statement of heritage impact - mid-coast council

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Architects and Her itage ConsultantsA BN 16 1223 9 4 4 5 0 A CN 12239445 0p: (02) 4951 2578 f: (02) 4950 0591 e: [email protected] Clarke Street Wallsend 2287 | PO Box 149 Wallsend 2287

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s t e p h e n b o o k e r

n o m i n a t e d a r c h i t e c t

m a n a g i n g d i r e c t o r

B. Sc (Arch), B.ARCH, M. Her. Cons, RAIA, M.ICOMOS, AAA, Apti

ARB NSW No. 4613 ARB VIC No. 17683

STATEMENT OF HERITAGE IMPACT Project No. 14.37

Partial Demolition of Stable Building

at

Australian Hotel 24 Bent Street Wingham NSW 2429 June 2014

Figure 1 View to stable building at Australian Hotel source: Jason Penhall

Prepared by: Jason Penhall

BA (Hons) Arch., PG Cert Arch, M. Arch., PG Dip Prof Prac, ARB

Staff Report S1 - Attachment (vii)

Demolition of Stable Building at Australian Hotel, Wingham Statement of Heritage Impact

carste STUDIO pty ltd project no. 14.37 June 2014

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TABLE OF CONTENTS

1.! INTRODUCTION – BASIS OF ASSESSMENT ..................................................................................................... 3!2.! HISTORICAL CONTEXT ....................................................................................................................................... 3!3.! COMPARATIVE ANALYSIS ................................................................................................................................. 6!4.! PLANNING AND HERITAGE CONTEXT .............................................................................................................. 7!5.! STATEMENT OF SIGNIFICANCE ........................................................................................................................ 9!6.! THE PROPOSAL ................................................................................................................................................... 9!7.! ASSESSMENT OF IMPACTS ............................................................................................................................. 10!8.! RECOMMENDATIONS AND CONCLUSIONS ................................................................................................... 11!

APPENDIX A!""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""!!

APPENDIX B!""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""!!

APPENDIX C!"""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""!!

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1. INTRODUCTION – BASIS OF ASSESSMENT 1.0.1 carste STUDIO has been engaged by Tony Fish of PDA Services to prepare a Statement of Heritage Impact

to accompany the Development Application (DA) for the partial demolition of the former stables building at Australian Hotel at 24 Bent Street, Wingham - Lot 1 DP 781806 and Heritage Item I-242. The site is within Greater Taree City Council Conservation Area C5 – Wingham.

1.0.2 This report adopts the methodology outlined in the Heritage Assessments and Statements of Heritage Impact

(prepared by the Heritage Office and the Department of Urban Affairs and Planning, 1996.) It has been undertaken in accordance with the principles of the Burra Charter: The Australia ICOMOS Charter for Places of Cultural Significance, 1999.

1.0.3 This Statement of Heritage Impact was prepared by Jason Penhall.

1.0.4 The site was inspected by Jason Penhall on the 24th June 2014.

2. HISTORICAL CONTEXT

2.0.1 The original Australian Hotel was constructed in Bent Street and was owned by Donald Brown, an enterprising Scottish settler who, before coming to Wingham, had been a ferry skipper bringing the first steam drogher to the Manning in 1867. Donald Brown’s hotel traded under the name of the Australian Hotel and was built in 1867 but within a few weeks he died and his widow entertained the business eventually selling it to William Fotheringham. W. Fotheringham constructed todays Australian Hotel next door to the original in 1891 - ‘a new, larger and magnificent building containing 34 rooms’. The original hotel building was converted into a produce store and residence before being demolished in 1909. W. Fotheringham constructed ‘Elephant House’ in its place, which accommodated a chemist shop and ladies and girls wear store to the ground floor with a dentist and dressmakers shop to the first floor. It is now the site of the Services Club on Bent Street.1

2.0.2 William Fotheringham came to the Manning conducting a business in Tinonee. William moved to Wingham

and conducted his hotel where the Services Club now stands, before building the Australian Hotel in 1891. He was involved in all community activities being established in these early years in Wingham, namely Wingham Butter Factory, Wingham Bacon Factory and the Wingham Show Society. He was also very involved in the Church of England. He was Alderman for many years, being elected as Mayor more times than any other person in the history of Wingham Council. Descendants of William and Hannah are still residing in Wingham.2

1 Historic Wingham, Manning Valley Historical Society

2 Chronology of Wingham: 1854 - 2004

Figure 2 The original Australian Hotel, constructed 1867 source: Historic Wingham, Manning Valley Historical Society




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Figure 4 The now standing Australian Hotel 1891 source: Historic Wingham, Manning Valley Historical Society

Figure 3 The original Australian Hotel on Bent Street source: Historic Wingham, Manning Valley Historical Society

Figure 5 The rear view of the Australian Hotel (right), Elephant House and Maitland’s Building in Bent Street. The sale yards are also visible.

source: Historic Wingham, Manning Valley Historical Society




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2.0.3 Of the now standing Australian Hotel, written 23rd September 1899: “This is not the only leading hostelry in Wingham, but is credited with being the greatest hotel in the whole of the north coast districts. The building is of most commanding proportions, having frontages of 195ft. to Bent Street and 148ft. to Farquhar Street, & attractive to the eye. It is substantially built of brick & contains 34 large & lofty rooms, including bedrooms, parlours, dining rooms, reading & smoke rooms, spacious sample-rooms, billiard room etc. The whole of the house is particularly well ventilated, nicely furnished & kept scrupulously clean. The bar is stocked with good brands of “fermented and spirituous liquors”, and a sufficient stock of first class cigars & cigarettes is always on hand.

