Heritage Guideline 2: Alterations And Additions To Houses .
Heritage guideline 2: alterations andadditions to houses in heritage areasAssistance on heritage mattersBackgroundThis document is one of a series of Guidelinesdeveloped by Moreland City Council to assistowners and applicants in preparing planningpermit applications for buildings covered by aHeritage Overlay.Housing in Moreland’s heritage areas generallyreflects a variety of architectural styles whichexisted between the 1850’s and 1950’s. They rangefrom large houses such as those located on LobbsHill, Brunswick to modest timber cottages andworkers’ terrace housing. Moreland contains anumber of housing estates which consist of WarService Homes, Commission houses and theBeaufort Houses in Pascoe Vale South.This Guideline is provided in addition to Council’sfree Heritage Advisory Service which is available toall heritage property owners in Moreland.Applicants are encouraged to discuss their ideaswith a planning officer in a pre-application meeting,prior to finalising plans or lodging an application.Prior consultation may help identify any issued earlyand improve the progress of your application lateron.For more information and to lodge a pre applicationmeeting request, please visit Council’s website lanning-meeting/ .IntroductionIf your property is covered by a Heritage Overlay, aplanning permit is required to carry out most workssuch as construction, alterations or demolition.Permits are usually required for all types of buildingsincluding garages, carports, fences, verandahs,pergolas and decks. Replacing windows or reroofing with new materials will usually require apermit. Only in some cases will a planning permitbe required for external painting or internalalterations. If unsure, contact Council’s UrbanDevelopment Branch to confirm which requirementsapply to your property.The Heritage Policy at Clause 22.06 of theMoreland Planning Scheme outlines how Councilwill protect and conserve Moreland’s heritage.These Guidelines have been based on the HeritagePolicy and provide detailed guidance on appropriateapproaches for alterations and additions to housesin areas covered by a Heritage Overlay.The style of housing in some streets of Moreland isvery consistent because development has occurredwithin a short period of time, sometimes by thesame builder. Other streets are more mixed in styleand may feature a two storey Victorian terracealongside a single storey inter-War cottage.Development GuidelinesThe following guidelines and examples are intendedto assist when changes to a historic house arebeing considered. They are based on somecommon settings, but will not be appropriate forevery situation. Every house will be approached ona case by case basis and there is no ‘one-size-fitsall’ answer to appropriate changes.DemolitionIn most cases the demolition of parts that do notcontribute to the historic importance of a propertywill be acceptable. Council’s Heritage Policyidentifies the grounds for approving demolition andthe specific application requirements that mayapply.Maintenance, repairs and restorationMaintenance is the continuous protective care of aproperty to ensure that it remains in good condition.Maintenance does not require a planning permit.
Repair usually involves the removal of deterioratedmaterial and replacement with new material. Whenthe new material is the same as the old a planningpermit is not required however if the proposedmaterial is of different appearance, then planningapproval will be required.Additions visible from the streetAdditions to properties covered by a HeritageOverlay should be positioned, sized and detailed toensure that the existing prominence and form of theoriginal building is not overwhelmed by theproposed additions.Restoration is the process of returning the currentappearance of a building or part of a property backto an earlier known appearance. This may involvethe removal of non-original wall finishes (i.e. fakebricks, plastic/aluminium weatherboard cladding) orthe replacement of non-original aluminium framewindows with new traditional style timber framewindows. Restoration requires a planning permit.AlterationsThe purposes of Heritage Overlays and Council’sHeritage Policy are to ensure that alterations withinheritage areas respect the historical importance,character and appearance of both those placeswhich are individually identified as well as the areaas a whole (often referred to as a precinct).Alterations to properties covered by a HeritageOverlay should involve retaining as much originalexternal building material as possible, especiallyfeatures at the front of a house which contribute tothe historic and architectural importance of theindividual building or the precinct as a whole.AdditionsBoth conservative and contemporary designapproaches to additions may be acceptable,however building forms and materials that drawattention away from the main house should beavoided.The original building should not be lost amongst additionsThe form of the proposed additions should be ofsimilar scale and proportion, and use materials thatrelate to the property and the precinct as a whole.The reproduction of historic details is not howeverencouraged as there should be no confusionbetween old and new building works.Buildings and houses within a precinct that areclearly not in keeping with the character of theheritage area should not be used as reference fordesigning inappropriate additions to heritagehouses.Single storey additionsSingle storey additions at the rear of an existinghouse and not visible from a street or other publicspace will usually be acceptable as they havelimited impact on the streetscape and therefore donot dominate the main house.Side additions should be well set back from the frontwall of the main house.Additions in front of the main house or forward ofthe front setback will not generally be accepted.Where space exists, consider designing largeadditions as smaller units with a connection to themain house so that it is clear where new work startsand finishes.
