Para Para House
Gawler
Conservation Management Plan
Text Only
Compiled by
Sam Hosking
Flightpath Architects
Adelaide
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to Para Para Home Page
Contents
Volume 1
Acknowledgments and Study Team
1.0 INTRODUCTION
1.1 Objectives
of Conservation Plan
1.2 Existing
Heritage Listings
1.3 Location of Site
1.4 Current Ownership
1.5
Methodology of Conservation Plan
2.0 HISTORICAL OUTLINE
3.0
Development Sequence and Historical photographs
4.
Summary of extant fabric
4.1
Introduction
4.2
Integrity
4.3
Summary of Alterations
4.4
Dilapidation
4.5Internal
Decoration
4.6
Landscaping
4.7Outbuildings
5.0 STATEMENT OF
CULTURAL SIGNIFICANCE
5.1 General Statement
5.2 Statement of
Heritage Value
5.3 Discussion
against Criteria
5.4
Relative Significance of Fabric and Spaces
6.0 CONSERVATION POLICY
6.1 Introduction
6.2 Definitions
6.3
Statutory Requirements
6.4
General Conservation Policy
6.5 Specific
Conservation Policies
for Rooms and Spaces
6.6
External Conservation Policies
6.7 Internal Conservation
Policies
6.8 Services
6.9 Security
6.10
Conservation Priorities
6.11
Maintenance Program
Appendix 1: Dilapidation summary
appendix 2: cost estimates
Appendix 3: maintenance schedule (example)
appendix 4: Bibliography
Acknowledgments
This report has been prepared by the following people:
*
Sam Hosking (Flightpath Architects)
*
Rachel Forth (Flightpath Architects)
*
Chris Dimond (Flightpath Architects)
*
Paul Kloeden (A & P Kloeden)
*
Tom Heinrich (Heinrich Consulting)
The study team would like to acknowledge the assistance of the
following
people:
*
Laurel & Wes Hosking (Owners, Para Para)
INTRODUCTION
1.1
Objectives of Conservation Plan
The broad objective for the Conservation Plan for Para Para is
to guide
the
conservation, restoration and adaptation of the House. The adjacent
outbuildings, stables, and coach-house have not been included in the
study.
The following tasks have been undertaken in order to develop
an understanding
of the property and formulate relevant policies for its future use
and
development.
*
Research into and preparation of the history and
development of Para Para.
*
Preparation of measured drawings and completion
of a physical survey of the
House to define the various parts of the fabric
in decay.
*
Assessment of the causes of deterioration to the
fabric.
These investigations have resulted in the Conservation
Policies outlined
in
Section 6.
1.2 Existing
Heritage Listings
Para Para has received recognition as being significant to the
State.
The building has been entered on the Classified List of the
National
Trust of South Australia as follows:
+-----------------------------+--------------+----------------------+
|
|item no.
|entered
|
|Para
Para
|
|
|
|
|47
|27
November, 1963 |
+-----------------------------+--------------+----------------------+
The House is entered in the State Heritage Items Register,
under the
State
Heritage Act 1993, as follows:
+-----------------------------+------------+------------+-----------+
|
|item no. |interim list|registered |
|Para
Para
|
|
| |
|
|10057 |13.09.1978
|24.07.80
|
+-----------------------------+------------+------------+-----------+
The House has been entered in the Register of the National
Estate by
the
Australian Heritage Commission as follows:
+-----------------------------+------------+------------+-----------+
|
|Database No |File No |registered |
|Para
Para
|
|
| |
|
|007002 |3/08/047/
|21.03.78
|
|
|
|0002
| |
+-----------------------------+------------+------------+-----------+
1.3 Location of Site
+----------------------------+--------------------------------------+
|Para
Para
|Allotment 100, Part Section 2, Hundred|
|
|of Mudla
Wirra
|
+----------------------------+-------------------+------------------+
|
|Certificate of
|5299/960
|
|
|Title:
|
|
+----------------------------+-------------------+------------------+
Para Para is located on Penrith Avenue, Gawler West, between
the by-pass
and
railway line. The Gawler River is to the west of the property.
The House is approached via a gravel driveway from Penrith
Avenue, with
remnant
original gardens and trees to the east.
1.4 Current Ownership
Para Para has been privately owned by Laurel and Wes Hosking
since
April 2001.
1.5
Methodology of Conservation Plan
This conservation plan has been developed in accordance with
the principles
of
the Burra Charter and The Conservation Plan.
