LSI Heritage Planning & Architecture

Ian Stapk-ron. B.Sc.tArch.), B.Arch., Grad.Dip.Env.I.aw. F.R.A.I..\ Registered Architect :--o. l(J:l2 :-.lominated Architect Scan Johnson, 8 . .\., Dip.Arch., :\I.Sc.(Arch.C:ons.), R.A.I.A. Registered Architect -.:o. -l728 ...\.1t . ..;od.Jtt•.\': Kate Denny, B.A., :\I.Hl'rit.Cons. ,\lichael Gunn, B.Des.Stud., B . .\rch. Registered Architect -.:o.991.l Con~u/tant: Clive Lucas, O.B.E., B.Arch., D.Sc.(.\rch.) (honoris causa], Svdnev, l..F.R . .\.I..\. Registered Architect No. 2502

LUCAS STAPLETON JOHNSON

Lucas Stapleton Johnson & Partners Pty Ltd Suite IO I, 191 Clarence Street, Sydney NSW 2000 Telephone: 02 9357 4811 Email: mailbox@lsjarchitects.com ACN: 002 584 189 ABN: 60 763 960 154 Websites: www.lsjarchitects.com www.traditionalaustralianhouses.com

Duntryleague, Orange NSW 2800

Alterations and Additions to the existing Guest House (former Duntryleague mansion) including upgrading of services

STATEMENT OF ENVIRONMENTAL EFFECTS

Prepared for: Duntryleague Mansion Foundation Issued: 3rd July 2019

Introduction

This Statement of Environmental Effects (SOEE) provides an analysis of a proposal to make alterations and additions to the (former) Duntryleague mansion (guest house of the Orange Golf Club), Orange, NSW. This report has been prepared in support ofan Integrated Development Application (IDA) to the Orange City Council and the NSW Heritage Division of the Office of Environment and Heritage.

This report was prepared by Jessica Kroese and Kate Denny of this office with review by Ian Stapleton. The site was inspected by Ian Stapleton in October 2018 and March 2019.

Duntryleague is listed as a heritage item on the NS W State Heritage Register (SHR No. 00318) and is also listed in Schedule 5 of the Orange Local Environment Plan (LEP) 2011 (Item No. I I) as a local heritage item. It is not located within a heritage conservation area.

A separate Heritage Impact Statement has been prepared covering heritage aspects for the proposal.

Description

Locality

The property, Duntry league, presently Orange Go! f Club is a substantial 191" century former estate located on the west side of the town centre of Orange, NS W, a large regional centre in the Central West Region ofNSW. The property of approximately 140 acres and is located within the Local Government Area of Orange City Council and functions as a golf course with club house and associated accommodation.

The property is bounded on all four sides by streets and other properties, the primary street address being Woodward Road (The Mitchell Highway), which defines the eastern boundary of the property. To the north is Forbes Road, the south Rowan Street and Orange High School. and Wirrabarra Walk to the west.

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The real property description of the place is Lot 16 of Deposited Plan I 120534. Refer to Figures I and 2 below.

0

,o 0 • N Figure I: Location map indicating the Site property and approximate boundary (in red)

Figure I: Aerial view of the subject property and immediate surrounds showing the cadastral boundaries of the property (outlined in yellow). The real property definition of the property is lot 16 DPI 120534. (Source: NSW Spatial Services, SixMaps, 2019)

Subject Building(s)

The property contains several buildings as follows: The main house - Duntryleague Mansion 1876 (now the guest house for the Golf Club), The Gatehouse cl870. The Stables c 1900. The Club House c 1950. and later other minor buildings, Golf Buggy Shed c 1990. Putting Green kiosk. and a Halfway House.

The grounds of the property contain remnants of its former use as agricultural, grazing and dairy farming land with an overlay of the golfing fairways introduced from the 1930s. in addition to remnant pleasure gardens and functional plantings associated with the main house and staff areas.

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The building subject to this proposal is the former Duntryleague mansion, now the guesthouse for the Golf Club, designed by Benjamin Blackhouse in 1879. The building is a large 3 storey house constructed in brick with stone trim and brick quoining, and features a two storey verandah decorated with cast iron detailing. Centrally positioned above the verandah and the later roof dormer windows is a rectangular attic, thought to be the family chapel, with arched windows. An enclosed brick tower is positioned to the southwest side of the building and these two towers, together with the chimney, are skyline features of the house.1

A single storey linear brick building constructed in the 1950s is attached to the northwestern side of the main house to provide the present club house and offices for the Golf Club. The original internal layout of the ground and first floors of the mansion have been largely retained, with the exception of alterations having been made to accommodate new ensuite bathrooms to the guest rooms as well as the adaptation of the attic to include additional dormer-type rooms.

