Lovell Chen - Heritage Report

BALLARAT STATION PRECINCT Heritage Report

Stage 1 Master Plan Implementation

Prepared for VicTrack

October 2015

L O V E L L C H E N 1

1.0 Introduction 2

1.1 Stage 1 Master Plan implementation 2 1.2 Site/study area 2 1.3 Purpose of this report 2 1.4 Recent investigations 3 1.5 Recommended conservation works 3 1.6 Methodology 4 1.7 Goods Shed 4 1.8 Weighbridge 4

2.0 Heritage Victoria permit process and requirements 5

3.0 Stage 1 proposal 6

3.1 Landscaped plaza 6 3.1.1 Design principles 7

3.2 Commuter car parking with associated access and internal roadways 7 3.2.1 Design principles 7

3.3 Goods Shed 7 3.3.1 Design principles 7

3.4 Weighbridge 9 3.4.1 Design principles 9

3.5 Hotel building 9 3.5.1 Design principles 9

3.6 Hotel carpark 9 3.6.1 Design principles 9

PHOTOGRAPHS OF GOODS SHED 10

PHOTOGRAPHS OF WEIGHBRIDGE 17

Table of Contents

2 L O V E L L C H E N

1.0 Introduction

This Heritage Report has been prepared for VicTrack, and relates to the implementation of Stage 1 of the Ballarat Station Precinct Master Plan. The report contributes to a due diligence in relation to the site’s suitability for redevelopment.

The whole of Ballarat Railway Station is included in the Victorian Heritage Register (VHR 902). As such it is subject to the Victorian Heritage Act 1995, and proposed and anticipated future works will require the approval of Heritage Victoria.

The master planning exercise was undertaken in 2013-14, with the overall intent being to identify opportunities for commercial development including the re-use and adaptation of the underutilised heritage buildings. The Goods Shed was identified as a potential exhibition/conference centre, in tandem with a 4 star hotel operation which was to integrate with the refurbished Goods Shed.

1.1 Stage 1 Master Plan implementation

Stage 1 of the plan proposes the following:

Structural and heritage refurbishment of the Goods Shed (for potential exhibition/conference centre use);

New landscaped public forecourt and open space between the Goods Shed and north station building;

New internal road and associated intersections to cater for hotel and conference centre loading and future bus access;

Transport enabling works including new commuter car parking areas, kiss and ride and taxi facilities and pedestrian linkages to the station buildings; and

Release of a development site to the market, for a potential 4 star hotel and associated car park that will integrate with conference facilities in the refurbished Goods Shed.

The historic weighbridge with timber hut/office, located to the north side of the Goods Shed is also proposed to be removed with the proposed works. The timber hut was destroyed by fire in late 2014, although the weighbridge itself with the scales and weighing equipment remain. These elements are also addressed below.

A schematic design for the Stage 1 implementation has been prepared by SJB Urban (October 2015). A ‘mud map’ level plan of the proposed Stage 1 works is also included at Figure 3.

1.2 Site/study area

The subject site/study area is the triangular northern area of the station site, being approximately 3.2 ha of land bordered by Lydiard Street to the west, Nolan Street to the north-east and the north station building to the south. It includes the historic Goods Shed and weigh bridge building, but excludes the north station building, VRI building, and former carrier’s office to Lydiard Street (currently used for retail purposes).

1.3 Purpose of this report

The purpose of this report is to clarify the heritage constraints and considerations with regard to the proposed Stage 1 implementation, including the heritage-related requirements of the Victorian Heritage Register listing; and to address the proposed works, as outlined in the schematic design. Design principles are also provided in relation to future adaptation of the Goods Shed, and the proposed hotel building with associated car parking. The advice included here draws on the information and policies contained in the Ballarat Railway Station Conservation Management Plan (Allom Lovell & Associates, 2002).


Figure 1 Aerial image of Ballarat Station, showing the goods shed (yellow arrow), combined north station building/train hall/south station building (red arrow), engine shed (blue arrow) and site of weighbridge showing office building which has been demolished (green arrow). The purple arrow indicates the approximate location of an underground space, abutting the south-east corner of the goods shed. Lydiard Street is at left Source: Nearmap

1.4 Recent investigations

Various environmental and technical investigations have recently been undertaken, to confirm the suitability of the Goods Shed for a new hospitality related use. The conclusions of the investigations are contained in the relevant reports, but essentially involved the following:

Environmental and geotechnical investigations (Senversa and Arup) Asbestos and hazardous materials investigations (GHD) Structural testing of the Goods Shed (Cardno)

1.5 Recommended conservation works

Regarding the Goods Shed, it is anticipated that conservation works will be undertaken as part of the future adaptation of the building. This would also be a Heritage Victoria requirement of any future permit approval for the Stage 1 development. The recommended conservation works are in addition to the advice on adaptive reuse of the building (see Section 3.3 below). A copy of the schedule of conservation works is appended to this report (Appendix B). The schedule is suitable for a quantity surveyor to prepare high level costings of the works.


1.6 Methodology

Preparation of this report has involved review of previous heritage advice provided in relation to the study area and the master planning process, together with review of relevant heritage reports. The latter include:

Ballarat Station Precinct Master Planning & Urban Design Study, Phase 1: Heritage Investigation Report (Lovell Chen, for SJB Urban, July 2013) Ballarat Railway Station Conservation Management Plan (Allom Lovell & Associates, 2002). Ballarat Station Precinct Project, Cultural Heritage Assessment, RBA Architects & Conservation Consultants, 2011

Site inspections were also undertaken, to revisit the study area, Goods Shed and weighbridge; this included internal access to the Goods Shed. In addition, several workshops were held, during which heritage issues and considerations were discussed and advised on. Representatives of Heritage Victoria attended the workshops. The relevant issues are also addressed in this report.

1.7 Goods Shed

The Goods Shed is identified in the VHR citation as the largest bluestone goods shed in Victoria. It was constructed in 1862, and dates from the first phase of construction of the railway complex. It is of quarry faced, coursed bluestone, and comprises three long parallel shed bays of equal length, with gable ends, associated platform structures to the east and a smaller timber addition to the west. The north and south elevations are divided by bluestone piers into seventeen bays, with each alternate bay containing a shallow arched door opening. The east and west elevations are similar, with sealed ocular windows set high in the gables, and pairs of double doors in the central bay. The bay roofs are pitched and each has been reclad with corrugated cement sheeting. Each roof section is inset with skylights. The platform awning projecting from the east elevation is believed to be early twentieth century in origin. In 1919 the original sets of triple-arched carriage openings in the central bay of the east and west elevations were replaced with a single large square opening, supported by concrete lintels.

