STATEMENT OF EVIDENCE AND REPORT TO PLANNING PANEL

STATEMENT OF EVIDENCE AND

REPORT TO PLANNING PANEL MANNINGHAM PLANNING SCHEME

AMENDMENT C101

Prepared for

Manningham City Council

May 2014

LOVELL CHEN 1

Table of Contents

1.0 Introduction 6

1.1 Background and relevant documents 6

2.0 Summary history and description 7

3.0 Significance 17

3.1 Discussion 17 3.2 Conclusion 17 3.3 Revised Statement of Significance 18

4.0 Current Heritage Controls 21

4.1 HO43 – Eastern Golf Club “Tullamore” – 463 Doncaster Road, Doncaster 21 4.2 MSS & LPPF for heritage 21

4.2.1 Municipal Strategic Statement 21

4.2.2 Local Planning Policies 22

4.2.3 City of Doncaster and Templestowe Heritage Study 23

4.2.4 Doncaster & Templestowe Heritage Study – Additional Historical Research23

4.2.5 Manningham Heritage Study Review 24

4.2.6 Eastern Golf Club Conservation Analysis and Policy 24

5.0 Amendment C101 26

5.1 Changes to HO43 26 5.1.1 Exhibited Amendment C101 26

5.1.2 Council’s proposed changes following exhibition period 27

5.1.3 Urbis on behalf of Mirvac 28

5.2 Development Plan Overlay Schedule 3 30

6.0 Comment on the heritage issues 32

6.1 Discussion 32 6.2 Findings and Recommendations 38

7.0 Responses to submissions 43

8.0 Conclusion and recommendations 44

2 LOVELL CHEN

Table of Figures

Figure 1 Early view of Tullamore homestead, showing the original two-storey

timber verandah to its north and west sides. 10

Figure 2 View of the north and west elevations of Tullamore following the addition

of single-storey Clubrooms to the east and changerooms to the south. 10

Figure 3 1912 plan of Doncaster Road and surrounding area. There appears to be

a track between the Tullamore homestead and stables (indicated). 11

Figure 4 1913 plan of Doncaster Road and surrounding area. The track between

the Tullamore homestead and stables (indicated) also appears on this

plan. 11

Figure 5 1931 aerial image of the southern portion of the golf course. A track

between the Tullamore homestead (in use by this time as the clubhouse)

and stables is evident in this image, as is a second track to the stables

from the secondary entrance off Doncaster Road. (NB. The numbers

shown relate to plantings identified in Mr Patrick’s report). 12

Figure 6 1945 aerial image of the southern portion of the golf course. The

clubhouse and stables building are visible in the centre of the image. The

track to the stables from Doncaster Road has been removed by this time

to accommodate the establishment of the fairway. 12

Figure 7 c. early 1950s aerial image of the southern portion of the golf course

(north is at right). The clubhouse and stables building are indicated. 13

Figure 8 c. early 1960s aerial image of the southern portion of the golf course. 13

Figure 9 North and west elevations of Tullamore. The relocated entry, removal of

the timber verandah and single storey golf club additions are visible in

this image. 14

Figure 10 View south-west towards the clubhouse. A portion of the original two-

storey Tullamore dwelling is visible above the recent additions. 14

Figure 11 Stables located to the east of Tullamore. 15

Figure 12 Recent (March 2014) aerial of the Eastern Golf Club, Doncaster (location

of Tullamore and the stables building indicated). 15

Figure 13 Detail of the 2014 aerial with the Tullamore, the stables building and

three identified trees indicated. 16

Figure 14 Detail of the 2014 aerial. The approximate extent of the original

Tullamore dwelling is indicated. 16

Figure 15 Eastern Golf Club (HO43) in the Heritage Overlay to the Manningham

Planning Scheme. 21

Figure 16 Proposed reduced extent of HO43 as part of Amendment C101. 26

Figure 17 Proposed amended HO43 as per Council report 24 March 2014. 28

Figure 18 Proposed reduced extent of HO as proposed by Mirvac. 29

Figure 20 Tree 4, River Red Gum (Eucalyptus camaldulensis) located just outside

the west property boundary. 33

LOVELL CHEN 3

Figure 21 Tree 27, English Oak (Quercus Robur) located to the west of the

clubrooms. 34

Figure 22 Tree 82, Bunya Bunya Pine (Auracaria Bidwillii – in the centre of the

image) located on Doncaster Road, opposite (to the south) of the stables. 34

Figure 23 View to the clubrooms from the north-east. The first floor of the original

homestead is visible above the later single-storey additions. 35

Figure 24 Stables building in the existing context with fairways to the north and

south. 35

Figure 25 View from the stables along the south side of the trees, the house is

visible in the distance. 36

Figure 26 View from the east towards the stables and house. 36

Figure 27 View along the track from the stables to the house, largely obscured by

trees 37

Figure 28 View from the house towards the stables, obscured by fairway buffer

planting 37

Figure 29 View across the fairway towards the stables 38

Figure 30 Proposed extent of HO43, not to scale 39

4 LOVELL CHEN

Statement of Instruction, Qualifications and Experience, and Declaration

Instructions

This statement has been prepared for the Manningham City Council and provides expert

evidence in relation to Amendment C101 to the Manningham Planning Scheme.

Authorship

This statement has been prepared by Ms Kate Gray, Associate Director of Lovell Chen Pty

Ltd, Architects and Heritage Consultants, Level 5, 176 Wellington Parade, East Melbourne

with assistance from Ms Michelle Knehans, heritage consultant. The views expressed in this

statement are those of Ms Kate Gray.

The statement incorporates material from an earlier report prepared by Lovell Chen in

relation to the subject site as follows:

Eastern Golf Club – Tullamore, prepared for Manningham City Council, December

2013

Qualifications and Experience

I hold a Bachelor of Arts (Hons) and Masters of Arts (History), both from The University of

Melbourne. I also hold a Post-Graduate Diploma in Heritage Planning and Management from

Victoria University.

I joined Lovell Chen (then Allom Lovell & Associates) in 1989 and have been involved in

heritage practice and management for over 20 years. This experience includes the

preparation of numerous heritage appraisals and assessments of significance for individual

sites and larger complexes, areas and precincts. I also have extensive experience in

strategic planning and policy development for heritage places, and the assessment of

impacts on heritage places. In my current role as Associate Director (from July 2005) I am

responsible for leading multi-disciplinary teams with expertise in architecture, history and

planning.

I have contributed in a variety of roles to numerous municipal heritage reviews including

those for the former Cities of Fitzroy and Port Melbourne, the City of Boroondara, the City of

Port Phillip and the Borough of Queenscliffe. Extensive work for the City of Boroondara

undertaken since 2006 has included managing a major project to review, assess and

document a large number of individual B-graded predominantly residential buildings, advice

on the development of a new local Heritage Policy and input into the review of precinct

citations and building gradings. In 2008-9 I managed the preparation of the Queenscliffe

Heritage Review for the Borough of Queenscliffe. I also managed a review of a large HO

precinct in Port Melbourne (HO1) in 2010 for the City of Port Phillip; this work included

revisions to the boundaries of the area, the establishment of sub-precincts within it and

recommendations for controls over individual sites in the area.

In recent years I have also managed a number of other major strategic heritage projects

including a Heritage Management Strategy for the University of Melbourne (2004-5, review

2009), and a Heritage Strategy and related heritage management framework for the Port of

Melbourne Corporation (2006-8, review 2013). In 2008-9 I managed a national survey and

heritage assessment of air traffic control towers (undertaken under the Environment

Protection and Biodiversity Conservation Act) for Airservices Australia.

I have also been involved in the preparation of numerous conservation management plans,

conservation analyses and heritage appraisals for places as diverse as the Melbourne Cricket

Ground, the Esplanade Hotel, St Kilda, the Shrine of Remembrance, the Melbourne Club,

State Library of Victoria, Camp Street precinct in Ballarat, Wesley Central Mission and Church

complex, Echuca Wharf, and the former Canberra Brickworks in Yarralumla in the ACT. I

LOVELL CHEN 5

have also undertaken heritage appraisals of residential buildings, industrial sites and

institutional complexes across Melbourne.