Excellent stabling accommodation is provided & it may here be noted that the hotel is illuminated at night by acetylene gas, which has lately been installed” 1

2.0.4 Attached to the original Australian Hotel were Sale Yards for

the sale of horses, cattle and other livestock as depicted in the newspaper cutting Figure 7. Stables were a requirement of law for Hotel buildings at the time and the Hotel, Stables and Sale Yards along with a blacksmith and Richardson and Bird Auction House at the bottom of the sale yards together formed a strong economic centre for Wingham.3

2.0.5 This only increased with the construction of the now standing Australian Hotel in 1891 and the large stable building, which forms the subject of this Statement of Heritage Impact. The new, larger hotel could offer food, accommodation and stabling for those who attended the Sale Yards.

2.0.6 Stabling is mentioned in a number of articles and newspaper cuttings, as illustrated, and was clearly an element of both the original and now standing Australian Hotels that was considered a valuable asset and was promoted.

3 Manning Valley Historical Society

Figure 6 Newspaper Cutting – 11 Nov 1881. source: Manning Valley Historical Society

Figure 7 Newspaper Cutting – 11 Nov 1881. source: Manning Valley Historical Society

Figure 8 Newspaper Cutting – 7 Sep 1898. source: Wingham Chronicle




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3. COMPARATIVE ANALYSIS 3.0.1 This stables is the only known remaining stables in the area.

3.0.2 In July 2010 the nearest comparable building to the Australian Hotel, Wingham Hotel was burned down. Adjacent to the hotel was a Wingham Coach House, also known as Wingham Stables, which remained standing after the fire that destroyed the hotel.

3.0.3 The stables structure remained standing until its demolition in July 2011, a year after the fire that destroyed the hotel.

3.0.4 The plan shown in Figure 12 is for a similar structure to that of the Australian Hotel Stables and Wingham Stables. It isn’t certain whether the plan was drawn for Wingham Stables, although it is worth noting that the roof trusses are very similar and the plans have 10 bays along the length, as did Wingham Stables.

Figure 9 Figure 10 Figure 9 & 10 - Wingham Hotel on the corner of Isabella and Wynter Streets. Before and after the fire of July 2010.

source: Save Wingham Stables - https://www.facebook.com/groups/216190031733172/?fref=ts

Figure 11 Wingham Stables during demolition, July 2011.

source: Save Wingham Stables - https://www.facebook.com/groups/21619003173

3172/?fref=ts

Figure 12 Plan of Open Shed for Hotel Yard, Wingham source: Manning Valley Historical Society




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4. PLANNING AND HERITAGE CONTEXT Greater Taree Local Environmental Plan 2010 (Taree LEP 2010)

Greater Taree LocalEnvironmental Plan2010

Heritage Map - Sheet HER_010C

Scale 1: 10 000 @ A3Projection GDA1994

Zone 56

Map Identification Number:

Index sheet

Conservation Area - General

Item - Archaeological

Item - General

Heritage

3350_COM_HER_010C_010_20131216

Cadastre

Base data June 1994 © Land andProperty Information (LPI)Addendum data 16/12/2013 © GTCC

100 0 100 200 300

Metres

Figure 13 Wingham Heritage Map source: Greater Taree City Council LEP 2010

The subject site is located within the Conservation Area- Wingham as listed in the Greater Taree City Council LEP 2010:

Suburb Item name Address Significance Map Ref

Wingham Conservation Area—Wingham

The area around Isabella Street, Bent Street, Farquhar Street, Wynter Street bounded in red and hatched in red on the heritage map and labelled C5

Local C5

The subject site is in the vicinity of the following Heritage Items as listed in the Greater Taree City Council LEP 2010:

Item name Address Property description Significance Item no Street trees, Canary Island Palms, and item on roundabout

Bent Street Located on road reserve between Farquhar, Canget, Primrose and Bungay Roads

Local I239

Former butcher’s shop “Gibson and Skinner”

22 Bent Street Lot 10, DP 1092056 Local I241

Australian Hotel and Stables 24 Bent Street Lot 1, DP 781806 Local I242 Shopfront, W.R. Maitland Building

40–42 Bent Street Lot 1, DP 781778 Local I243

Central Park Farquhar, Bent, Isabella and Wynter Streets

Park reserve Local I257

Catholic Church 8 Farquhar Street Section 18, Lots 2 and 3, DP 759099 Local I262

Manning Valley Historical Society and Museum

12 Farquhar Street Lot 30, DP 568926 Local I263

Dwelling 16 Farquhar Street Lot 2, DP 358123 Local I264

Dwelling 20 Farquhar Street Lot 27, DP 437378 Local I265




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Relevant Clauses of the Taree LEP 2010: Greater Taree Development Control Plan 2010 (Taree DCP 2010), Part F Heritage Requirements: Relevant clauses in the DCP 2010 include:

Clause F1.2.2 Repairing and Maintaining Timber Buildings and F1.3.3 Demolition apply to this Statement of Heritage Impact:

F1.2.2 Maintaining Buildings Repairing and Maintaining Timber Buildings

Timber buildings are some of the most characteristic features of the rural landscape. Shearing sheds, barns, woolsheds, stables and worksheds built by settlers and farmers in the 19th and early 20th century are a unique part of our heritage. Timber buildings are under threat from various causes. Termites are a major problem. Attacks by insects such as borers also contribute to deterioration. Simple structures were often built with footings directly in the ground, making rot another serious problem. Environmental factors such as rain, wind and ultraviolet radiation cause further damage. There are simple solutions that can prolong the life of these buildings. Strategies include:

1. selective splicing of new beams to timber posts where they've failed and are structurally important; 2. wire bracing to keep buildings square and to prevent further lean; 3. wiring loose elements in place when fragile.

