rippon lea servant & tower wing, stables complex …...its period qualities are expressed in its...

Rippon Lea

Servant & Tower Wing, Stables Complex and Amenit ies Building

Heritage Impact Statement

June 2017

Prepared for

National Trust of Austral ia (Victoria)

by

Samantha Westbrooke, Conservation Architect

TableofContents

1.0 Introduction............................................................................................................31.1 Project Overview ..........................................................................................................31.2 Signif icance ....................................................................................................................3

2.0 DescriptionofProposedWorks........................................................................52.1 Servant and Tower Wing of Mansion .................................................................52.2 Stables Complex ..........................................................................................................62.3 Amenit ies Building ......................................................................................................6

3.0 ImpactofProposedWorks.................................................................................83.1 Servant and Tower Wing of Mansion .................................................................83.2 Stables and Coach House .....................................................................................113.3 Amenit ies Building ....................................................................................................14

4.0 Conclusions............................................................................................................18

Servant & Tower Wing, Stables Complex and Amenit ies Building Heritage Impact Statement

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1.0 INTRODUCTION

1.1 Project Overview Property: Rippon Lea, 192 Hotham Street, Elsternwick H614 Prepared by: Samantha Westbrooke, National Trust of Australia (Vic) Conservation Architect Background and Overview Ripponlea has been owned and managed by the National Trust of Australia (Vic) [the Trust] since 1973. It is one of the top heritage attractions listed for visitors to Victoria and host major exhibitions throughout the course of the year. The site attracts some 90,000 visitors per annum. The following report provides an outline of works proposed to the Stables Complex, the Servant and Tower Wing of the Mansion and the construction of a new Amenities Building. The works are proposed as part of a Federal Grant (Protecting National Historic Sites) proposed to improve the visitor experience at the site, better utilise the Stables Complex as part of the experience, open up new areas of the mansion to visitors and improve the staff facilities within the mansion. These works will comprise the following:

• Relocation of staff offices and amenities within the Mansion to another section of the Servant’s Wing and opening up of the Children’s Room, and Tower Rooms for interpretation.

• Conservation works to the Stables Complex and installation of a new entry and exit and roof insulation to allow use of the central section as a retail and ticketing space. A section of the Coach House will also be fitted out as an interpretation space.

• The erection of a new Amenities and Storage Building adjacent to the Stables Complex to provide essential toilet facilities for schools and events and to remove storage from the Stables and Coach House.

• Installation of new interpretation within the Mansion and Stables Complex including an interactive Victorian Child’s Room, Conservation Display Room, interactive Victorian Bedroom, Louisa Jones’ Library and a general Interpretation/Education Space in the Stables and Coach House Building.

The works are detailed in the drawings prepared by Tandem Architecture (Appendix 1) and are described in detail in Section 2 of this Document.

1.2 Signif icance Rippon Lea is included on the National Heritage List and the Victorian Heritage Register H614 The National Heritage values are as follows: Rippon Lea is important as a surviving example of a large late nineteenth century private suburban estate consisting of an urban mansion, a large garden, orchard and associated outbuildings (including the stable complex, the lodge, the conservatory and glasshouses, the fernery, the porte-cochere, the 1930s swimming pool, and the 1930s ballroom). The place has integrity as an uncommonly large and intact suburban estate. The mansion in the Victorian Italianate style has retained the essential architectural features of the style that include the asymmetrical massing and the prominent tower. Particular features of the mansion are the high