Expertise

I have expertise in (non-indigenous) cultural heritage identification, assessment and

management, and in heritage planning.

Instructions (commissioning of statement)

The statement was commissioned by the Manningham City Council by correspondence from

Ms Vivien Williamson and dated 11 March 2014.

Declaration

In submitting this report I declare that I have made all the inquiries that I believe are

desirable and appropriate and that no matters of significance which I regard as relevant have

to my knowledge been withheld from the Panel.

Kate Gray

6 LOVELL CHEN

1.0 Introduction

This statement of evidence addresses the heritage issues associated with Amendment C101

to the Manningham Planning Scheme, primarily the proposal to reduce the extent of the

existing Heritage Overlay that applies to the site as a whole.

While the focus of the statement is on the proposed changes to the Heritage Overlay HO43,

this statement also makes limited comment on other aspects of Amendment C101 which

address heritage issues, including the Development Plan Overlay Schedule 3.

Limited reference is also made to the Eastern Golf Course Development Plan October 2013

submitted by Mirvac and the supporting document Heritage Assessment in accordance with

Schedule to the Development Plan Overlay, Bryce Raworth, July 2013.

1.1 Background and relevant documents

In September 2013, Lovell Chen was commissioned by the City of Manningham to advise on

a proposal to reduce the existing Heritage Overlay (HO) over the Eastern Golf Course, 463-

535 Doncaster Road, Doncaster. The scope of this work included a review of earlier heritage

assessments and a site visit. Additional historical research was also undertaken. A

statement of cultural heritage significance for the place was prepared as part of this scope of

work. The Lovell Chen advice was finalised in early December 2013.

This statement follows on from the earlier advice and addresses the heritage issues

associated with Amendment C101 to the Manningham Planning Scheme which proposes,

inter alia to rezone the site, to reduce the extent of the Heritage Overlay (HO43) affecting

the site, to introduce a Development Plan Overlay Schedule 3 over the site, and to make

changes to Clause 22.17 ‘Eastern Golf Course Key Redevelopment Site Policy’.

The statement incorporates material from the December 2013 Lovell Chen report and also

makes reference to a number of earlier Council heritage assessments and studies as follows:

City of Doncaster and Templestowe Heritage Study, prepared by Context Pty Ltd,

1991.

Doncaster & Templestowe Heritage Study – Additional Historical Research, prepared

by Carlotta Kellaway, 1994.

Manningham Heritage Study Review, prepared by Context Pty Ltd, 2006.

The Doncaster site of the Eastern Golf Club Conservation Analysis and Policy,

prepared by Meredith Gould Architects Pty Ltd, February 2011.

LOVELL CHEN 7

2.0 Summary history and description

Tullamore

Tullamore, a substantial double-storey red brick dwelling with a slate roof and timber

verandahs on the north and west elevations (Figure 1), was constructed in 1886-87 for

eminent surgeon Sir Thomas Naghten Fitzgerald to a design by prominent Melbourne

architect Lloyd Tayler. 1 Fitzgerald was born in Ireland in 1838 and arrived in Melbourne in

1858. Soon after he established a private practice in Lonsdale Street and was also elected

an honorary surgeon to the Melbourne Hospital in 1860, a post he held until 1901. He held

similar consulting appointments at St Vincent's, Queen Victoria and Austin Hospitals.2

Fitzgerald’s primary residence was Rostella in Lonsdale Street, but he purchased 76 acres of

land in Doncaster in 1886 for a country residence. Fitzgerald kept and bred racehorses on

the property, 3 and brick stables were constructed at around the time of the construction of

the residence, similarly to a design by Lloyd Tayler.4 The following year Tayler also designed

FitzGerald’s private hospital in Lonsdale Street Melbourne (472-474 Lonsdale Street, also

known as Waverly Terrace, extant today), one of the earliest of its kind. Tayler was also

responsible for overseeing alterations to FitzGerald’s city residence, Rostella (also in

Lonsdale Street, 1869, demolished) in 1887.5

FitzGerald called his country property ‘Tullamore’, after his Irish birthplace. He loved horses

and was a skilled four-in-hand driver himself. 6 His most successful horse was Rhesus,

which won the Victorian Grand National Hurdle Race in 1882, some years before FitzGerald

purchased the land at Doncaster. FitzGerald was a familiar figure at Flemington and was

surgeon to the Victoria Racing Club for many years.7

It is understood that there was a caretaker’s cottage somewhere on the property,

constructed by Fitzgerald around the time of the construction of Tullamore, and another

cottage, south of the stables on Doncaster Road (adjoining the Bunya Bunya Pine), had

1 Tender Notice, The Argus, 1 July 1886, p. 3, ‘Tenders are invited for the erection of a

villa residence at, at Doncaster for TN FitzGerald, Esq., Lloyd Tayler Architect’.

2 Colin Macdonald, 'FitzGerald, Sir Thomas Naghten (1838–1908)', Australian Dictionary of

Biography, http://adb.anu.edu.au/biography/fitzgerald-sir-thomas-naghten-

3529/text5435 , accessed online 17 April 2014.




4 Tender Notice, The Argus, 2and 3 June 1886, p. 3, ‘Tenders are invited for the erection

of stables and outbuildings, at Doncaster for TN FitzGerald, Esq., Lloyd Tayler Architect.’

5 Allom Lovell & Associates, Waverley Terrace (formerly Lonsdale House), Conservation

Management Plan prepared for Multiplex Constructions, 2000, pp. 2, 18.




7 C Macdonald, ‘Sir Thomas Naghton FitzGerald’, in Douglas Pike (ed.) Australian

Dictionary of Biography, Vol. 4, Melbourne University Press, Melbourne, 1972, pp. 180-

181.

http://adb.anu.edu.au/biography/fitzgerald-sir-thomas-naghten-3529/text5435






8 LOVELL CHEN

previously been constructed by David Mitchell. Neither of these cottages remain within the

property.8

After FitzGerald’s death in 1908, Tullamore was sold to William Stutt, local councillor,

chairman of the racing club and former MP for South Grant, near Geelong.9 Stutt, with his

wife Julia, ran the Doncaster Hotel and purchased Tullamore for his retirement. Stutt died in

1912, and Tullamore remained in the Stutt family for another 40 years.10

While there are some early photographs of the house (refer Figure 1, Figure 2), very little

documentation has been located related to the layout of the property in the period it was

used by FitzGerald and William Stutt after him. Plans of 1912 and 1913, prior to the

development of the golf course, indicate the primary driveway entrance to the property

(south-west of the homestead) off Doncaster Road and also suggest a track continuing

eastward between the Tullamore homestead and the stables building. Refer to Figure 3 and

Figure 4.

Eastern Golf Club

The Eastern Golf Club was formed in 1914, and soon leased Tullamore from Julia Stutt. An

18 hole golf course was laid out by leading golf architect Sam Berriman. In 1924, the

Committee took over the assets of the Box Hill Club and re-established it at Tullamore under

the name of the Eastern Golf Club.11 The Club was officially opened on 14 June 1924 by

then Prime Minister Mr Stanley Bruce, and was described in The Argus as follows:

The Prime Minister (Mr. Bruce) on Saturday opened the new links of the

Eastern Golf Club at Tullamore, Doncaster road, Doncaster, in the

presence of a large assemblage of enthusiasts. The new links which

extend of 78 acres, face a wide vista of open country towards

Macedon.12

At this time extensive tree planting and formation of fairways occurred. It is understood the

single storey Clubroom and changeroom additions (refer Figure 2) were also constructed at

this time.13

An aerial photograph of 1931 (Figure 5) shows the development of the site. Note that the

track between the clubhouse and stables building is still evident, lined by a small number of

trees. A track to the stables building is also evident from the secondary entrance to the

property (south-east of the clubhouse) off Doncaster Road.

8 Meredith Gould Architects Pty Ltd, The Doncaster site of the Eastern Golf Club

Conservation Analysis and Policy, p. 15 and I Green, ‘Tullamore’, Doncaster and

Templestowe Historical Society Newsletter, Vol. 8, no. 2, November 1974, pp. 4-5.

9 I Green, ‘Tullamore’, Doncaster and Templestowe Historical Society Newsletter, Vol. 8,

no. 2, November 1974, p. 7, The Argus, 14 May 1904, p. 16.

