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179 GREENHILL RD, PARKSIDE, SA (Former St Margaret's House / Carramar Clinic)

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St Margaret’s House Above: Existing Condition, June 2016 Below: Proposed Works Illustration, JPE

Former St Margaret's House, 179 Greenhill Road, Parkside, SA Heritage Impact Statement

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Document Author: Heritage Consultant Catalyst Architects Pty Ltd Consultant Contact A.B.N 61 153 239 948 A.C.N 153 239 948 Level 4, 149 Flinders Street Jason Pruszinski, Director Adelaide, South Australia, 5000 Registered Architect P 08 8232 6332 M 0419 833 032 www.catalystarchitects.com.au E [email protected] Project Details Project Manager: Tritan Corporation Greg Molfetas, Director Level 8, 25 Franklin Street, Adelaide, SA, 5000

Project Former St. Margaret's House Mixed Use Development Proposal - Heritage Impact Statement

Document Register

Revision Description Issue Date

0 DRAFT 26 June 2016

1 FINAL 28 June 2016

Copyright and Moral Rights

Historical sources and reference material used in the preparation of this report are acknowledged and referenced. Where applicable, reasonable effort has been made to correctly identify, acknowledge and obtain permission to use material from the relevant Copyright owners.

Copyright in this report vests in Catalyst Architects Pty Ltd and in the owners of any pre-existing historic source or reference material, in accordance with the Copyright Act 1968. Catalyst Architects Pty Ltd grants to the above nominated client license to use all contract material in accordance with the relevant Contract Agreements for this project.


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Contents

1.0 Introduction 1.1 Site Details

1.2 Authorship

1.3 Purpose of this Document

1.4 Basis of Assessment

1.5 Documentation Assessed

1.6 Provisional Development Plan Consent Applications

2.0 Significance

2.1 Summary Statement of Significance

2.2 Identification of Contributory Heritage Elements

3.0 Development Proposal 3.1 Current Situation

3.2 Heritage Management Inputs

3.3 The Development Proposal

4.0 Heritage Impact Schedule 4.1 Project 1: Conservation Works to State Heritage Buildings

4.2 Project 2: "One on the Park" Development Proposal

5.0 Heritage Impact - Summary Statement

Figures Figure 1 Site Location Plan

Figure 2 Heritage Significance


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St. Margaret's House (former Carramar Clinic), Parkside, SA (c.1896)Original entrance and curved verandah (Image taken October 2015, Catalyst Architects)


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1.0 Introduction

1.1 Site Details

Former St. Margaret's House (Carramar Clinic)

Street Address 179 Greenhill Road, Parkside, South Australia (corner of Greenhill Road and George Street)

Local Government Area City of Unley

Certificate of Title from 1909

Portion of Section 240, Hundred of Adelaide Volume 823 / Folio 106

Certificate of Title from 2015

LOT 200, Deposited Plan 95015, area named Parkside, Hundred of Adelaide Volume 6151 / Folio 798

Built Circa 1897

Relevant Development Plan

Unley (City), consolidated 30 January 2014

Site Heritage Details

State Heritage Listed

(State Heritage ID 10671 / Heritage Number 3772 / Registered 23 November 1989).

Protected under the 'South Australian Heritage Places Act 1993'.

Site Description

The subject site is located on the corner of Greenhill Road and George Street, Parkside.

Built elements comprise a former house of two storeys historically known as St. Margaret's House. More recently the site was used as Carramar Clinic - a facility for psychiatric outpatients. The Carramar Clinic use included significant additions and alterations to the original early form of St. Margaret's House.

The site also includes a small single storey detached building to the rear and east of the main house, originally purpose-built as a nursery and subsequently used as a schoolroom.

Adjacent Heritage Details

Adelaide Parklands and City Layout - Entered on the National Heritage List Opposite the subject site on the northern side of Greenhill Road is the National Heritage Listed Adelaide Park Lands and City Layout - Tuttangga (Park 17). Heritage values for this item are protected under the Environment Protection and Biodiversity Conservation Act 1999 (the EPBC Act - Place ID #105758). The listing for this site covers 900 hectares in total - the whole of the city (excluding privately owned land between the road reserves) and extends up to the Greenhill Road boundary (opposite the subject site).

