macquarie the convict barracks - oberon council · external door to the mid room and one external...

‘Macquarie’

The Convict Barracks

Statement of Heritage Impact

Prepared for:

Mr. & Mrs. Hennessy

Prepared by:

David Scobie Architects Pty Ltd

177 Sailors Bay Road

Northbridge NSW 2063

T: 02 9967 2426

E: [email protected]

Report Number: M 259MCBSoHI

Version: 25th May 2018

mailto:[email protected]

Macquarie: The Convict Barracks – Conservation works and adaptive re-use

David Scobie Architects Pty Ltd Statement of Heritage Impact

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Executive Summary ................................................................................................................................. 3

1. INTRODUCTION .......................................................................................................................... 5

1.1 Background ..................................................................................................................................... 5

1.2 Use of the Document ...................................................................................................................... 5

1.3 Previous Reports ............................................................................................................................ 5

1.4 Methodology and Limitations .......................................................................................................... 5

1.5 Terminology .................................................................................................................................... 5

1.6 Authorship and Acknowledgement ................................................................................................. 6

2. SITE DETAILS ................................................................................................................................. 7

2.1 Site Location ................................................................................................................................... 7

2.2 The Site .......................................................................................................................................... 7

2.3 Ownership ....................................................................................................................................... 8

2.4 Current Statutory and Non-Statutory Heritage Listings .................................................................. 8

3. HISTORY AND DESCRIPTION ....................................................................................................... 9

4. STATEMENT OF HERITAGE SIGNIFICANCE .............................................................................10

4.2 The Site – A Visual Inspection ...............................................................................................10

5.1 The Project ...................................................................................................................................20

5.1.1 Discussion of the Heritage & Design Impact issues ..............................................................20

5.2.2 Summary of Heritage Impact on Macquarie Group ...............................................................20

6.0 ASSESSMENT OF HERITAGE IMPACT ...................................................................................30

6.1 General Discussion.......................................................................................................................30

7. STATUTORY IMPLICATIONS .......................................................................................................31

7.1 NSW ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979 ......................................31

7.2 CONSIDERATION OF HERITAGE ISSUES ................................................................................31

8. SUMMARY AND RECOMMENDATIONS ......................................................................................32

8.1 Summary ......................................................................................................................................32

8.2 RECOMMENDATIONS ................................................................................................................32

Appendix 1 – PROPOSAL DRAWINGS .................................................................................................34



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Executive Summary The Statement of Heritage Impact (SoHI) for the proposed conservation and adaptive re-use works of the Convict Barracks at ‘Macquarie’ has been prepared under the Environmental Planning and Assessment Act 1979 (EP&A Act). The Macquarie Homestead (“Project Area”) is located at O’Connell, which is approximately 10km south east of Bathurst. The Convict Barracks building is 5m east of the rear of the homestead. The building group is situated on sloping ground 450m south of the Fish River which provides the northern border to the property. The program and scope of works contained within this report have been guided by the Conservation Management Plan (CMP) for the homestead and the relevant principles and policies. This SoHI has been prepared to assess the heritage impacts of works completed by the owners, Mr.& Mrs. Hennessy to conserve the heritage fabric and upgrade facilities at the Convict Barracks at Macquarie in line with the adaptation of the homestead to conserve the heritage fabric, stabilise the structure, replace missing elements including an external stair and provide a contemporary bathroom and kitchenette on the first floor. The works have been guided by engineering advice supplied by Calare Civil. The works include the general conservation of the building structure and fabric, the reinstatement of missing fabric and the installation of new fittings, fixtures and services building for use as a museum and short stay accommodation. The works include general items such as the upgrade of the plumbing including water and sewer. External works are limited to replacement of like for like roofing, one external door to the mid room and one external door to the end room one door and window combination to the former garage. New external works include the provision of a timber pergola and a timber staircase with wire balustrading. The new stair utilised an existing window on the west elevation for access to the first floor. Internal flooring has been replaced and steel bracing provided to stabilise the building envelope. Desktop research including a review of the SHR citation and a site inspection established that the Macquarie Group meets the following heritage assessment criteria (NSW Heritage Office 2001): Criterion A Historical, Criterion B Associative, Criterion C Aesthetic, Criterion D Social, Criterion E Research, Criterion F Rarity, Criterion G Representativeness. In accordance with the NSW Guidelines for the Preparation of Statements of Heritage Impact (Heritage Office and Department of Urban Affairs and Planning 2002), this report has considered: the heritage and archaeological context of the Project Area; information gained during the site inspection; the significance of Macquarie; the development proposal; potential heritage impacts; alternate options; and mitigation measures in order to draw conclusions and provide recommendations intended to guide future decision-making.