10 Doncaster and Templestowe Historical Society Newsletter, Vol 8, No. 2, November 1974,

pp. 4-7.

11 The History of the Eastern Golf Club, p. 14.

12 The Argus, 16 June 1924, p. 7.


Conservation Analysis and Policy, pp. 16 & 27.

LOVELL CHEN 9

The Eastern Golf Club remained at Tullamore until 1941 when it relocated to a new course at

East Oakleigh, named Huntingdale. In 1943 a new committee of the Eastern Golf Club was

formed and took over the lease of Tullamore from Huntingdale.

Following the death of Julia Stutt, the Eastern Golf Club Committee purchased the Tullamore

property, and extensive alterations have been made to the Tullamore dwelling since this

time.14 From 1948, further extensions were made to the changerooms to the south,

encompassing the original entrance to Tullamore on the west elevation. The original timber

verandah was also removed.15 Between 1964 and 1970, the carpark south of the clubhouse

expanded, encompassing the garden area between the entry drive and the southern property

boundary. In 1979 an addition was constructed on the north side of the building, and in

1985 a new golf shop was constructed under the main building.

The next major development of the Clubhouse was undertaken in 2002, creating a new

dining room, bar, shop, balcony and locker room facilities to the north and east of the main

building. The Eastern Golf Club remains at the Doncaster site, but will relocate to Yering in

mid-2015.16

As shown in Figure 9 - Figure 14, Tullamore and the stables building are located at the

southern end of the Eastern Golf Club site. The main house is a double-fronted two storey

overpainted brick and render Italianate villa with a hipped roof clad in slate. The chimneys

have heavy mouldings and mansard tops. The frieze has brackets, regularly spaced between

panels with a cornice mould. There is a flat string course band at first floor level and flat

quoins. The projecting left hand bay combines a hipped roof section, with a steeper gable-

roofed projection, and side windows with pointed segmental heads and panels below. As

constructed the house was in red brick with render dressings, all now overpainted. Sited to

take advantage of the views from this elevated position to the north and west, the house

originally had a prominent and elaborate two-storey timber verandah to its north and west

sides which has been demolished (Figure 1 - Figure 2). Portions of the north and west

elevations of the dwelling are visible from the car park, albeit with a new entrance. The

house has been partly subsumed by a series of single-storey additions on all sides although

the upper level of Tullamore remains evident. These new additions are variously

weatherboard or rendered or painted brick, with extensive glazing to the north and east. A

new car park has been constructed south and west of Tullamore, with vehicular access from

Doncaster Road.

The stables is located some distance to the east. It is a substantial brick and timber

building, also overpainted, with a central lantern form. Later roller doors have been added

to the east and west elevations associated with the use of the building as a machinery shed

by the golf course

The majority of the landscaping within the site forms part of the design of the golf course as

laid out in the 1930s,17 although several mature trees remain within the site which predate

the Eastern Golf Club.

14 The History of the Eastern Golf Club, pp. 14-15.


Conservation Analysis and Policy, p. 28.

16 http://www.easterngolfclub.com.au/guests/membership/abMembership.mhtml



http://www.easterngolfclub.com.au/guests/membership/abMembership.mhtml

10 LOVELL CHEN

Figure 1 Early view of Tullamore homestead, showing the original two-storey timber

verandah to its north and west sides.

Source: The History of the Eastern Golf Club, p. 9.

Figure 2 View of the north and west elevations of Tullamore following the addition of

single-storey Clubrooms to the east and changerooms to the south.


LOVELL CHEN 11

Figure 3 1912 plan of Doncaster Road and surrounding area. There appears to be a track

between the Tullamore homestead and stables (indicated).

Source: Heidelberg, Doncaster & Eltham Manoeuvre Area, 18/10/1912, State

Library of Victoria Maps Collection.

Figure 4 1913 plan of Doncaster Road and surrounding area. The track between the

Tullamore homestead and stables (indicated) also appears on this plan.

Source: Map of Heidelberg District, 12/03/1913, State Library of Victoria Maps

Collection.

12 LOVELL CHEN

Figure 5 1931 aerial image of the southern portion of the golf course. A track between

the Tullamore homestead (in use by this time as the clubhouse) and stables is

evident in this image, as is a second track to the stables from the secondary

entrance off Doncaster Road. (NB. The numbers shown relate to plantings

identified in Mr Patrick’s report).

Source: John Patrick, Amendment C86 Manningham City Council, Eastern Golf

Course, 463-535 Doncaster Road, Doncaster.

Figure 6 1945 aerial image of the southern portion of the golf course. The clubhouse and

stables building are visible in the centre of the image. The track to the stables

from Doncaster Road has been removed by this time to accommodate the

establishment of the fairway.

Source: University of Melbourne Map Collection Melbourne 1945 Photo-Maps.

LOVELL CHEN 13

Figure 7 c. early 1950s aerial image of the southern portion of the golf course (north is at

right). The clubhouse and stables building are indicated.


Figure 8 c. early 1960s aerial image of the southern portion of the golf course.


14 LOVELL CHEN

Figure 9 North and west elevations of Tullamore. The relocated entry, removal of the

timber verandah and single storey golf club additions are visible in this image.

Figure 10 View south-west towards the clubhouse. A portion of the original two-storey

Tullamore dwelling is visible above the recent additions.

LOVELL CHEN 15

Figure 11 Stables located to the east of Tullamore.

Figure 12 Recent (March 2014) aerial of the Eastern Golf Club, Doncaster (location of

Tullamore and the stables building indicated).

Source: www.nearmap.com

http://www.nearmap.com/

16 LOVELL CHEN

Figure 13 Detail of the 2014 aerial with the Tullamore, the stables building and three

identified trees indicated.


Figure 14 Detail of the 2014 aerial. The approximate extent of the original Tullamore

dwelling is indicated.




LOVELL CHEN 17

3.0 Significance

3.1 Discussion

There have been a number of assessments of the significance of the place.

The existing Heritage Overlay was applied to the site based on an assessment (Context

1991) that the place was of significance for its surviving nineteenth century fabric, as

evidence of a country property established by a prominent and wealthy member of the

professional class, and for its historical associations with Thomas FitzGerald and subsequent

owner William Stutt. This assessment is considered to be an appropriate one.

Following this original assessment, the HO was applied in a wholesale manner to the site in

its entirety with no detailed commentary on significant elements beyond the house and

stables, other than for including a general reference to other site features (trees and dams).

This has led to a lack of clarity around what is significant, though it was clear that the later

golf club use was not considered in the Context assessment to contribute to significance.

Meredith Gould (2011) drew the conclusion that later phases of development on the site

(relating to the golf club use) were also significant.

Bryce Raworth’s assessment of the site in reports prepared in March 2011(Heritage Issues

report and statement of evidence to the Panel for Amendment C86) and July 2013 (Heritage

Assessment in accordance with Schedule to the Development Plan Overlay) is more

consistent with the Context assessment, ie: that its significance is related to its nineteenth

century origins and fabric, and specifically the main house and stables building.

3.2 Conclusion

It is the conclusion of this review that the site is of historical significance in the local context

essentially for the reasons set out in the Context assessment of 1991, as a remnant of a late

nineteenth century country residence including its ability to reflect aspects of such country

properties, for its association with the eminent surgeon Thomas FitzGerald and to a lesser

extent with William Stutt. Both the stables and the house were designed for FitzGerald by

prominent Melbourne architect, Lloyd Tayler and this is also of interest.

The private golf club use of the site is of local historical and social interest given the length of

the association of the Eastern Golf Club with the site (1924-present). These values are

strongly associated with the history and activities Club itself, however, and given the club’s

impending relocation from the site, they are not considered to warrant recognition in terms

of the heritage values of the place or in terms of an alternative extent of HO43. Additionally,

it is commented that the re-use and development of the site by the Club has resulted in

changes that in many respects are unsympathetic to an appreciation of the nineteenth

century form of the place, particularly the major alterations and additions to the house, and

the changes to the driveway and other landscape features. In relation to the broader course

plantings, these are a valued characteristic of the site but are not considered to be of

heritage significance.