2 - 4 George Street, Parkside - Entered on the Local Heritage List To the South-West of the subject site, on the opposite side of George Street, are a pair of c.1892 attached dwellings (Heritage NR #3839). Heritage values for this site are protected under the Unley (City) Development Plan.


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Figure 1 Site Location Plan – Corner of Greenhill Road and George Street, SA (Source: 2015 Google Maps with Catalyst Architects overlay)

1.2 Authorship

This Heritage Impact Statement for development proposed at the former St. Margaret's House site, has been prepared by Jason Pruszinski, Heritage Architect of Catalyst Architects Pty Ltd.

1.3 Purpose of this Document It is required in South Australia that a Heritage Impact Statement be lodged as part of all Development Applications for proposed works to a State Heritage listed place. This Heritage Impact Statement is intended to assist the assessment authority (specifically the South Australian State Heritage Unit) with their formal assessment on the suitability or otherwise of the proposed works, ensuring the effective management of heritage values associated with the subject site.

1.4 Basis of Assessment This Heritage Impact Statement assesses the potential impact of proposed development upon the heritage values at the former St. Margaret’s House site at 179 Greenhill Road, Parkside, South Australia. This Heritage Impact Statement is prepared in accordance with:

• Heritage Impact Statements - Guidelines (SA Guide to Developing State Heritage Places), South Australia Department of Environment, Water and Natural Resources, August 2013

Relevant Documents This Heritage Impact Statement has taken into account the following previous documents relevant to managing heritage values for the subject site:

• 2016, St. Margaret’s House - Heritage Management Strategy, by Catalyst Architects (Final - 18 March 2016). Prepared for Tritan Corporation

• 2010, Carramar Clinic (formerly St Margaret’s House) - Conservation Management Plan, by Woodhead Architects (Final - December 2010). Prepared for the South Australian Department

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of Transport, Energy and Infrastructure • 2014, Heritage Impact Statement for Carramar Clinic Redevelopment (to residential use), by

Bruce Harry & Associates (Final - 8 March 2014). Prepared for T & L Norris • 2010, Unley Heritage Research Study, by McDougall & Vines. Prepared for City of Unley

Council • 1990, Carramar Clinic Dilapidation Survey, by Lothar Brasse. Prepared for the SA Department

for Health • 1988, SA State Heritage Evaluation Sheet of Carramar Clinic, by Robyn Taylor, Vivien Stewart,

Peter Bell (Ref. No. #6628-10671). Prepared for the SA State Heritage Unit • 1985, City of Unley Heritage Survey, by Donovan & Associates. Prepared for City of Unley

Council • 1981, The Gosses: An Anglo Australian Family, by F. Gosse

Development Controls

• The South Australia Development Act 1993 and the supporting South Australia Development Regulations 2008, that provide for planning and the regulating of development in the State

• The South Australian Heritage Places Act 1993 • Unley (City) Development Plan, consolidated 30 January 2014

Heritage Status - State The subject site is entered as a State Heritage Place, within the Unley (City) Development Plan. State Heritage ID 10671 / Heritage Number 3772 / Registered 23 November 1989, described as “Hospital – Former Dwelling - Carramar Clinic”, with property address listed as 179 Greenhill Road, PARKSIDE.

1.5 Documentation Assessed

This Heritage Impact Statement covers two separate development applications that form the whole of the proposed works for the subject site. These proposals comprise: Project 1: Conservation Works to State Heritage Listed Buildings Proposed demolition of intrusive additions to the former c.1897 St. Margaret's House; conservation works to the former c.1897 St. Margaret's House and c.1918 School House buildings.

Drawings with associated Schedule of Conservation Works prepared by Catalyst Architects and JPE Design Studio, 04 May 2016 (Rev. A). Project 2: "One On The Park" Development Proposal Proposed stand-alone residential apartment building to rear (south) of the State Heritage Listed buildings; new two-storey office building adjoining (east) and connected to the State Heritage Listed former St. Margaret's House building; reconstruction of garden setting to the State Heritage Listed buildings.