The philosophy behind the approach is to retain as much original fabric as possible and therefore keep the evidence of the building's history and significance with the minimum amount of intervention.

F1.3.3 Demolition

The demolition of an archaeological site, heritage items or items within a Heritage Conservation Area is contrary to the intent of the heritage listing and should be treated as a last resort. In assessing an application for the demolition of a heritage item or a contributory building, Council will consider:

• the heritage significance of the item or the Building; • the structural condition; • comparative analysis of options; and • the contribution the item or building makes to the streetscape.

If the structural capability of the building is in question, Council may request the submission of a report by a structural engineer with heritage experience to determine whether the building is, or is not, structurally capable of reasonable and economic use. Where demolition is approved it will generally be a conditional upon the submission of a Statement of Heritage Impact and further an archival record of the building and site. The NSW Office of Heritage has guidelines for the preparation of these documents. As a minimum black and white photographs with negatives and colour slides should be submitted for archival recordings,. All photographs should be keyed to a plan of the building(s). In some cases, particularly where the building is of regional or State significance, measured drawings will also be required. These should illustrate all elevations of the building(s) and the site, plans and sections and details of decorative features of the building(s).




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5. STATEMENT OF SIGNIFICANCE The Physical Description is quoted from the New South Wales Heritage Listing:

Physical Description: Two-storey brick hotel with two storey verandahs around 2 sides, some portions of verandahs enclosed. Colorbond hipped roof with rendered decorative chimney's. Upper verandahs have decorative timber picket style balustrades, regularly spaced carved timber posts and element detailing. Highly stylised building in very prominent site. Modifications and dates: Recent sympathetic painting has enhanced building. Discourage further cement sheet enclosures.

Further information: Landmark site Current use: Hotel Previous use: Hotel

Historical notes: Two-storey hotel on important corner site. Located opposite Central Park. Indicates importance of Wingham in early 20th Century when hotels also operated as saleyards.

Assessment of significance: SHR Criteria a): [Historical significance]

Indicates importance of Wingham in early 20th Century when hotels also operated as saleyards.

SHR Criteria c): [Aesthetic significance]

Two-storey hotel on important corner site. Located opposite Central Park.

SHR Criteria d): [Social significance]

Site of informal and formal social and commercial gatherings. Further valuable information may be gained from the Manning Valley Historical Society adjacent.

6. THE PROPOSAL 6.0.1 The proposal is for the partial demolition of the stables building.

6.0.2 The current building is approximately 80% original, the rear third of the roof has been replaced within the last 5 years including all timber roof structure on the retained original posts below.

6.0.3 The proposal is for demolition of the remaining original roof structure due to its inadequate structural capability.

6.0.4 The proposal is to retain all the original perimeter posts to the entire building but remove 8no original internal posts. The rear third of the roof that has been replaced within the last 5 years including all timber roof structure shall be retained.

6.0.5 In completing this report the following documents have been reviewed and produced, please refer to appendices:

Reports: 1. Engineering Report RPE Engineering Services Appendix A 2. Second Engineering Report RPE Engineering Services Appendix A 3. Archival Recording – Measured and Photographic carste STUDIO pty ltd Drawings: 1. 14_37_01 Floor Plan – Archival Recording carste STUDIO pty ltd Appendix B 2. 14_37_02 Roof Plan – Archival Recording carste STUDIO pty ltd Appendix B 3. 14_37_03 Elevations – Archival Recording carste STUDIO pty ltd Appendix B 4. 14_37_04 Elevations – Archival Recording carste STUDIO pty ltd Appendix B 5. 14_37_05 Section – Archival Recording carste STUDIO pty ltd Appendix B 6. 14_37_06 Photographic Key Plan carste STUDIO pty ltd Marked up demolition drawings of the above drawings 14_37_01_D - 14_37_04_D. Appendix C




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7. ASSESSMENT OF IMPACTS 7.1 Identification of Impacts

7.1.1 Potential impacts arising from the proposed development include:

• Potential impact on the streetscape as an important corner site of Bent Street, Farquhar Street, Maitland Lane and Wingham Conservation Area.

• Potential impact on heritage items in the vicinity.

7.1.2 This Statement of Heritage Impact analyses the extent of these potential impacts and the measures taken to mitigate any negative impacts.

7.2 Impact of the proposed partial demolition on the streetscape as an important corner site of Bent Street, Farquhar Street, Maitland Lane and Wingham Conservation Area

7.2.1 The proposed partial demolition will have an impact on the streetscapes of Farquhar Street and Maitland Lane as well as on the Wingham Conservation Area. The site occupies a prominent corner plot with a high degree of visibility.

7.2.2 The proposed retention of the rear third of the stables building is viewed positively. Although the roof structure is relatively new, it has been constructed sensitively and emulates the original structure really well. The roof structure sits on the original timber posts and retention of these is also viewed positively.

7.2.3 The setback from the street of approximately 30m lessens the value of this portion of the building and its retention to some degree and as a result it is considered important that another form of interpretation or retention is considered.

7.2.4 It has been proposed that all perimeter posts to the proposed demolished section of the building shall be retained which is considered an appropriate and positive form of interpretation.

7.2.5 Furthermore, the retention of this part of the structure would leave a large open gable to Farquhar Street side, which may require some mitigative measures.

7.3 Impact of the proposed new work on the heritage items in the vicinity

7.3.1 The impact on heritage items in the vicinity is considered lower than that of the points discussed in Item 7.2. The impacts are limited to visibility and context.

7.3.2 Items that maintain a site line to the stables building at the Australian Hotel are dwellings I-265 and I-264, the former butchers shop I-241, Manning Valley Historical Society Museum I-263 and the Catholic Church I-262.

