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FEASIBILITY STUDY “RONNOCO” 64 ROSSI ST, YASS

Prepared by Philip Leeson Architects For Brian O‘Connor

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1.0 INTRODUCTION

1.1 Background “Ronnoco” at 64 Rossi St Yass currently comprises a single dwelling with a Gross Floor Area of c. 700m2. It was built originally as two terrace houses. A third terrace was added to the frontage and a detached two storey wing was added later and operated as a printing workshop. Subsequently the three buildings were combined to form one large dwelling. It is thought that the dwelling in its current form will be difficult to sell given its size and quirky layout. The owner, Brian O’Connor is seeking advice on how to make the building more saleable, possibly by subdividing it into several smaller dwellings. To that end a local building designer Judy Broers prepared concept plans for four flats in 2017. 1.2 Heritage Status Ronnoco is listed as an item of local heritage in Schedule 5 (Heritage) of the Yass Valley Council Local Environment Plan 2013 (LEP). Development proposals will be assessed in the light of their potential impact on the heritage significance and the intrinsic features of the building. 1.3 Report Methodology This report was written by David Hobbes of Philip Leeson Architects Pty. The following tasks were undertaken:

• Initial site inspection, recording in notes, sketches and photographs and discussion with the owner, Brian O’Connor.

• Discussion of the proposal with Council’s Heritage Advisor, Pip Giovanelli. • Desktop review of Yass Shire Council heritage listings and planning controls • Site inspection and discussion with Brian O’Connor and Council Planners

Jeremy Knox and John Mannweiler • Review of written advice subsequently provided by Jeremy Knox • Discussion of marketing considerations with Trish Brewer of CB Richard Ellis. • Preparation of Feasibility Report

2.0 BUILDING DESCRIPTION “Ronnoco” is an attractive two storey building with a partial basement. The earliest part of the building included two terraces each of two stories with a basement built to the front boundary with Rossi St in the mid nineteenth century. This was followed by a further terrace, similarly of two stories with a basement and also with a large first floor verandah over the street verge. Later still a two storey brick building was constructed at the rear. This housed a printing workshop. The building has been owned by the O’Connor family for many years. The family has made a number of alterations and small additions to suit their functional requirements.

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Major Modifications include:

• Opening up sections of wall • Removal of one staircase • Kitchen addition • Extensive internal cosmetic changes • Lightweight partitioning to create toilets bathrooms and bedrooms • External steel stair • Several fireplaces blocked • Several original window and door openings blocked

In 2018 the building appears to be in a reasonably good condition. A number of historic details remain including:

• The overall building form and exterior detailing • The basic structure of the original rooms • Numerous fireplaces • Most original door and window openings • Extensive interior joinery work

Because it was originally four separate structures the unified single dwelling has a somewhat random series of rooms with convoluted circulation. In our opinion there is a good opportunity to improve this, as the proposal below demonstrates. 3.0 DEVELOPMENT CONTROLS The land is zoned B2 Local Centre. Council planners advise that multi dwelling housing is permitted in this zone with development consent. The guiding document is Yass Shire Council Multi Unit Residential Development Code, 2003. Council planners acknowledge that this is tailored to new developments rather than the conversion of an existing heritage building and therefore there may be some flexibility in applying the controls if this leads to a better heritage outcome. Council planners advise their intention to use this as a guide in assessing any development proposal and recommend that it would be appropriate to aim to achieve compliance where possible and practical. A summary of applicable development controls and likely compliance is set out below: Control Compliance Minimum lot size for Multi Unit Development is 1000m2

Complies. The lot is 1057m2

A minimum land area of 300m2 per unit rounded down is required.

1057 / 300 = 3.52 Therefore three units are allowed

Minimum street frontage is 18m Complies. The frontage is 20.345m Minimum front boundary setback of 7.5m Does not comply. The existing heritage

building is built to the front boundary.

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Maximum building area is 35% of the block or 367m2

Complies The existing building footprint is c. 280m2, Carport c. 35m2.

Minimum landscaped area is 40% of the block or 423m2

Complies

On site parking 1 car space for each 1 bedroom unit 1.5 spaces for each two bedroom unit 2 car spaces for each three bedroom unit I visitor space for every five units Minimum car space dimension of 2.6m x 5.5m.

3 x 3 bedroom units will require a total of 6 spaces plus 1 visitor space. There is sufficient space for this at the rear of the block.

A minimum of 80m2 is required as private open space with one minimum dimension of 6m for each unit – at ground level. A minimum of 20m2 is required as secondary outside space with one minimum dimension of 4m for each unit – at ground level.

The outdoor space available for Terraces 1 and 3 complies. Council planners have indicated that the first floor verandah would be acceptable as private open space for Terrace 2 notwithstanding that it totals c. 50m2

Maintain reasonable levels of privacy for each dwelling and adjoining neighbours

There is potential for overlooking through windows from one unit to another and to adjoining properties. This will have to be controlled by suitable screening devices.