Drawings prepared by JPE Design Studio, dated 24 June 2016. Includes various specialist sub-consultant reports.


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1.6 Provisional Development Plan Consent Applications

Project 1: Conservation Works to State Heritage Listed Buildings Catalyst Heritage Architects lodged a Provisional Development Plan Consent application for these works on 4 May 2016 with the City of Unley Council - Application Number 090/252/2016/C2. Application decision is pending. Project 2: "One On The Park" Development Proposal JPE Design Studio is intending to lodge a Provisional Development Plan Consent application for these works on 27 June 2016. It is anticipated that this proposal will be assessed as a major development and will therefore be lodged with the State Government (Department of Planning, Transport and Infrastructure) for referral to the South Australian Development Assessment Commission (DAC). Future Works - Separate Application Internal adaptive reuse and associated fitout works for the former St Margaret's House building do not form part of either of the above development works applications. It is understood that this work will form a separate future application once a suitable tenant is confirmed for this building (likely at completion of proposed development construction works). An indication of in-principal adaptive reuse layouts/configuration for the former St. Margaret’s house building is provided in the JPE Design Studio (Project 2) proposal. Accordingly this has been included for assessment in this Heritage Impact Assessment (refer Section 4.0).


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2.0 Significance Places of cultural significance enrich people's lives, often providing a deep and inspirational sense of connection to community and landscape, to the past and to lived experiences. They are historical records that are important as tangible expressions of Australian identity and experience. Places of cultural significance reflect the diversity of our communities, telling us about who we are and the past that has formed us and the Australian landscape. They are irreplaceable and precious.

The Burra Charter

2.1 Summary Statement of Significance

The following Summary Statement of Significance defines the core heritage significance for the subject site. It is reproduced from the Carramar Clinic Conservation Management Plan (CMP), Woodhead Architects, December 2010:

Historically, Carramar (formerly St. Margaret’s) is a place of some significance, primarily for its long association with Sir James Hay Gosse, a prominent and civic-minded member of Adelaide’s wealthy business community.

Carramar is a good example of Adelaide’s domestic architecture of the Federation period in the Federation Queen Anne style. The building illustrates well the materials, plan and decorative treatment popular at the time.

The house is a prominent landmark on a corner site. It is an important building revealing the historic pattern of previous (residential) development opposite the parklands.

The integrity of the building is high in major parts principally the external facades of the main two storey section part of the house, although many unsympathetic alterations, additions and modifications have occurred to many other parts of the complex and the interior is devoid of much of the original grandeur.

2.2 Identification of Contributory Heritage Elements

The following Significance Ranking System has been developed by Catalyst Architects. It has been informed by both the CMP and our own additional research for 179 Greenhill Road, Parkside (as defined in the Heritage Management Strategy, 18 March 2016). Additional research includes detailed site analysis and new-found historic reference material - notably early building drawings and photographs, that have updated the understanding of heritage values for the subject site provided in the 2010 CMP. The Significance Ranking System and associated Figure 2 (former St. Margaret's House Heritage Significance) following, have been developed by Catalyst Architects to inform our understanding of the relative heritage values associated with the subject site. These are reproduced from the St. Margaret’s House - Heritage Management Strategy, by Catalyst Architects (18 March 2016) and inform the basis for this Heritage Impact Statement.


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Exceptional Makes an irreplaceable contribution to the overall heritage value of the place and removal and/or significant change is not considered an option. The loss of this element would have a major impact upon the principal cultural heritage values of the place. This element or item should be retained in all circumstances and adopt conservation actions as the highest priority at all times, ensuring the ongoing preservation of this element. High Makes a high contribution to the overall heritage value of the place. The loss of the element would have considerable impact upon the principal cultural heritage values of the place. This element or item should ideally be retained. However if this were not feasible, a very carefully considered plan for mitigating against the loss of significance should be implemented. Moderate Element makes some contribution to the overall heritage value, but its current form can be altered provided this change will strongly support the ongoing compatible use of the place and/or support a broader conservation benefit for the site. If the element is proposed to be removed and/or altered, the adverse impact upon the cultural heritage significance for the place may be mitigated by interpretation and/or photographic archival recording and/or adaptation in a manner that permits intuitive future reinstatement should this ever be desired. Some Element makes a minor contribution to the overall heritage value, however is generally neutral. It may be unrelated to the overall significance of the site or the element may be compromised. Could be removed without having a major adverse impact on cultural heritage values of the place.