7.3.3 The eclectic mix of building types listed above gives some indication of the importance of this area within Wingham, each make contribution to the historic value of the area and the stables of the Australian Hotel along with the hotel itself do so as well. Together the heritage listed buildings along with those others in, and in the vicinity, of the Conservation Area represent the history of Wingham and loss of the stables would make some impact on that.

7.3.4 The heritage value and significance of the surrounding heritage items would be no less without the stables building however there is certainly a contributory value to the area that will be negatively impacted on.

7.3.5 Conservation of as much of the stables as is structurally and economically reasonable is important.

7.4 Mitigative Measures 7.4.1 The proposal retains as much of the barn as is structurally and economically reasonable, this is based on the

information and advice given in the Engineering Reports in Appendix A.




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7.4.2 Retention of the newer section of the barn building is important, including the posts that support it. Following any further structural investigation, any posts that require upgrading and can be structurally and economically reasonably upgraded, with spliced in timber or secondary posts etc, should be.

7.4.3 All existing perimeter posts are to be retained.

7.4.4 A gable end of vertical timbers could be constructed to the open gable of the remaining roof structure.

8. RECOMMENDATIONS AND CONCLUSIONS The following conclusions are made based on the Heritage Assessment and recommendation of the Statement of Heritage Impact:

8.0.1 The proposal is in line with the requirements set out by Greater Taree City Council DCP and LEP.

8.0.2 This proposal shall not set a precedent for demolition of other similar buildings partial demolition of this item is based on it’s own structural and economic feasibility of retention and repair.

8.0.3 The client and their representatives have followed carste STUDIO’s initial advice that further investigation of

the structural integrity of the perimeter posts and the re-built section of the building should be carried out with an intention to retain as much of the original building as possible. The following statement is provided within the Second Engineering Report (Appendix A):

“…in the old part of the structure, many components need redesign, and virtually every component needs replacement, it appears that the most practical option is to take a ‘demolition’ approach.

Under this approach, the older part of the building, excluding the posts, would be demolished, starting from the southern end, leaving the re-built section at the northern end intact.

It would then be possible to design and construct a new building in the style of the original stables, which complies with modern building standards, but still retains some of the heritage values of the original structure. The new building could be designed to incorporate the existing posts and the still standing northern section.

While this option does involve the demolition of a large part of the existing structure, it would appear that it is the closest option to a rectification procedure that can be achieved in practice.”

8.0.4 Following the engineer’s advice, it is considered that there is no alternative but to resort to partial demolition

of the structure as described within Section 6 – The Proposal.

8.0.5 Partial demolition will impact on the streetscape as an important corner site of Bent Street, Farquhar Street, Maitland Lane and Wingham Conservation Area however is considered unavoidable.

8.0.6 Heritage items within the vicinity shall remain unaffected in their own right however loss of the stables as a contributory building to the Wingham Conservation Area shall have some impact.

8.0.7 Retention of the re-built section of the building and all original perimeter posts is positive and will allow

interpretation of the site and its contribution to Wingham Conservation Area. 8.0.8 It is our advice that if a suitable and appropriate future development of this area of the site makes

construction of a new structure feasible, the new structure should be of the archetype and character of the original building and should be assessed under heritage criteria.

8.0.9 It is our advice that the remaining structure including the perimeter posts should retain their heritage listing as

stables as part of the existing listing I-242 ‘Australian Hotel and Stables’.

8.0.10 We are of the opinion that the proposal should be approved. The proposal is the best possible solution that is economically and structurally feasible.




c a r s t eST UDIO


www.carste.com.au






APPENDIX A


RPE ENGINEERING SERVICES MECHANICAL & STRUCTURAL CONSULTING ENGINEERS

7 Edgewater Dr PO Box 5161 DIAMOND BEACH NSW 2430 HALLIDAYS POINT NSW 2430 Phone: (02) 6559 3400 Mobile: 0428 653 578 Fax: (02) 6559 3411 Email: [email protected]

!"#"$%&''()*+,'$$-./0123$$#4/'5$$($$4*6'7689:$

21 March, 2014 ref. 14037.r01 Wes Zuber & Corinne Fuller c/- Australian Hotel 24 Bent Street WINGHAM NSW 2429

ENGINEERING REPORT Timber-framed building at 24 Bent Street, Wingham

Background: The erected some 120 years ago on the western part of the site occuoied by the existing Australian Hotel, in Wingham. The building is timber-framed with a corrugated iron roof. It has mostly open sides, and the roof structure is supported on large diameter (approximately 300 400 mm) hardwood posts. The building has considerable heritage value, since it is probably the last of its type and size in the region. The building suffered some damage during a wind storm that occurred on the afternoon of Sunday 16 March, 2014. As a result, building contractor Wayne Munro of Waylyn Homes was called in to inspect the damage. Mr. Munro was concerned about a number of aspects of the condition of the structure, and he called in RPE Engineering Services, consulting structural engineers, to examine the building. Chris Venn-Brown FIEAust CPEng inspected the building on 21 March, 2014, in the company of Wayne Munro, his assistant, Ian Grey, and the Licensees of the Australian Hotel, Wes Zuber and Corinne Fuller.

Discussion: The inspection revealed a number of major faults. There is clear evidence that some of these occurred during the wind storm. However, many of them pre-existed the storm. There has not been an opportunity to carry out detailed calculations, but observation of the dimensions and arrangements of structural members suggests that it is unlikely that the structure, in its as-built state, would have complied with current Australian Standards. In its inadequate state, it is not surprising that a number of local structural failures have occurred over the years. Repairs and other modifications have been made, but generally these appear to have been carried out without any reference to a structural engineer, or to an experienced builder or carpenter. As a result most of the repairs and modifications are of poor quality. Again, because of its existing inadequacies, the building was vulnerable to damage during the recent wind storm. Such damage occurred, and the building is now even more vulnerable to future storms. The following photographs illustrate many (but not all of) the existing structural problems.