The following management recommendations have been formulated with consideration of all available information and have been prepared in accordance with the relevant legislation. Recommendation 1 The proposed works at Macquarie would be appropriate on heritage grounds provided Recommendations 2-12 below are followed. Recommendation 2 A screen and door consisting of hardwood timber framing clad with vertical timber 100mm wide boarding with 15mm gaps finished to match the staircase is to be installed beneath the eastern stair sufficient to conceal the proposed gas tank. Recommendation 3 For protection of all windows where the sills are less than 1700mm above the floor level, install steel balustrading consisting of black painted steel rods at 110mm centres between steel flats 1000mm from the floor level where full length or equal to the sill where shorter and to 1000mm high above the floor level sufficient to comply with the BCA. The balustrade frames are to be fitted to the flooring via



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the drilled flat plates to avoid wall fixing. Restraints are to be fitted to the timber windows to comply with the maximum opening permitted under the BCA. Recommendation 4 The steel roof sheeting on the rear of the building over the skillion area of the stable should be prepared, treated with rust preventative product such as Penetrol or Fisholene to retain the existing character and colour. Recommendation 5 Significant fabric removed from the building including contents, fixtures and objects, these are to be catalogued and protected in accordance with the cultural significance of the fabric and stored safely on site in a nominated secure location. Recommendation 6 Competent direction and supervision should be maintained at all stages, and any changes should be implemented by people with appropriate knowledge and skills appropriate to the task. Recommendation 7 All relevant staff, contractors and subcontractors should be made aware of their statutory obligations for heritage under the Heritage Act 1977 and best practice outlined in the Burra Charter (1999), which should be implemented as a heritage induction. Recommendation 8 If, during the course of development works, suspected archaeological relics, as defined by the Heritage Act 1977 (as amended), are uncovered, work should cease in that area immediately. The Heritage Division, Office of Environment & Heritage (OEH) should be notified and works only recommence when an approved management strategy has been developed. Recommendation 9 A Heritage Interpretation Strategy should be developed to provide suitable information across the exteriors and interiors, landscape in the vicinity of the Convict Barracks so that the site’s significance is communicated. The heritage interpretation should be developed in accordance with the NSW Heritage Office’s 2005 Interpreting Heritage Items and Places Guidelines. The Strategy should include an illustrated colour brochure and framed early relevant photographs and documents for display within the Barracks building sufficient to interpret their significance. Recommendation 10 A Landscape Plan is to show a site layout accommodating vehicle access and parking, footpaths and planting in character with the original function of the spaces as a yard independent of the house using early photos as a guide where appropriate. Recommendation 11 New planting introduced into the extensively modified landscape to the front of the Barracks should be consistent with an overall plan for the site and this plan should interpret the three significant periods and related function: use of the building as a Barracks, as a Stable and as an office and garage. The character of the planting including the layout should ensure the independence from the adjoining house. Recommendation 12 On completion of the proposed works as scheduled in the related Drawings and Implementation Schedule of the CMP, an update should be prepared of the listing information which is currently only provided on the State Heritage Inventory and communicated to Council.



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1. INTRODUCTION

1.1 BACKGROUND

This Statement of Heritage Impact (SHI) has been prepared by David Scobie Architects Pty Ltd, to accompany an application for Development to Oberon Shire Council, for the proposed conservation adaptation works of the Convict Barracks at the Macquarie homestead at O’Connell. The Statement of Heritage Impact (SoHI) is to be reviewed in conjunction with the Conservation Management Plan (CMP) and architectural drawings of the Convict Barracks. The CMP contains a comprehensive review of the site and history and hence the SoHI provides review of the impacts of the works and is designed to supplement the information in the CMP.

1.2 USE OF THE DOCUMENT

This Statement of Heritage Impact document adopts the standard format recommended by NSW Heritage Division guidelines. The aim is to analyse the heritage impacts of the development as proposed, to ensure that the works are consistent with good conservation practice and the Statement of Significance documented for the site on the NSW Heritage Register, as a draft heritage item. The report provides a statement of heritage impact and in addition provides information to assist in the long-term conservation and management of the buildings and site.

1.3 PREVIOUS REPORTS

Council has provided initial written advice on the property through the Heritage Advisor and the NSW Heritage office has provided advice on the historical significance.

1.4 METHODOLOGY AND LIMITATIONS

This Statement of Heritage Impact is generally consistent with the guidelines to the Australia ICOMOS Charter for the Conservation of Places of Cultural Significance 1999 (The Burra Charter) and the guidelines for heritage management contained in the NSW Heritage Manual. This current report aims to assess the proposed development in terms of its impact on the heritage significance on the Convict Barracks. The first half of the report contains a brief historical outline, physical description and the assessment of significance. The second half of the SHI outlines the proposal and conservation philosophy, assesses the heritage impact arising from the proposal and makes recommendations to avoid or minimise potential impacts. The SHI references specific Landscape concepts proposed for the site in relation to the heritage impacts.

1.5 TERMINOLOGY

The following definitions taken from the Australian ICOMOS Charter for the Conservation of Places of Cultural Significance 1999 (Burra Charter) have been used in this report. Fabric means all the physical material of the place including components, fixtures, contents and objects. Conservation means all the processes of looking after a place so as to retain its cultural significance.



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Maintenance means the continuous protective care of the fabric and setting of a place and is to be distinguished from repair. Repair involves restoration or reconstruction. Preservation means maintaining the fabric of a place in its existing state and retarding deterioration. Restoration means returning the existing fabric of a place to a known earlier state by removing accretions or by reassembling existing components without the introduction of new material. Reconstruction means returning a place to a known earlier state and is distinguished from restoration by the introduction of new material into the fabric. Adaptation means modifying a place to suit the existing use or a proposed use. Use means the functions of a place, as well as the activities and practices that may occur at the place. Compatible use means a use which respects the cultural significance of a place. Such a use involves no, or minimal, impact on cultural significance. The site is oriented north west/south east. For the easier reading and reference in this report, the orientation used will be north south.