Figure 3: View of mansion from north-east. Figure 4: North Elevation of the club house.

Figure 5: Rear elevation of mansion looking east, Figure 6: Rear elevation of mansion looking north.

1 Christo Aitken & Associates. CMP, p43.

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Planning Controls

The primary planning controls relating to the site are as follows;

• NSW Heritage Act 1977 • Orange Local Environment Plan (LEP) 2011 - Zoned RE2 and listed as a

Heritage item.

• Orange Development Control Plan (DCP) 2004

Present and Previous Uses

Formerly a private residence of the Dalton family, Duntryleague has been used since the 1930s as a guesthouse in association with the Orange Golf Club located on the grounds. The Ground Floor spaces have been adapted and extended to accommodate the main public (reception) rooms of the building, including the main dining room and stair hall areas. The first floor and attic level have similarly been adapted to accommodate guest rooms, ensuites being later added progressively over the years adjoining each guest suite.

The Proposal

Documents Describing the Proposal

The proposed works are described in the following documents:

• Drawings by Lucas Stapleton Johnson Pty Ltd: • Index, No. 123950/00, dated 30th April 2019

• Site Plan and Landscape Plan, No. 123950/93, dated 30th April 2019

• Existing Ground Floor Plan, No. 123950/77 /C, dated 171" May 2019 • Existing First Floor Plan & Attic, No. 123950/78/ A, dated 171h May 2019 • Existing Roof, No. 123950/92/ A, dated 17th May 2019

• Proposed Ground Floor Plan, No. 123950/47/G, dated pt July 2019

• Proposed First Floor Plan & Attic, No. 123950/48/F, dated pt July 2019

• Proposed Roof Plan, No. 123950/91/A, dated 1ot11 May 2019 • Proposed Rear West Elevation, No. 123950/90/C, dated 16th May 2019

• Proposed Servery Section, No. 123950/86/C, dated 16th May 2019

• Proposed Lift Section, No. 123950/87/C, dated 16th May 2019

• Proposed Bar Section, No. 123950/88/C, dated 16th May 2019

• Proposed Hall Section, No. 123950/89/C, dated 16th May 2019

• Report entitled Heritage Impact Statement, by Lucas Stapleton Johnson, dated July 2019; • BCA report prepared by SCA Logic Pty Ltd, dated 19th March 2009 and addendum dated 211d July

2019 • SCA Assessment - Section J report prepared by Kiho Building Consulting, dated I 0th May 2019

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Summary of Proposal

In brief, the proposal includes (refer to plans for room, window and door identification):

External Works • 2 no. new dormer windows. • Cut back Dalton Room adjacent proposed Card Room. • Additions at rear to accommodate expanded lavatories, new servery, new house keepers' rooms

and rear link passage (in two stages).

• Lift enclosure on roof. • Redesign infills to Rear Balcony 1 and Rear Balcony 2 including l " floor rear terraces.

• Plant rooms

• General repair, restoration and painting. • BCA works: access, fire doors, handrails (see separate report).

Internal Works • Restore Card Room.

• Construct lift and rearrange rooms adjacent as shown on plans. • Rearrange and extend lavatories on ground floor

• Incorporate Margaret Dalton Lodge (MDL) flat into guest suites including one accessible suite with ensuite (Suite 18).

• Open up fireplace in MDL Lounge. • New handrails to stairs between Landing 1 and Rear Balconies 1 and 2.

• Create Bed Store 1 from existing Room (R) 10.

• Open up fireplace at R 16.

• Create hallway at R6 leading to Lift Lobby.

• Create Attic Lounge adjacent Lift.

• New dormer to Rl 1. • Rearrange R14 to make 2 no. guest rooms including construction of new dormer containing

Shower Room.

• Build skylights in north balcony floor adjacent R6. • General repairs and internal redecoration of non-guest room spaces.

• Remove infill outside R 16. • Other works to meet BCA (see separate report)

• Reduce cool room size.