RPE Engineering Services Page 2

Engineering Report, ref. 14034.r01 21 March, 2014

Photo 1: Shows the uneven roof-line. The steel beam (in yellow) is buckled laterally towards

the camera.

Photo 2: All of the timber tie-beams are sagging significantly, showing that they are (or have been) over-stressed. A new timber beam has been added to strengthen an existing tie beam,

but it is under-sized.

Photo 3: Another view of sagging members




Photo 4: Lateral buckling in steel beam (see Photo 1) Photo 5: Roof strut connection dislodged

during storm.

Photo 6: Rafter broken during storm. Photo 7: Poor pre-existing connection details

Photo 8: Poorly designed steel bracket which connects to sections of a tie-beam, supports roof struts,

and is fixed to a longitudinal beam (which is twisting under the load applied by the bracket).




Photo 9: Inadequate connections with nails pulling out. Photo 10: Roof sheeting rusted through in many

places

Photo 11: The northern end of the building was rebuilt a few years ago, and is in better condition.

The timber posts which provide the support for the building (some of which are visible in Photos 3 and 11) are generally in satisfactory condition, although an individual detailed inspection is recommended if the posts ure to remain in use.

The greatest risk with a structure of this type is that during high winds the air pressure beneath the roof will increase, while the normal effect of a wind blowing across such a roof is to cause negative pressures above the roof. This is exacerbated when some of the sides are effectively blocked by adjacent buildings (as in this case). The positive pressure beneath the roof, combined with the negative pressure above it may will cause the roof to lift off its supports and be transported laterally until it falls to the ground, where it almost certainly will cause damage to other structures and/or death or injury to passers-by.

Individual roof sheets, a larger section of the roof, or the roof as a whole, could perform this way.




There is a lesser, but still significant, risk that the structure could collapse inwards. In this case damage and injury would be confined to a smaller area, but is still likely to occur.

Lastly, an LPG gas pipe runs from LPG cylinders on the ground on the western side of the structure, to the hotel, attached to a roof tie beam. It is located on the part of the roof that was repaired a few years ago (see Photo 11), but if the older section of the structure were to fail, there remains a significant risk of damage to the pipe and even possibly the cylinders, which could lead to an LPG explosion or fire.

Rectification: As nearly all of the roof sheeting and a large proportion of the timber and steel structural members in the building require repair or replacement, rectification of the building to make it safe and to bring it into line (at least in principle) with current standards is not considered to be a practical proposition. To carry out the work, the existing roof sheeting would need to be removed to allow access to its supporting structures. Taking into account occupational health and standards requirements, the precarious condition of the structure precludes workers from walking on the roof,. Therefore, removal of the sheeting would be to be done remotely, and would be an extremely costly exercise. Furthermore, there is some danger to workers beneath the roof, especially during the dismantling process. The existing structure (obviously) has some capacity to hold itself up, but if individual members are removed, the overall strength of the structure will be degraded, and the risk of collapse will increase. Following removal of the sheeting, a significant proportion of the timber members would require replacement, and the rectified building would incorporate a high percentage of new timbers and sheeting. Notwithstanding the heritage value of the building, it would appear that the cost of rectification would be unreasonably high.. It is therefore recommended that the bulding be demolished. Due to the significant risk of failure in the next wind storm, it is recommended that demolition be carried out as a matter of urgency.

Note: The owners may choose, however, to retain the timber posts in position, as these posts potentially could be used as part of the structure of a building that may be erected on the site in the future. The posts on their own should not pose any threat of damage or injury to others, but, following demolition of the roof structure which they are supporting, they should be checked by a structural engineer to confirm that this is the case.

Summary and Conclusions: The 120 year old Heritage Stables on the site of the Australian Hotel, Wingham, were examined, following a wind storm that occurred on Sunday 16 March, 2014.




-of the stables would comply with current Australian Standards. Repairs to isolated failures over the years, and other modifications, are generally of poor quality. The building suffered further damage during the wind storm, and is now extremely vulnerable to further failures or collapse should a similar storm occur. Rectification of the building does not appear to be a viable option, due to the extent of the repairs required, and due to the difficulty of undertaking the repairs safely. Only the main supporting timber posts could sensibly retained for incorporation into a future building to be erected on the site. It is therefore recommended that the building be demolished, as a matter of urgency. The owners may choose to retain the main supporting posts (subject to a detailed inspection by a structural engineer), should they so desire.

G.C. Venn-Brown F.I.E.Aust. CPEng. RPE ENGINEERING SERVICES


RPE ENGINEERING SERVICES MECHANICAL & STRUCTURAL CONSULTING ENGINEERS

7 Edgewater Dr PO Box 5161 DIAMOND BEACH NSW 2430 HALLIDAYS POINT NSW 2430 Phone: (02) 6559 3400 Mobile: 0428 653 578 Fax: (02) 6559 3411 Email: [email protected]

!"#"$%&''()*+,'$$-./0123$$#4/'5$$($$4*6'7689:$

10 July, 2014 ref. 14037.r02 Wes Zuber & Corinne Fuller c/- Australian Hotel 24 Bent Street WINGHAM NSW 2429

SECOND ENGINEERING REPORT Timber-framed building at 24 Bent Street, Wingham

Background: The s erected some 120 years ago on the western part of the site occupied by the existing Australian Hotel, in Wingham. It was the subject of RPE Engineering Services report, ref. 14037.r01, dated 21 March, 2014. This report recommended that, following damage to the building that had occurred as a result of bad weather, and the probable cost of rectification, the building should be be demolished, as a matter of urgency. In order to justify the demolition of a building with significant heritage value, it has become necessary to assess the cost and practicalities of the alternative option, namely rectification, in more detail. Accordingly, Chris Venn-Brown FIEAust CPEng of RPE Engineering Services again inspected the building on 09 July, 2014, in the company of Wayne Munro of Waylyn Homes, building contractor, and Tony Fish of PDA Services, environmental consultant, with a view to a cost of rectification being developed. This report makes no attempt to assess the cost of rectification, but it is anticipated that, on the basis of this report, Mr. Munro will be able to provide an indication of the costs involved in the various alternatives.