1.6 AUTHORSHIP AND ACKNOWLEDGEMENT

This report has been written by David Scobie for David Scobie Architects Pty Ltd (DSA) – Heritage Consultant. David Scobie is the Heritage Advisor to seven Councils in NSW and has been involved with providing advice on Macquarie over a 2 year period in preparing appropriate conservation advice for the Macquarie site. DSA acknowledges the assistance of the following people:

Bonny Hennessy Macquarie Property owner

Paul Hennessy Macquarie Property owner

Barbara Hickson Heritage Consultant Heritage Consultant – Local advice

Christo Aitken Heritage Advisor Oberon Shire Council



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2. SITE DETAILS

2.1 SITE LOCATION

Macquarie is located above the Fish River

Figure 3: Location aerial map, illustrating the homestead group, courtesy Google maps. The Convict Barracks is indicated with an arrow. The roofs to the homestead are now Shale Grey.

2.2 THE SITE The context is the traditional agricultural setting around the homestead group.

To the north the site is accessed from the O’Connell Road via an access road which leads by the existing extraction plant site to the fish River crossing.

The crossing and riverine landscape is the initial significant landscape with a wide gravel bed and plantings to the bed and banks

The road leads due south up the hill with the compact form of the hipped roofed homestead appearing towards the half way mark of some 250m.

The road has been fenced each side and planted with avenue trees typical of formal rural entrance paths

At the timber entrance gate and grid located 40m from the homestead, the road veers to the left in a gentle arc and recently passed between the homestead and Convict Barracks. This road has been closed with a timber pergola inserted between the two buildings and the outer route retained.

At the rear of the pair of buildings an area of general circulation provides for access to the rear courtyard on the west and the skillion roofed rear portion of the Barracks on the east.

The road passes on to the former Shearer’s quarters to the left and then due south to the ancillary sheds, yards and outbuildings.



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2.3 OWNERSHIP The site is owned by Mr. & Mrs. Hennessy who purchased the property two years previous to the application from the remaining estate of the McKibbin family who had owned and occupied the property for three generations. The site had received only the minimal level of maintenance in the recent generational ownership for a variety of reasons and circumstances not uncommon with family owned rural property. The net result was that the assets including the land and associated fencing, dams and structures were in a poor condition relative to property in the vicinity. Similarly, the homestead and associated buildings were sound but suffering from substantial levels of decay and inadequate fittings and fixtures. The most recent substantial conservation and fit-out works appear to have been undertaken in the late 1950s. The intentions of the Hennessys as new owners were to operate as custodians for the heritage values while seeking the means to conserve and restore the significance of the primary structures with historic value: the homestead and the Convict Barracks. The initial strategy involved refurbishing the former Shearer’s quarters as a residence in order to occupy the site and study the issues in detail. The secondary strategy was to improve the agricultural and pastoral uses to improve the asset value but primarily to derive an income stream to drive future investment. The secondary strategy involved preparing a subdivision plan which both protect the heritage values of the Homestead group with an appropriate curtilage while releasing further capital to invest in the conservation works required for the homestead. The third strategy involved conserving and adapting the homestead sufficient for use as a residence. The works associated with this current activity were completed in 2017 at which point work commenced on conservation works to similar standards of the Convict Barracks. Remaining works are outstanding to the western wing – former kitchen and minor works internally to the homestead. The parallel tasks of preparing the Conservation Management Plan and obtaining budgets for the enabling works were carried out in 2014-2015 and set the basis for the Development Application (DA). The DA10.2015.87.1 related to the homestead, has been acted upon and the associated works are essentially complete. The current Development Application has been prepared in response to Council inspecting the site and placing an Order under Item 19 of the Table to S 121B of the EP&A Act 1979. The purpose of the DA and the accompanying Statement of Heritage Impact, is to indicate to Council that the works have been undertaken in full consideration of the heritage significance of the heritage conservation as prescribed requirements under clause 5.10 of the Oberon LEP 2013. Additional documents accompany the submission sufficient to indicate to Council that the works are consistent with the requirements under the EP&A Act 1979 and Regulations.

2.4 CURRENT STATUTORY AND NON-STATUTORY HERITAGE LISTINGS The site is not formally listed on the following heritage lists and registers:

Heritage Act: NSW State Heritage Register

Oberon Shire Council LEP – Schedule 5 A Draft listing has been prepared by staff of the NSW Heritage Office and is available within the online State Heritage Register. The information within this draft format has been utilised as part of the Heritage process and assessment. The Heritage Division of the Department of Environment & Heritage has indicated the intention of the NSW Heritage Council to list the property known as ‘Macquarie’ on the State Heritage Register.



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3. HISTORY AND DESCRIPTION

Refer to the historical notes and details contained within the Conservation Management Plan.

The following is the current Statement of significance provided on the draft listing prepared by the NSW Office of Environment & Heritage:

Macquarie Homestead Group is of state heritage significance as a highly intact 1820s homestead complex situated on one of Australia's oldest inland pastoral properties. It is also of state heritage significance because of its special association with Lieutenant William Lawson, one of the 'Three Explorers' credited with the first European crossing of the Blue Mountains. This expedition remains famous as a symbol of the colonisation by Europeans of the NSW interior, and is commemorated in Governor Macquarie's promissory grant to Lawson of the 1,000 acres (405 hectares) on which the homestead group was later built. Macquarie Homestead Group is also of state heritage significance for its aesthetic and technical values. This is especially so with regard to the main dwelling and associated two-storey brick convict barracks (barn) constructed for Lawson's assigned convict servants. This latter element is of state heritage significance as one of only two privately-constructed convict barracks known to be extant in NSW, the other being at Tocal Homestead, Paterson. The place is also of state heritage significance for its potential to yield archaeological information as to colonial society, contemporary building technologies, and the employment on pastoral properties of assigned convict labour.