The following buildings are considered to be of significance as associated with the heritage

place:

Tullamore (excluding the golf club additions) (Figure 9)

Stables (Figure 11)

In relation to trees, this assessment relies on the findings of the Panel for Amendment C86,

which considered evidence in relation to the significance of the mature trees on the site. No

additional assessment of trees was undertaken, though a sequence of aerial photographs

18 LOVELL CHEN

was reviewed. The Panel found that three trees were of significance for heritage reasons as

follows:

Tree 4 River Red Gum (Figure 19)

Tree 27 English Oak (Figure 20)

Tree 82 Bunya Bunya Pine (Figure 21)18

These were the trees identified as of individual significance in the Gould Conservation

Analysis.

3.3 Revised Statement of Significance

A revised statement of significance has been prepared based on the existing Context

statement but amended and expanded based on additional research and current site

conditions. The statement has also been recast into the preferred What is significant? How is

it significant? Why is it significant? model.

What is significant?

Tullamore was constructed in 1886-7 as the country residence of the eminent surgeon Sir

Thomas Naghton FitzGerald (1838-1908), former president of the Medical Society of Victoria

and highly respected throughout the British colonies.19 FitzGerald was knighted in May

1897, the first Australian to be honoured for eminence in the medical profession.20

FitzGerald purchased the land at Doncaster in 188621 and in June and July of that year

tenders for a villa residence, stables and outbuildings at Doncaster for Thomas Naghton

FitzGerald were called by the prominent Melbourne architect Lloyd Tayler (1830-1900).22

The following year Lloyd Tayler also designed FitzGerald’s private hospital in Lonsdale Street

Melbourne (472-474 Lonsdale Street), one of the earliest of its kind. Tayler was also

responsible for overseeing alterations to FitzGerald’s city residence, Rostella (also in

Lonsdale Street, 1869, demolished) in 1887.23

FitzGerald called his country property ‘Tullamore’, after his Irish birthplace. He loved horses

and was a skilled four-in-hand driver himself. FitzGerald bred racehorses at Tullamore and

raced his horses under the name T Naghton. His most successful horse was Rhesus, which

18 Amendment C86 to the Manningham Planning Scheme, Report of the Panel Dated 17

May 2011, p. 17.



181.



181.

21 Ratebook research contained in Meredith Gould Architects, The Doncaster site of the

Eastern Golf Course, Conservation Analysis and Policy, for the City of Manningham,

February 2011, p. 10-11.

22 The Argus, 2 June 1886, p. 3, 3 June 1886, p. 3, 1 July 1886, p. 3.

23 Allom Lovell & Associates, Waverley Terrace (formerly Lonsdale House), Conservation

Management Plan prepared for Multiplex Constructions, 2000, pp. 2, 18.

LOVELL CHEN 19

won the Victorian Grand National Hurdle Race in 1882. FitzGerald was a familiar figure at

Flemington and was surgeon to the Victoria Racing Club for many years.24

After FitzGerald’s death in 1908, the property was sold to William Stutt, local councillor,

chairman of the racing club and former MP for South Grant, near Geelong.25

From 1924, but possibly earlier, the Eastern Golf Club took over the property, leasing it from

the Stutt family. The new golf links which covered 78 acres ‘facing a wide vista of open

country towards Macedon’ were opened by the Prime Minister Stanley Bruce in June 1924.26

The house was converted for use as clubrooms and extensive additions and alterations were

constructed in a series of stages in the c.1920s, c. 1959, 1979, 1985 and 2002.27 The

stables building was retained and adapted for use as a machinery shed from the c.1940s.28

Other buildings on the site and subsequently demolished included a caretaker’s house to the

east of the main house, also built for FitzGerald, and an earlier cottage to the east on

Doncaster Road (thought to have been constructed by the builder David Mitchell).29

The main house is a double-fronted two storey overpainted brick and render Italianate villa

with a hipped roof clad in slate. The chimneys have heavy mouldings and mansard tops. The

frieze has brackets, regularly spaced between panels with a cornice mould. There is a flat

string course band at first floor level and flat quoins. The projecting left hand bay combines a

hipped roof section, with a steeper gable-roofed projection, and side windows with pointed

segmental heads and panels below. As constructed the house was in red brick with render

dressings, all now overpainted. Sited to take advantage of the views from this elevated

position to the north and west, the house had a prominent and elaborate two-storey timber

verandah to its north and west sides. This has been demolished and the house has been

partly subsumed by a series of single-storey additions on all sides. These works have had a

major adverse impact on its presentation, though the upper sections of the house remain

and are legible.

The stables is located some distance to the east. It is a substantial brick and timber

building, also overpainted, with a central lantern form. Later doors have been added

associated with the use of the building as a machinery shed.

There are two mature trees on the site that are likely to relate to the nineteenth century.

The first of these is a fine Bunya Bunya Pine on Doncaster Road (Auracaria Bidwillii) which is

thought possibly to have been associated with an earlier cottage on the site constructed by

the well-known builder David Mitchell, and the second is an English Oak (Quercus Robur)

located west of the main house and originally part of the driveway plantings to Tullamore.



181.

25 I Green, ‘Tullamore’, Doncaster and Templestowe Historical Society Newsletter, Vol. 8,

no. 2, November 1974, p. 7, The Argus, 14 May 1904, p. 16.

26 The Argus, 16 June 1924, p. 7.

27 The History of the Eastern Golf Club, pp. 32-35.

28 The History of the Eastern Golf Club, p. 32.


Conservation Analysis and Policy, p. 15 and I Green, ‘Tullamore’, Doncaster and

Templestowe Historical Society Newsletter, Vol. 8, no. 2, November 1974, pp. 4-5.

20 LOVELL CHEN

The impact of works associated with the golf course use has been to substantially alter the

setting to the main house and the layout of the wider property, including the substantial loss

of the original drive to the west, the removal of the original garden areas for carparking and

clubhouse additions, and the introduction of fairways and buffer plantings for the course

itself.

How is it significant?

Tullamore, at 463 Doncaster Road, Doncaster is of local historical significance.

Why is it significant?

The house Tullamore and the stables are of local historical significance as remnants of the

country property established by the eminent surgeon Sir Thomas Naghton FitzGerald in

1886-7. While altered through a series of unsympathetic alterations and additions, the

origins of the house as a Victorian villa remain evident. The stables building reflects

FitzGerald’s love of horses and his interest in breeding and racing which he pursued on this

property. Despite some alterations, the stables building is also of significance as a good

representative example of the later nineteenth century. The place is of historical significance

for its association with FitzGerald and with the later owner William Stutt, a local councillor.

While there are better and more intact examples of his work, the buildings are also of

interest for their association with the prominent architect Lloyd Tayler.

The mature English Oak is thought to be a remnant of the original drive from the west (now

massively altered and largely obscured), while the Bunya Bunya Pine on Doncaster Road is

likely to date from the nineteenth century and is a fine example that is a landmark in this

location.

LOVELL CHEN 21

4.0 Current Heritage Controls

4.1 HO43 – Eastern Golf Club “Tullamore” – 463 Doncaster Road, Doncaster

The subject site, to the extent of the entire golf course property, is included in the Schedule

to the Heritage Overlay of the Manningham Planning Scheme (HO43) (Figure 15).

Accordingly the site is subject to the heritage policies and provisions of the Municipal

Strategic Statement and Local Planning Policy Framework for heritage including Clause

21.11, Heritage, Clause 22.03, Cultural Heritage Policy, as well as the requirements at

Clause 43.01, Heritage Overlay. The Eastern Golf Course Key Redevelopment Site Policy at

Clause 22.17 also includes policies with regard to the heritage of the Eastern Golf Course

site.

External paint controls and tree controls apply within this site as indicated in the schedule to

the HO, and the stables is indicated in the schedule as an outbuilding which is not exempt

under Clause 43.01-3.

4.2 MSS & LPPF for heritage

4.2.1 Municipal Strategic Statement

The Manningham Municipal Strategic Statement includes Clause 21.11, Heritage, which

states that ‘many culturally significant buildings, precincts, trees, landscapes and sites of

archaeological significance have been identified and documented through heritage studies of

the municipality.’ The key issues identified in Clause 21.11 are as follows:

Pressure to inappropriately use, develop or demolish places of cultural

heritage value.