Discussion: The inspection revealed some deterioration in the structure since the previous inspection. In particular, a corrugated steel roof sheet had come loose and was overhanging the front entrance to the building, and at least one timber connection had come adrift in the intervening period. This level of deterioration emphasizes the urgency of securing the building structure. The northern part of the building (see Photo 11 in the original report), which makes up approximately 20% of the whole structure, was rebuilt relatively recently. This is generally in good condition, and complies with current structural and building practice. This part of the whole building does not require rectification. In assessing the possible rectification of the remainder of the building, the following points must be considered:



Engineering Report, ref. 14037.r02 10 July, 2014

As noted in the original report, even in an as-new condition, it is considered that the original structure would not comply with current Australian Standards. For example:

! The rafters are 100 mm x 50 mm, which is inadequate for the spans and spacing involved. In the re-built northern section, rafters are 150 mm x 75 mm.

! The strutting beams are generally inadequate, the evidence being that they are generally seriously deformed (see Photos 2 and 3 in the original report).

! Many of the connections between members are of unacceptable design (see Photos 5, 7 and 8 in the original report).

Therefore, there is a conflict between, on the one hand, returning the structure to an as-built condition, and, on the other, providing a structure which is can be certified as complying with modern building standards.

The strutting beams generally have relatively long spans. It is probable that suitable section sizes in timber (which may have been available at the time the building was constructed) are no longer available. In a modern design, it may be necessary to use steel beams. (The steel beams could be clad in timber to give the look of the original heritage stables).

If the building is to be rectified rather than demolished, this implies removing and replacing individual structural components in sequence. This type of procedure means that, as components are removed, the structure is weakened until they are replaced. Correct propping of the structure will be crucial, and, in its current weakened state, it will be very difficult to assess exactly where props should be placed to be certain of total work force safety.

The roof structure cannot be certified to be adequate to support workers or equipment, so the roof sheeting and individual members will need to be removed using remote equipment, such as cherry-pickers or cranes.

The safety of the work force will dictate that work can only proceed when there is very little wind.

Taking the above into account, and noting that, in the old part of the structure, many components need redesign, and virtually every component needs replacement, it appears that the most practical option is to take a demolition approach.

Under this approach, the older part of the building, excluding the posts, would be demolished, starting from the southern end, leaving the re-built section at the northern end intact.

It would then be possible to design and construct a new building in the style of the original stables, which complies with modern building standards, but still retains some of the heritage values of the original structure. The new building could be designed to incorporate the existing posts and the still standing northern section,

While this option does involve the demolition of a large part of the existing structure, it would appear that it is the closest option to a rectification procedure that can be achieved in practice.



Engineering Report, ref. 14037.r02 10 July, 2014

Summary and Conclusions: The 120 year old Heritage Stables on the site of the Australian Hotel, Wingham, were examined for a second time, with a view to assessing the cost of rectification. In considering the situation in detail, and in discussing the matter with Mr. Wayne Munro, it became clear that a rectification procedure involving the sequential repair/replacement of each damaged or deteriorated component of the (non-recently re-built) structure to bring the building into an as-built condition is not a practical option. This is primarily because, on completion of the work it would not be possible to provide an Engineering Certificate of Structural Adequacy for the building. Secondly, it is because a very large proportion of the structure, apart from the main posts, will require replacement due to damage or deterioration. On completion of a thorough rectification procedure, there would be very little of the original structure remaining. Thirdly, it is because during such a procedure, there is no certainty that the current expected Occupational Health and Safety standards could be achieved. If rectification by the sequential repair/replacement of each damaged or deteriorated component is not a possible option, then a form of rectification can be achieved by demolition of the old structure, and re-building in the style of the original building, using modern design and construction standards.

G.C. Venn-Brown F.I.E.Aust. CPEng. RPE ENGINEERING SERVICES




c a r s t eST UDIO


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APPENDIX B


P r o j e c t N u m b e r :

P r o j e c t N a m e :

A r c h i v a l R e c o r d i n g

P r o p r i e t o r :

S t a t u s : A r c h i v a l R e c o r d i n g

S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :

D r a w n B y : J PP l o t D a t e : T u e s d a y , 1 J u l y 2 0 1 4

L e g e n d :

A m e n d m e n t s :

N o t e s :

B a r S c a l e :

D r a w i n g N o : 0 1 f o u r t e e n -t h i r t y s e v e n

c a r s t e S T U D I O p t y l t d

Ar chitec ts and Her it age Consult ant sA B N 16 12 2 3 9 4 4 5 0

A R B N S W R e g N o . 4 6 13

p: (02) 4951 2578 f: (02) 4950 0591 e: admin@c ar s t e .c om.au3 4 C la r k e St r ee t W a l l s e nd 2 2 8 7 | P O B o x 14 9 W a l l s e nd 2 2 8 7