The Plan comprises two components:
1.
The analysis of the existing historical material
and the physical condition
of the building to determine the cultural
significance
of the House.
2.
The preparation of conservation policies which form
the basis for
recommendations for physical work and give guidance
for the future
management and development of the place.
The terminology used in this Conservation Plan follows the
guidelines
and
definitions within the Burra Charter, the Australia ICOMOS Charter
for the
Conservation of Places of Cultural Significance.
0x08 graphic
0x01 graphic
Figure 1: Location Plan, Para Para.
0x01 graphic
Figure 2: Site Plan, Para Para.
2.0 HISTORICAL OUTLINE
PARA PARA : HISTORICAL OVERVIEW
Walter Duffield
December 1839, the colony of South Australia was barely three
years
old, and
the William Barras lay anchored off Holdfast Bay. A 23-year-old
passenger,
Walter Duffield from Essex in England, was lowered into a small boat,
sitting,
perhaps lying in a blanket suspended from a swaying spar. With the
long sea
voyage behind him and just £60 to his name, Duffield was about
to embark on
another journey, one that was to bring him wealth, influence and
respect.
Para
Para, the mansion he built at Gawler, is a physical reminder of that
journey.
The first leg of his journey saw Duffield behind a bullock
team, carting
wood
from the Mount Lofty Ranges down to the township of Adelaide. He then
settled
at Echunga, a tenant of Jacob Hagen, a fellow passenger on the William
Barras
albeit one with considerable capital who had established himself as
a
woolgrower, shipping agent and money-lender.
Duffield however was not content to remain a tenant farmer. In
1847
he struck
out on his own and moved to Gawler where, with the help of his sister
in
England, he purchased the Victoria steam flour mill. He lived in a
small red
brick house in Finniss Street.
In 1849 he enlarged the flour mill. Two years later the
Victorian goldrush
almost emptied the town of Gawler of its male population, but proved
a boon to
Duffield. The price of flour rose from £12 to £37 per ton.
Duffield was on his
way to prosperity. He enlarged the mill once more in 1853. Although
it was
subsequently destroyed by fire on three occasions, in 1867, 1868 and
1876,
twice by arsonists and once accidentally, Duffield rebuilt it each
time with
better machinery, larger stores and cottages for his workers. He
purchased
a
second mill in Gawler, the Union mill, in 1863. He also established
mills at
Snowtown, Wallaroo and Port Pirie.
Duffield diversified his expanding empire. In the early 1850s
he leased
the
Princess Royal pastoral run with some 5000 sheep. He then bought the
famous
Koonoona Station near Burra where by 1863 he was shearing over 40,000
merino
sheep. He moved further afield purchasing Outalpa Station in the
north-east
of
the colony and Weinteriga Station on the River Darling in New South
Wales. He
had over a thousand square miles of pastoral leases spread across the
country.
With tireless energy he visited them all regularly, on horseback, by
buggy and
by coach.
In all his business activities Duffield was known as a man of
honour
and
integrity. In 1859 he was appointed a local director of the Bank of
South
Australia, a position he held until 1873 when he accepted a position
on its
Adelaide board. He was also a long serving director of the Adelaide
Marine and
Fire Insurance Co.
Duffield played an important role in the public life of his
community.
He was a
founding member of his local Congregational Church and served as
president
of
the local branch of the British and Foreign Bible Society for
twenty-six
years.
He was a strong supporter of local causes. He was chairman of the Mudla
Wirra
District Council and hosted the first meetings of the Barossa West
District
Council in his offices.
In 1857 he was elected to represent the district of Barossa in
the colony's
first parliament. He was returned in the three following elections,
representing the district continuously until 1868 when he lost
election.
The
electors had obviously not been swayed by his action the previous year
when he
returned his gold rail pass, arguing that members of parliament should,
like
all others, pay for their own travel. He was re-elected in 1870.
Duffield
held
the office of Treasurer in two successive governments. Generally
considered
a
liberal conservative, his parliamentary career has been described as
“
useful, if not spectacular”, his major claim to fame being
the
introduction of the 1867 Dog Act requiring the registration of all
dogs.
After a number of years representing his local district,
Duffield was
elected
to the Legislative Council in 1873. Five years later, in failing
health,
he was
granted leave of absence. He returned to the Council in the following
session
but found himself unable to continue. “His health so
completely
broke
down and his intellect became so impaired that he had to retire
absolutely
from
business and public life.” He resigned from parliament in
1880, disposed
of his pastoral leases and withdrew from all public activities. On
5 November
1882, aged only 66, he died at Para Para.