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degree of decoration in the external architecture and polychrome brickwork along with the internal joinery and finishes. The garden is a fine example of a late nineteenth century garden, acclaimed by numerous heritage garden experts. Its period qualities are expressed in its structure and layout with mature conifers, deciduous trees and eucalypts and garden plants that include historic cultivars, along with an array of major features such as the mount, the lookout tower, the lake, waterfalls, the lake foot bridge, the entrance gates, the archery house, the fernery, the serpentine driveway and the watering system. The fernery (shade house) is distinguished for its large size, curved plan and form of construction. Rippon Lea has high integrity as a late 19th Century estate. Rippon Lea has a strong association with the National Trust community, which has undertaken major conservation works and re-established historic cultivars in the garden. It is important for its association with the Melbourne community and has been publicly accessible for over 30 years. It has been selected as a setting for films and documentaries because of the high degree of integrity of the historic buildings and garden. The Victorian Heritage Register Statement of Significance is as follows: Rippon Lea was commenced in 1868 by Frederick Sargood, a most successful politician and merchant. He was born in England in 1834 and arrived in Melbourne in 1850. He soon joined his father's wholesale soft goods firm, spending some time as its manager on the goldfields. Sargood entered the Legislative Council in 1874. He was Victoria’s first Minister for Defence in 1883. Sir Frederick Sargood was created CMG in 1885 and KCMG in 1890 as a reward for his contribution to public life. He died suddenly in 1903. Rippon Lea was designed by the leading firm of architects, Reed and Barnes. Joseph Reed had travelled in Europe in 1863, including northern Italy. When he returned he introduced the use of polychromy. While not the first examples, Rippon Lea and the Independent Church in Collins Street were the best and set a fashion which became a distinctly Melbourne style, particularly used for houses and churches. Its popularity was possible because of the new availability of different coloured bricks. Reed's fine Lombardic Romanesque details soon became debased by others. As Sargood's family grew and his fortunes prospered, Rippon Lea was extended to include 33 rooms - a complete mansion. The cast iron porte cochere and the northern conservatory were added in 1897. The architects were Taylor and Fitts. The ballroom was added in 1882 and remodelled in 1889. Many alterations have changed the interior and exterior during the ownerships of Benjamin Nathan and later his daughter Mrs Louisa Jones in the 1930s and are in their own right of significance. Sir Thomas Bent owned the property from 1903 until 1911 but never lived there. He subdivided much of the land. The original garden dates from about 1868, and it seems that William Guilfoyle of the Botanic Gardens was involved. It was redesigned in a more natural style in the 1880s by Sargood and his head gardener, Adam Anderson. The lake, waterfalls, fernery, hill and grotto are balanced by mighty deciduous trees and conifers. These are interspersed with, but never dominated by Australian species such as eucalyptus and other exotics. The sinuous drive with its carefully prepared approach to the house is notable. The original vegetable gardens, orchard and outer paddocks no longer survive. The shade house is important as the largest known in Australia and possibly the world. Its curved plan and form of construction are particularly notable. It was built about 1884.


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2.0 DESCRIPTIONOFPROPOSEDWORKS

2.1 Servant and Tower Wing of Mansion The staff offices at the site are currently located in the servant and tower wing of the Mansion, on the first floor. The proposal is to consolidate the staff office space to the most remote sections of the former servant’s wing and vacate some rooms of the servant and tower wing to make them available as part of the visitation and interpretation of the Mansion. This will also allow access by visitors to the tower. The multiple storage areas within this staff area will also be reviewed, cleared where possible and reorganised to take up less space within the Mansion. In the spaces to be opened up for interpretation – current fittings and fixtures relating to the current use as offices, will be removed and interpretation will be installed that does not alter the fabric of the rooms. Repair works will also be undertaken to the servant’s stairs. New work in this wing to accommodate the offices will involve installation of new carpet or vinyl, repainting of currently painted walls and ceilings and installation of a kitchen in the existing lunchroom. It is also proposed to provide two new doors within the hallway, to divide the visitor and office spaces and to provide a compliant door between the office space and amenities. The rooms involved in the proposed changes are as follows: Rm Exist ing Use Historical Use Proposed Use F11 Store Night Nursery/Dressing Room Store F12 Store Tower Bedroom Tower Bedroom F13 Store Dressing Room Dressing Room F14 Store Tower Bathroom Tower Bathroom F15 Office Nurse’s Room Nurse’s Room F16 Office Housekeeper’s Room Store F17 Lunchroom Staff Bedroom Lunchroom F18 WC WC WC F19 Office Staff Bedroom Office F20 Office Staff Bedroom Office F21 Office Staff Bedroom Office F22 Store Servant’s Bathroom Dressing Room F23 Store Servant’s Bathroom Servant’s Bathroom F24 Linen Store Linen Store Linen Store F25 Hall Hall Hall Staff Stairs Servant’s Stairs Staff and Visitor Stairs The proposed works to the Mansion are detailed in drawings prepared by Tandem Architecture as follows: Ripponlea Mansion issue 08 20.06.17 Issue for Heritage Permit: • M-DD000 Cover Sheet • M-DD001 Mansion Level 1 Plan – Scope of Work • M-DD002 Mansion Level 1 Plan – Existing Conditions • M-DD100 Mansion Level 1 Plan – Proposed Works • M-DD730 Door Detail 1 • M-DD731 Joinery Detail 1 • M-DD900 Room Schedule • SCHD-001 Fixtures Schedule • SCHD-002 Finishes Schedule


