itself” (Department of the Environment and Heritage 2004:3).
40
In the life of the fabric of the Building, this maintenance will:
Restore and repair, according to sound heritage principles and practices
Ensure the Building’s ongoing upkeep through use and continued care.
A1.1.4 Heritage on Display
Included in the restoration of the foyer of the Building are plans to display heritage items of significance in a purpose-built display beneath the large sweeping staircase.
Items include the film projectors, roller skates, historic photos and a video display to screen short films of the residents’ recollections and stories. These short films will also be shown before each film screening on the big screen. An Acknowledgement of Country slide will also be part of the programmed film screening.
These endeavours aim to:
Show respect to the past history of social engagement at the Malachi
Interpret the role and importance of cultural activities in a community
Preserve the artefacts for the future.
A1.1.5 The Malachi Revival
The planning of a launch Event is well underway – it is a Community Heritage project.
“The Malachi Revival”, will be a weekend of historically-informed events that capture the former glory of the Malachi Gilmore Hall and set its course for the next 80 years.
The event will be a vivid method of collecting the community’s recollections and documenting living memories for this State Heritage listed building, with professional film directors and crew capturing the stories.
The publicity of a vibrant and bold venture will kick-start the social media and print-promotion of the re-establishment of the venue. The “Malachi Revival” weekend sets as its primary goals to:
Engage the Oberon community with the reactivation of the Malachi
Record and organise photographic, aural and written history of the social heritage of the Malachi.
A1.2 Unfavourable Elements
The following aspects of the proposal could detrimentally impact on heritage significance. However, measures have been taken to minimalise these impacts.
As summarised in Table 9, the concept design proposed has the potential to have some effect on the heritage values of the Building through:
Construction of a new Patrons’ Amenities addition,
Adaptive reuse of the Dress Circle to BCA 4 Sole Occupancy Unit, and
Removal of some original fabric.
However, these negative impacts are offset by a range of positive impacts, including:
Restoration and enhancement of the front façade,
Removal of unsympathetic additions, and
Re-instatement of the original layout of the main Hall.
Consequently, the overall impact of the proposed design is considered to be minor.
41
A1.3 Impact Summary
The table below provides a summary of the nature of the heritage impacts.
Table 9
Impact Type Impact Reasoning \ Measures taken
Major negative impacts
(substantially affects fabric or
values of significance)
None
Moderate negative impacts
(irreversible loss of fabric or
values of significance)
Converting the Dress Circle and
adjoining service rooms to a Sole
Occupancy Unit (BCA class 4).
To provide managers’ residence to ensure viability of
the adaptive reuse of the Building.
The loss of public access to the Dress Circle is
mitigated by the reinstated engagement of the Hall
and Foyer and the proposed ongoing programme of
public events, overseen by the on-site management.
The existing Dress Circle partition to the Hall will be
moved to reinstate the balcony area back into the
Hall. This will be used for lighting, projection and
sound equipment, with access via the Foyer Stair.
Minor negative impacts
(reversible loss of significant
fabric or where mitigation
retrieves some value of
significance)
Adaption of one Hall window to door
length opening.
Partial removal of Rewinding room
non-structural wall.
Change of wall lining materials in
Stage area.
To provide level access to proposed new Patrons’
Amenities.
To adapt the room into a bathroom for the Sole
Occupancy Unit.
Linings are damaged and unsuitable for use. New
structural plywood wall linings allow for use of Stage
production equipment and thermal/sound insulation.
All salvageable original materials will be reused to
repair the Hall ceiling.
Negligible or no impacts
(does not affect heritage
values either negatively or
positively)
Installation of new cabinetry, fixtures
and fittings in the Sole Occupancy
Unit.
Located in non-public rooms, the new fittings will be
incorporated to facilitate the use of the rooms.
Minor positive impacts
(enhances access to,
understanding or conservation
of fabric or values of
significance)
Addition of modern roller door to
inside of the existing steel rear door.
For improved security and insulation, the addition of
the door will only be seen from the ancillary space
below the Stage. This solution allows the original
doors to remain.
Major positive impacts
(substantially enhances
access to, understanding or
conservation of fabric or
values of significance)
Restoration and reinstatement of
original eastern and western egress
doors (or appropriate alternatives).
Removal of non-original partition
walls and doors.
Interpretation strategy includes
display of artefacts, delivery of
digital materials and paint scraping
sections with interpretative panel.
Reactivation of Hall to its original
function (change of Use returned to
BCA 9b- Assembly Hall).
To achieve fire and safety compliance, restoration
work will be done to all existing doors and windows.