Covered outdoor areas such verandahs or pergolasat the side or rear of the main house should beroofed with a flat or skillion roof structure. Theexcessive bulk of substantial roof structures overthese areas should be avoided. Locating the addition as far back as reasonablypossible from the street frontage. In mostinstances a setback equivalent to the depth ofthe front two rooms behind the front wall of thehouse will be the preferred distance.The outdoor area to 1 has a bulkier roof form than 2Roof space additionsSome styles of houses, such as Federation andCalifornian Bungalows feature large steeply pitchedroofs that may provide an opportunity for an atticstorey with minimal change to the exteriorelevations.Upper storey additionsThe development of any upper storey additions toan existing house covered by a heritage overlayneeds to be designed to ensure that its size,position and appearance do not compete visuallywith the prominence of the main building.Preferred setback for two storey rear additions Designing ceiling heights in proposed additionsto be no greater than 2.7m high at ground floor,and 2.4m high at the upper floor level.Consider the use of raking ceilings at the upperlevel to further reduce the overall height of newadditions.The key considerations for every proposal will bethe setback and height of the proposed additions.It is a requirement for every application thatproposes upper storey additions to be accompaniedby a sightline drawing taken from the opposite sideof the street at 1.6 metres above ground level.Oblique views from a position two allotments away,on either side, may also be required.Ways for minimising the visual impact of upperstorey additions may include: Limiting the number and size of new upperstorey rooms; Designing upper storey floor layouts that arefully efficient without the creation of dead areasor voids; Maximising the potential for ground levelaccommodation;Preferred ceiling heights for two storey rear additions Stepping down the finished level of the groundfloor by using slab on ground, partial excavationor by taking advantage of a rear slope on theland.Using a slope to reduce height of two storey rear additions
Minimising the roof height at the front of theaddition (e.g. a gable roof is higher at the frontthan a hip roof; a skillion (if used) should rise tothe rear). Flat roofs may be lower, but their usemay not fit in with the character of your heritageprecinct. Limiting the span and loading of the first floorstructure to reduce structural depth (i.e. bytransferring loads directly onto lower walls,rather than constructing deep new beams). The main objective is to preserve the original frontas the most prominent element in the streetscape.This means that a setback will be required for anynew construction at the side of a dwelling. This willbe dependent on its size and height and the degreeto which it integrates with the original house and/ordoes not dominate the original house.The various heights of an addition at the side shouldbe less than the corresponding heights of the houseitself.Minimising the width of the addition so as toreduce the height of a pitched roof form.The side addition is setback from and lower than the originalhouseBuilding height reduced by reducing width of addition Having greater side setbacks at the upper level. Ensuring that upper level decks, at the front ofthe addition are not roofed. Generally upperlevel decks at the front will not be acceptableunless they cannot be seen from the street.There may be exceptions where the side of thehouse has special design features such asprojecting bays and boxed windows. In these casesan addition to the side of the dwelling may not beappropriate.Alterations and additions at the sideAlterations to the sides of houses can beconsidered, depending on their closeness to thefront and the degree of concealment by adjacentbuildings. Generally, maximising the setback fromthe street is preferred.This house has important features at the side that should beprotectedCorner sitesThe visibility of additions to historic houses locatedon corner or open sites is inevitable. The setbackand heights of proposed additions are especiallyimportant because of their ability to dominate sidestreets.