The interior of the shed has been altered by the partitioning off of the western side of the south bay to create a goods handling area, offices and toilets; a smaller partitioned area has also been created in the north-east corner. The partitioning occurred in stages from the early through to later twentieth century. Dual railway lines extend down the lower central bay, which is flanked by the two outer two bays which are raised approximately one metre in height, with the platform sides lined with bluestone. A non-original concrete surface covers large areas of the shed floor.

An underground space/facility (not inspected), is located abutting the south-east corner of the building. Its approximate location is beneath the short section of platform extending from the east elevation, as shown in Figure 10.

1.8 Weighbridge

While the date of construction of the weighbridge is uncertain, the existing structure is thought to date from the 1910s. The weighbridge and mechanism was built by the British firm H Pooley & Son Ltd, an important British firm in the manufacture of railway weighing machines. It is believed to have been one of the last operating rail weighbridges in the Victorian railways, although it is now non-operational.

The weighbridge components include the scales, small timber operator’s hut (now demolished), and a brick-lined trench with equipment connecting the two structures. The scales are recessed underground, with a surface top plate inscribed with the manufacturer’s mark ‘H. Pooley & Son Ltd, Birmingham & London, No. 506’. The hut was a simple timber framed weatherboard structure, rectangular in plan, with a pitched corrugated galvanised steel clad roof. The original measuring mechanisms were located on the south side of the hut, and together with the trench (approximately 1.2 metres in depth) these are now exposed. The weighing mechanism extends from beneath the scales across to beneath the site of the hut.


Figure 2 Extract from Ballarat Heritage Overlay map, with HO59 showing the extent of the VHR registration.

2.0 Heritage Victoria permit process and requirements

The study area, including the Goods Shed and weighbridge are included in the Victorian Heritage Register (VHR), and as such are subject to the Victorian Heritage Act 1995. A VHR citation report, obtained from the Victorian Heritage Database, is appended to this report (Appendix A).

The VHR is maintained by the Victorian Heritage Council, and permits are normally required from Heritage Victoria for works including demolition and partial demolition; external and internal changes to buildings and structures including new fitouts; landscape works; new buildings; and subdivision. Permits are not required for a change in use. Some works of a minor nature may also be approved via permit exemptions.

Where a permit is required, an application is made to the Executive Director of Heritage Victoria which includes an application form, application fee, property title, heritage impact statement, dimensioned architectural drawings, landscape plans, detail of proposed conservation works, and any other relevant information which will assist in the assessment of the application.

The Executive Director has a statutory timeframe of 60 calendar days in which a permit application must be processed. This timeframe may be extended if additional information is requested, at which time the ‘clock’ stops until that information is provided. The 60 day clock is also stopped where advertising is required. The advertising period stops the clock for at least 19 days (consisting of 5 days notification to advertise, and a 14 day advertising period) where a public notice is placed in The Age on a Wednesday and a sign(s) is erected on the site. During this period interested parties are invited to provide submissions in relation to the proposal. The permit application is also referred to the Responsible Authority (generally the local Council) for comment.

Following advertising and comments from the Responsible Authority, the Executive Director will assess the application, and if the proposal is appropriate and does not have an unreasonable impact on the heritage significance of the place a permit is issued. If a permit application is refused or an applicant


does not agree with the conditions imposed on the permit, there is an avenue of appeal to the Heritage Council of Victoria. The appeal must be lodged within 60 days of the Executive Director’s determination.

Regarding the City of Ballarat requirements, a planning permit is not required from Ballarat under the Heritage Overlay provisions for places included in the Victorian Heritage Register. This is pursuant to the section 43.01-2 of Clause 43.01 Heritage Overlay of the Yarra Planning Scheme.

3.0 Stage 1 proposal

This section of the report addresses the proposed works, as outlined in the schematic design. Design principles are also provided, the intent of which is to avoid or minimise heritage impacts on the station site, and in particular the Goods Shed, as the focus of the Stage 1 development. The design principles are not detailed, and in many instances – particularly where heritage fabric is involved – the principles should be read in the understanding that they are ‘subject to further detail’.

Figure 3 ‘Mud map’ level plan of proposed Stage 1 development Source: SJB Urban

3.1 Landscaped plaza

The largely triangular area between the Goods Shed and north station building, and the Lydiard Street boundary, is proposed to be landscaped as a public realm space.

This area was the original focus of station activity (arrivals, departures, goods traffic), until the activity shifted south after the opening of the south station building in 1891. The area served as the yard where coaches and horses stood, while loading/unloading from the Goods Shed, with the entrance to the north station building directly opposite. The visual relationship between the Goods Shed and north station building is therefore important, with the area historically being free of major structures. This area also provides for views of the long elevations of the two related heritage buildings, both from Lydiard Street and internally within the site.


3.1.1 Design principles

To maintain the visually open spatial quality of this area, and the visual connection between the Goods Shed and north station building, new buildings or structures are not recommended to be introduced. However, some scope exists for modest, low scale and lightweight weather protection/cover structures which are set off from the heritage buildings’ facades, and do not conceal or obstruct views of the facades. The original entrance elevation of the north station building should remain unobstructed. Hard and soft landscaping can be introduced, with contemporary materials which draw on or complement the existing palette of materials of the station complex.

3.2 Commuter car parking with associated access and internal roadways

Commuter car parking is a requirement at the site, and is proposed for the area to the north-west, north and east of the Goods Shed, with the proposed vehicle entrance in close proximity to the existing crossover on Nolan Street. A series of north-south and east-west running internal car park roads are also proposed.

The north-west and north areas, between the Goods Shed and VRI building, and the Goods Shed and Nolan Street, are less sensitive in heritage terms. These areas are currently very utilitarian in character, have recently been used for informal commuter parking, and importantly are located at some distance from the more sensitive heritage area between the Goods Shed and north station building. The weighbridge is also located in this area (see Section 3.4).

The area east of the Goods Shed is in part occupied by the redundant eastern platform with awning which extends from the east end of the north bay of the Goods Shed; with a smaller raised platform extending from the east end of the south bay. The removal of both these latter elements is proposed to accommodate the car parking.


Avoid placing car parking directly abutting the walls of the Goods Shed. Utilise landscaping to soften the appearance of the car park. Where possible, utilise the layout and arrangement of new internal roads to frame views of the heritage buildings, such as the north station building or east end of the Goods Shed; and to respond to the long north elevation/alignment of the Goods Shed.