Impact of development on land adjoining places of heritage significance.

Lack of information regarding the location and significance of indigenous

archaeological places.

Figure 15 Eastern Golf Club (HO43) in the Heritage Overlay to the Manningham Planning

Scheme.

Source: Manningham Planning Scheme.

22 LOVELL CHEN

The objectives of Clause 21.11 are as follows:

To enhance cultural heritage through the retention and protection of

significant buildings, precincts, trees and landscapes.

To minimise impacts on heritage places as a result of changes to adjoining

land uses and development.

To protect sites of archaeological significance.

4.2.2 Local Planning Policies

The Manningham LPPF includes a general Cultural Heritage Policy (Clause 22.03), as well as

a site specific Eastern Golf Course Key Redevelopment Site Policy (Clause 22.17), which

addresses key characteristics of the site, including heritage.

Clause 22.03, Cultural Heritage Policy, includes the following objectives:

To recognise, protect, conserve, manage and enhance identified cultural

heritage places.

To ensure that the significance of cultural heritage places involving the

aesthetic, historic, scientific, architectural or social value of a heritage

asset to past, present and future generations, is assessed and used to

guide planning decisions.

To encourage the retention of cultural heritage places and ensure that

these places are recognised and afforded appropriate protection to enrich

the character, identity and heritage of the municipality.

To ensure that the subdivision of a cultural heritage place does not

adversely affect the identified aesthetic, historic, scientific, architectural or

social value of the heritage place or other features identified in the

Schedule to the Heritage Overlay.

To promote the identification, protection and management of sites and

areas of archaeological significance including aboriginal cultural heritage.

The Decision Guidelines at Clause 22.03-5 state that, when considering an application, the

Responsible Authority will consider, inter alia,

The extent to which the application meets the objectives and directions of

this policy.

The significance of the cultural heritage place.

Heritage studies and all available documentation.

Clause 22.17, Eastern Golf Course Key Redevelopment Site Policy, was implemented as part

of Planning Scheme Amendment C86. The policy ‘provides a strategic policy framework for

any future redevelopment of the Eastern Golf Course site’, including flora and fauna,

heritage, open space, built form, urban consolidation opportunities, access and circulation

and ecologically sustainable development principles. With regard to the heritage of the golf

course site, the policy objectives are as follows:

To ensure that any future subdivision and development are situated in

areas that will have limited adverse impact on existing environmental and

cultural values.

To provide an interconnected public open space network that incorporates

natural heritage and cultural features including large old indigenous trees,

LOVELL CHEN 23

remnant vegetation, habitat values and important features such as dams

and gullies.

The policy with regard to heritage is as follows:

Protect the existing Club House ‘Tullamore’ and stables as identified in the

Doncaster and Templestowe ‘City of Doncaster and Templestowe Heritage

Study’ Context Pty Ltd, Peterson R, Stafford B (1991) Manningham City

Council Heritage Study, Context.

Encourage the retention of trees and groups of trees of heritage

significance. Identified periods of significance are:

Pre-homestead indigenous trees

Mature, possibly self-sown indigenous trees

Homestead plantings (c1885 – 1920 approx)

Early golf course plantings (1920 to WW2 approx)

Post WW2 plantings up to the 1970’s with cultural landscape values.

Retain and apply a Tree Protection Zone to trees numbers 4, 27 and 82 as

identified in “Eastern Golf Course Conservation Analysis and Policy”,

Meredith Gould Architects Pty Ltd (2011).

Allocate open space and / or roads and / or allotment boundaries so that

reasonable development is possible without intrusion into any Tree

Protection Zone (TPZ).

Locate open space, roads and allotment boundaries so that heritage

buildings have an open landscape context and are visually prominent.

Site open space and / or roads so that the house and the stables are

visually connected.

Reference Documents

4.2.3 City of Doncaster and Templestowe Heritage Study

The City of Doncaster and Templestowe Heritage Study, prepared by Context Pty Ltd in

association with Richard Peterson and Brian Stafford in 1991, is a reference document to

Clause 22.03 and includes the following statement of significance for Tullamore (The Eastern

Golf Club):

The house ‘Tullamore’, the stables and some plantings and site features

are of local historical significance as remnants of the ‘country property’

established in 1887 by Thomas Fitzgerald, demonstrating the lifestyle

available to professional men in the nineteenth century, and later for its

association with William Stutt.30

4.2.4 Doncaster & Templestowe Heritage Study – Additional Historical Research

The Doncaster & Templestowe Heritage Study – Additional Historical Research, prepared by

Carlotta Kellaway in 1994, is a reference document to Clause 22.03 and includes the

following statement of significance for Tullamore (The Eastern Golf Club):

30 Context Pty Ltd, City of Doncaster and Templestowe Heritage Study, p. 130.

24 LOVELL CHEN

Tullamore and its stables are of regional historical significance as the

country home in 1887 of Sir T. N. Fitzgerald, surgeon, a leader of the

medical profession in the Australian colonies, and as demonstrating the

lifestyle of successful professional men and their families in the nineteenth

century. It was important later for its associations with William Stutt, MLA

and publican.31

4.2.5 Manningham Heritage Study Review

The Manningham Heritage Study Review, prepared by Context Pty Ltd in 2006, is a reference

document to Clause 22.03 and includes the following statement of significance for Tullamore

(The Eastern Golf Club):

The house “Tullamore”, the stables and some plantings and site features

are of local historical significance as remnants of the “country property”

established in 1887 by Thomas Fitzgerald – demonstrating the lifestyle

available to professional men in the C19th – and later for its associations

with William Stutt.32

4.2.6 Eastern Golf Club Conservation Analysis and Policy

The Doncaster site of the Eastern Golf Club Conservation Analysis and Policy, prepared by

Meredith Gould Architects Pty Ltd for the City of Manningham in 2011, is a reference

document to Clause 22.17. This report found that the Eastern Golf Club is of historical,

aesthetic, architectural and scientific significance as follows:

Historical Significance

The land is historically significant as the last large open landscape hill

holding in Doncaster. Originally part of Unwin’s Special Survey and then

the ‘Carlton Estate’, subdivision into small agricultural allotments was not

undertaken by the government, probably contributing to the survival of

this large remnant 185 years after the settlement of Melbourne. The

cultural landscape illustrates the continuity in the layers of connection

between the land and the community from pre 1835 to the present day

including indigenous culture, nineteenth century social privilege for the

wealthy and recreation as part of twentieth century society.

Tullamore homestead precinct, comprising the house, stables and

associated land, is historically significant for the association with the

eminent surgeon Fitzgerald, and for the physical representation of the

lifestyle available to the successful professional class in Melbourne at the

end of the nineteenth century.

Aesthetic Significance

The Eastern Golf Club has aesthetic significance for its mature tree

plantings primarily from the early plantings at the site. Three trees are of

local (horticultural) significance as fine examples of their species in the

31 C Kellaway, Doncaster & Templestowe Heritage Study – Additional Historical Research, p.

20,http://www.manningham.vic.gov.au/live/heritage/heritage_online.html?s=15862668

44 viewed 22 April 2014.

32 Context Pty Ltd, Manningham Heritage Study Review, p. 47,

http://www.manningham.vic.gov.au/live/heritage/heritage_online.html?s=1586266844

viewed 22 April 2014.




LOVELL CHEN 25

City of Manningham. The Araucaria bidwillii has aesthetic significance as a

local landmark in Doncaster Road. The central crescent drive is significant

as part of the landscape design for the country house. The substantial

tree canopy and the open landscape are locally significant to the

surrounding area and within Doncaster Road.

Architectural Significance

The house at Tullamore is architecturally significant for its 1887 design for

a country house particularly adapted to the views and landform of the site

to fit within its landscape setting; and for the relatively early use of red

brick and timber decoration.

The stables have architectural significance for their large size and the

reasonably intact 1887 design, adapted to the landform of the site to

produce a pleasing country setting.

Scientific (horticultural) Significance

The three trees numbered 4, 27 and 82, are substantial mature examples

of their species in the City of Manningham. They [have] individual

significance at the local level independent of their context at the Eastern

Golf Course site.33

This report also identifies elements of primary, secondary and no significance within the site

as follows:

Of primary significance:

The 1887 components of the house;

The crescent drive;

The stables;

81 trees within the site, and 3 trees which have significance independent of the

Eastern Golf Club location.