A description of the Convict Barracks is also provided as follows:

Convict Barracks (c.1821 or earlier) This two-storey building is of sandstock brick with an iron roof; it is said to have been made by convicts from on-site materials. The pit-firing of the bricks for this and other contemporary structures would account for the friability of the bricks, which will have been inadequately and unevenly heated. The structure is said to date from 1821 or earlier; certainly, the 1823 land grant included the right to ten convicts as assigned servants. During the 1860s the building was used as a school room, while the first floor was used for fodder storage. During the 20th century the ground floor was used for the garaging of vehicles. The building was renovated in 2017.



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4. STATEMENT OF HERITAGE SIGNIFICANCE

4.2 THE SITE – A VISUAL INSPECTION

Photo 1 View of the main North Elevation at the entry gate, noting the Convict Barracks to the left.

Photo 2 View of the north elevation of the Convict Barracks building



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Photo 3 View of the north elevation from the North west

Photo 4 View of the north elevation and the pergola located in the space between the Barracks and Homestead. The former vehicle route has been closed using the timber structure while the passage remains capable of interpretation.



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Photo 5 A view of the West Elevation illustrating the external timber staircase erected to provide access to the first floor. Note the concrete pad and stone tiling at the foot of the staircase. The area beneath the stair flight is to be enclosed using timber palings to screen gas bottles.

Photo 7 View of the East Elevation and remnant whitewash finish to the external face of the brickwork. The exterior pointing has been conserved with a lime mortar as part of the recent works. Note the earth and grass growing against the building. Recommendations are provided for a weatherproof apron to the perimeter of building.



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Photo 8 View of the South Elevation, noting the early corrugated galvanised iron roofing with painted finish. Two intermediate posts have been removed and the hardwood lintels installed. The post locations remain capable of interpretation. The red roof finish is to be conserved to interpret the recent generations of use. A shale grey paint finish has been considered as an alternative although this would remove an aspect of the McKibbin period of ownership and use.

Photo 9 View of a new timber facing to a lintel and timber double hung sliding sash window installed in the existing opening of the West Elevation. The retained windows are in storage.



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Photo 10 View of the conserved internal render and stone floor slabs in the former work area and garage.

Photo 11 View of the typical first floor space.



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Photo12 View of partition inserted to provide a bathroom.

Photo 13 View of typical tension rods and ply lining to the roof structure.



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Photo 14 View of the South western corner on the first floor.

Photo 15 View of the roof prior to the ceiling and insulation works within the space which was then conserved and adapted to provide the bathroom.



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Photo 16 View of the first floor space

Photo 17 View of the partition screening the bathroom.



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Photo 18 View of the door leading to the new external stair. The electrical works are outstanding. Recommendations are included in the revised CMP and architectural drawings.

Photo 19 Ground floor: View of the Fireplace and chimney breast with plaster and introduced timber mantle. The corner quirks in the chimney breast plaster indicated the location of the mantle



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Photo 20 Ground floor: View of existing conserved plaster finish and new timber lining board ply ceiling.



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5.0 THE CURRENT PROPOSAL

The purpose of this Statement of Heritage Impact is to assess the impacts of the recently completed works on the heritage significance of the Convict Barracks. In accordance with the NSW Government Guidelines for a SoHI, this assessment considers the heritage impact of the works on the building and setting within the curtilage with regard to the level of heritage significance. Recommended mitigation strategies and actions where an adverse impact is identified are provided. Following a detailed description of the proposed works and in particular, alterations to significant fabric, the design options considered for the works are discussed and the modifications are explained.

5.1 THE PROJECT The Convict Barracks building was not suitable for contemporary standards of Safety, BCA compliance or accommodation without a range of conservation works including site and building enabling works and provision of new services and then the provision of new fittings and fixtures to a bathroom and kitchenette on the first floor. A number of use and design options were considered for the provision of an appropriate sustainable function in accordance with Heritage advice and the standard guidelines for protecting the heritage significance of the building and place. The general discussion and resolution of these issues has been included within the CMP. The adopted strategy includes accommodation on the first floor for meetings and study with independent access via a new timber staircase located on the western side of the building. The ground floor spaces are to be used for interpretation and associated museum use without any permanent fittings or fixtures except power and lighting.

5.1.1 DISCUSSION OF THE HERITAGE & DESIGN IMPACT ISSUES A range of constraints and opportunities were considered in preparing the proposal including the heritage measures within the LEP, the impact upon views to and from the retained heritage significant elevations of the Barracks and the retention of original fabric while inserting appropriate materials, details, fittings, fixtures and services associated with the museum use and the short-term accommodation activity.

In view of the level of significance and rarity of the Convict Barracks, an early decision was made to utilise a substantial space within the building for the display of material intended to interpret the history and significance of the building and more generally the Macquarie property and history;

The use of the first floor of the building for the provision of self-contained short stay accommodation is an activity intended to produce a sustainable long-term use for the building. Accommodation is consistent with the previous uses of the building which included barracks, stables and stores.