Intrusive Element is damaging and/or compromising to the heritage value of the place. Every effort should be made to remove and/or reverse this past action when the opportunity arises.

Refer Figure 2 for drawings illustrating the Heritage Significance for the various existing built elements present at the subject site.


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Figure 2a Ground Floor – Heritage Significance St. Margaret's House, Parkside, SA (Source: 2016 Catalyst Architects)


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Figure 2b First Floor – Heritage Significance St. Margaret's House, Parkside, SA (Source: 2016 Catalyst Architects)


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3.0 Development Proposal 3.1 Current Situation

The project site was used for residential purposes from 1854 up until 1965. The earliest house on the site was a single-storey homestead, constructed as one of the earliest homes on Greenhill Road for Mr Robert and Mrs Margaret Gardiner. Following their death, their youngest son Arthur Gardiner demolished the house and constructed the present building in 1897, named St. Margaret's House after his mother. The site was sold in 1909 to J.H Gosse, and became their family home. Their daughter, Lady Mary Downer (nee Gosse) grew up in this home. In 1965 St. Margaret's was transferred to the Crown and adaptively reused as a psychiatric outpatient facility known as Carramar Clinic. This use continued until 2010 when the State Government disposed of the property. Since 2010 it has remained vacant, awaiting a new use.

The St. Margaret’s House - Heritage Management Strategy (March 2016), identified a significant extent of conservation and maintenance works that are required to the former house, as well recommending extensive demolition and reconstruction works to reverse the many intrusive additions and modifications that the residence has been subject to, especially during its Carramar clinic use.

The Heritage Management Strategy advocates that an optimum heritage management approach will require (in order of importance):

1. Finding a compatible adaptive re-use for the former St. Margaret's House, in order to secure its ongoing care and maintenance (and thereby ensure its heritage values are protected);

2. Undertake extensive legislative upgrade works to meet current relevant building Codes, Standards and Acts (necessary to enable adaptive re-use to occur);

3. Undertake extensive conservation works; and 4. Ideally undertake demolition/removal of all intrusive site elements so as to reinforce and

enhance understanding of the sites heritage values.

We understand that the applicant for this development proposal has sought Quantity Surveyor cost advice to determine the level of expenditure required in order to deliver on the above optimum heritage management approach. The advice received has confirmed that it is not commercially viable (i.e. there are insufficient commercial returns) to justify outlaying the capital cost necessary to secure the adaptive reuse of the former St. Margaret’s House building.

In our experience of adaptively re-using similar heritage listed buildings, we have found that an optimum heritage management approach for such a site, will only be realised if one or more of the following conditions exist, in effect supporting (subsidising) the desired optimum heritage management approach:

• Significant heritage grant funding support is made available to assist in offsetting the conservation works cost (in the context of this site, possible sources of grant funding may include the City of Unley Council and State Government under their respective Heritage Incentive Schemes);

• An owner/tenant recognises that the building holds an iconic brand value or unique historical charm and believes this will uniquely contribute to the identity of their organisation or person, thereby justifying an expenditure for the buildings conservation and adaptive reuse beyond standard economic drivers; and/or

• A broader development for the site is undertaken that can assist to offset the conservation costs on the basis of site development trade-offs.