3.3 Goods Shed

The Goods Shed is proposed to be adapted for convention use, in association with the proposed hotel. A sensitive design approach is recommended to ensure the conversion works generally do not impact on the internal volume and character. The Goods Shed is illustrated at Figure 4-Figure 16.

Appendix B also provides some guidance on adaptation of the building, in the context of advising on alternative solutions and materials (see Section 3.1 of the Appendix B report).


Exterior:

The existing openings in the side (north and south) elevations can be utilised for access to the building. Options include:

o retaining the timber doors, but fixing them in an open position with contemporary glazed doors inserted in the openings

o retaining the timber doors in a closed position o retaining and maintaining the doors as operable o a combination of all the above.

The awnings on the south side can be removed. Alternatively, contemporary awnings can be introduced to the openings, although these should be modest in scale and easily reversible.


The existing skylights to the roof can be retained, or replaced by larger skylights. The original skylights were larger than the current, and these could be reinstated. More extensive removal of roof can be contemplated, to allow for increased light into the building, potentially via an ‘atrium’ approach, and/or to create an internal courtyard. Such works should in preference be focused on the middle roof bay, and in the roof valleys, and away from the more visible north and south roof bays and external roof slopes. Additions and accretions to the east and west ends of the Goods Shed can be removed, including the 1920s annexe to the west elevation. Where this occurs, the original form of the end gable should be reconstructed. At the west end, a lightweight linking structure could be introduced to the central gabled bay to connect with the (set off) hotel building. At the east end, to balance changes at the west end, the original triple arched form of the east gabled elevation (three narrow openings to the central bay) should be reconstructed. The external platforms to the north and south sides should be retained, but can be adapted to ensure compliance. The latter can include, where required, handrails, widening in places to ensure safe passage, and introduction of ramps. A change in height may also be possible, if this will help facilitate adaptation. The platform with awning which extends from the east end of the north bay, and the smaller raised platform which extends from the east end of the south bay, can be removed.

Interior

Internal subdivision or partitioning, and contemporary fittings and fixtures can be introduced to create usable spaces for new functions. However, such works should be restricted to limited areas within the shed, avoid or limit physical impacts on the historic fabric of the interior, and ultimately be reversible. A substantial part of the interior should be retained as a large space and open volume, with the internal structure (timber roof trusses, posts and beams) and side walls exposed. This will maintain evidence of the historic internal form, scale and character of the Goods Shed. Maintaining an internal vista, which reflects or emphasises the length of the shed, is recommended. The existing internal form of lowered central bay with railway tracks and flanking at grade platforms should be retained. However, a false floor could be introduced. Should this occur, a ‘window’ or exposed section should be retained in the floor, to demonstrate the original form and function of the shed. Another possibility is the lowering of the internal floor (platform) level, at least in part, if this will assist with adaptation. To help maintain the historic industrial character, new linings to internal walls should be limited in extent, with the majority of bluestone walls remaining exposed. Removal of paint from the bluestone is also encouraged. Similarly, the large structural timbers should remain exposed, and not be boxed (other than where this allows for running services). New services, including plumbing, can be introduced but should be limited in terms of visual and physical impacts, and can utilise spaces such as might be available beneath the false floor.

Underground space/facility

As noted, there is an underground space/facility abutting the south-east corner of the Goods Shed. Its location is shown in Figure 10 and indicated in Figure 1.

Options for dealing with this space include:

Keeping the space as is, with access retained Keeping the space as is, but securing it and preventing access Infilling the space

If the latter option is pursued, a recording program is recommended prior to infilling the space.


3.4 Weighbridge

As noted, the timber hut/office associated with the weighbridge is no longer extant, although the weighbridge itself with the scales and weighing equipment remain, and the brick-lined trench, albeit the latter is now exposed to the weather. These elements are illustrated at Figure 17-Figure 20.


Notwithstanding the loss of the timber hut, in preference the remaining weighbridge elements should be retained in situ, with the car park layout to ‘work around’ them. This would also require the exposed equipment and trench to be protected with a cover, awning or similar. If this is not feasible, then the remaining elements could be removed but should be recorded prior to removal. An interested party, such as a railways historical or tourism group, may be interested in salvaging the scales and weighing equipment.

3.5 Hotel building

A new hotel building is proposed to be constructed on the west side of the Goods Shed, between the gabled west end of the building and Lydiard Street. The building will involve removal of vegetation/trees bordering Lydiard Street, associated with the embankment.

A new building of a high quality contemporary design is encouraged, given the significance of the Ballarat Railway Station site and its existing heritage buildings, and the important context of the highly significant Lydiard Street.


A new building to the west of the Goods Shed should be detached from the shed, or if attached this can be done via a lightweight linking structure which connects to the central gabled bay of the shed. With this approach, the majority of the new building will be set off from the shed, and will ensure retention of some visibility of the gabled west elevation of the shed. The siting of the hotel building should minimise impacts on views of the Goods Shed from Lydiard Street. A building which sits in line with the long north and south elevations of the shed, with a narrow rather than a spreading form and massing to Lydiard Street, will enable retention of views of the Goods Shed side elevations. The visibility of the tower of the south station building is also a consideration. Concentrating the massing of the hotel building, will also assist in limiting impacts on views of the tower from the north-west.

3.6 Hotel carpark

A double-deck car park has been considered for the north-west of the site, to be located east of the embankment where the grade allows for the double-deck height.


To ensure existing views of the Goods Shed are maintained from Lydiard Street in this area, the car park should be no higher than the grade of Lydiard Street.


PHOTOGRAPHS OF GOODS SHED

Figure 4 Goods shed, showing west gabled end (foreground) and long north elevation (at left)

Figure 5 South elevation

L O V E L L C H E N 1 1

Figure 6 Another view of the west gabled end

Figure 7 North elevation


Figure 8 North elevation, as seen from Nolan Street

Figure 9 East end of building


Figure 10 Another view of the east elevation; the underground facility is located beneath the short section of platform extending from the elevation, at left.