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2.2 Stables Complex The proposal is to improve the accessibility of the Stables Complex by undertaking conservation works to address deterioration and water ingress issues and providing more effective entry and exits to improve accessibility and amenity within the building so it can be used for education, interpretation and retail. This work is to better incorporate the Stables Complex into the visitor experience and to re-activate the building so that the spaces are better utilised on a more regular basis. Generally the works will involve conservation works to address building deterioration issues and water ingress. The new work will involve provision of insulation in the main coach house space roof and the installation of new entry and exit doors through this section also. Other new works involve the installation of more sympathetic doors on the smaller coach room and installation of an access ramp within the building. The works to the Stables Complex are detailed in drawings prepared by Tandem Architecture as follows: Ripponlea Stables issue 04 20.06.17 Issue for Heritage Permit: • S-DD000 Cover Sheet • S-DD001 Ground Plan – Restoration Works • S-DD002 Roof Plan – Restoration Works • S-DD003 Elevations – Restoration Works • S-DD004 Elevations – Restoration Works • S-DD005 Sections – Restoration Works • S-DD100 Ground Plan – Proposed Works • S-DD540 Internal Elevation 01/02 • S-DD541 Internal Elevation 03/04 • SDD730 Door Detail 1 • S-DD731 Door Detail 2 • S-DD732 Door Detail 3 • S-DD800 Ramp Detail • SDD900 Ceiling Detail 1 • SDD901 Ceiling Detail 2 • S-BRD-001 Material Board – Internal Finishes • SCHD-001 Room Schedule • SCHD-002 Finishes Schedule

2.3 Amenit ies Building The site currently does not provide adequate amenities for school groups and for larger events such as exhibitions. When large events are operating on the site, mobile toilets are brought in for the event. The other main location of toilets is around the swimming pool and given these are the original 1939 toilets, less reliance on these as the main public toilets would be beneficial to preserving original fabric. It is therefore proposed to build a new amenities building near the stables to improve this situation. The proposed new Amenities Building is detailed in drawings prepared by Tandem Architecture as follows: Ripponlea Amenities Block issue 01 23.06.17 Issue for Heritage Permit • A00 Cover Sheet • A01 Existing Conditions Plan • A02 Proposed Site Plan • A10 Proposed Floor Plan • A11 Proposed Roof Plan


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• A20 Proposed Elevations • A21 Proposed Elevations • A30 Proposed Sections • A40 Materials Board • A50 Rendered Views