5.2.2 SUMMARY OF HERITAGE IMPACT ON MACQUARIE GROUP

The proposed works are assessed in the table below with consideration to the Burra Charter and the standard Heritage Impact guidelines provided by the NSW Heritage Division. The works are scheduled in the table with the related heritage impacts and the mitigation measures proposed designed to address the impacts.



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PROPOSED WORKS HERITAGE IMPACT PROPOSED MITIGATION

FIRST FLOOR JOISTS AND FLOORBOARDS:

1. The few remaining original floor joists to support the top floor were not structurally adequate for a trafficable area (the top floor had originally been used to store produce).

Loss of original material – minor number of remnant damaged joists

None

2. The engineer (Garth Dean, Calare Civil) required a wall plate to be installed for supporting the rafters.

Minor extra fabric essential for stability None

3. Hyspan joists – treated H3 were recommended by the engineer and architect and subsequently used to replace the floor joists.

Extra fabric essential for stability None

4. Spotted gum, matching the original species has been used on the top floor.

Additional new sympathetic material None as the new work is capable of interpretation

5. The new timber Staircase Visual character of the new structure on the West and Front North Elevations

The new work is capable of interpretation; Additional planting recommended to screen the visual impact from the North and West

6. In the absence of physical evidence of a pre-existing staircase (internal or external), it was decided the construction of an external staircase would have the least impact on the fabric of the building and was consistent with precedents.

7. The new staircase has been constructed in timber with stainless steel wires in accordance with current day codes and only connects to the western side of the building at an/the original entrance to the top floor.

Additional works include timber palings to screen the space beneath the stair. The additional planting will be an acceptable mitigation.

TIMBER ROOF STRUCTURE

8. Some of the collar ties in the roof had been removed – these have been replaced and all damaged roof timbers have also been replaced.

Minor loss of fabric. The roof space is concealed



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9. Insulation has been installed in the roof. The roof space is concealed

10. Bracing material (battened) has been installed as ceilings for the top floor.

The roof space is concealed

11. A small discrete skylight has been installed in the south/west corner of the new corrugated steel (iron) roof to provide natural light to the future bathroom (room 8).

Minor visual impact in the roof appearance from the skylight. The skylight appears in the rear/southern roof plane.

None

12. The roof of the two storey Barracks was in poor condition. Parts were ‘Colorbond’ from earlier repairs and most was leaking due to holes and lifting laps. There were no flashings around the chimneys and the brick chimneys above the roof were not secure. The roof has been replaced with heritage galvanised corrugated steel (iron) and traditional rolled flashings.

The visual change from red to galvanised is reversion to the original character. Time and weather will oxidise the reflectivity.

None

13. The roof sheeting on the ‘blacksmith’s shop’ at the rear of the building has not been replaced and it is intended to retain & repaint it (“Shale Grey”) to match the homestead and new roof sheeting on the Convict Barracks.

Retain the red colour as a remnant of the more recent occupancy. Provide a clean and rust treatment to reduce the rate of decay in the paint finish without the need to re-paint.

14. Recycled hardwood bridge timbers have been used under the roof of the ‘blacksmith’s shop’ to support the roof structure.

Additional new sympathetic material but removal of posts.

Ensure the location of the former posts remains evident.

15. Damaged and dry & wet rotted timbers have been replaced with galvanised steel, new traditional rolled ridge capping and flashings installed.

Concealed junctions and roof details remain consistent in the use of galvanised steel reflecting the earlier galvanised iron.

None

16. No guttering had originally been installed or was evident in the details or photos and therefore the new corrugated steel roof sheeting was cut slightly longer in an effort to protect the building and facilitate throwing the stormwater clear of the walls on to the ground

Original character retained. It is essential that the rain water falling on the walls and ground around the building does not affect the walls and foundation. Construct the perimeter weatherproof compacted roadbase apron as specified



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STABILISING THE BRICKWORK BUILDING ENVELOPE

17. The north wall of the building has suffered from settlement pushing the wall outward plus the removal of the windows and door on the north/east ground floor corner has contributed to the problems encountered in that area. The engineer advised that steel rods be installed (top floor) to counter the north wall pushing outward – the steel rods have been installed.

The traditional rods and turnbuckles are sympathetic. None

18. There were several areas to consider in an effort to stabilise the structure:

19. the weight of the ceilings in the ground floor and top floor. (The original ceilings in the ground floor had been lathe and plaster)

20. the weight of the flooring for the top floor

21. floor joists between ground and top floor

22. the urgent stability of the large doorway in room 1 as these issues could endanger the stability of the north wall.

None

ROOM 1

23. The removal of the original door and windows in room 1 of the ground floor North Elevation, making an opening to provide for cars to be parked inside had been carried out c. 1950’s.

24. The initial option was to reinstate the original two windows and door but the Engineer advised this

The colonial fenestration suits the period however it may be confused with original fabric.

Ensure that the finish, character and construction is contemporary and not to be confused with colonial construction where timber boarded doors would have been utilised.



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could have a material detrimental effect on the fragile brickwork above. The builder therefore supported the opening and installed double doors together with a side window in matching colonial style fenestration.