The original layout of the Hall will be re-established
and the access from Foyer to Hall will be reopened.
All visitors will be able to engage with the building’s
history.
The Building will function in the fullness of its original
intent and the significance of its heritage will be built
upon, understood, explored and expanded by the
proposed use of the Building.
42
A1.4 Discounted Alternatives
The following sympathetic solutions have been considered and discounted, and the reasons why this decision was made are given.
Table 10
Discounted Alternatives
Category of Works Proposed Change to Heritage Item Reason Discounted
Minor addition Put the required additional amenities within a pre-fabricated
shipping container that could be located either in the rear yard or
against the south-western wall of the hall, with access via the
western door.
No direct, level or indoor access.
People with a disability (PWD)
would have to use the outdoor
eastern path.
Western emergency exit would
have to be used for access.
Would block emergency egress
to rear yard from western exit
Minor addition Build an amenity block against the south-eastern wall of the hall
with access from both outside and via a re-opened doorway in
the under-croft.
No direct or level access.
Indoor access would be via Stair
2 which is undesirable.
PWD would have to use the
outdoor eastern path.
Minor addition Build the amenity block as a stand-alone cube just inside the hall.
Patrons would walk around either side to get into the reduced hall.
Detrimental impact on the
original heritage item.
Limit the hall function.
Major additions N/A
New development
adjacent to a heritage
item
N/A
Major partial
demolition
N/A
Minor partial
demolitions
N/A
Repainting Consideration was made to keep the current “sunset” colour
scheme of the façade (painted in 1987).
This was a 1980s colour
interpretation.
Having a simpler white is more
in keeping with the original
‘single colour’ of the façade.
Reroofing N/A
New services N/A
Fire upgrading N/A
New landscape work
and features
N/A
New signage N/A
43
Appendix 2 Section 60 Approval Items
The following aspects of the proposal require approval under Section 60 of the Heritage Council of NSW Heritage Act, 1977. The cross-references given relate to the Scope of Work.
Table 11
Section 60 Approval Items
Scope of
Work Ref
Requirement Assessment
6.1.6.4 Provide new southern wall light-panel in the site of the
historic service opening (4m wide and full height of
wall) consisting of polycarbonate cladding system
fixed to existing timber frame, to extent of new
opening (DANPALON or similar).
To provide desirable southern light illumination to the
stage and hall when in gallery\exhibition configuration.
To improve the viability of the business, the applicant
would like to be able to use the Hall as a gallery\exhibition
space. The provision of additional natural light –
especially diffused southern light, which will provide an
even light without the effects of the sun’s shadow moving
through the space – would help to achieve this aim.
Hinged shutters on the internal back wall of the stage
would shut out the light when the Hall is being used in
cinema/ theatre configuration. When the hinged shutters
are opened they could serve a purpose similar to theatre
curtain wings on either side of the stage, or serve as
additional exhibition hanging space, or simply fold right
back against the wall.
This new work will not have a long-term impact on the
fabric of the building as the polycarbonate can easily be
removed and the external weatherboard arrangement
reinstated. The existing stage lining and external
southern weatherboard wall are in a bad state of repair
(see photos 9 and 15). The original timber stud-work will
stay in place; but the later stud-work that was added to
fill-in in the historic opening will be removed. Thus the
polycarbonate cladding fitted both internally and
externally will allow a hint of the original service opening
to be visible in the context of the larger wall.
6.3.2.2 Form new concrete slab to match existing landing,
where required to adjoin new Patrons’ Toilets
structure
To achieve BCA 9b compliance to facilitate amenities for
up to 300 patrons. REFER: section 4.4.3 General works
pertaining to Class 9b classification; Patron’s facilities.
6.3.2.3 Provide new steel stair from existing landing towards
the rear of the property to facilitate egress
The original concrete and brick stair itself will remain in
place. See photo 18. The new steel stair will improve
emergency egress to the rear of the building since
patrons will only need to walk in one direction from the
exit, and not need to turn a corner at the bottom of the
original stair.
6.3.2.4 Provide galvanised steel handrails and balustrades If possible reuse the original removed balustrade.
44
Appendix 3 Photographs
The following photographs are referenced in the Design Report:
Table 12
Photographs
Photo Image Location
1.
Porch roof:
- non-original screed topping
highlights problem with fall to
drainpipe
2.
Roof sections over Stair 1 (parts are visible
from Oberon Street)
3.
Galvanised steel roof vent
- one of five original vents
- cracks appearing in all vents
45
Photographs
Photo Image Location
4.
Roof gutters and fascia:
- damage caused by intrusive ivy
which was allowed to grow for many
years
- rusted in parts
5.