Figure 11 Detail of platform to south elevation


Figure 12 West end of platform to south elevation

Figure 13 Interior of shed, looking east


Figure 14 Interior of shed, showing loading platform and rail tracks

Figure 15 Interior of shed, looking west


Figure 16 Detail of modified internal wall


PHOTOGRAPHS OF WEIGHBRIDGE

Figure 17 Weighbridge, with equipment at left formerly located within the timber office hut (demolished), and weighbridge scales at right

Figure 18 Weighbridge scales


Figure 19 Weighbridge equipment

Figure 20 Site of weighbridge

L O V E L L C H E N A 1

APPENDIX A Victorian Heritage Register Citation

A 2 L O V E L L C H E N

Victorian Heritage Database Report

BALLARAT RAILWAY COMPLEX

BALLARAT RAILWAY COMPLEX SOHE 2008












Report generated 09/10/15













1 ballarat railway complex front view with tower feb1984

ballarat railway complex interior of station building

ballarat railway complex signal box & gates

ballarat railway complex site view ballarat railway station registration plans1and2

ballarat railway station registration plans3and4

ballarat railway station registration plans5and6

Location

140 LYDIARD STREET NORTH BALLARAT CENTRAL and 202 LYDIARD STREET NORTH and NOLAN STREET SOLDIERS HILL and SCOTT PARADE and 60 CORBETT STREET BALLARAT EAST and 75 HUMFFRAY STREET NORTH BAKERY HILL, BALLARAT CITY

Municipality

BALLARAT CITY

Level of significance

Registered

Victorian Heritage Register (VHR) Number

H0902

Heritage Overlay Numbers

HO59

VHR Registration

August 20, 1982

Amendment to Registration

November 26, 1998

Heritage Listing

Victorian Heritage Register

Statement of Significance

Last updated on - August 30, 1999

The Ballarat Station Complex is of historical, architectural, social and technological significance at State level.

Its historical significance arises from considerations of the following factors:

* Together with the Sandhurst (Bendigo) line, the Geelong-Ballarat railway was the first of the colonial government's main trunk lines, opened in 1862, and built to the best British standards of construction. These standards were never to be repeated. Most of the present complex dates from this period. Ballarat is the largest complex to have been built at this time.

* The Government's decision to built one of its first trunk lines to Ballarat recalls the great importance of a Ballarat and East Ballarat as an economic centre in the colony and the largest mining centre of the world famous Victorian central goldfields. The entire complex is expressive of this decision arising from Ballarat's economic importance.

* The railway acted as a catalyst for the development and redevelopment of Lydiard Street North throughout the nineteenth century. Given Lydiard Street North's national importance as a thoroughfare founded on wealth produced through gold mining activity, as indeed the important economic social and political role Ballarat played in the State's development because of this gold-based wealth the station complex plays a crucial role in the interpretation of the fabric of this street.

* Ballarat Station was the colony's busiest non-metropolitan station for a period during the nineteenth century, its pre-eminence only being surpassed at different times by Echuca and Geelong. The entire complex is expressive of this fact.

* The construction and development of the Ballarat station site recalls the roles of the following senior offices of the Victorian Railways Department:George Darbyshire, Engineer-in-Chief (1856-1860).Thomas Higginbotham, Engineer-in-Chief (1860-1878).Patrick Brady, Senior Architectural and Mechanical Draughtsman (1857-1867 and possibly later).

These men are likely to have had responsibility for the development of the complex during the first decade.George W Sims, Chief Draughtsman (c. 1878- ?) had responsibility for the 1888 additions as well as the signal boxes (buildings only).JW Hardy, Chief Architect of the Way and Works Branch (1908-1918) had responsibility for the additions to "A" Box, based closely on a design developed under Sims.With the exception of Hardy, whose involvement was minor, the Ballarat complex was a major example of the work of these senior officers.

The architectural significance of the complex is borne out by the following information:

* Together with Maryborough, Albury (NSW), Port Pirie (SA) and Brisbane Central (Qld), Ballarat is the only nineteenth century station built at the national level to have a prominent clock tower.

* Together with Geelong and Normanton (Qld), Ballarat is the only surviving nineteenth century station building now retaining a substantial and imposing train hall. It is representative of others, now demolished including Adelaide, Port Adelaide and Brisbane Central.

* The train hall and clock tower symbolise Ballarat's importance as a provincial city and simultaneously recalls the status of rail travel in the Victorian age.

* In Victoria, Ballarat compares in size with Geelong and Bendigo and in layout to the extent that it has an

approach road surrounded by passenger and freight handling buildings. Given the destruction of Bendigo by fire and the pending demolition of the Geelong goods shed, Ballarat's intact state will be unique in this respect, recalling the planning principles of early British terminal stations.

* the Goods Shed compares closely with Ballarat East and to a lesser extent with Little River, Riddells Creek, Malmsbury and Kyneton. It is the largest bluestone goods shed in Victoria.

* The former Engine Shed compares with Bendigo and Echuca but is the only example of this 1860s design to be erected in bluestone.

* The Carrier's Office recalls other timber offices in Ballarat, now demolished, and offers insights into nineteenth century freight handing methods. It is unique at the State level at least for its flamboyant design.

The social significance of the complex arises not only from its use as a point of arrival and departure on journeys undertaken prior to and following the advent of the motor car but also from the nature of the trips. Ballarat Station was used by race patrons for five racecourses in the district and special trains were run at holiday times to Burrumbeet Park and to the Lal Lal Falls. Special timetables applied during recognised holiday periods and the station was for a period the focus for local passenger services to Skipton, Waubra, Buninyong and Daylesford. Its existence gave rise to the construction for the "Provincial" Hotel, Reids Coffee Palace and "Victoria House," and it was approximately three quarters of a century a transfer point for rail and tramway passengers.

The technological significance of the complex hinges on the survival of bull head rail in the former carriage shed, the evidence of the removed locomotive traversers in the engine shed, and the signal boxes. The bull head rail, secured to the sleepers with wooden keys, was superseded by 1873 and recalls traditional British railway practice and the comparatively small locomotives, in use at that time.

The signal boxes recall late nineteenth century safe working practices. Today, Ballarat retains the largest surviving interlocked installation in the state. The Winters block telegraph instruments are now rare and the sector gates similarly depleted, comparing only with Ballarat East, Ballarat C & D, Kyneton in country areas. The modified type 6 frame in Ballarat "B" Box is unique at the State level and compares with type 6 frames elsewhere. They were once commonplace.

The Signal Gantries postdate construction of the 1888 additions. They compare with the gantries which existed at Bendigo and Flinders Street Station, now demolished, and have significance as the largest surviving installations of its type to be fitted exclusively with somersault signals. They form an essential component in the interpretation of the role of "B" Box, but they did not exist for the first fifty years in the life of the early station buildings.