Works to Guest Rooms (each room to be designed separately) • Refurbish to very high standard including:

o New floor coverings o Redecorate walls, cornice and ceiling o Polish/paint joinery retained o New furniture

• Refit all Ensuite Bathrooms except R2 and R 16.

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Services • Upgrade electrical services. • New power points to guest rooms and new areas. • Replace light fittings (in each room a centre light and several standard and bedside lights). In

Colvin Room, Entry, Main Stair and R7 and R8 provide reproduction wall lights.

• New lighting to new areas. • New communications installation (wi-fi, telephone, television).

• New heating system (circulating hot water). • New air-conditioning, requires heat exchange space at Al 9.

• New fire sprinkler system.

• Extend drainage.

• Extend cold water. • Upgrade hot water.

Planning Issues to be Considered

Heritage Act 1997

Duntryleague is listed on the State Heritage Register as "Duntryleague with Lodge, Park, Gates, Stables" (SHR No.00318). A CMP was prepared for the Orange Golf Club by Christo Aitken & Associates for The Orange Golf Club, dated March 2003.

A separate Heritage Impact Statement addressing the provisions of the Heritage Act 1977 accompanies this application.

Compliance with the Orange Council Local Environment Plan (LEP) 2011

The Orange Council LEP identifies the following relevant objectives and development controls in regard to the proposed works.

Clause 2.1 Zoning

Duntryleague is zoned RE2 - Private Recreation. Uses permitted with consent in this zone include recreation facilities (indoor), recreation facilities ( outdoor), recreation facilities (major), and registered clubs.

The building was originally constructed as a residential home, however has operated as a guest house, either by the Golf Club or as a concession by the Club since the 1930s. The current proposal does not involve any change of use to the building, and therefore complies with the requirements of this clause.

Clause 5.10 Heritage Item

Duntryleague is included in Schedule 5 of the Orange LEP 2011 as "Duntryleague" mansion, (including gateway, gatekeeper's lodge. entry avenue and stables, but excluding golf course layout) (Item no. I 1 ). Development consent is required for demolishing or altering the exteriors and making structural changes to the interiors of a heritage item, including, in the case of a building, making changes to its detail, fabric, finish or appearance.

In this case, the proposal involves a new addition to the rear, a new lift, renovation of bathrooms and lavatories, and the redecoration of internal rooms, with associated demolition and restoration work.

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Where demolition of original fabric is required in order to meet BCA compliance, or new functional needs, the works are mitigated. Refer to separate Heritage Impact Statement accompanying this application.

The consent authority must, before granting consent under this clause in respect of a heritage item, consider the effect of the proposed development on the heritage significance of the item. To this end, a separate Heritage Impact Statement has been prepared addressing the potential impacts on the heritage values of the place and is included with this application. The assessment concludes the proposal has an acceptable heritage impact (in accordance with Clause 5.10).

It should also be noted that these works are proposed under an Integrated Development Application (IDA) seeking consent from the NSW Heritage Division of the Office of Environment and Heritage.

Clause 7.6 Terrestrial Biodiversity Map

The objectives of this clause are to maintain the hydrological functions of key groundwater systems and to protect vulnerable groundwater resources from depletion and contamination as a result of inappropriate development.

2. This clause applies to land identified as "Groundwater Vulnerability" on the Groundwater Vulnerability Map.

The site ofDuntryleague has been identified by Council as an area with "Groundwater Vulnerability".

3. Before determining a development application for development on land to which this clause applies, the consent authority must consider:

a) whether or not the development (including any on-site storage or disposal of solid or liquid waste and chemicals) is likely to cause any groundwater contamination or have any adverse effect on groundwater dependent ecosystems, and

b) the cumulative impact (including the impact on nearby groundwater extraction for potable water supply or stock water supply) of the development and any other existing development on groundwater.

The building is currently serviced by an existing sewerage connection, and the additional provision of toilets will be minimal so as not to place additional stress on the connection. The existing historic cistern on the site has been retained, however is believed to no longer be in use. The development does not propose any on-site storage or disposal of solid or liquid waste and chemicals, and as such will not pose a negative environmental impact.

4. Development consent must not be granted to development on land to which this clause applies unless the consent authority is satisfied that:

a) the development is designed, sited and will be managed to avoid any significant adverse environmental impact, or

b) if that impact cannot be reasonably avoided-the development is designed, sited and will be managed to minimise that impact,

c) if that impact cannot be minimised-the development will be managed to mitigate that impact.