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3.2 Heritage Management Inputs

Former St. Margaret’s Site - Project Vision (Heritage) Deliver a model conservation outcome for the former St. Margaret's House that is one of the few remaining early homes that once lined Greenhill Road. This includes reinstating the original building form and securing the long-term conservation of the physical external and internal fabric of the building, greatly enhancing both the understanding and appearance of this important building. Heritage Management Guidance Heritage management direction for the former St. Margaret’s site redevelopment proposal has been led by Catalyst Architects (heritage consultant) working as an integral member of the JPE Design Studio project team. This heritage management role has included, but is not limited to the following inputs:

• Communicate to the project design team and project stakeholders a clear understanding of heritage values for the site. This includes preparation of the St. Margaret’s House - Heritage Management Strategy (March 2016);

• Ongoing liaison with all project design team members to inform the design direction. Includes identifying potential impacts to heritage values, developing pragmatic heritage management strategies that will mitigate impacts, support compatible adaptive re-use for the site and support realisation of the project vision;

• Identification of all required heritage conservation and reconstruction works, assigned into categories that reflect priority and urgency for the recommended works. It is anticipated that documentation of agreed conservation and reconstruction works will follow, as part of obtaining final Development Consent;

• Research and liaison with specialist product manufacturers and installers to resolve optimum heritage conservation solutions for various elements specific to the project site; and

• Ongoing liaison with the SA State Heritage Unit to assist them in their formal Development Assessment review role.

This Heritage Impact Statement for the St. Margaret's site, is prepared in the context of the above heritage consultant input and advice.

3.3 The Development Proposal

The proposal that is the subject of this Heritage Impact Statement will see the compatible adaptive reuse of the former St. Margaret's building for a boutique office function, with the construction of a new two storey office addition connecting into the former house on the eastern side. A new multi-storey residential apartment complex is to be located to the rear (south) of the subject site and a range of urban/landscape site improvement works are to be undertaken.

The key features of the development proposal for this site are:

Conservation of State Heritage Listed former St. Margaret's / Schoolhouse Buildings (Project 1)

• Undertake internal and external conservation works to the original St Margaret's House building (1897) and associated Schoolhouse building (c.1918) as per the Heritage Management Strategy (March 2016);

• Demolition of all structures and modifications post 1918 (identified in the Heritage Management Strategy as Intrusive, Some or Moderate significance) and making good to original St Margaret's House building (1897);

• Undertake reconstruction works to the original St Margaret's House building (1897) as per the Heritage Management Strategy, including reconstruction of the original 1897 eastern bay window and western balconette elements - both presently missing.


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Proposed New Two-Storey Office Building - adjoining St. Margaret's Building (Project 2)

• Provides for compliance upgrade works to meet current National Construction Code and other regulatory compliance requirements (including equitable access, lift access, fire and life safety upgrades including additional stair, disabled toilet provisions, etc.) to facilitate the adaptive reuse of the State Heritage listed St. Margaret's building;

• Site services upgrades (incoming power and high speed data) along with building heating/cooling upgrades (new central air-conditioning plant for St. Margaret's is integrated with the new office building, in lieu of current wall mount air-conditioning units).

Proposed New Residential Apartment Complex - rear of St. Margaret's Building (Project 2)

• Proposed new multi-storey residential apartment complex of 9 storeys + ground level. It comprises a three level podium that relates to the St. Margaret’s building scale, from which a 7 level tower element rises (30m overall building height);

• New building comprises 58 apartments (mix of 2-bed and 3-bed) and 93 basement level carparking spaces for both residential and new office tenancy allocation. An additional 8 separate forecourt carparking spaces are proposed for short-term parking associated with the St. Margaret's building tenancy.

Urban/Landscape Design Works - Entire Site (Project 2)

• Reinstate garden to front (north) and side (west) of the former St. Margaret’s House so that it appears as a residence in a garden setting;

• Proposed new boundary fence to Greenhill Road and George Street return (adjacent the St. Margaret's building);

• New general site landscaping and urban design treatments including entry arbour to new residential apartment complex on George Street and new southern boundary covered walkway to access the new shared garden space with retained significant tree.


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St. Margaret's House (former Carramar Clinic), Parkside, SA (c.1896)Aerial Photograph looking South-West (October 2015)


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4.0 Heritage Impact Schedule The following schedule identifies potential impacts to heritage values as a result of all proposed developed works to the former St. Margaret's site. All elements with potential to impact heritage values are identified.