Permit Exemptions

Nil

Construction dates 1862,

Heritage Act Categories Heritage place,

Other Names BALLARAT RAILWAY STATION, EAST ENGINE SHED, RAILWAY BRIDGE AND EMBANKMENT, RAILWAY CARRIAGE SHED, RAILWAY GOODS SHED,

Hermes Number 68

Property Number

History

Associated People:

Extent of Registration

1. All the buildings and structures known as the Ballarat Railway Complex:

Ballarat Railway Station Building, Ballarat West B1;Former Railway Engine Shed, Ballarat West B2;Goods Shed, Ballarat West B3;Former Engine Shed Remnants, Ballarat East, including remnant stone wall, brick wall and turntable B4;Peel Street Railway Bridge and Embankment B5;Queen Street Bridge B6;King Street footbridge B7;former goods shed, Ballarat East, including external island platform at east end and stone wing wall at west end, but excluding roof over platform at east end B8;former station site, Ballarat East, including platform walls, station building foundation walls to threshold level and roadside kerb B9; signal box, Ballarat East, including the signal level frame and all fittings, two sets of associated sector gates at Humffray Street and all gate and signal control rodding within the area adjoining the signal box shown hatched B10;Davies Street subways B11;Ballarat A signal box, including the signal lever frame and all fittings, all signal control rodding within the area adjoining the signal box shown hatched B12;signal mast No. 21, complete with all fittings and signal control rodding extending to a point 2 metres from the base of the mast B13;Yarrowee Creek tunnels B14;former water-supply tower B15;up-end signal gantry, complete with all fittings and including signal control rodding extending to a point 2 metres from the base of the gantry B16;down-end signal gantry, complete with all fittings and including signal control rodding extending to a point 2 metres from the base of the gantry B17;former weighbridge B18;weighbridge and associated office B19;former carriers office B20;Ballarat B signal box, including signal lever frame and all fittings, one set of associated sector gates at Lydiard Street and all gate and signal control rodding within the area adjoining the signal box shown hatched B21;signal mast No. 33, complete with all fittings and signal control rodding extending to a point 2 metres from the base of the mast B22;signal mast No. 31, complete with all fittings and signal control rodding extending to a point 2 metres from the base of the mast B23;and shown on Plans 602746/1 - 602746/6 inclusive, held by the Executive Director, Heritage Victoria.

2. The land marked L1, L2, L3 and L4 on Plan Nos. 602746/1-602746/6 inclusive, endorsed by the Chairperson, HBC and held by the Director, Historic Buildings Council, being all the land described in certificate of Title Vol. 1882 Folio 376320, Vol. 386 Folio 77069 and Vol. 2863 Folio 572428 and Allotment 2C Section B3 in the Township of Ballarat East, but excluding an 'operating corridor' as shown on Plan Nos. 602746/1-602746/6

inclusive, held by the Executive Director, Heritage Victoria.

This place/object may be included in the Victorian Heritage Register pursuant to the Heritage Act 1995. Check the Victorian Heritage Database, selecting 'Heritage Victoria' as the place data owner.

For further details about Heritage Overlay places, contact the relevant local council or go to Planning Schemes Onlinehttp://planningschemes.dpcd.vic.gov.au/

L O V E L L C H E N B 1

APPENDIX B Ballarat Station Goods Shed - Conservation Works

SCHEDULE OF CONSERVATION WORKS

BALLARAT RAILWAY STATION GOODS SHED

Lydiard Street, Ballarat

Prepared for

VicTrack

October 2015


1.0 Introduction

The following report has been prepared on behalf of VicTrack and summarises the conservation works

to be undertaken to the former Ballarat Railway Station Goods Shed recommended for consideration as

part of the potential redevelopment of the northern section of the Ballarat Station Precinct.

1.1 Methodology

The review of the condition of the Goods Shed was undertaken on 15 September 2015 and addressed

the condition of the external bluestone and joinery and the internal bluestone, joinery and timber

framing. No invasive investigation was undertaken as part of the review, the conditions assessment was

limited to a visual inspection undertaken from the ground and from a scissor lift.

1.2 Clarifications and Exclusions

This report does not identify hazardous materials or provide advice on removal, handling or disposal of

hazardous materials.

This report does not address building compliance issues with respect to the National Construction Code

(NCC) or Disabilities Discrimination Act (DDA). The report does not address environment efficiency or

NCC Section J compliance and where possible, seeks to conserve existing fabric over wholesale

replacement.

This report does not provide comment on the proposed adaption of the Goods Shed and on this basis

excludes any works associated with the modification of the building to accommodate change of use and

adaption. The adaption works will need to be reviewed to confirm if there are impacts on the proposed

conservation works outlined below. The result of adaption may require works included in the schedule

below to be revised, removed or other works to be included.

1.3 Other Reports

The following reports have been referenced in the preparation of this report:

Ballarat Railway Station Conservation Management Plan, prepared by Allom Lovell (Lovell

Chen), dated June 2002.

Ballarat Railway Station Complex Schedule of Works, prepared by Allom Lovell (Lovell Chen),

dated May 2002.

1.3.1 Consultants

The following consultants advice has been referenced in the preparation of this report. This report

should be read in conjunction with the following consultant’s reports:

Ballarat Railway Station - Goods shed Structural Investigation prepared by Cardno, dated 1

October 2015

1.4 Heritage Considerations

The Goods Shed is included on the Victorian Heritage Register (VHR) as a part of the Ballarat Railway

Station Precinct (H0902).

The Goods Shed is included in the schedule to the Heritage Overlay of the City Ballarat Planning Scheme

as a part of the Ballarat Railway Station Precinct (HO59).

1.4.1 Conservation Management Plan – Conservation Policies

The Conservation Management Plan identifies the Goods Shed as being of Primary significance to the

overall railway precinct and includes a number of specific conservation policies relating to the Goods

Shed. These have been considered in the preparation of the schedule of conservation works and are

outlined below:


The 1862 goods shed is substantially intact internally and externally, notwithstanding the 1919

enlargement of the openings at each end, and it is essential that the original fabric be retained

and conserved. This includes the raised platforms internally and externally, which demonstrate

the original function of the building.

The roof is presently clad in asbestos cement sheet and should preferably be reclad in its

original material, slate, at such time as it is to be replaced.

The later weatherboard annex at the west end is of no significance, and its demolition would

reveal the original external bluestone wall.

The weatherboard annex at the western end of the shed is noted as being of Little or No Significance

and is proposed to be demolished. The canopy over the platforms on the eastern end of the shed are

noted as being of Contributory Significance and are proposed to be demolished. The goods platforms to

the exterior eastern end of the shed are identified as being of Primary significance and these are

proposed to be demolished and the materials salvaged for repairs to the Shed.