Of secondary significance:

The land between the crescent drive and Doncaster Road;

The track between the stables and the house.

Of no significance:

The Works Yard buildings;

The additions made to the house after 1909;

Trees within the study area not identified in this report.34


Conservation Analysis and Policy, pp. 34-35.



26 LOVELL CHEN

5.0 Amendment C101

Amendment C101 proposes a number of changes to the Manningham Planning Scheme in

relation to the Eastern Golf Course site.

Of these, the principal change related to the heritage of the site is the proposed reduction in

the extent of the Heritage Overlay (HO43) and amendments to the Schedule to the Heritage

Overlay to specify that tree controls to apply to three trees.

It is also proposed to applying a Development Plan Overlay (Schedule 3) to the site and this

contains a number of heritage-related objectives and provisions. On this basis it is also

relevant to a consideration of the heritage implications of the amendment.

The local policy Eastern Golf Course Key Redevelopment Site Policy remains in place with

some amendments.

5.1 Changes to HO43

5.1.1 Exhibited Amendment C101

As exhibited, Amendment C101 proposes a substantial reduction in the extent of HO43.

Both Tullamore and the associated stables are proposed to be included in the reduced

extent, together with two mature trees associated with the Tullamore estate, the Bunya

Bunya pine on Doncaster Road and the Oak to the west of the house. A relatively contained

but contiguous area of land around these elements is also proposed to be retained in the

heritage overlay. In addition, a mature River Red Gum on the western edge of the property

(on the Isandar Place frontage) is proposed to form part of HO43, albeit separately mapped.

The proposed amended mapping is at Figure 16 .

Figure 16 Proposed reduced extent of HO43 as part of Amendment C101.

Source: Planning Scheme Amendments Online.

LOVELL CHEN 27

Amendments are also proposed to the schedule to the Heritage Overlay to identify that HO43

applies as follows:

PS Map Ref HO43

Heritage Place Former Eastern Golf Club “Tullamore” – 463

Doncaster Road, Doncaster

The Tree Protection Zone of Tree numbers 4,

27 and 82 as identified in the ‘Conservation

Analysis and Policy” Meredith Gould

Architects Pty Ltd (2011) as shown on the

heritage overlay map.

External Paint Controls Apply Yes

Internal Alteration Controls Apply No

Tree Controls Apply Yes

Tree numbers 4, 27 and 82 as identified in

the “Conservation Analysis and Policy”

Meredith Gould Architects Pty Ltd (2011)

Outbuildings or fences which are not exempt

under Clause 43.01-3

Yes – stables

Included on the Victorian Heritage Register

under the Heritage Act 1995?

No

Prohibited uses may be permitted? No

Name of Incorporated Plan under Clause

43.01-2

-

Aboriginal heritage place? No

5.1.2 Council’s proposed changes following exhibition period

Since the exhibition of the amendment, I am advised that Council has proposed to further

amend the HO mapping arrangements, further reducing the area of land to be included in

HO43. This further change is generally based on advice from Lovell Chen and is indicated in

the marked up version of the exhibited HO plan at Attachment 6 of the Council officers’

report in the 25 March agenda (refer Figure 17). In addition to the area recommended by

Lovell Chen, the revised HO43 includes the River Red Gum at the western end of the site.

No recommendation was made in relation to this tree in the Lovell Chen report.

28 LOVELL CHEN

Figure 17 Proposed amended HO43 as per Council report 24 March 2014.

Source: Proposed Change to the exhibited Heritage Overlay (HO43) map,

Council Minutes 9.4, 25 March 2014, Attachment 6, p. 702.

5.1.3 Urbis on behalf of Mirvac

Both versions of the amended plan for HO43 as prepared by Council (exhibited version and

post-exhibition version) vary from the arrangement proposed by the proponent for

Amendment C101.

This version is as referenced in the submission made on behalf of Mirvac by Urbis (dated 13

December 2013, Figure 18) and is for a non-contiguous HO43 comprising the following:

The 1886 house, Tullamore, with a 10m curtilage of land (measured from the

alignment of the original external walls of the house);

The stables building with a 10m curtilage (measured from the external walls of the

building); and

Tree nos 4 (River Red Gum), 27 (English Oak), 82 (Bunya Bunya Pine) – it is

assumed that the mapping includes a Tree Protection Zone for each of these.

LOVELL CHEN 29

Figure 18 Proposed reduced extent of HO as proposed by Mirvac.

Source: Submission from Urbis on Behalf of Mirvac, Council Minutes 9.4, 25

March 2014, Attachment 3, p. 647.

It is understood from a review of the Council officers’ report dated 27 August 2013 that

changes were also proposed to the HO schedule as follows:

PS Map Ref HO43

Heritage Place Former Eastern Golf Club “Tullamore” – 463

Doncaster Road, Doncaster

Applies to Tullamore and a 10m curtilage

from the original external walls of the

“Tullamore” building.

The stables and a 10m curtilage from the

external walls of the stables.

The Tree Protection Zone of Tree numbers 4,

27 and 82 as identified in the ‘Conservation

Analysis and Policy” Meredith Gould

Architects Pty Ltd (2011) as shown on the

heritage overlay map.

30 LOVELL CHEN

PS Map Ref HO43

External Paint Controls Apply Yes

Internal Alteration Controls Apply No

Tree Controls Apply Yes

Tree numbers 4, 27 and 82 as identified in

the “Conservation Analysis and Policy”

Meredith Gould Architects Pty Ltd (2011)

Outbuildings or fences which are not exempt

under Clause 43.01-3

Yes – stables

Included on the Victorian Heritage Register

under the Heritage Act 1995?

No

Prohibited uses may be permitted? No

Name of Incorporated Plan under Clause

43.01-2

-

Aboriginal heritage place? No

5.2 Development Plan Overlay Schedule 3

The DPO Schedule 3 as exhibited also contains a number of heritage-related provisions as

follows:

Under Requirements for development plan (at p. 3 of 5) the following:

Heritage

Appropriate protection of the existing Club House ‘Tullamore’ and

stables as identified in the Doncaster and Templestowe ‘City of

Doncaster and Templestowe Heritage Study’ Context Pty Ltd,

Peterson R, Stafford B (1991) Manningham City Council Heritage

Study, Context.

Retention of identified heritage trees numbers 4, 27 and 82 as

identified in ‘Conservation Analysis and Policy’, Meredith Gould

Architects Pty Ltd (20111) and identification of appropriate tree

protection zones.

Siting of open space and / or roads so that ‘Tullamore’ and the

stables have an appropriate landscape context and are visually

connected.

The DPO Schedule 3 also requires (at p. 4 of 5) an application for approval of a development

plan to be accompanied by a heritage assessment.

Map 1 in the DPO Schedule 3 is an Outline Development Plan which also references heritage

by:

Identifying heritage listed trees (nos 4, 27 and 82)

Identifying a defined ‘heritage precinct’ generally consistent with the exhibited HO43

Identifying a ‘visual heritage connection’ between the former homestead and the

stables

LOVELL CHEN 31

I note that Council in its post-exhibition marked up DPO Schedule 3 (refer Appendix 7 to the

report of 24 February) has proposed a further change, which is the addition of a reference

under the first dot point above to the statement of significance prepared by Lovell Chen.

... and the Statement of Significance in ‘Eastern Golf Club - Tullamore, 463 Doncaster Road,

Doncaster’, Lovell Chen, 2013

32 LOVELL CHEN

6.0 Comment on the heritage issues

6.1 Discussion

The original HO (HO43 as existing) was applied to the site in its entirety in a way whereby

the boundaries did not specifically reflect the heritage values of the place assessed nor the

location of elements that contribute to those values. Conversely in reducing the HO, care

needs to be taken to ensure that sufficient land is retained in the HO to ensure appropriate

management of the heritage values. The HO should include all elements which contribute to

the significance of the place but beyond this, should also include land associated with the

place that requires management in order to retain and interpret the significance of the place.