Duffield's former mill employees led the funeral procession as
it made
its way
past the closed shops and half-mast flags of Gawler to Willaston
cemetery.
Walter Duffield was survived by his wife Phoebe, whom he had married
in
Adelaide on 7 March 1842, his son David Walter Duffield, born 1851,
and five
daughters, Sarah, born 1842, Mary, born 1844, Louisa, Emily, born 1848,
and
Ellen. His estate was valued at £117,000, a far cry from the
£60 with which he
had started his 43-year journey in South Australia.
Para Para : 1851 - 1882
In 1851, Walter Duffield bought sections in the Gawler special
survey,
sections
which were the foundation of his Para Para estate. In all he acquired
about 450
acres. It was prime land, fertile and well watered. The North Para
and South
Para rivers merged on the property, giving it its name. The property
was
established gradually over a number of years, the most detailed
contemporary
description being given by George Loyau in 1880.
This estate is situated on the Para, about a mile from Gawler
and is
the
residence of the Hon W Duffield M.L.C. It was purchased by him in 1851
and
contains from 400 to 500 acres. A portion is separated from the Park
Lands by
the South Para. The junction of the North and South Para Rivers is
on the
estate and they flow past many a picturesque spot. The land is very
fertile,
and in the bends of the river are many pleasant and secluded nooks,
shaded by
fine old gum-trees. Some parts of the estate are well adapted for
picnics,
and
Mr. Duffield frequently permits Friendly Societies, Sunday-schools
&c., to use
them for this purpose. Facing the house is a grassy flat, with high
land on the
southern side, various plantations in the centre, and a fringe of trees
on the
northern and north-western sides. This flat forms undoubtedly the most
beautiful natural race course in the colony and on more than one
occasion
Mr.
Duffield has allowed race meetings to be held here. The northern line
of
railway passes through the property, at a distance of about a quarter
of a mile
from the house.
The Para Para residence was built in 1862. The main feature of
its interior
is
the spacious and very lofty central saloon with polished floor, above
and
around which is a circular gallery communicating with the bedrooms.
This forms
a beautifully cool retreat during the fierce heat of our summers. At
the
entrance to the drive Mr. Duffield is about to erect a lodge, and other
extensive improvements are now being carried out.
The vineyard, orchard, shrubberies, and pleasure grounds,
which are
second to
none in the colonies, extend over about fourteen acres. The planting
of the
orchard was commenced in 1853, and the vineyard in 1855. Mr. E. Lane
was from
his practical experience entrusted with the laying out of the grounds
and the
management of the vineyard and cellar, and from four acres of the
vineyard
succeeded in making upwards of twenty hogsheads of wine. From the first
the
necessity for irrigation was recognised, and a well was accordingly
sunk on a
flat near the house, and afterwards another on the higher land at the
back.
Here also, is a large open reservoir, into which water for the purposes
of
irrigation was once pumped by horse-power, but later on this gave way
to a
windmill, and this in its turn has lately been superseded by
steam-power.
Pipes
are laid throughout the grounds, and the water can thus be utilised
wherever
and whenever it may be required. A large portion of the garden is
occupied
by
orange trees, of which 500 were planted in 1861. They are now
flourishing,
and
yield annually a quantity of splendid fruit. The vineyard is very
prolific,
and
has been extended; it contains all the choicest varieties of grapes,
including
Frontignac, Mataro, Shiraz, Verdellho, Muscat, Black Portugal, Madeira,
and for
these and the wines produced from them Mr. Duffield has gained many
prizes.
There is a capital greenhouse in the garden, and an apiary containing
hives.
The ornamental portion of the grounds comprises a large quantity of
pine, fir,
and olive trees; but the number of shade trees is too numerous to
particularise. The floral beauties of Para Para in summer time would
require a
separate paper to enumerate.
It is not known when building of the Para Para homestead
began, but
by 1862 it
was ready for occupation. Duffield and his family moved from Finniss
Street in
Gawler and immediately held a grand party attended by the Governor,
Sir
Dominick Daly and his daughters.
Who designed the mansion? No primary evidence has been found
in the
course of
this project and the secondary sources are conflicting.