25. Floor in room 1 – The engineer did not advise removing ANY loose material out of this room as it could endanger the brickwork particularly the north wall. It had been suggested that we install either steel or treated timber joists into the existing soil in room 1. However, this would not have facilitated ventilation and there are significant problems with rodents and mice.

Concealed None

REPAIRS TO BRICKWORK, RENDER, PLASTER AND REPAINTING

26. All interior and exterior brick work has been restored

27. Bondcrete

Bondcrete provides satin character to brickwork and detracts from the integrity of original face brickwork.

28. The brick walls of the interior top floor had originally been painted with whitewash followed by some type of emulsion. The brickwork generally throughout all of the building is ‘powdery’ [we are advised due to lack of heat in the brick firing process and possibly this is the reason some parts of the buildings were rendered initially and or whitewashed]. It was decided to maintain the original finish. These walls have been coated in ‘Bondcrete’ to protect them.

Bondcrete provides satin character to brickwork and detracts from the integrity of original face brickwork. Alternate products for stabilising liming whitewash are based on contemporary formulas for liming whitewash. Retaining the original whitewash is one part of the integrity and character.

29. There was significant damage to the walls of rooms 1, 2 and 3. The walls of these rooms have been repaired (brickwork replaced, render and plaster) only where absolutely necessary in an effort to preserve the early ‘graffiti’ as the ground



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floor rooms had been used as a school after transportation of convicts ceased.

30. The original paint colours and ‘graffiti’ have been coated with clear ‘Bondcrete’ to preserve and prevent further ‘powdering’.

31. Advice is being sought on how to handle the finish of these repaired areas. Do we attempt to:

32. Subtly ‘match’ the existing original paintwork?

33. OR

34. Leave the repaired areas so as to show a clear definition of the repair work that has been carried out?

As above.

Advice: Retain portions of the original surfaces in their original condition where this is generally stable and not subject to wear and tear. Graffiti can be protected with a clear plate glass or acrylic on tension wires fixed to the floor and ceiling in areas of wear and activity. Other areas can then be re-finished with contemporary formulas for liming whitewash available from Westox.

35. The exterior had also been coated with limewash or whitewash and it is our intention to leave it in this original state.

The appropriate strategy and simply monitor for wear and tear. Where aggressive weather or accelerated change removes the finish, simply re-finish in the correct material.

REPLACEMENT OF DOORS AND WINDOWS

36. The original windows and doors were likely to have been made from Australian Cedar. New ones have been made out of New Guinea Rosewood and clear lacquered.

Generally a like for like material would have been a local hardwood.

Ensure that the new windows remain capable of being interpreted as new and not original.

37. The intention was to reinstate a replica of the door and 2 windows on the north exterior wall of room 1 which had been replaced for a garage but the engineer advised against to this as it would endanger the brickwork above. The lintel above the doorway was a narrow timber beam on the inner and outer skin. After consultation with the engineer, it was decided to leave this structure in place and support it. The support was then covered over by the timber doors and window structure.

Replication is not standard practice where it will provide materials and details which may be confused with the original. Each generation of use requires expression in a manner sympathetic from the original. Retention of the original in-situ was an appropriate strategy and consistent with having new works reversible if and when required.

Ensure that the new windows remain capable of being interpreted as new and not original.

38. All windows and doors, (apart from the large



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doorway in room 3) are in their original positions.

39. It would appear that the southern door to room 2 had originally been a window

40. The existing northern doors to rooms 2 and 3 were in place when we purchased the property, but they are not original as the doors in the 1863 photograph are 6 panel.

BATHROOM & KITCHENETTE

41. The most discrete position for a bathroom and kitchenette area was the south/west corner of the building.

42. This location enabled all of the ‘services’ (water, power, septic, gas) to be accommodated in one area and then distributed to the rest of the building as required.

The visual impact is acceptable within the large space and the materials make the intervention clear as contemporary while using sympathetic and traditional materials and details without replication.

None

FIREPLACES None

43. There was evidence of mantle pieces installed in rooms 1, 2 and 3. These have been reinstated using cedar and other timbers found in the sheds of “Macquarie”

44. There is evidence that the 2nd fireplace (in room 1) was an afterthought as the builder believes it was retro-fitted (the brickwork – in evidence on the top floor – is of poor workmanship by comparison with its neighbour).

The finish indicates the re-introduction of these elements.

The narrative of the re-installation needs to remain clear in order that in the future all parties are aware of which elements are original to the Barracks and which are introduced from other areas of the property. The narrative of this evidence found by the builder needs to be clear and recorded.

BLACKSMITH’S SHOP - DOORS

45. The northern doors to rooms 2 and 3 were in existence when we bought the property although the south door to room 2 was replaced with a door found in one of the sheds as the screen door in place at the time of purchase was

Elements of fabric found to be ‘unsalvage-able should be retained in a store as evidence and artefacts’ as they have their own value despite not being capable of being re-used.



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unsalvageable.

GENERAL

46. The lathe and plaster ceilings in rooms 1, 2 and 3 had been removed prior to our purchase. We have replaced the ceilings with ‘Easycraft VJ boards’.

47. The flooring in room 2 is original

48. It is possible room 3 was in fact a brick floor with a coating of cement over the top installed at a later date

49. The upstairs door to the first floor and the window opposite on the eastern side are the original openings where it is likely that a pulley system had initially been installed to move hay up into the top floor.