Additions to corner or open sites should be setbackfrom the street boundary to the same extent asother nearby corner sites which are within theheritage overlay.Where a building of heritage value in a side streetadjoins the subject site, any proposed rear or upperlevel additions must be setback to ensure that theydo not dominate existing vistas of that street.The preferred approach for additions on corner andopen sites is to create the appearance of separationfrom the original house and to respond to itsarchitectural characteristics, particularly in the roofform and materials used.The removal of the internal section of a chimney issometimes considered unavoidable. When thisinvolves a chimney that is considered a significantfeature of the house it is important that the exteriorportion be retained so that the original appearanceof the house is unchanged. Engineering advicemay be required to ensure that adequate bracing ofthe remaining chimney is achieved.Carports and garagesMost houses built prior to the 1940s wereconstructed without garages or carports.Any proposed garages or carports need to besensitively designed so that existing views of thehouse to the street are not hidden and thearchitectural character of the house is not altered.Ideally car accommodation structures should belocated at the rear or setback on the side preferablyat least 1.5 metres behind the building line of thefront wall of the house (not the verandah).Separate buildings reduce the overall impact of the rearadditionsChimneysThe chimneys on some houses were clearlyintended to be seen as an important part of theoverall design of the house. This is particularly thecase for chimneys that have been finished to thesame standard as the main walls of the house andinclude decorative mouldings or brickwork detailing.These chimneys are significant features of theoriginal house and must be retained.In comparison some chimneys are of very basicconstruction, most likely located towards the rear ofthe house where they were not intended to be seenfrom the street. In some cases the retention ofthese chimneys may be less critical to the heritagecharacter of the original house.Double garages are not desirable as their width canoverwhelm the original house, particularly if it isrelatively narrow.Where doors are required plain tilt up doors with atimber finish will be preferred to roller doors whichrequire a structure of greater height and are visuallyunsympathetic in heritage areas.Garages and carports in the front garden of a housewill usually result in part of the building’s front beingcovered and will therefore not be supported.The above guidelines haven’t had regard to anysiting requirements under the Building Regulations.It is recommended that you discuss theserequirements with a Building Surveyor as theBuilding Regulations will be considered when youapply for your building permit.Disclaimer: This publication is produced by Moreland City Council and is intended for information and communication purposes only. Although thepublication may be of assistance to you Moreland City Council does not guarantee that it is without flaw or is wholly appropriate for your particularpurposes. It and its employees do not accept any responsibility, and indeed expressly disclaim any liability, for any loss or damage, whether direct orinconsequential, suffered by any person as the result of or arising from reliance on any information contained in the publication. All applicable copyrights reserved for Moreland City Council. Except for any uses permitted under the Copyright Act 1968 (Cth), no part of thispublication may be reproduced in any manner or in any medium (whether electronic or otherwise) without the express permission of Moreland CityCouncil.
The Heritage Policy at Clause 22.06 of the Moreland Planning Scheme outlines how Council will protect and conserve Moreland’s heritage. These Guidelines have been based on the Heritage Policy and provide detailed guidance on appropriate approaches for alterations and additions to houses in areas covered by a Heritage Overlay. Background
Heritage Local Planning Policy Framework, particularly Clause 22.05 – Heritage Policy Clause 43.01 – Heritage Overlay and Schedule to the Heritage Overlay Reference Documents – Heritage Studies 4. Methodology The scope and format of the Bayside Heritage Action Plan 2017 was informed by Heritage
STATE OF HERITAGE REVIEW Local Heritage 2020 STATE OF HERITAGE REVIEW Local Heritage 2020 Accessibility If you would like to receive this publication in an alternative format, please telephone the Heritage Council of Victoria on 9651 5060, or email heritage.council@delwp.vic.gov.au. This document is also available on the internet at
1. The World Heritage Convention and its Operational Guidelines consistently refer to World Heritage Sites as ‘Properties’ (i.e., the area of land inscribed on the World Heritage List is a “property”). The term World Heritage property is therefore used throughout this report in preference to the term World Heritage site.
Tailored garments ordered through Cintas will be shipped with an Alterations Voucher valid at any Cintas/United Airlines Authorized Tailor/Alterations Vendor. The Alterations Voucher can be used at the Authorized Tailors/Alterations Vendors, only for the eligible garments listed below, and only for the approved alteration charges. The AlterationsFile Size: 1MB
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501 Concrete 501.1 Description (1) This section describes proportioning, mixing, placing, and protecting concrete mixtures. 501.2 Materials 501.2.1 Portland Cement (1) Use cement conforming to ASTM specifications as follows: - Type I portland cement; ASTM C150. - Type II portland cement; ASTM C150. - Type III portland cement; ASTM C150, for high early strength. - Type IP portland-pozzolan .