Works proposed are assessed against the drawings and proposed project details included at Section 1.5 - Documentation Assessed. Potential impacts to heritage values are assessed against all relevant heritage management documents for the project site, as identified in Section 1.4 - Basis of Assessment. Of particular relevance is the St. Margaret’s House - Heritage Management Strategy (Catalyst Architects, March 2016) that was prepared specifically to inform and guide the management of heritage values in respect to this project.

Heritage Impact Classification

The following Heritage Impact classification has been adopted:

None Proposed works will not have an adverse impact on heritage value for the heritage place. Low Proposed works have a low potential to adversely impact on heritage value for the heritage place. Works can proceed without concern, assuming sound conservation practice is applied to mitigate this impact in the delivery of these works (documentation, specification and overseeing of construction by heritage architect). High Proposed works have a high potential to adversely impact on heritage value for the heritage place. They should not proceed without further careful consideration on how to mitigate their potential impact. Adoption of the mitigation recommendations as provided in this Heritage Impact Statement, would be considered a suitable response to managing the heritage values for the place.

Notes

1 Terminology for Potential Heritage Impact, follows The ICOMOS Burra Charter, Article 1 - Definitions


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4.1 Project 1: Conservation Works to State Heritage Buildings

Building Element Description of Works Proposed Potential Heritage Impact / Mitigation 1

1. Demolition Works

Remove non-original (post 1918) additions and make good all original external facades to St. Margaret's House. Includes: • East verandah addition (1918), including infill

glazing and firestair (1965) • West verandah (1933), including firestair (1965) • Southern Level 1 bathroom addition (1933) • Southern former laundry building (post 1933) • Wall mounted air-conditioning units (post 1965) • Remove non-original paint to face brick external

walls.

Low (Restoration / Reconstruction works) Suitable in the context of the overall site adaptive reuse proposal.

Documentation Reference: Project 1 - SK 201, SK 202 and Schedule of Conservation Works 2. Reconstruction Works

Reconstruct all missing original elements (1897) to St. Margaret’s House: • East ground level bay window • West balconette Reconstruct from English, Soward and Jackman early drawings and photographic evidence available in the 2016 Heritage Management Strategy.

None (Reconstruction works) Optimum conservation works approach.

Documentation Reference: Project 1 - SK 203 and Schedule of Conservation Works 3. Conservation Works

Undertake maintenance and repair works to all original building elements internal and external to St. Margaret’s House and the former School House.

External: Repair and maintain timber windows, doors, metal roof sheeting and rainwater goods, tessellated verandah tiling, brick pointing, etc.

Internal: Stabilisation and repairs to original lathe and plaster ceilings, wall crack repairs, conservation of all timber elements (doors, architraves, windows, staircase balusters), repair termite damage floors, basement salt damp repairs, etc.

None (Restoration & Preservation works) Optimum conservation works approach.

Documentation Reference: Project 1 - SK 203 and Schedule of Conservation Works 4. Building Stormwater Upgrade

Upgrade existing surface run stormwater system that is damaging building walls through water ponding. Install new underground-reticulated stormwater management system.

None (Preservation works) Optimum conservation works approach.

Documentation Reference: Project 1 - SK 203 and Schedule of Conservation Works


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4.2 Project 2: "One on the Park" Development Proposal

Building Element Description of Works Proposed Potential Heritage Impact / Mitigation 1

1. Heritage building curtilage

Proposal seeks to maintain 1745m2 curtilage pertaining to the State Heritage Listed buildings (inclusive of forecourt and proposed two-storey office addition). This seeks to maintain a generous landscaped setting for the former St. Margaret's House and Schoolhouse buildings. This represents 42% of the total proposed site development area.

Low (Compatible Adaptive Reuse) Maintains original setting of a grand home set within a landscaped garden.

Documentation Reference: Section 3.0 - Design Response (p. 39) Section 6.0 - Visualisations (p. 67)

2. Garden Setting & New Fence

Reconstruct garden setting to the publicly visible (north and west) sides of former St. Margaret’s House. Includes new boundary fence modelled on the original fence since removed (visible in early site photographs).

None (Reconstruction works) Maintains original setting from street of a grand home set within a landscaped garden.