50. It would appear there was never a ceiling in the top floor

51. We have installed insulation in the roof and a lightweight bracing material with battens as ceiling.

52. It is proposed to use rooms 7 and 8 as a study/meeting room.

The substitution is appropriate and sympathetic None Further investigation of the paint colour is worthwhile. White is very hard bright contemporary finish. A softer lime or similar shade would be sympathetic with the materials and other finishes.

PERGOLA

53. The pergola between the Convict Barracks and the homestead is intended to prevent cars and heavy vehicles (tractors) from using that area and to encourage people to use the designated parking area at the rear of the property to park.

54. Additionally, the pergola and underneath the staircase is to be used to support a climbing rose (“Pierre de Ronsard”) with a lavender hedge

Provide suitable planting to reduce the visual impact of the new structure on the setting of the Barracks building in particular when viewed from the front – North. This can be achieved by ensuring that climbers will be capable of covering the posts and structure and in turn produce an amenable shaded space between the house and Barracks. As the Barracks was a working space and not subject to



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about 1 metre away from the east wall of the homestead.

55. It is also proposed to install the gas tanks to service the hot water system in the Convict Barracks under the staircase screened in timber.

domestic gardening practice utilise appropriate planting for that use and space. Refer to the drawing and specification notes for the timber screening.

OTHER ANTICIPATED ACTIVITY: DESIGNATED VISITOR PARKING AREA

56. We have installed a designated visitor parking area behind the homestead and tradesmen’s vehicles are now encouraged to park at the rear of the homestead.

Provide planting to screen the vehicles from general views to and from the Barracks building. Be aware of the visitor walking trails and paths in order that contemporary elements will be as unobtrusive as possible while ensuring that the screening remains appropriate and not an object in itself.

SAFETY

57. The east floor length window on the top floor will be made secure for small children (metal bars). The 2 windows on the north aspect are being examined to ensure they are not a safety issue.

Contemporary Charcoal painted steel balustrading as noted in the Drawings and CMP guide. Fix the steelwork to the new flooring to avoid irreversible change to the brick walls. This makes it clear that the independent structure is new addition.

ADDITIONAL NATURE RESERVE

58. We are considering adding “Macquarie Billabong Area Nature Reserve” to the other 3 designated reserves. Work is scheduled to commence in March 2018 (plan attached) in conjunction with Skillset.

UNDERGROUND GRAIN SILOS

59. We are considering investigating the two underground grain silos (with Calare Civil and David Scobie) to address and if necessary identify a work programme for their conservation.

Site visitation required to review the construction prior to works commencing.

Macquarie – Adaptive re-use


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6.0 ASSESSMENT OF HERITAGE IMPACT

6.1 GENERAL DISCUSSION

The impact on the heritage values embodied in the Macquarie site is discussed throughout Section 5.0. It considers both positive and negative heritage impacts within the site. It outlines mitigation measures already built into the proposal and then assesses the proposed works in more detail. These assessments are based on the current scheme design as documented, with relevant architectural drawings included in the Appendix. The following aspects of the proposal respect or enhance the heritage significance of the Macquarie for the following reasons:

The proposal utilises the Convict Barracks building to provide sustainable contemporary standard uses essential for daily living and for sustaining the site and estate identified within the curtilage

The proposal has minimal impact upon the current and future rural related uses which will continue on the site;

The works propose sympathetic retention of the existing building and the cultural significance, respecting the historic, aesthetic and social values whilst supplementing the setting and maintaining the representativeness and rarity values;

A recommended Interpretation Strategy will enhance the appreciation of the heritage values through communicating this to visitors and the community.

The following aspects could detrimentally impact on the heritage significance of Macquarie.

The addition of the pergola and timber stair modify the visual appreciation of the Barracks when viewed from around the curtilage of the building.

o The structure required access and all reasonable options were reviewed prior to adopting the external approach and the western elevation away from the open eastern side;

o Appropriate landscape planting will modify the elements and ensure that the Barracks building remains visually dominant in the setting;

o Paths and trails in the vicinity of the front of the building will interpret the working function as yard and modify the remnant lawn to ensure that the integrity of this forecourt is re-established.

The provision of new facilities on the first floor in the form of a bathroom and kitchenette reduces the integrity of the space:

o The attic accommodation was derelict and required stabilisation while the long term use of the building is worthy of a sustainable use. The residential accommodation is consistent with the origins of the Barracks;

o The materials and details ensure that the new work is sympathetic but clearly contemporary within the original setting;

o Interpretive material in text and web-based formats can be produced to interpret the Barracks history, functions and landscape setting.

Design strategies and measures have been included to reduce the level of negative heritage impact, without departing from the client’s brief. Strategies include:

David Scobie, as Heritage Consultant has been involved in key stages of the project for the last 12 months;

Material provided by officers from the NSW Heritage Division has been useful in providing a focus on the key issues related to producing an acceptable outcome in terms of heritage, change of use and the advice has generally been followed;

Christo Aitken as Heritage Officer with the Oberon Shire Council has been involved in the early stages of the project and the advice provided has generally been followed;



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The early Conceptual plan for the adaptive re-use of the Homestead rooms and the Heritage Significance Plan have proved useful in setting the framework for the constraints and opportunities and these guidelines have been followed based on the principles of the Burra Charter where as little work as possible has been proposed to achieve the best results;

Additional construction will be supervised by the Heritage Consultant, David Scobie with assistance from the experienced Clients and Council’s Heritage Advisor.