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3.0 IMPACTOFPROPOSEDWORKS

3.1 Servant and Tower Wing of Mansion History and Signif icance of the Servant and Tower Wing The following are extracts from the Rippon Lea Conservation Analysis Report, 1988 prepared by Roslyn and Ian Coleman and Anne Neale outlining the known history of this wing of the Mansion. F11 Dressing Room Originally noted as a night nursery in 1868, this room has undergone no physical changes. The cornice and joinery remain intact. F12 Tower Bedroom Originally a bedroom in the 1868 house, the major change to this room was the replacement of a window by a large opening into the tower constructed in 1882-3. An opening to room F14 has a steel framed window with leaded glass installed in the late 1930s. Otherwise the cornice, frieze, joinery and white marble fireplace remain substantially intact from the 19th century. The fireplace has been painted and the walls papered this century. F13 Dressing room This room was constructed in 1882-3 as part of the tower and is connected to the tower bedroom F12 by an arched opening. The ceiling has an unusual deep coved cornice with embossed paper ceiling. The walls have been papered to match that of the tower bedroom. This room was restored in 2002 by Mulholland Painters and Decorators. F14 Tower Bathroom It would appear that this room was constructed in conjunction with the first floor addition to the rear wing and construction of the tower in the 1880s. The use of the room at the time is not clear although a bath existed in the room by 1913.The present bathroom decoration and fixtures date from the late 1930s, including wall tiling to a high dado, basin, bath, taps, shower and screen, coat hook and light fitting. The floor is covered with an imitation tile pattern linoleum which may also date from this period. The original; four panel doors have been sheeted with plywood to produce a flush panel effect, probably in the late 1930s. F15-F26 This floor was added in 1882-3 to accommodate Sargood’s household staff. It consists of six bedrooms, two bathrooms, linen store and housemaid’s closet. The rooms, of simple finish, are relatively intact, only minor physical changes having occurred. As a result the rooms still reflect the status of the staff, ranging from the largest, F15, with its picture rail, frieze, cornice, ceiling rose and fireplace to the group F19, 20 and 21 which have none of these. All the bedrooms however, contain at least one Tobin tube for ventilation. Changes noted included the repainting of rooms F15, 16, 20 and 21 in the early 1980s, recent carpeting of F15, 16, 20, 21, 24, and 25, built in cupboards in F15, shelving in F26, toilet pan in F18 and alterations to two bathrooms, F22 and F23. F22 retains prefinished Masonite over an earlier dado and later bath, taps, shower screen, basin and vinyl floor, while F23 retains some 19th century features, including timber dado panelling, lead flooring and the bath. As late as 1913 only baths were indicated in these rooms in drainage plans. The west end of the rear hall, F25 outside bedroom F2, is decorated to match the main hall, F1, whereas the section at the head of the back stairs has a later embossed wallpaper similar to that installed in a late 1930s infill downstairs. This section has been water damaged to such an extent that the ceiling has been covered with later sheeting and the paper of the north wall has been destroyed. The east end of the hall, F25 has only a paint finish although an impression of a possible dado rail or paper is visible about 1500 mm above the floor.


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Impact of the proposed works and mit igation measures For the rooms currently not open to the public and proposed to be opened up to visitors, (F12, F13, F14, F15, F23 and GF2 Staircase) no works are proposed other than removal of existing office furniture and fittings, removal of a later partition (installed by the National Trust in the 1970s) between F12 and F13 and like for like repairs such as repair of the lath and plaster ceiling to the servant’s stair. As a result there will be no impact on any significant fabric as a result of these works. No painting works are proposed for these rooms at this stage until further investigation is undertaken into original finishes. Such works will then be the subject of a later permit application.

F14 Tower Bathroom F15 Nurse’s Room

Servant’s Stair to repaired l ike for l ike Two rooms are proposed for collection storage (F11 and F16). In these rooms new self supporting Drexel Shelving Units will be installed with no impact on the walls or skirting boards required for installation. The window in F11 is currently covered over to protect the collection from UV damage and a new stud wall is proposed to cover the window to F16 for the same purposes. This wall will have minimal impact on significant fabric and will be easily removable. Repainting in these two rooms will be undertaken to match existing.


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For the reconfigured staff office area (F17, F18, F19, F20, F21, F22, F25), rooms will be repainted in their existing colours and existing carpet (not original) will be replaced with new carpet or vinyl, over timber floors. A new kitchen will be installed in the existing lunch room (F17) and this has been kept as simple as possible and located close to existing plumbing services to utilise existing pipework and minimise the need for new pipework. External pipework in this area will be mainly concealed in significant views to the Mansion.