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A ll i n f o r m a t i o n , c o n c e p t s a n d i d e a sc o n t a i n e d h e r e i n a r e t h e p r o p e r t y o fc a r s t e S T U D I O P t y L t d a n d m a y n o tb e d i s t r i b u t e d a n d / o r r e p r o d u c e dw i t h o u t e x p r e s s p e r m i s s i o n f r o mc a r s t e S T U D I O P t y L t d . It is t h er e s p o n s i b i l i t y o f t h e b u i l d e r t o c h e c ka n d v e r i f y a l l d i m e n s i o n s o n - s i t e p r io rt o t h e c o m m e n c e m e n t o f w o r k a n d t ono t i f y c a r s t e S T U D I O P t y L t d o f a n ye r r o r s a n d o m i s s i o n s . D o n o t s c a l ed r a w i n g . D o n o t u s e d r a w i n g f o rc o n s t r u c t i o n p u r p o s e s u n l e s s i s s u e db y c a r s t e S T U D I O P t y L t d f o rc o n s t r u c t i o n .

1 4 - 3 7

P D A S e r v i c e s f o r A u s t r a l i a n H o t e l

A u s t r a l i a n H o t e l 2 4 B e n t S t r e e t W i n g h a m 1 : 1 0 0 @ A 3

F l o o r P l a n

n o m i n a t e d a r c h i t e c t - s t e p h e n b o o k e rA C N 12 2 3 9 4 4 5 0

A R B V I C R e g N o . 17 6 8 3

N

5,500

8,019

2,80

0

10,8

00

8,800

4,000

35,200

16,5

00

3,900

10,7

00

6,200 6,000 6,400

4,590

7,500

7,50

0

2,800

LATER CONSTRUCTEDCORRUGATED METAL SHED

LATER CONSTRUCTED TIMBERSHED

ORIGINAL SHED BUILDING ROOFSTRUCTURE EXTENDS OVER ANDTHROUGH EXISTING LATERCONSTRUCTED BOTTLE SHOPBUILDING

STEEL BEAM OVER IS BUCKLEDLATERALLY TOWARDS THE EAST

ADDITIONAL APPROX. 230mm x75mm TIMBER BEAMS ADDED TOSTRENGTHEN ORIGINALAPPROX. 100mm x 50mm TIMBERTIE BEAMS.TIE BEAMS ARE SAGGINGSIGNIFICANTLY.

CONCRETE HARDSTANDING IS GENERALLY SET INFROM THE EXTERNAL TIMBER POSTS OF THEORIGINAL BUILDING

BUILDING LINE OF NEW WORK TOWARDS NORTH


ORIGINAL APPROX 100mm x50mm TIE BEAMS. NOADDITIONAL SUPPORT

APPROX. 230mm TIMBER BEAMSUFFERING LATERAL TWISTING

SHED STORE

SHED STORE

BOTTLE SHOP

A

A A A A

A

A A A

A

A

A A A A A

A

A

AA A A A A

BB

BBB

A

A

CONCRETE HARDSTANDING

0 2 41 3 5

A 300-400mm ØTIMBER POST

B200-220mm ØTIMBER POST







S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



R o o f P l a n


A R B V I C R e g N o . 17 6 8 3

N

ROOF STRUTCONNECTIONDISLODGED

STEEL BRACKETCONNECTION ISTWISTING BEAMS ATJUNCTION.



RAFTERS APPROX 100mm x 50mm @ ROUGH 1000mm CTRS

TIMBER BATTENS SUPPORTING METAL SHEET ROOFINGPERPEDICULAR TO RAFTERS @ ROUGH 1000mm CTRS

HORIZONTAL TIES APPROXIMATELY 100mm x 50mm

TIMBER MID-SPAN BEARER


HIGH LEVEL TIMBER TIEBETWEEN MID-SPAN BEARERSAT APPROX. 2000mm CTRS WITHHANGER TO RIDGE

SHED STORE

SHED STORE

BOTTLE SHOP

0 2 41 3 5







S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



E l e v a t i o n s


A R B V I C R e g N o . 17 6 8 3

NRECENTLY RECONSTRUCTED ROOF INCLUDING ALLTIMBER STRUCTURE ABOVE ORIGINAL TIMBER POSTS REMAINING ORIGINAL METAL SHEET ROOFING IN VERY POOR CONDITION

THROUGHOUT

EXISTING ORIGINAL TIMBER POSTS ARESUFFERING SOME DETERIORATION BUTGENERALLY APPEAR IN REASONABLE CONDITION

SHEET METAL TIES APPROX POSITION OF LPGGAS BOTTLES. GAS PIPE RUNS ALONGORIGINAL TIMBER TIE BEAM TO NEW SECTIONOF ROOF

RECENTLY RECONSTRUCTED ROOF INCLUDING ALLTIMBER STRUCTURE ABOVE ORIGINAL TIMBER POSTSREMAINING ORIGINAL METAL SHEET ROOFING IN VERY POOR CONDITION

THROUGHOUTSTEEL POSTS FIXED TO ORIGINAL TIMBERPOSTS AT HIGH LEVEL INTERNALLY PROTRUDETHROUGH ROOF AND PROVIDE SUPPORT TONEW SUNSHADING TO OUTDOOR SEATING TOEAST.