1.4.2 History

The following history has been taken from the Conservation Management Plan and is specifically related

to the development of the Goods Shed.

The Goods Shed dates from the first phase of construction of the railway complex, commencing in 1862.

The contract for the works was awarded to Irving Glover and Co., and the finished building was opened

on 8 January 1863.

The shed functioned as the storage and distribution centre for the region, with an estimated £300,000

of general merchandise passing through the building in 1905/06.

The existing platform awning projecting from the east elevation is believed to be early twentieth century

in origin. In 1905, timber framed partitioning was inserted in the south-west corner to create a small

office space. The plan showing these works indicates the presence of a similar smaller office in the

south-east corner of the building at this time. In 1919 the original set of triple-arched carriage openings

in the central bay of the east and west elevations where replaced with a single large square opening,

supported by concrete lintels. By the 1940s further office space had been created by the insertion of

more partitioning in the north-east corner of the shed, and construction of a timber framed addition on

the south side of the west elevation.

More recent works include the re-cladding of the roof, creation of a larger partitioned office space

alongside the south side of the interior, and the erection of awnings over some doorways along the

south elevation.

Figure 1 Western end of the Goods Shed c1904, note the original triple-arch opening.


Figure 2 Left: South side of goods shed showing roof and rainwater goods details. Victorian

Railways drawing of alterations to the east and west openings c1919.

1.5 Materiality and Construction

The Goods Shed is constructed of irregular ashlar bluestone (Basalt) with a quarry-faced finish to both

the interior and exterior walls. The Bluestone voussoirs, oculus and doorway openings are generally

dressed finished with some masonry axe detailing. The walls are bonded (without cavity) to form a

monolithic structure. The bluestone is generally pointed with a fine ribbon point in a lime putty based

mortar and much of the lower potion of the wall has substantial mortar loss. Some localised areas of

the wall have been repointed in grey cement based mortar likely to date from between the 1920s -

1950s.

The shed is made up of three bays in length defining the two outer platforms and the central

carriageway, each with their own gable roof spanning the length of the shed. The three gable roofs are

finished in a corrugated fibrous sheet based roof likely to date from the early twentieth century. The

roofs are separated by steel plate and riveted box gutters to the length of the valley with exposed

internal downpipes.

The roof structure is a carefully crafted series of timber roof trusses sitting on the outer bluestone walls

and supported by a row of timber columns with a large timber capping beam down the length of each

platform.

Internally the walls are generally painted white and contain painted signage such as ‘No Smoking’ and

‘Fire Hose’. The building has undergone a number of internal modifications including the construction

of changing rooms and office at the eastern end and the infill of a large portion of the southern side of

the shed with corrugated metal sheet partitions to form a storeroom and dispatch counter.

External modification include changes to the external platforms, changes to lower the doors, new

openings associated with additional administration buildings and the changes to the east and west main

carriageway opening, where a concrete beam was installed with two steel posts to accommodate the

widened doors.

2.0 Condition

The bluestone structure is generally in good condition with the exception of some minor surface

delamination, which is localised to three blocks and is typically associated with the decay of bluestone

from specific regions in north-west Victoria and is of no concern. There is substantial loss of pointing,

particularly in the lower portions of the wall and unsympathetic alterations to the structure, which have

been undertaken at various points in time when openings have been modified.

The roof and rainwater goods appear to be in poor condition and are leaking into the timber structure

and sub floor foundations resulting in minor movement of the building walls. The failure of the


rainwater goods has had a devastating effect on the timber columns and capping beam. Many of these

have split, decayed, have termite damage, rotted or have collapsed due to sub floor movement, rotting

or movement in the foundations. The external downpipes are defective and are leaking water into the

external bluestone walls. There is typically a loss of mortar throughout to a height of approximately

900mm around the building. This indicates rising damp, which will need to be further investigated to

determine if the storm water system is the sole cause.

The roof trusses appear to be in good condition with some horizontal cracking, which is typical of

Oregon. Some of the cracking appears to be the result of the catastrophic failure of the supporting

posts and capping beam resulting in load stress and movement.

The door and window joinery is generally in good condition with the exception of minor areas of rot and

unsympathetic alterations. The joinery is in need of routine maintenance painting. The internal paint

finish on the doors appears to be original and should be conserved; it is generally in good condition. A

number of the doors have undergone alteration, which can be easily rectified.

2.1 Further Investigation

A number of the works outlined in the schedules below require further investigation by specialist

consultants and contractors to confirm the existing condition and remediation works. The further

investigation should be undertaken prior to the commencement of the documentation in order to

accurately scope the works and include the following items:

Condition and location of existing stormwater system;

Cause(s) of rising damp if found to be other than the storm water system;

Requirement for Earthquake Proofing the building, this could have a detrimental effect on the

existing fabric;

Termite activity in structural timber;

Original configuration, size and detail of skylights based on historic photographs;

Confirm timber species used in structure to enable reinstatement; and

Paint removal samples.

3.0 Undertaking Conservation Works

The use of traditional materials and accurate reinstatement of details will be an important part of

undertaking the works to ensure the end result of the conservation works are coherent with an

emphasis on the retention of fabric over wholesale replacement.

Testing of existing lime putty (non cement based) mortar for composition and of timber structure for

specie identification are important tasks to be undertaken to ensure that the conservation works can be

undertaken accurately.

The proposal to reinstate the slate roof and original skylight details is an important feature to be

restored. Similarly the triple-archway detail should desirably be reinstated to the eastern end of the

shed as this is the most prominent public view of the shed.

Where possible, materials from the demolition works should be carefully removed, stored and salvaged

for reinstatement and use in undertaking repairs; particularly to the bluestone. New bluestone differs

considerably in colour and texture to that used in the construction of the goods shed and the

introduction of new bluestone for repair of walls will appear result in a different appearance in colour to

the existing stone.

Paint removal should be given consideration as it is likely that the paint contains greater than 1% lead

content. The paint removal should be undertaken using a chemical paint stripper and low pressure

water system. Samples of the paint removal should be undertaken on site prior to commencement of

the works to ensure the appropriate method of paint removal is applied. It will also be important to

confirm if other paint systems, such as calcimine are present below the existing paint.


3.1 Alternative Solutions and Building Limitations

On the basis that the building will be adapted into one or a number of functional spaces, which at this

stage are undetermined; we provide the following comments in relation to works where alternatives

may be provided due to the nature of adaption and fitting out of the space.