Former servant’s wing to become new staff off ices A new toilet will be installed to F18. The current toilet has required removal of a section of the window sill in this room. The new toilet will be lower than the existing window sill and as a result the original window sill will be repaired to match the existing. The existing cabinet and sink will be retained in this area as it relates to the Sargood era.

Toi let to be replaced and window si l l repaired New door to be instal led in opening The hall to this area (F25) will undergo the most amount of change as a result of the works with two new doorways installed – one to divide off the office space from the public space (D1) and one to address health and safety requirements in relation to the toilet and basin to F18 D2).


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The doors are steel framed and glazed to keep them as simple as possible but clearly a later change. The installation of the doors will require minimal alteration to building fabric with minimal fixing points into the plaster and masonry walls rather than any joinery. This allows the doors to be removed at a later date with minimal impact on building fabric. A storage unit will also be installed along the north wall of the hallway. This will be built around the skirting and fixed into the plaster walls to once again minimise impact on significant building fabric.

New doors to be instal led along this section of hal lway

3.2 Stables and Coach House History and Signif icance of the Stables Complex The stables complex commenced in 1873 with a single building, later expanded to a complex of approximately eight structures, but now reduced to a single, albeit enlarged building. The structures are clearly shown in the 1903 photograph and the 1902 MMBW plan. The original brown brick stable building was expanded by 1898 with the curved roof structure, which by 1903 became a stable with five loose boxes, space for six carriages, harness room, mens’ room, feed room, loft, laundry and drying and ironing room. Other separate but related structures by 1903 included a workshop and further stables, a cow shed, fruit room and carpenters shed. There was a clear space between buildings to access The Chase. The laundry was converted to accommodation in the 1950s and the buggy storage area into a garage and workshop. The bluestone pitchers in the stables area were laid by the Trust around 1980. It does not appear that the stables complex underwent any significant change in the Benjamin Nathan period 1911-1935 or the Louisa Jones period 1935-1972 and the stables complex today is much the same as it was in the 1903 photograph. The stables as we see them today were completed within the Sargood period of occupation and development between 1868 and 1903.


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Stables Complex as viewed from the Mansion

North side of the Stables Complex

South view of the Stables Complex There has been little alteration to the stables since 1903 apart from removal of original doors and replacement with roller doors on the west side of the building. Impact of the proposed Stables Complex works and mit igation measures The eastern door of the Buggy House is original, or at least early. It will be removed and displayed and interpreted within the Stables complex. The roller door on the west side of the Buggy House is not original and will be removed. The proposed new entry on both ends of the Buggy House has been designed to fit within the existing opening and is set in from the existing opening so it is a


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more recessive element against the original opening. No changes are required to the existing openings. The proposed entries use lightweight materials and the glass louvre system, as well as providing light and ventilation, breaks up the solidity of the screen and has an industrial appearance in line with the outbuilding complex.

Eastern Buggy Shed doors to be removed & stored and new entry instal led

Western Buggy Shed rol ler door to be replaced with a new entry The non original existing roller door on the west side of the Carriage Store 3 will also be replaced with more sympathetic double timber doors. This is more in keeping with what have been the original doors to this opening but given the detailing of the original doors is unknown – the proposed new doors have been kept simple so they are distinguishable as a later change.

West side of the Stables Complex showing Carriage Shed 3 exist ing rol ler door


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The other change proposed to the Stables complex is the installation of insulation to the underside of the roof of the Buggy House. This will allow this space to be more usable for a number of purposes and will have little impact on the appearance of the Buggy House. The insulation is corrugated and will follow the curved line of the roof so will look much like the underside of the existing corrugated iron roof and therefore will have little impact on the existing appearance of the interior space.

Current interior of the Buggy House A ramp will be installed in workshop G3 to improve access around the entire building. The ramp will be simple and of timber construction so it can be removed at a later date without impact on significant fabric. Other works proposed to the Stables Complex involve like for like repairs to address water ingress issues, to repair and replace deteriorated fabric and to prevent further deterioration. These works include repair of the exterior toilet on the south east corner, roof and dormer repairs, gutter replacement, re-rendering of parapets and window repairs. All timberwork will be repainted to match existing colours.