Documentation Reference: Section 3.0 - Design Response (p. 21, 27) Section 4.0 - Planning Drawings (SK18, p. 57) Section 6.0 - Visualisations (p. 66)

3. New Two-Storey Office Building Adjoining St. Margaret’s

New contemporary building adjoining St. Margaret’s provides for all regulatory compliance upgrades required under an adaptive re-use of St. Margaret’s. This approach delivers the lowest possible impact to the 1897 building. Proposed new office building scale, proportion, rhythm and fenestrations respect the design pattern established by the former St. Margaret’s residence, whilst being contemporary in expression. Connection into eastern facade of the St. Margaret’s building is via frameless glass walls and is considered a sensitive connection.

Low (Compatible Adaptive Reuse) Proposed design response is appropriate. As part of the new building solution, ensure original east facade of St. Margaret’s remains legible/understood as an original external face red-brick wall.

Documentation Reference: Section 3.0 - Design Response (p. 19) Section 4.0 - Planning Drawings (SK05, p.46; SK18, p. 57; SK19, p.58) Section 5.0 - Proposed External Materials (p. 65) Section 6.0 - Visualisations (p. 66)

4. New Residential Tower Height and Setback from Heritage Buildings

New contemporary residential tower building set on podium, all constructed to rear of the St. Margaret's building. Appropriateness of the height and set-back of proposed new tower building from St. Margaret’s is to some degree 'subjective' - there are no planning formula to assist with what is appropriate. The development application provides a helpful comparison study (p. 36) for a similar context State heritage listed building with a new residential apartment tower behind - being 262 South Tce

Low (Compatible Adaptive Reuse) Proximity of proposed tower to St. Margaret's along with relative height, scale and mass appears respectful and appropriate, with no significant or detrimental


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(former Deaf Society HQ building - presently tower is under construction - this site is opposite the subject site on the City side of the Park Lands). The following 'objective' comparison is made:

Element 262 Sth Tce (Deaf Society HQ)

149 Greenhill Rd (St. Margaret’s)

Heritage Building Levels

2 storey 2 storey

Rear Tower Height

46m 30m

Tower Total Levels

14 storey + ground

9 storey + ground

Tower Setback Minimum

3.86m 12.13m

Tower Setback Main Facade

8.17m 17.86m

Setback-Height Ratio

1 : 5.5 1 : 1.5

impact on the setting of the former house. The proposal appears conservative when analysed against a comparable context City development. It is considered suitable to its urban context fronting Greenhill Road.

Documentation Reference: Section 3.0 - Design Response (p. 35, 36) Section 4.0 - Planning Drawings (SK18, p. 57) Section 6.0 - Visualisations (p. 66 - 69)

5. New Residential Building Podium

Podium to residential tower reinforces the predominant height set by the St. Margaret’s building. Podium is well articulated, reinforcing the rhythm and proportions established by the St. Margaret's building. The podium acts as the primary pedestrian interface to the new residential building element, with the tower set behind. The podium treatment is of a scale appropriate and consistent with the established pedestrian streetscape along George Street.

Low (Compatible Adaptive Reuse) Proposed design response is appropriate.

Documentation Reference: Section 3.0 - Design Response (p. 23, 24) Section 4.0 - Planning Drawings (SK18, p. 57) Section 6.0 - Visualisations (p. 67 - 69)

6. New Residential and Office Buildings - Materials Selection

The proposed new office building provides a most important relationship to the State Heritage place. Its primary facade material is glass that is proportioned to relate to the St. Margaret's building. The solid wall elements are precast concrete in colour white - relating to the feature rendered banding of St. Margaret's. This proposed materials palette complements the St. Margaret’s building.

Low (Compatible Adaptive Reuse) Proposed design response is appropriate. Ensure proposed glass selection to new office building adjacent St. Margaret’s, maintains a high degree of


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transparency so that original east facade of St. Margaret’s remains legible. Mirrored glass solutions should not be used in this context.