Hall roof:
- capping and flashings require repair
6.
“Cobweb” store signage (non-original)
46
Photographs
Photo Image Location
7.
Original signage.
8.
Stair 3 external stairwell wall:
- west weather board wall damage
- rotten stairwell window to be
repaired
9.
Stage southern weatherboard wall:
- evidence of historic opening
10.
An old photo showing the historic service
opening.
47
Photographs
Photo Image Location
11.
Eastern Hall wall:
- blocked-in windows and doors
12.
North-western corner of Hall:
- non-original amenity addition
- stud wall on mezzanine separating
Gallery from Hall
- stud wall dividing Foyer from Hall
- all added in 1980s
13.
Office:
- non-original shelving and sink unit
48
Photographs
Photo Image Location
14.
Stair 1:
- non-original carpet and timber
‘stringers’
15.
Stage:
- section of stage removed in 1980s
- temporary 1980s barrier around the
removed section
- cinema screen obscuring original
proscenium
- damaged canite wall linings
16.
Western Stage lining:
- damaged canite lining
- damaged external weatherboards
49
Photographs
Photo Image Location
17.
Proscenium arch seen from the stage
18.
Stair 4
- concrete and brick stair
- steel balustrade
- western exit door
19.
Stair 2 stairwell
- damaged wall linings
50
Photographs
Photo Image Location
20.
Gallery / proposed Living Room
- NE corner
- existing timber door
- non- original timber trim and step
against Ante-room door
- non-original shelving
- non-original carpet
21.
Gallery / proposed Living Room
- non-original 1980s stud dividing wall
- vented ceiling roses
- 1980s fluorescent strip-lights and
wiring conduit
22.
Bio-room \ proposed Bedroom
- NE corner
- non-original carpet
- non-original ceiling and framework
- non-original strip-light
- note panel on northern giving access
to vertical fin glass-block lighting
51
Photographs
Photo Image Location
23.
Bio-room \ proposed Bedroom above false
ceiling
- stepped formwork of concrete ‘tower’
- vent
- access hatch
24.
Rewinding Room / proposed Shower Room
- non-original shelving
- non-original carpet
25.
Glass block ‘fin’ will be illuminated from inside.
The existing (historic) light-globe arrangement
will remain in place.
52
Appendix 4 Internal Finishes Schedule
The following table lists the finishes chosen for the interiors.
Table 13
Location Placement Supplier Product Colour Sample
Lobby
Walls Dulux Wash & Wear Topelo Honey
Woodwork Dulux Aquaenamel Gloss Topelo Honey
Ticket
Office/Office
Walls Dulux Wash & Wear
Semi-Gloss Flinders Green
Woodwork Dulux Aquaenamel Semi-
Gloss Flinders Green
Foyer/Stairwell
Walls /Ceiling
Dulux Wash & Wear Low
Sheen Recycled
Dulux Wash & Wear Low
Sheen Snowy Mountains Half
Resene Spacecote Low
Sheen Indian Ink
Curtains Mac
Textiles
Broadway 100%
wool IFR
Pavement, Fiesta Red, Poppy,
Purple, Ink, Granite
Hall
Stucco Walls Haymes Matte Polish Alabaster Shimmer
Fin Details
Axoltyl Micaceous Acrylic Labradorite
Axoltyl Micaceous Acrylic Diorite
Stage wall
lining Dulux Specialist Theatre Black
Living/Kitchen Walls /Ceiling
Dulux Wash & Wear Low
Sheen Recycled
Dulux Wash & Wear Low
Sheen Snowy Mountains Half
Bio-room/Ante-
room Walls Dulux
Wash & Wear Low
Sheen Recycled
Shower room Walls Dulux Wash & Wear Low
Sheen Recycled
Interior Windows Throughout Axoltyl Micaceous Acrylic Labradorite
Mezzanine Flooring Signorino Terrazzo Tile
300x600x15 EM1088
53
Appendix 5 Document References
The following additional documents are referenced in this Design Report:
Table 14
Architectural Plans
Title Filename
Malachi Gilmore Hall – Existing Plans Malachi Gilmore Hall Existing - Existing Documentation.pdf
Malachi Gilmore Hall – DA01 General Works Malachi Gilmore Hall - DA01.pdf
Malachi Gilmore Hall – DA02 Sole Occupancy Unit Malachi Gilmore Hall - DA02.pdf
Table 15
Management Plans
Title Filename
Oberon Live Projects Strategic Plan Oberon Live Projects Strategic Plan.pdf
Draft Conservation Management Plan Conservation Management Plan 8.pdf
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