1. Internal downpipes, where proposed to be concealed by partitions or the dividing up of spaces

may be put back in PVC on the basis that they would not be visible and that future access for

maintenance would be prohibited. This may also provide overflows for the box gutter, which

would otherwise not be possible, except at the gable ends.

2. Lowering of the internal and external platform level may be achieved where required to

facilitate the adaptation. From the investigation undertaken by the structural engineer it would

be possible to lower the internal floor level by up to 400mm to enable the installation of a new

floor slab and provide sub floor insulation.

3. Existing doors may be retained and pinned back on the internal walls on the basis that the

existing doors would not meet the DDA or NCC operational compliance requirements. This

would allow the existing openings to be infilled with contemporary glazing and doors.

4. The depth of the roof framing means that there will be limitations on the level of insulation

that can be integrated into the roof. Insulation will be provided; however this is unlikely to

meet the requirements of Section J of the NCC and therefore a dispensation may be required to

be sought in order to meet the building regulations. Similarly the insulating value of the

existing bluestone walls are unlikely to achieve the required R value required to meet Section J

of the NCC and on this basis further dispensation may be required.

5. Ideally the roof should be reinstated in Welsh slate to match the original finish; however it is

noted that the expanse of roof and cost of slate may mean that the use of Welsh slate is cost

prohibitive for the project. On this basis we offer the alternative roofing materials:

Installation of an alternative slate – it is noted that alternative slates are often

inferior in quality and the cost of the installation can outweigh their life span.

Corrugate roofing sheet – this alternative would mean that roof insulation

can be incorporated into the development to achieve NCC compliance. It is

also noted that other buildings in the Station complex have corrugated sheet

metal roofs.


4.0 External Images

Figure 3 Eastern end of the shed showing mid twentieth century modifications in red brick and

alterations to the northern door in concrete.

Figure 4 Existing defective downpipes saturating the bluestone and resulting in loss of mortar, note

vegetation growth from mortar joint.


Figure 5 Western end of the shed with the weatherboard annex, note typical rotting out of the

timber pulin ends and changes to the boards lining the soffit.


Figure 6 Details of typical graffiti, loss of pointing, partial collapse of the bluestone platform and

other decay items on the north elevation. Note the dropped voussoir over the doorway

(bottom right).


Figure 7 Details of typical decay items on the south elevation, generally consisting of loss of

pointing, minor rotting of joinery and saturation of the bluestone due to defective

rainwater goods. Note the open joints in the voussoir (bottom left).


5.0 Internal Images


Figure 8 Details of timber framing under stress from long-term water ingress from gutters and

internal downpipes. Note the failure of the beam corbel (bottom right).


Figure 9 Internal view showing condition of the bluestone walls, painted in white.


6.0 Schedule of Conservation Works – Demolition

The following is a schedule of proposed conservation works to be undertaken to the Goods Shed.

Demolition works

Item No. Location Conservation Works

1.01 Platform (exterior to

east end of shed)

Dismantle bluestone block work from existing platform, set aside

and clean for reuse.

Demolish all other components of the platforms to the eastern end

of the shed.

1.02 Annex Demolish weatherboard annex to western end of shed including

metal roof flashings imbedded into bluestone.

1.03 Toilets Demolish existing external toilet block.

1.04 Platform canopy Demolish timber and corrugated galvanised sheet metal canopy.

1.05 Awnings Demolish existing awnings from south elevation.

1.06 Sewer stack Demolish existing sewer stack, trap and the like.

1.07 Chimney Demolish existing (non original) chimney and fireplace.

1.08 Partitions Demolish internal partitions and associated structure leaving

original timber posts and trusses in place.

1.09 Shower Demolish existing shower and associated services back to the point

of supply, cap off supply.

1.10 Paint removal Undertake chemical and low pressure water paint removal to all

bluestone walls to remove graffiti and paint (excluding door number

signage).

Undertake chemical and pressure water paint removal to all internal

timber work (excluding doors, early signage or windows).

1.11 Services Demolish all existing services back to the point of supply and cap off

services supply line.

Repair penetrations into walls by filling holes less then 50mm dia.

with coloured mortar to match bluestone and to holes greater than

50mm dia. install a bluestone plug indented into existing block using

salvaged bluestone, carved in situ to match quarry face finish.

1.12 Concrete lintel

(east elevation)

Provide support to the existing east elevation bluestone wall

including needling and propping. Demolish concrete lintel and

associated doors and steel posts to enable reinstatement of original

triple arch.

Carefully remove sections of bluestone to side of opening and

above lintel to enable accurate reinstatement of triple arch details.


7.0 Schedule of Conservation Works – Roof and Rainwater Goods


Roof and Rainwater Goods


2.01 Roof Investigate original roofing details including sizing of original slate.

Demolish existing roof sheeting, battens, flashings and skylights.

Install all new 19mm thick plywood board to existing rafters.

Prepare and paint underside of plywood board before installation.

Install all new 38mmx50mm timber battens.

Install all new extruded foam insulation 40mm thick.

Install thermal blanket sarking.

Install all new riven Heather Blue Welsh slates.

2.02 Valley Gutter Clean out original cast iron valley gutters, treat corrosion, prepare

and paint and line with a formed stainless steel box gutter, sump

and pops connecting into downpipes.

2.03 Internal downpipes Replace existing cast iron downpipes in special profile to match

existing, connect to stormwater system and box gutters.

Prepare and paint.

2.04 Eaves Gutters Replace existing eaves gutter with new Z600 galvanised half round

profile gutter.

Prepare and paint.

2.05 External downpipes Replace existing downpipes with new cast iron downpipe including

goose neck.

Install 4 x cast iron rainwater heads to east and west ends of shed at

valley gutter outlets.

Prepare and paint.

2.06 Flashings / cappings Replace all flashings and capping with new sand cast lead sheet

flashings and capping with wood core rolls to ridges.

2.07 Fascias / barge Where rotten, cut out and splice in new sections of timber fascias

and barge boards.

Prepare and paint.

2.08 Barge purlins Where rotten, cut out and splice in sections of timber purlin and

shape ends to match existing.

Where purlins are in reasonable condition and can be retained, fill

with timber putty and treat with timber preservative.

Prepare and paint.

2.09 Eaves soffit / rafters Prepare and paint all eaves soffit timber linings and rafters.


Roof and Rainwater Goods


2.10 Skylights Confirm original detail of skylights including dimensions.

Fabricate new skylights to match original detail and install.

Provide all required flashings for skylight.

Prepare and paint skylight framing.