Documentation Reference: Section 5.0 - Proposed External Materials (p. 64, 65) Section 6.0 - Visualisations (p. 66 - 69)

7. Adelaide Park Lands Impact

The Adelaide Park Lands and City Layout opposite the subject site are entered on the National Heritage List (Place ID: 105758). The heritage values for this are protected under the Environment, Protection and Biodiversity Conservation (EPBC) Act 1999 and associated EPBC Regulations. Potential impact on the national heritage values of the Adelaide Park Lands and City Layout by this proposed development has been assessed. The proposed development is considered to have a low impact. A Pre-Referral Advice request has been lodged with the Australian Government Department of the Environment (Historic Heritage Section) to validate the heritage impact assessment for this proposed development. This matter remains separate and independent from any State and Local Government Development Application processes.

Low (Compatible Adaptive Reuse) Proposed design response is appropriate.

Documentation Reference: Section 3.0 - Design Response (p. 4, 5, 7, 8, 9, 12, 20, 22, 34, 35, 39) Section 4.0 - Planning Drawings (SK02, p. 43; SK03, p. 44; SK18, p. 57) Section 6.0 - Visualisations (p. 66, 67)

8. Archaeological Potential

The proposed development site is assessed as likely to hold low potential for uncovering historical archaeological structural artefacts (structural remains of previous buildings, drains, wells or other sub-surface structures) or cultural artefact deposits. The previous 1854 single storey house on the site has been replaced on the same footprint by St. Margaret's (with the original 1854 house basement incorporated into the St. Margaret's building).

Low

Site Induction Guidelines for State Heritage Places (SA State Heritage Unit) should be followed as part of the construction delivery process in respect to archaeological discoveries.

Documentation Reference: Section 4.0 - Planning Drawings (SK04, p. 45; SK20, p. 59)


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St. Margaret's House (former Carramar Clinic), Parkside, SA (c.1896)May 1918 Drawing portion showing east balcony addition, by English and Soward Architects (MLSA, BRG 238/1)


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5.0 Summary Statement The former St. Margaret’s residence at 179 Greenhill Road, Parkside is recognised as a place of cultural significance. It is listed on the State Heritage Register as an item of State significance (State Heritage ID 10671 / Heritage Number 3772 / Registered 23 November 1989). The current development proposal as reviewed, supports an optimum heritage management approach, delivering all recommendations as sought within the Heritage Management Strategy (18 March 2016) for the subject site. From the outcomes identified in this Heritage Impact Statement, it is concluded that the current proposal will secure the effective long-term management of the heritage values associated with the former St. Margaret’s house site. This proposal will see all past intrusive modifications removed, extensive conservation works undertaken and a range of adaptive re-use works carried out to enable the former residence to maintain a viable and ongoing use. The proposed residential apartment complex (podium and tower elements) proposed to the rear (south) of the former St. Margaret’s house building, is considered to be of sufficient separation distance and appropriate interface of form (scale, symmetry and articulation) and of appropriate materials selection to have no detrimental impact on the appreciation of the former residence from Greenhill Road, George Street or from within the subject site. The same outcome is realised for the proposed new two-storey office building that is to adjoin the St. Margaret’s building. All works proposed for the site (former St. Margaret’s house adaptive reuse, proposed new residential apartment complex, new two-storey office building and associated site landscaping works), provided delivered in accordance with sound conservation practice and following the Heritage Management Strategy – Works Recommendations (Section 4.0), will have no significant impact on the heritage values for the subject site. Importantly, it is recognised that to enable the long-term adaptive reuse and conservation of the former St. Margaret’s house to proceed as proposed (an optimum heritage management response), this will be entirely dependent on the commercial returns that can be generated from the greater site redevelopment to subsidise the necessary expenditure that is required. Supporting an appropriate greater site redevelopment response is therefore critical to securing the future for this State Heritage asset. It is recommended that the current proposal meets optimum heritage management principles and objectives as set-out within the Heritage Management Strategy (18 March 2016) for this site and that planning approvals be granted, subject to specific conditions that are indicated in Section 4.0 of this Heritage Impact Statement (Items 4.2.3; Item 4.2.6; Item 4.2.8) to ensure an appropriate heritage management response is maintained for the site.


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