Jensen shows an image of the house with the caption
“Para
Para (Para
Inya), Gawler, 1861-62. Architect, J MacGeorge.” and states
that “
James MacGeorge had designed Para Inya for W. Duffield in October 1861,
in an
estate of 450 acres on the South Para River”. The claim is
repeated when,
in referring to later work on the house, Jensen states that
“'Para
Inya'
had been the name used for this house when James MacGeorge was
concerned
in its
erection in the early 1860s.”
MacGeorge had arrived in South Australia in 1854 and quickly
established
a
reputation as an architect. Much of his work has now disappeared. He
was
responsible for the Savings Bank of South Australia building in King
William
Street, later used by the State Tourist Bureau, the Congregational
Church at
Port Adelaide and `a house for H. Dundas Murray at Rosedale (now
Holland
House)
which is a kind of miniature of the `castles' then being built for
wealthy
manufacturers in Britain”.
The other claimant for the title as architect of Para Para is
Daniel
Garlick, a
claim supported by the National Trust. Garlick had arrived in the
colony
in
1837 as a 19-year-old youth and became one of the its most notable
architects.
He set up in business with his father as a successful builder and
timber
merchant. Later the family moved to Munno Para East and began farming
on a 450
acre property, after which Daniel set up in practice as an architect
in Gawler.
Exactly when this occurred is unclear, sources citing dates ranging
from 1851
to about 1860. Similarly these sources refer to him shifting his
practice
to
Adelaide as early as 1855 or as late as 1864.
Garlick is said to have been responsible for the design of
some 30 to
40
churches, as well as the same number of banks in South Australia. He
was
responsible for the original buildings of Prince Alfred College as
well as the
south wing of the Adelaide Town Hall.
Both claimants would be worthy architects of Walter Duffield's
mansion
at Para
Para. Both were prominent architects of the time whose work was likely
to have
been known to Duffield. Garlick's claim may be considered the stronger
simply
because of his closer association with Gawler.
Just as we know little for certain as to the original
construction of
the
house, so little is known about any alterations or additions made to
it over
the years. Jensen asserts that the “house received the
attention,
in
April 1872, of English & Rees who may have rebuilt it at that time,
since in
October 1873 a tender notice from their office asked for plastering
and
painting of Walter Duffield's residence, `Para Para'.”
It has been suggested that the 1873 painting of Para Para was
the work
of the
Scottish firm Lyon and Cottier, more particularly their employee
Charles
Gow.
Gow is also considered responsible for the painting of Ayers House
in Adelaide.
Although there is no documentary evidence to prove this, there is a
weight of
circumstantial evidence clearly set out in Taylor's history of Ayers
House. The
work is "world-class", of such high quality that it could only have
been done
by "a firm of well-practised, trained and highly talented decorative
artists."
Several of the motifs used in Ayers House are known to have been
designed
by
the firm and the similarities between the schemes in Ayers House and
Para Para
- the motifs, colours, line work on the doors and the geometric line
work
elsewhere - suggest they are the work of the same person.
The firm established business in Sydney in 1873 with Lyon and
two assistants,
Charles Gow and Andrew Wells, coming from Scotland. It is likely that
Gow
completed the work at Para Para whilst in Adelaide and before he began
work on
Ayers House. It is also possible that Gow was responsible for painting
Sir
Edwin Smith's house, The Acacias, now Loreto Convent. These three
interiors
rate very highly among the few existing painted decorative interiors
of grand
South Australian buildings, public or private.
As Loyau (above) stated, in about 1880 a lodge was built and
extensive
improvements carried out. Jensen confirms this, asserting that
“'Para
Para', the country seat of W. Duffield, was reinstated and the
façade
renovated
by Thomas English who advertised for tenders in November 1879. A lodge
was
ready for erection to English's plans in April 1880 which may have
been for
`Para Para'.” That the latter was true is confirmed by sketch
plans for
the proposed lodge, held in the Mortlock Library.
But just what these changes were, is unknown. It seems
unlikely that
the house
would have been “rebuilt” after just ten years,
but it is possible
that additions or alterations were made. And in what way was the house
“
reinstated” or the façade
“renovated”
in 1880? Were these
merely cosmetic changes, or were they more substantial? The published
records
located and referred to in this project do not say.