2.11 Stormwater system Provide below ground stormwater system and connect all

downpipes.


8.0 Schedule of Conservation Works – External North Elevation


North Elevation


3.01 Walls - bluestone Generally clean down elevations using biocide, low pressure water

and a nylon stiff bristle brush to remove organic growth.

Repoint sections of bluestone walls where mortar is missing or

degraded.

Repoint open cracks in bluestone walls.

Where voussoirs have moved out of alignment, repoint joints and

install new threaded stainless steel pins in two directions from the

underside of the arch head into adjacent block work, repair hole

with coloured mortar to match bluestone.

3.02 Platform – bluestone Dismantle sections of damaged or failed bluestone dwarf wall to

platform.

Demolish sections of brickwork and other alterations to the

platform wall and rebuild using salvaged bluestone from the site.

Generally repoint the platform dwarf wall.

Install stainless steel helibar rods into the bluestone joints (3 rods to

depth of joint), grout and repoint.

Scabble back the existing asphalt and top up fill with crushed rock

and install all new asphalt to the platform decking.

3.03 Platform – timber Replace damaged, rotten or missing timber sleepers in new red gum

sleepers, reinstate original tie rod details.

Clean all sleepers and oil with tung oil.

Treat existing tie rods with phosphoric neutralizer.

3.04 Joinery – doors Undertake minor joinery repairs to existing timber doors.

Adjust door hanging and grease wheels to ensure doors are

operable.

Where door has been modified, remove modification, rehang door

at correct height, reform floor level and reinstate door tracks.

Prepare and paint all doors.


9.0 Schedule of Conservation Works – External East Elevation


East Elevation


4.01 Walls - bluestone Undertake chemical and low pressure water paint removal of all

graffiti.

Generally clean down elevations using biocide, low pressure water



degraded.

Replace single low level block where missing.

Indent section of quarry faced door surround (south pedestrian

door).


Reinstate triple archway opening in bluestone with new sawn ashlar

block work, quoins and voussoirs to match the details in Figure 2.

Remove external and internal brickwork insertions to north and

south of central opening. Reinstate bond using salvaged bluestone

rebuilding the bond to match the existing.

Reinstate original pedestrian entry door on north side of central

opening, including quarry faced door surround, arched head and

key stone.

4.02 Joinery – doors Fabricate 3 x new arch headed timber doors to match details of

doors shown in Figure 2.

Fabricate single door to north pedestrian opening to match details

of existing on south pedestrian door.


4.03 Joinery - windows Remove sheet metal covers form oculus windows (x3).

Cut out sections of decayed timber works to existing oculus frames.

Re-glaze existing timber window frames.

Prepare and paint timber windows.


10.0 Schedule of Conservation Works – External South Elevation


South Elevation





degraded.


Where voussoirs have moved out of alignment, repoint joints and

install new threaded stainless steel pins in two directions from the

underside of the arch head into adjacent block work, repair hole

with coloured mortar to match bluestone.

Where awnings or redundant services have been removed, fill holes

less then 50mm dia. with coloured mortar to match bluestone and

to holes greater than 50mm dia. install a bluestone plug indented

into existing block using salvaged bluestone, carved in situ to match

quarry face finish.

5.02 Platform – bluestone Dismantle sections of damaged or failed bluestone dwarf wall to

platform.






Scabble back the existing asphalt and top up fill with crushed rock

and install all new asphalt to the platform decking.

5.03 Platform – timber Replace damaged, rotten or missing timber sleepers in new red gum




5.04 Joinery – doors Undertake minor joinery repairs to existing timber doors.

Adjust door hanging and grease wheels to ensure doors are

operable.

Where door has been replaced by window and timber lining remove

modification, fabricate new timber door to match the details of the

existing, cast and install new wheels to base of door and hang door.


5.05 Joinery - windows Carefully strip off all render skim to the window reveal and window

head by scabbling and using pressure water and acid solution.


South Elevation


Re-render the window sill with falls to remove rainwater.

Treat corrosion in window bars with phosphoric neutraliser.

Prepare and paint timber window.

Prepare and paint metal bars.


11.0 Schedule of Conservation Works – External West Elevation


West Elevation





degraded.


Where the weatherboard annex is to be demolished, remove all

remnant cement, render, plaster and the like using low pressure

water system. Carefully dismantle infill brickwork or modified

bluestone that forms the existing opening and install salvaged

bluestone rebuilding the bond to match the existing.

6.02 Joinery – doors Remove the existing metal doors and dispose off site.

Note entrance is proposed to be imbedded within the proposed

development and will not be visible.

6.03 Joinery - windows Remove sheet metal covers form oculus windows (x3).

Cut out sections of decayed timber works to existing oculus frames.

Re-glaze existing timber window frames.

Prepare and paint timber windows.

6.04 Concrete lintel Generally clean down elevations using biocide, low pressure water


Cut out localised sections of spalling concrete, treat imbedded

metal work and rebuild lintel to match existing profile.


12.0 Schedule of Conservation Works – Internal


Internal works


8.01 Walls – bluestone Generally clean down elevations using biocide, low pressure water



degraded.


8.02 Roof trusses Where timber has dislodged from cast metal cradle, reinstate to

location.

Prepare and paint all timberwork.

8.03 Posts and beams Where nominated by the Structural Engineer replace rotten,

decayed or termite damaged timber post or beam.

Where partially rotten, splice in section of new post to match

existing timber specie, size and profile.

Where cracked wrap the post or beam in plastic and steets of

plywood and clamp to hold the member tight. Drill a small hole into

the top of the crack and feed in SikaDur 52 epoxy resin into the

crack, allow the epoxy to set and remove the plywood bracing and

plastic sheet.

Jack up all posts that have dropped out of alignment and provide

new concrete footing to Structural Engineer’s details.

Prepare and paint all timber beams and posts in two toned system

8.04 Joinery – doors Prepare and paint all doors.

8.05 Joinery - windows Prepare and paint all windows.

8.06 Platforms - bluestone Dismantle sections of damaged or failed bluestone dwarf wall to

platform.






Cut back the existing asphalt and top up fill with crushed rock and

install all new asphalt to the platform decking.

8.07 Platforms - timber Replace damaged, rotten or missing timber sleepers in new red gum





Internal works


8.08 Stormwater system Locate existing stormwater system, CCTV inspect and confirm the

function of the stormwater, where defective, clean out, repair, line

with flexible resin sleeve or replace in new PVC system.

Lovell Chen - Heritage Report

Documents

Transcript of Lovell Chen - Heritage Report