The development is of a minimal nature to an existing building. Where new work is proposed, it is contained to a single storey addition to the main building and comprises primarily service spaces. As such, it will likely have negligible adverse environmental impact.

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Compliance with the Orange Council Development Control Plan (DCP) 2004

The Orange Council DCP identifies the following design principles to be considered for the development of a heritage item, or a site located in an identified conservation area.

PO 2.1 - Stormwater Quality

1. Development is carried out in a manner that does not contribute to downstream erosion or sedimentation of waterways.

2. Development complies with the Water and Soil Erosion Control requirements of the Development and Subdivision Code.

3. On-site detention is carried out in accordance with the Development and Subdivision Code for all developments comprising buildings with a site coverage greater than 50m2 or where site coverage exceeds the "percentage impervious" level listed in the Code applicable to that development.

4. Where on-site detention is not appropriate, contributions are made towards retarding basins and/or GPTs and associated drainage under the Contribution Plan that applies to the land.

5. Development in the vicinity of natural watercourses is positioned away from the waterway and includes measures to minimise the impact of the development on the waterway such as the establishment of creekside buffer zones and planting of native trees in a manner that enhances strearnbank stability

The Duntryleague Mansion is one building of several on a 140 acre site, and the proposed works consist primarily of internal works and small scale new additions that will not greatly impact the footprint of the property nor disturb the surrounding landscape.

Similarly, onsite detention is not required to be carried out as the development comprises buildings with a site coverage less than the 'percentage impervious' level indicated by the Development and Subdivision Code.

As the works do not involve earthworks, clearing of vegetation or extensive storage of materials, an Erosion and Sediment Control Plan as per the Development and Subdivision Code is not required.

Similarly, the development is not in the vicinity of natural watercourses.

PO 2.1-2 Groundwater Quality

I. Development applications for development (excluding dwelling houses) that proposes to extract groundwater or involve on-site wastewater disposal identify potential risks to, and management of, groundwater resources.

2. Development is carried out in a manner that does not adversely affect groundwater resources.

3. Development considered by Council to have the potential to significantly affect groundwater quality incorporates a monitoring program and provides test results from a NAT A-accredited laboratory to Council for review and for inclusion in the City SoE Reports.

4. Development that requires or proposes the use of groundwater demonstrates that the groundwater extraction will meet the requirements of DL WC, where necessary.

The existing building is presently connect to the Council water system and does not propose to extract groundwater or involve on-site wastewater disposal. Additionally, the existing cistern retained on site is believed to no longer be in use.

PO 2.3-1 Vegetation Management

1. Compliance with the Native Vegetation Conservation Act 1997.

2. Development is designed and constructed in a way that minimises the impact on existing vegetation.

3. Particular attention is given to the effect ofrural or urban residential release development on existing vegetation and scenic areas.

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4. Development applications indicate on plans the location of all significant trees affected by or in the vicinity of development.

5. Applications demonstrate to Council's satisfaction that all practical measures have been made to retain trees that contribute to and embellish the Orange landscape.

Works are primarily contained to the interior of the existing building. The site of the proposed addition to the west of the existing building is currently a concreted over service area, and as such will not negatively affect vegetation to the surrounding area. Additionally, no trees are proposed to be removed as part of the works.

3.3 Energy Efficiency

Due to the nature of the building as a class 3 and class 6 building, a BAS IX certificate is not required, and a section J report has alternatively been prepared and included as part of this submission. Refer to relevant report for further details.

PO 3.4-1 Waste Generation

1. Applications involving demolition indicate measures that will be implemented for reuse and recycling of waste materials.

2. Development involving demolition is carried out in a manner that optimises reuse and recycling of waste materials consistent with waste-minimisation principles.

The proposed development involves minimal demolition of small areas of the building, and as a result very little waste will be generated. Waste material will be managed as per builder's specification during construction. As some of the proposed works involve restoration and reconstruction, some materials will be reused.

Section 13.2 - Heritage Items and Heritage Conservation Areas

Under LEP 2000, development consent is required for substantial changes that affect the heritage significance of the heritage item or heritage-conservation areas.

The current proposal aims to conserve the heritage values of the place whilst supporting the continued use of the former mansion as a guest house and allowing the building to grow and adapt to the changing needs of its clients.

Refer to separate Heritage Impact Statement accompanying this application.