LATER CONSTRUCTEDCORRUGATED METALSHED


STEEL BEAM OVER IS BUCKLEDLATERALLY TOWARDS THE EASTSHALLOW FALL TO WEST AND NORTHEXISTING BOTTLE SHOP CONSTRUCTED LATER,

ROOF STRUCTURES INTERSECT


EAST ELEVATION

WEST ELEVATION

0 2 41 3 5







S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



E l e v a t i o n s


A R B V I C R e g N o . 17 6 8 3

N

BOTTLE SHOP SIGNAGE

LATER ADDED FIBRE-CEMENTWEATHERBOARD CLADDING TOSOUTHERN GABLE END TO FARQUHARSTREET


EXISTING BOTTLE SHOP CONSTRUCTED LATER.ADAPTED INFILL SECTION OF WALL ATHIGH LEVEL

TIMBER CLADDING OVER BRICK BASECOURSE TOBOTTLEHSOP

ROOF STRUCTURES INTERSECT



EXISTING BOTTLE SHOP CONSTRUCTED LATER.

ROOF STRUCTURESINTERSECT

METAL BOX GUTTER TO EASTERNROOF EDGE ONLY


RECENTLY RECONSTRUCTED HIPPED ROOF INCLUDINGALL TIMBER STRUCTURE ABOVE ORIGINAL TIMBERPOSTS

NORTH ELEVATION

SOUTH ELEVATION

0 2 41 3 5







S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



S e c t i o n


A R B V I C R e g N o . 17 6 8 3

N

STEEL BRACKETCONNECTION ISTWISTING BEAMS ATJUNCTION.

RAFTERS APPROX 100mm x 50mm@ ROUGH 1000mm CTRS

TIMBER BATTENS SUPPORTINGMETAL SHEET ROOFINGPERPEDICULAR TO RAFTERS @ROUGH 1000mm CTRS

HORIZONTAL TIESAPPROXIMATELY 100mm x 50mm


HIGH LEVEL TIMBER TIEBETWEEN MID-SPAN BEARERSAT APPROX. 2000mm CTRS WITHHANGER TO RIDGE

TIMBER STRUTS TOMID-SPAN BEARER




SECTION A-A

N0 2 41 3 5




c a r s t eST UDIO


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APPENDIX C






S t a t u s : A r c h i v a l R e c o r d i n g ( P r o p o s e d D e m o l i t i o n )

S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :

D r a w n B y : J PP l o t D a t e : W e d n e s d a y , 1 6 J u l y 2 0 1 4

L e g e n d :


N o t e s :

B a r S c a l e :

D r a w i n g N o : 0 1 - D f o u r t e e n -t h i r t y s e v e n



A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



F l o o r P l a n


A R B V I C R e g N o . 17 6 8 3

N

5,500

8,019

2,80

0

10,8

00

8,800

4,000

35,200

16,5

00

3,900

10,7

00

6,200 6,000 6,400

4,590

7,500

7,50

0

2,800



INTERNAL ORIGINAL TIMBERPOSTS TO BE REMOVED (RED)

ALL ORIGINAL TIMBER EXTERNAL POSTSTO BE RETAINED (BLACK)

ALL REMAINING ORIGINAL ROOFSTRUCTURE TO BE DEMOLISHED (RED)

SHED STORE

SHED STORE

BOTTLE SHOP

A

A A A A

A

A A A

A

A

A A A A A

A

A

AA A A A A

BB

BBB

A

A

EXISTING CONCRETE HARDSTANDING TO BE RETAINED

0 2 41 3 5

A 300-400mm Ø TIMBERPOST

B200-220mm Ø TIMBERPOST

ROOF STRUCTURETO BE DEMOLISHED

ORIGINAL TIMBERINTERNAL POST TOBE DEMOLISHED

These drawings are illustrativeonly and are intended todemonstrate the extent ofdemolition and to identifyelements that should be retainedfor appropriate interpretation ofthe site from a heritageperspective.

These drawings aresupplementary to the measureddrawings of the existing buildingthat form part of the ArchivalRecording and for information tosupport the Statement ofHeritage Impact produced bycarste STUDIO (June 2014).

These drawings should not beused for any demolition works,construction works or approvals.







S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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R o o f P l a n


A R B V I C R e g N o . 17 6 8 3

NBUILDING LINE OF NEW WORK TOWARDS NORTH


INTERNAL ORIGINAL TIMBERPOSTS TO BE REMOVED (RED)


ALL REMAINING ORIGINAL ROOFSTRUCTURE TO BE DEMOLISHED (RED) ALL RE-BUILT NEWER ROOF STRUCTURE

TO BE RETAINED (BLACK)

GABLE END BRACING AND FINISHES TOBE MADE GOOD AND TO ENGINEERSSPECIFICATION

SHED STORE

SHED STORE

BOTTLE SHOP

0 2 41 3 5


ORIGINAL TIMBERINTERNAL POST TOBE DEMOLISHED










S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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E l e v a t i o n s


A R B V I C R e g N o . 17 6 8 3

N

BUILDING LINE OF NEW WORKTOWARDS NORTH



ALL REMAINING ORIGINAL ROOFSTRUCTURE TO BE DEMOLISHED (RED)

ALL RE-BUILT NEWER ROOF STRUCTURETO BE RETAINED (BLACK)



ALL REMAINING ORIGINAL ROOFSTRUCTURE TO BE DEMOLISHED (RED)ALL RE-BUILT NEWER ROOF STRUCTURE



EAST ELEVATION

WEST ELEVATION

0 2 41 3 5











S c a l e :

D r a w i n g :

T i t l e :

R e v i s i o n :


L e g e n d :


N o t e s :

B a r S c a l e :




A R B N S W R e g N o . 4 6 13


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1 4 - 3 7



E l e v a t i o n s


A R B V I C R e g N o . 17 6 8 3

N



LATER CONSTRUCTEDCORRUGATED METALSHED ALL ORIGINAL TIMBER EXTERNAL POSTS





NORTH ELEVATION

SOUTH ELEVATION

0 2 41 3 5






statement of heritage impact - mid-coast council

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