This is consistent with the explanation of the importance of setting as defined in the Burra

Charter 2013 (Definitions, Article 1.12) as ‘the immediate and extended environment of a

place that is part of or contributes to its cultural significance and distinctive character.’ The

Charter’s Conservation Principles for ‘setting’ (Article 8) expand on the definition:

Conservation requires the retention of an appropriate setting. This

includes retention of the visual and sensory setting, as well as the

retention of spiritual and other cultural relationships that contribute to the

cultural significance of the place.

New construction, demolition, intrusions or other changes which would

adversely affect the setting or relationships are not appropriate.

The Explanatory Notes to the Burra Charter provide more detail:

Setting may include: structures, spaces, land, water and sky; the visual

setting including views to and from the place, and along a cultural route;

and other sensory aspects of the setting such as smells and sounds.

Setting may also include historical and contemporary relationships, such

as use and activities, social and spiritual practices, and relationships with

other places, both tangible and intangible.

In a similar vein, the ‘heritage curtilage’ for a building, complex or site has been defined by

the former Heritage Office of the Department of Urban Affairs and Planning, New South

Wales, as:

… the area of land (including land covered by water) surrounding an

item or area of heritage significance which is essential for retaining and

interpreting its heritage significance. It can apply to either:

o land which is integral to the heritage significance of items of the

built heritage; or

o a precinct which includes buildings, works, relics, trees or places

and their setting.35

In summary, heritage curtilages should include all significant elements and establish an area

which is necessarily managed to ensure the maintenance of heritage significance.

Identification of land to be included within a heritage curtilage (or an HO) does not preclude

change within this area; rather, any change needs to be managed so as not to adversely

impact on setting, presentation or significance of the place.

35 Heritage Office, Heritage Curtilages, Department of Urban Affairs and Planning, New

South Wales, 1996, p.3.

LOVELL CHEN 33

In considering the application of these principles to the Tullamore site, as noted, a limited

review of historical aerials and photographs and documents, including maps was undertaken.

In reviewing the history of Tullamore, it is evident that this is a place where significant

change has occurred and where the legibility of the site is compromised. In the first

instance, the immediate setting to the main house (Tullamore) has undergone significant

change, not only through the impact of the alterations and additions at ground floor level

(compare Figure 2with Figure 9, see also Figure 22) but also the substantial removal or

obscuring of the original principal ‘crescent’ drive and arrival loop to the west of the house

through the development of the carpark, and the removal of other drives and paths around

the house, and of early garden plantings and features. The substantial tree plantings to

Doncaster Road that are evident on the 1931 aerial (refer Figure 5) have also been removed

with the widening of the road. The landscaping associated with the golf course use (mature

tree plantings edging grassed fairways) is unrelated to the earlier layout of the place.

Similarly, the stables building now sits in a context which is quite changed, with fairways to

either side, including changes to the levels around the building, and the establishment of

dense fairway buffer planting to the west and east (Figure 23). There does remain some

evidence of the track from the house to the stables (Figure 26). While no nineteenth century

plans have been located, the track appears to be shown on the 1912-13 plans (Figure 3 and

Figure 4) and the 1931 aerial at Figure 5 and this element survives at least in terms of its

broad alignment, albeit with extensive tree planting having occurred in this location.

Figure 19 Tree 4, River Red Gum (Eucalyptus camaldulensis) located just outside the west

property boundary.

34 LOVELL CHEN

Figure 20 Tree 27, English Oak (Quercus Robur) located to the west of the clubrooms.

Figure 21 Tree 82, Bunya Bunya Pine (Auracaria Bidwillii – in the centre of the image)

located on Doncaster Road, opposite (to the south) of the stables.

LOVELL CHEN 35

Figure 22 View to the clubrooms from the north-east. The first floor of the original

homestead is visible above the later single-storey additions.

Figure 23 Stables building in the existing context with fairways to the north and south.

36 LOVELL CHEN

Figure 24 View from the stables along the south side of the trees, the house is visible in

the distance.

Figure 25 View from the east towards the stables and house.

LOVELL CHEN 37

Figure 26 View along the track from the stables to the house, largely obscured by trees

Figure 27 View from the house towards the stables, obscured by fairway buffer planting

38 LOVELL CHEN

Figure 28 View across the fairway towards the stables

6.2 Findings and Recommendations

The significance of this place derives from its origins as a country property established by the

eminent surgeon, Thomas Naghton FitzGerald. FitzGerald loved horses and was a skilled

four-in-hand driver himself. He bred racehorses at Tullamore and raced his horses under the

name T Naghton. Both the stables and the house were designed for FitzGerald by prominent

Melbourne architect, Lloyd Tayler.

There is clearly a close historical relationship between the two buildings, as the two surviving

nineteenth century structures on the site, albeit the visual and functional relationships

between the two have been partly obscured by the clubhouse additions and the changes to

the landscape layout and use of the site (see Figure 24, Figure 25). In particular, the more

recent fairway buffer planting west of the stables has obscured views between the buildings

(see also Figure 27, Figure 28) and from a heritage perspective, desirably this would be

removed or thinned. There remains some evidence of the track which from the house to the

stables, albeit this is now an informal vehicle track with no evidence of earlier fabric or

surfacing and is no particular significance in its own right (Figure 26).

On the basis of this historical relationship and the ability of the two buildings to reflect

important aspects of the history of the place, it is considered important that the potential for

a visual link between the two buildings be maintained, allowing the continued opportunity to

perceive the historical relationship between them. That is not to say that there are particular

views between the buildings that are important historically or in terms of the design or

presentation of either building or the property as a whole. Rather, the purpose of

maintaining the opportunity for a visual link between the two buildings is to allow for an

understanding of the origins and significance of the place.

It is therefore recommended that the reduced HO boundary include an area of land with a

limited curtilage around both the house and the stables be designated (based on a set-off in

LOVELL CHEN 39

the order of 15m off the north side of the original extent of the house, and a 10m curtilage

around the stables. In addition, it is proposed that an area of land between the two

buildings be included in the HO. This will allow for the management of the immediate setting

of both buildings and the space between them generally with general reference to the

alignment of the track between the two buildings. It is further recommended that an area

land to the south of the original and house extending to Doncaster Road be included within

the reduced HO, to allow for a consideration of any impacts on the closer views to the house

from this main road. It is not considered necessary to include a large area of land to the

south of the stables as this building does not have a visual presence on Doncaster Road. The

recommended extent of HO43 is generally as shown at Figure 29, albeit this is not to scale

and does not reflect tree protection zones.

In recommending this curtilage and reduced extent of the HO, it is noted that this is

recommended as a zone where heritage is to be considered, one which is to be managed

under the provisions of the HO and with reference to the local planning policy framework for

heritage. It is not to suggest that development is precluded within this zone, only that

heritage should be a key consideration in contemplating change.

It is noted that the relationship is recognised in both the Development Plan Overlay Schedule

3 and the Development Plan of December 2013. The historical/visual link between the house

and stables is recognised in the Development Plan Overlay Schedule 3 (under the heading

Heritage) which requires the siting of open space and / or roads so that ‘Tullamore’ and the

stables have an appropriate landscape context and are visually connected. Similarly, both

the Outline Development Plan contained in the exhibited DPO Schedule 3 and the December

2013 Development Plan explicitly reference the relationship. Furthermore, the plan provided

at p. 23 of the Development Plan identifies a ‘heritage curtilage’ which includes the area both

around and between the buildings.

Figure 29 Proposed extent of HO43, not to scale

40 LOVELL CHEN

These broad requirements and concepts are generally appropriate and consistent with the

conclusions of this review of the heritage significance of the place. Notwithstanding this, my

view is that the heritage values of the place should be addressed in the first instance through

the Heritage Overlay provisions of the Planning Scheme, and the HO should not be removed

from land which is required to be managed for heritage reasons. As indicated earlier, the

relationship is an important aspect of the heritage significance of the place and this is should

be recognised in determining an appropriate revised Heritage Overlay area. It is on this

basis that the land between the buildings is recommended to be retained in the HO. The

alternative proposal to reduce the extent of the Heritage Overlay to a 10 metre curtilage

around the extent of the original homestead of ‘Tullamore’, and 10 metre curtilage around

the extent of the external stable walls and three individual trees is not supported. Such an

arrangement would not allow for the specific consideration of heritage issues and impacts

under the Heritage Overlay provisions of the scheme in the area between the two buildings

or between the house and Doncaster Road. As noted, that is not to say that appropriate

development could not occur within these areas, simply that the Heritage Overlay and its

decision guidelines are the most appropriate mechanism through which proposals for change

can be considered.