Environmental Effects

Building Code of Australia (BCA)

A BCA assessment was undertaken in March 2009, prepared by BCA Logic and has been updated for this DA. This report covers essential fire safety measures and access and egress. The report includes the following recommendations:

• Fire separation between residential and the club areas of the building;

• Provision of fire safety measures throughout;

• Disabled access requirements.

As shown on the architectural plans, new fire doors are being installed at the southern end of the Dalton Room (north wing), at the intersection between the north wing and the proposed rear link at ground floor level, in addition to one fire door located on the first floor.

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The works also include the provision of a disabled ramp between the guest house and the club house at the northwest wall of the Dalton Room and an accessible toilet at ground floor level of the guest house to comply with the requirements of equitable accessibility. An accessible guest suite and ensuite has also been incorporated into the Margaret Dalton Lodge (suite 18).

Section J Report

Duntryleague, operating as a guest house is classified as a Class 3 building under the Building Code of Australia (BCA). Class 3 buildings are buildings other than a Class 1 or Class 2 buildings and includes the residential parts of hotels and motels and also includes guest houses. The building also comprises service elements associated with the functioning of the guest house and therefore also is classified as a Class 6 building. To address the energy efficiency requirements for a Class 3 and Class 6 building a Section J (under the National Construction Code) is required.

A Section J report prepared by Kiho Building Consulting has been included as part of the DA submission package and indicates that compliance with all requirements will be readily achievable. Refer to relevant document for detailed information.

Traffic, Car Access & Parking

Existing car parking provisions are located to the south west of the site, behind the mansion and western wing. No changes to vehicle access or provision of parking spaces are proposed. As no additional guest rooms or occupancy are proposed, an increase in parking and access provision is not required.

Waste Disposal Management/Garbage Storage Areas

Garbage storage is currently located directly behind the mansion, in the area enclosed to the north and east by the building and to the south by an existing fence. Existing management of waste disposal has been retained, and the new addition to the west of the building does not encroach into the existing bin store area. Similarly, the existing grease trap has been retained (refer dwg. 123950/47/G). As no expansion to the existing use is proposed, additional waste storage and disposal provisions are not required.

Drainage, Stormwater & Sewerage Disposal

The building has an existing stormwater system, to which all existing roofs and downpipes are connected. Where a new roof is provided at the proposed western addition, new down pipes will similarly connect to this existing system. Existing downpipes located over the proposed addition will discharge onto the new roof. Additionally, existing stormwater pits have been retained in their current position.

A historical cistern is located at the rear of building, which has been retained in its present position, however is understood to no longer be in use. Where the new development encroaches over the cistern, a bridge wall has been proposed so as to avoid imposing a structural load onto it.

At present, the building is connected to the council sewerage system. Only two additional toilets are proposed and will not further contribute to the building's existing load on the sewerage system. One sewer pit has been relocated to the outside of the proposed addition to the west in order to maintain access (refer dwg. 123950/4 7 /G).

The building has an existing drainage system that will be retained, and all new works will connect to this system. Further, no landscape or ground works are proposed to be undertaken on the site.

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Availability of Utility Services

The building is currently connected to council-supplied water and electricity services. New works will be similarly connected to the existing utility services.

Privacy, Daylight, Views, Overshadowing

Duntryleague is a freestanding building situated in an expansive landscape, and which has operated commercially since the 1930s. There are no residential developments nearby that would be affected by overshadowing or privacy concerns caused by the building.

The new works proposed to the west of the building consist of a one storey addition comprised primarily of service and administrative spaces. As such, it will not detract from the existing views of the house or the solar access to the guest suites and public rooms or of the surrounding area.

Two proposed rear balconies and adjacent terraces are located on the first floor, and which look over the roof of the proposed new addition below. These terraces do not overlook public spaces, and are further screened by planting to ensure privacy.

Summary In summary, the proposed alteration and addition works to Duntryleague satisfy the objectives and other provisions of the planning controls as outlined above. In regards to its impact on heritage significance, refer to the relevant Heritage Impact Statement included in this DA package.

Conclusion

Considering the above, the proposal will have, in our view, negligible adverse environmental effects on the building and locality and generally satisfies the relevant objectives and provisions of the Orange LEP 2011 and the Orange DCP 2004 and should be approved by the consent authority having jurisdiction over it.

Jessica Kroese Lucas Stapleton Johnson & Partners Pty Ltd LSJ Heritage Planning & Architecture

Encls. CV IS