Exterior toi let to be repaired Roof and dormer windows to be repaired

3.3 Amenit ies Building History and Signif icance of this area of the Garden The area to the south of the Stables Complex (where the Amenities Building is proposed for location) has traditionally been a garden working yard with a number of outbuildings relating to the orchard and garden maintenance. The following historical photograph and plans show the appearance of the area around the early 1900s.


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The Stables Complex and Orchard 1903 as viewed from what is now Gordon Street

MMBW Plan detai l 1903 – location of proposed amenit ies bui lding circled


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MMBW Plan detai l 1928 – location of proposed amenit ies bui lding circled All of the early outbuildings shown in the above photographs and plans have been removed. However there is a Rabbit Hutch/Aviary structure, which dates from c1950s. This has a metal frame and cyclone wire mesh cladding. Dating from the 1880s and separating the house and pleasure gardens from the orchard and paddocks on the eastern side of the property was a lane with clipped privet hedges known as The Chase. The Chase has been re-established in its original location by the National Trust and remains today. On the east side of The Chase, the orchard has also been re-established by the Trust. On the west side sympathetic but non-original garden beds have been established by the Trust. The only early planting on the west side of The Chase within the vicinity of the proposed Amenities Building is a Peppercorn tree.

C1931 Aerial photograph showing the Stables Complex, The Chase and Outbuildings

ProposedlocationofAmenitiesBuilding


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Impact of the proposed Amenit ies Building and mit igation measures The proposed Amenities Building has been located and designed to have minimal impact on the significance of the site. The proposed location for the building is where a previous building of a similar scale was located, as seen in the 1903 and 1928 MMBW plans. The length of the building is similar but the plan has a bend in it to avoid impacts on the early Peppercorn tree in the vicinity. While garden bed plants and shrubbery will require removal to construct the Amenities Building, none of this vegetation is early or significant and the early Peppercorn tree will be retained and protected. The location has also been selected as it will not obscure views to any significant features and will be partially concealed by the hedge and vegetation in this location.

Proposed location of the Amenit ies Building on the west side of The Chase The lattice structure seen in the above photographs will be removed to make way for the Amenities Building but it is a recent structure installed by the Trust and is not significant. The proposed structure has been designed so it will be a recessive feature in views with a garden outbuilding appearance and cladding references to the adjacent fernery. The cladding to the main section of walls and the roof will be corrugated iron and the breezeway will be clad with timber battens in reference to the fernery. It will also have a gable roof similar to the building originally in this location. The building will be sympathetic to its location in a formerly working area of the property with an outbuilding appearance and it will be of a similar scale and form to a previous building in this location. The use and placement of materials while sympathetic to its location will also distinguish it as a new building.


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4.0 CONCLUSIONSThe proposed works to the Servant and Tower Wing of the Mansion will are designed to involve little change to significant fabric and will not overwhelm or detract from significant features within the Mansion. New fittings and fixtures have also been designed so they can be removed with little impact on significant fabric. The works will also involve repair works to deteriorated features and will enable better utilisation of spaces within the Mansion and better visitor access. The proposed works to the Stables Complex will involve little change to significant fabric apart from removal and storage of original doors to the Buggy House. The proposed new entries have been sympathetically designed so they are a recessive element and do not detract from or require alteration of significant fabric. The ceiling insulation in the Buggy House will have little visual impact on the interior of the building and no impact on the exterior appearance. The proposed internal ramp is a simple and removable change. The extensive conservation works proposed for this building will enhance and protect the significant fabric and features of this building. The proposed amenities building is proposed in a location where there was formally an outbuilding of a similar scale. The form and materials of the proposed building are sympathetic to its location. No significant vegetation or structures require removal to allow for construction of the new building. As a result the new building will have little impact on significant features or significant views across the site.

rippon lea servant & tower wing, stables complex …...its period qualities are expressed in its...

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