4.0 HERITAGE CONSIDERATIONS Council’s Heritage Advisor Mr Pip Giovanelli has confirmed that he would support conversion of the building into three dwellings “in principle”, subject to the exact details, and contingent on there being minimal impact on external significant fabric including:

• The general external form and original detailing of the building. • Original door and window openings • The first floor verandah • Brick chimneys

Moderate internal alterations would be permissible. The restoration of original details is desirable. 5.0 MARKETING CONSIDERATIONS Discussion with Trish Brewer of CB Richard Ellis canvassed the following points.

• Although it has many attractive features the building in its current form would be difficult to market as a single dwelling due to its rambling, random

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arrangement of rooms which pose a challenge to prospective purchasers as to how the spaces could be used.

• Three separate terrace type dwellings each with a manageable amount of

outdoor space would be attractive to the market.

• The removal of unsympathetic alterations and reinstatement of heritage features will be attractive to the market.

• Three bedroom dwellings should have two bathrooms.

• The dwelling utilising the upper verandah as outdoor space should have its

living rooms opening onto it. A master bedroom is acceptable on the ground floor.

6.0 DESIGN PROPOSAL In our opinion the most appropriate way of dividing the building is into three separate terrace type dwellings as illustrated in the attached drawings. The proposal includes the demolition of several ad hoc linking elements between the various parts of the building to provide three distinct terraces, each with adequate light and ventilation. The general approach has been to retain as much of the original character as possible, and to provide opportunities to recover some original features where they have been lost by later alterations. (e.g. fireplaces, window openings etc.) In some cases it has been necessary to relocate internal door openings to facilitate functional planning. The greatest intervention is in the provision of new kitchen, laundry and bathroom facilities and some new partition walls. Below is a description of each proposed Terrace: 6.1 Terrace 1 This dwelling occupies the space of the original first built nineteenth century terraces. Basement

• Existing rooms remain as is • Block opening to proposed Terrace 2

Ground Floor

• Remove modern partition walls and open up parts of original walls to provide a spacious open plan living / dining / kitchen area

• Block opening to proposed Terrace 2 • Existing kitchen remains • The second front room is a second, more private living area • Demolish the existing stairs and build new code compliant stairs running in the

opposite direction

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• Construct a downstairs toilet and laundry in the existing dark rear room First Floor

• Demolish modern partition walls and bathroom fitouts • Cut new door openings in original brick walls to front bedrooms • Brick up one door opening

• Construct new timber framed walls • Provide a new Bedroom 3, Ensuite and Bathroom

Outdoor Space

• The private open space requirement would more than be covered by the existing attractive rear garden. The end of the garden would be divided to provide adequate outdoor space for terrace 3 and for the vehicle turning area.

6.2 Terrace 2 This dwelling occupies the space of the second built nineteenth century terrace. Basement

• Existing rooms remain as is. • Block opening to proposed Terrace 1

Ground Floor

• Master Bedroom to front • Construct new timber framed walls and new bathroom. • Study / Dressing Room to rear with access to rear court. • Refurbish existing stairs. • Reinstate original window and door openings in rear wall • Demolish modern enclosures at rear

First Floor

• Demolish modern partition walls and bathroom fitouts • Block opening to Terrace 1 • New timber framed wall to new bathroom • Block 1 door way in centre wall • Spacious kitchen / dining / living room across the front

Outdoor Space

• A small rear service courtyard which leads onto the communal driveway • The existing first floor verandah

6.3 Terrace 3 This dwelling occupies the space of the rear printing workshop and flat. Ground Floor

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• Demolish rear store room • Open plan living / dining /kitchen opening to covered verandah • New timber framed walls enclosing an entry area, laundry and WC. • New stairs

First Floor

• Demolish original walls bounding the corridor • Construct new timber framed walls to enclose a new bathroom, and two

bedrooms • The corridor is widened to accommodate the stair and passageway • Master bedroom and ensuite

There is a specific privacy issue relating to overlooking from windows into the garden of Terrace 1. One way to address this may be to apply obscure film to the bottom window sashes. 6.4 Parking It appears that there is sufficient space at the rear of the block to accommodate the 7 required parking spaces and turning area accessed via the existing driveway. These could be either open spaces, covered carports or garages, or a combination of the two. We would recommend a combination of covered and uncovered spaces for visual variety, to minimise the building bulk on the site and to keep costs reasonable 6.5 Building Code Compliance Alterations and additions must meet the National Construction Code, particularly with respect to fire safety and separation, access and egress, health and amenity, light and ventilation. In our opinion the proposed development of three separate terraces with good separation and recovered window openings will make compliance relatively easy to achieve. We note that the basement rooms do not meet the building code for ceiling height and therefore cannot be marketed as habitable rooms. They can be officially referred to as “storage areas” but in practice may well retain their current use. 6.0 CONCLUSION In our opinion there is good potential for re-development in a manner which largely complies with the development controls and respects the heritage significance of the building whilst making the building more attractive to the market. This could be taken forward in several ways: 1. Undertake the alterations and additions and offer a completed project to the market 2. Obtain Development consent and offer a certain opportunity to the market.

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3. Make this report available to prospective purchasers as an example of what could be done.

David Hobbes AAIA 7 September 2018