As befitted the country home of a prominent pastoralist,
manufacturer
and
parliamentary representative, Para Para was the scene of numerous
private
and
public gatherings. In 1862 a garden party was held to celebrate
Duffield
and
his family moving into their new home. That same year a
“Grand
Brass Band
Contest, Picnic and Rural Fete” was held in the grounds to
celebrate the
fifth anniversary of the local Institute. In 1874 there were two large
functions. In January three train loads of Oddfellows travelled by
train from
Adelaide for a picnic on the estate. The crowd was estimated at 2,000
people.
In December Para Para hosted a function for 300 employees of the
Advertiser,
Chronicle and Express. In 1881 a military demonstration by the
non-commissioned
officers of the volunteer military force attracted a crowd of 4,000.
Race
meetings were held on the property.
The Duke of Edinburgh twice visited Para Para. In 1867 he made
an unscheduled
stop there for refreshments when visiting Kapunda and Gawler. Two years
later
he accepted a more formal invitation to lunch.
But Para Para was not just a home, it was a working farm.
Duffield was
a
successful farmer and an active competitor in local agricultural shows.
At the
inaugural Royal Adelaide Show he won first prize for two bushels of
his wheat.
The sample was later exhibited in London. At the first Gawler Show
he won
prizes for his hams, grapes, apples, plums, peaches and sweet melons.
Para Para : 1882 - 1924
Following the death of Walter Duffield, Para Para remained in
the Duffield
family until 1924.
In his will dated 18 September 1879, Walter Duffield named
five executors,
two
of whom later renounced probate. The three remaining executors, his
son David
Walter Duffield, Frank Makin and Thomas Bowen, took control of
Duffield's
estate, including Para Para.
The major beneficiaries were to be Walter's grandchildren. In
fact his
wife
Phoebe paid ten shillings to the executors for the right to occupy
the house
during her widowhood. Their son David paid a further ten shillings
for the
right to occupy the house, subject to his mother's prior right, for
his
lifetime. He paid yet another ten shillings for the right to occupy
a further
188 acres of the property during his lifetime.
Phoebe Duffield retained her right to occupy the house until
her death
on 15
May 1890. David then had the right to occupy the house as well as the
land for
the remainder of his life. It would appear, however, that David might
not have
been as successful a businessman as his father. In 1889 his interest
in the
land, together with other land he owned in Adelaide, was transferred
to the
Bank of South Australia for £2,470 described as being portion
of the money owed
by him to the bank. The day before his mother's death, David's interest
in the
house was put into the hands of a trustee. By 1909, however, he had
regained
his interests.
David Duffield died on 24 January 1922. His death extinguished
that
interest in
the house and land. During the period between Phoebe's and David's
deaths, Para
Para was occupied by a number of tenants. There was Mr. Lewis who
taught
piano
and the Misses Nott who ran a school for young ladies. But Para Para
was no
longer the estate it once was. The vineyards were gone, as were the
orange
groves and the `botanical' gardens.
Four months after David's death, an agreement was reached
between the
beneficiaries of Walter Duffield's will whereby Para Para was
transferred
to
David's two sons, Kenneth Lancelot Duffield, a pastoralist of Adelaide
and
Walter Geoffrey Duffield, a Doctor of Science living in
“parts
beyond the
seas”. Walter later returned to Australia to found the
Stromlo
Observatory near Canberra. When he died in 1929, his body was buried
on the
slopes of Mt Stromlo.
On 31 October 1923 the estate was put up for auction. The
grounds had
been
divided into 32 blocks, ranging in size from two to 42 acres. Only
12 of the
blocks sold. The lodge with seven acres of land sold for £800.
The house and
outbuildings, on 14 acres of land, failed to reach the reserve price
of £1,400.
Finally, in December 1923, Para Para was sold to an Adelaide
estate
agent,
Henry Woodcock, for £2,000. The purchase was partly financed
by a mortgage back
to Walter and Kenneth Duffield.
Para Para : 1924 -
Henry Woodcock did not have a chance to enjoy, or profit from,
Para
Para. He
died on 22 May 1924. The property remained in his estate until 1940,
during
which time it was again tenanted and left to fall into disrepair. Some
of the
occupants were there legally and they used the property for a variety
of
purposes including a horse stud, a dairy and a slaughterhouse. Others
did not
have the same legal sanction, entering illegally, breaking windows
and
destroying much of the interior.
In 1940 tenders were called for the property's demolition.
Before this
could be
done, a local telephone mechanic, Gerlen Leslie Manuel Martin Cork
and his wife
Edith Elizabeth Cork, purchased Para Para for £550. They began
to restore the
mansion, starting with the ground floor.