In relation to the area between the house and the stables, it is recognised that this

recommendation differs in some respects from that of the Panel for Amendment C86, which

found as follows:

The Panel accepts the view of Mr Raworth that the stables served a

farming rather than domestic function. This view is supported by the

distance between the two buildings. The Panel therefore sees no need for

there to be the declaration of a heritage precinct to encompass these

buildings and three significant trees. (Panel Report, p. 17)

Since the Panel’s findings, however, further historical research has allowed for a better

understanding of the history of the place including the fact that the stables and residence

both appear on the available evidence to have been designed for Thomas FitzGerald by the

noted Melbourne architect Lloyd Tayler as related to his considerable interest in horse racing.

There is also some historical evidence of the track between the house and stables, as would

be expected. My view is that this material supports an assessment that the historical links

between the two buildings are important and the nature of future development that might be

contemplated in the space between them is a heritage issue and one that should be dealt

with through the Heritage Overlay provisions of the planning scheme.

In relation to the trees on the site, these have been assessed by others (Meredith Gould

Architects, 2011) as significant specimens in their own right and as warranting the

application of the HO on this basis. Three trees have been identified as of individual

significance:

Based on size and maturity, an assessment has been made that the Bunya

Bunya Pine on Doncaster Road (tree 82) dates from the nineteenth century

and may mark the location of an earlier cottage constructed by David

Mitchell.

The English Oak to the west of the house (tree 27) is likely to be a remnant

planting from the crescent drive.

The River Red Gum (tree 4) just east of the property boundary has been

assessed by Meredith Gould as of local significance in its own right and as a

possible pre-settlement survivor, but is noted on the tree data sheets in the

same report as a mature indigenous tree, but not as homestead or pre-

homestead planting.

LOVELL CHEN 41

Of these, the evidence seems reasonably clear that the Bunya Bunya Pine and the English

Oak are both related to the nineteenth century Tullamore property. This was confirmed by

Mr John Patrick in evidence to the Panel for C86.36

Accepting this, neither the Bunya Bunya Pine nor the English Oak are considered to have a

particularly strong visual relationship to the buildings or to contribute to the setting of either

building. In the case of the Bunya Bunya Pine it has been suggested that this may have

been associated with the earlier cottage constructed by David Mitchell. While an early

element on the site, and a tree which is a landmark on Doncaster Road, it stands as an

isolated element and does not have a strong link to either the stables or the main house.

The English Oak has a more direct link to the house in that it is thought to have formed part

of the driveway plantings. In the context of the changes to the landscape in this part of the

site, however, it appears as an isolated remnant.

On this basis, it is recommended these two trees be included in HO43 but mapped

separately. Sufficient land is required around the trees to protect them (including a TPZ

expanded to allow for future growth, based on an arboricultural assessment). The mapping

at Figure 29 is nominal only.

The origins of the River Red Gum are less clear in terms of the history of the Tullamore

property. I note this is also proposed for inclusion in HO43 and this seems likely to be

justified based on its age and natural/cultural values and would appear to be supported by

Ms Gould and Mr Patrick’s assessments.

In relation to the proposed changes to the HO schedule, the schedule listing as exhibited

seems appropriate.

In relation to the Development Plan Overlay Schedule 3, the heritage-related provisions in

the exhibited DPO are supported. In addition, the proposal (one of the changes proposed by

Council following the exhibition period, refer Attachment 7 to the 24 March report) to add a

reference to the Statement of Significance prepared by Lovell Chen in 2013 is supported.

The statement represents an updated assessment of significance based on additional

research and current site conditions.

In addition, however, the statement of significance should also be listed as a Reference

Document at Clause 22.03 (Cultural Heritage Policy) which is applicable to ‘cultural heritage

places which are places of aesthetic, historical, scientific, architectural or social significance’

including individually significant buildings and places, trees, groups of trees, gardens and

landscapes, heritage precincts, sites and areas of archaeological significance and Aboriginal

cultural heritage places, objects and landscapes. Both the Cultural Heritage Policy and the

Heritage Overlay recognise an understanding of significance as a key input to the decision

making process. The HO decision explicitly also require the Responsible Authority to

consider, inter alia:

Any applicable statement of significance, heritage study and any

applicable conservation policy.

On this basis it would be appropriate to confirm the relevance of the Lovell Chen statement

of significance to applications made under the Heritage Overlay through listing it at Cl.

22.03. This would make it clear that the statement should be given weight in decisions

made under the Heritage Overlay and (given the other heritage studies are identified as

Reference Documents at this clause), would avoid confusion about what statement is

relevant.

36 John Patrick, Evidence on Amendment C86, March 2011, p. 5.

42 LOVELL CHEN

In relation to the local planning policy framework, the Eastern Golf Course Key

Redevelopment Policy at Cl. 22.17 would stand and no change is proposed to the heritage-

related provisions of this policy. For consistency, consideration could also be given to adding

a reference to the Lovell Chen Statement of Significance at the first dot point under Heritage,

as follows:

Protect the existing Club House ‘Tullamore’ and stables as identified in the

Doncaster and Templestowe ‘City of Doncaster and Templestowe Heritage

Study’ Context Pty Ltd, Peterson R, Stafford B (1991) Manningham City

Council Heritage Study, Context and the Statement of Significance in

‘Eastern Golf Club - Tullamore, 463 Doncaster Road, Doncaster’, Lovell

Chen, 2013

LOVELL CHEN 43

7.0 Responses to submissions

Relatively few submissions to the amendment are focused on heritage issues.

1 Local residents

Three submissions from local residents expressed a general concern over reduction of the

Heritage Overlay and the environmental significance overlay.

Response: No specific issues are raised and so no response has been provided.

2 Urbis on behalf of Mirvac (submission dated December 2013)

A further reduction in the Heritage Overlay is supported as a non-contiguous arrangement

with a 10m curtilage around the original envelope of the house and the same around the

stables and the three trees to be included with their protection zones, as per Figure 18.

Heritage Overlay - the reduction of the extent of the heritage overlay

currently across the entire site is welcomed. However it is our position

that the extent of Heritage Overlay appropriate for the site is shown in the

attached HO map which includes 10 metres beyond the curtilage of the

two buildings and include the Tree Protection Zone of the three nominated

trees. This position is based on the heritage advice of Bryce Raworth. We

also note the Panel considering Amendment C86 made the specific

commentary against applying a precinct wide heritage overlay stating:

The Panel therefore sees no need for there to be a physical or functional

connection between Tullamore and the stables, or for there to be the

declaration of a heritage precinct to encompass these buildings and the

three significant trees.

The submitted Development Plan shows the Stables and Tullamore

visually connected through open space and road network to achieve

Council’s policy desire. The impost of a heritage overlay creates

unnecessary permit triggers for Council and future development of the

land.

The issues raised related to significance and the establishment of an appropriate curtilage

are addressed earlier in this report, including the comments of the Panel for Amendment

C86. As noted, the additional research and assessment undertaken since that Panel in my

view supports an alternative position on the extent of the Heritage Overlay.

In relation to the issue of permit triggers, these apply across the entire site at present. In

considering a reduction in the Heritage Overlay, care should be taken to include sufficient

land to provide for the appropriate future management of the heritage place. When the

requirement for a permit is triggered, the Heritage Overlay decision guidelines and relevant

local policies and reference documents provide the most appropriate framework for

considering proposals for change.

44 LOVELL CHEN

8.0 Conclusion and recommendations

It is the conclusion of this assessment that Amendment C101 should be supported with the

following revisions:

HO43 should be amended generally in accordance with the plan at Figure 29, but

with the addition of Tree no. 4 and an appropriate Tree Protection Zone

the Statement of Significance as at section 6.3 of this report should be referenced in

the Development Plan Overlay Schedule 3 and in the local planning policy

framework, including at Clauses 22.03 and 22.17.