7. STATUTORY IMPLICATIONS

7.1 NSW ENVIRONMENTAL PLANNING AND ASSESSMENT ACT 1979

The development application for the adaptive re-use of the Macquarie will be assessed and processed under the NSW Environmental Planning and Assessment Act 1979 (EPA Act) by Oberon Shire Council within the terms and considerations of the Local Environmental Plan. The nature of the works proposed requires submission of a Development Application to Oberon Shire Council including supporting documents and a Statement of Environmental Effects. This has been completed and the public exhibition period expires Friday October 8th, 2014.

7.2 CONSIDERATION OF HERITAGE ISSUES

Macquarie is not currently listed on the State Heritage Register or the LEP and hence the works to the site proposed will require the consent of the Oberon Shire Council in the form of an Application under the EP&A Act having regard for the acknowledged heritage significance. This Statement of Heritage Impact (SoHI) for the current Proposal outlines the works proposed and considers the impacts on the heritage significance of the site and the mitigation measures for reducing these impacts. Recommendations are included within the Report to ensure that the heritage objectives for the site are fully achieved during the implementation stages of the project. The current SoHI forms part of the documentation submitted to Oberon Shire Council as a Development Application and should prove adequate to identify the heritage requirements.



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8. SUMMARY AND RECOMMENDATIONS

8.1 SUMMARY

The proposed works to the Convict Barracks are constructed on a site which has a high level of heritage significance. The reduced curtilage area or setting to the Barracks has been determined in consideration of the heritage structure, the adjoining house and the modified vehicle access. The proposed landscape planting, vehicle parking, pathways and trails and fencing will not obstruct the historic integrity, operational uses of the site and will be visually unobtrusive. The works to the Barracks building have been developed to stabilise and conserve the structure and enclosing building fabric. New elements have only been introduced where original elements were not capable of certification for use. The exterior will remain largely untouched with the exceptions being the external stair, and the substitution of doors and windows. The impact of the stair and pergola will be reduced through weathering and planting. Outstanding works are required to provide an apron to the perimeter and fittings for the power and lighting internally.

8.2 RECOMMENDATIONS

Recommendation 1 The proposed works at Macquarie would be appropriate on heritage grounds provided Recommendations 2-12 below are followed. Recommendation 2 A screen and door consisting of hardwood timber framing clad with vertical timber 100mm wide boarding with 15mm gaps finished to match the staircase is to be installed beneath the eastern stair sufficient to conceal the proposed gas tank. Recommendation 3 Steel balustrading consisting of black painted steel rods at 110mm centres between steel flats 1000mm from the floor level where full length or equal to the sill where shorter and to 1000mm high above the floor level sufficient to comply with the BCA. The balustrade frames are to be fitted to the flooring via the drilled flat plates to avoid wall fixing. Restraints are to be fitted to the timber windows to comply with the maximum opening permitted under the BCA. Recommendation 4 The steel roof sheeting on the rear of the building over the skillion area of the stable should be prepared, and then treated with rust preventative product such as Penetrol or Fisholene to retain the existing character and colour. Recommendation 5 Significant fabric removed from the building including contents, fixtures and objects, these are to be catalogued and protected in accordance with the cultural significance of the fabric and stored safely on site in a nominated secure location. Recommendation 6 Competent direction and supervision should be maintained at all stages, and any changes should be implemented by people with appropriate knowledge and skills appropriate to the task. Recommendation 7



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All relevant staff, contractors and subcontractors should be made aware of their statutory obligations for heritage under the Heritage Act 1977 and best practice outlined in the Burra Charter (1999), which should be implemented as a heritage induction. Recommendation 8 If, during the course of development works, suspected archaeological relics, as defined by the Heritage Act 1977 (as amended), are uncovered, work should cease in that area immediately. The Heritage Division, Office of Environment & Heritage (OEH) should be notified and works only recommence when an approved management strategy has been developed. Recommendation 9 A Heritage Interpretation Strategy should be developed to provide suitable information across the exteriors and interiors, landscape in the vicinity of the Convict Barracks so that the site’s significance is communicated. The heritage interpretation should be developed in accordance with the NSW Heritage Office’s 2005 Interpreting Heritage Items and Places Guidelines. The Strategy should include an illustrated colour brochure and framed early relevant photographs and documents for display within the Barracks building sufficient to interpret their significance. Recommendation 10 A Landscape Plan is to show a site layout accommodating vehicle access and parking, footpaths and planting in character with the original function of the spaces as a yard independent of the house using early photos as a guide where appropriate. Recommendation 11 New planting introduced into the extensively modified landscape to the front of the Barracks should be consistent with an overall plan for the site and this plan should interpret the three significant periods and related function: use of the building as a Barracks, as a Stable and as an office and garage. The character of the planting including the layout should ensure the independence from the adjoining house. Recommendation 12 On completion of the proposed works as scheduled in the related Drawings and Implementation Schedule of the CMP, an update should be prepared of the listing information which is currently only provided on the State Heritage Inventory and communicated to Council.



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Appendix 1 – PROPOSAL DRAWINGS: DEVELOPMENT APPLICATION

103 New Floor Plans

201 Elevations based on the c.1913 photograph

202 Recent Elevations

203 New Elevations

macquarie the convict barracks - oberon council · external door to the mid room and one external...

Documents