Gerlen, known as Leslie, Cork died on 26 June 1959. His wife,
Edith
died five
years later on 8 April 1964. She died intestate, leaving two children,
Dulcie
Beryl Payne and Frank Elliott Cork. In June 1965 Para Para was
transferred
to
Frank Cork, a publisher. He paid his sister £5,000 for her half
share of the
property.
Frank Cork continued his parents' work in restoring Para Para.
He employed
the
Austrian master painters Josef and Werner Ott to restore much of the
internal
paintwork in the front reception rooms. In an example of history
repeating
itself, they had previously worked on the restoration of Ayers House
in
Adelaide. Cork painted the exterior and by May 1973 Para Para was once
more
able to host a gala function. On this occasion it was a concert by
the locally
born world-renowned violinist Brenton Langbein.
In 1992, Frank Cork sold Para Para to Paul Robert Westermann
and Joanne
Lee
Westermann for $475,000. They sold it to the current owner in 2001.
3.0
DEVELOPMENT SEQUENCE and historic photographs
0x01 graphic
Figure 3 : View of Para Para from the North East showing
the shutters
to the
first floor windows and some garden elements.
[Mortlock Library of South Australia -
Photographic Collection B 21946]
0x01 graphic
Figure 4: Mr Walter Duffield, ca.1870
[Mortlock Library of South Australia -
Photographic Collection B 10776]
0x01 graphic
Figure 5: Mr Walter Duffield, ca.1865
[Mortlock Library of South Australia -
Photographic Collection B 11141]
0x01 graphic
Figure 6: Mrs Walter Duffield, ca.1880
[Mortlock Library of South Australia -
Photographic Collection B 25170]
0x01 graphic
Figure 7 : Para Para from the east showing
the front elevation and rose garden
[Flightpath Architects: July 2001]
0x01 graphic
Figure 8: View of the remnant garden looking
towards Penrith Avenue.
[Flightpath Architects: July 2001]
0x01 graphic
Figure 9: North east corner of Para Para.
Note three remaining citrus trees to right
[Flightpath Architects: July 2001]
0x01 graphic
Figure 10: North elevation, Para Para.
Note three remaining citrus trees to right
[Flightpath Architects: July 2001]
0x01 graphic
Figure 11: Outbuilding to north west corner
of House
[Flightpath Architects: Jan 2002]
0x01 graphic
Figure 12: West elevation, Para Para.
[Flightpath Architects: July 2001]
0x01 graphic
Figure 13: Part south elevation, Para Para
[Flightpath Architects: Jan 2002]
0x01 graphic
0x01 graphic
4.0 Summary of
Extant Fabric
4.1 Introduction
A survey of the condition of the extant fabric at Para Para
was undertaken
between December 2001 and March 2002. This survey was limited to visual
observation and documentary evidence, with only minimal physical
intervention
undertaken.
The following is a summary of the condition of the House at
that time.
A more
detailed description of the condition of the existing fabric of the
building is
contained in Appendix 1: Dilapidation Summary.
The outbuildings adjacent the north western corner of the
House, the
Stables
Coach House and associated structures have not been included in this
survey.
4.2 Integrity
The House retains a high degree of structural integrity both
internally
and
externally. There have been few alterations to its layout, with the
spatial
quality of the rooms and buildings generally unaltered.
Internally most of the original, internal doors, some
fireplace surrounds
and
inserts and some door and window hardware remains. Significant original
painted
decoration remains in the Dining room with the possibility of further
decorations remaining under more recent paint layers in other rooms.
Externally much of the original fabric remains in varying
states of
dilapidation. Some sections of the verandahs have repaired and re-laid.
Most of
the original decorative render elements remain, with some balustrading
and
column capitals deteriorating.
The extent of dilapidation to these elements has not affected
the physical
integrity of the remaining original fabric, which is exceptional.
It should be noted that Para Para has gone through periods of
neglect
and
subsequent restoration on at least two occasions. With the lack of
documentary
and photographic evidence detailing work and changes to the House,
there is
doubt in some areas as to the originality of the remaining fabric.
Generally,
however, this has not significantly affected the integrity of the
place.
4.3 Summary of
Alterations
Internally there have been few, if any, significant
alterations to the
original
fabric.
Physical and documentary evidence suggests that wet area
facilities
have been
inserted and removed over time to both the ground and first floor.
Anecdotal
evidence suggests that there was a kitchen inserted in the north
western
corner
of the first floor at some stage.
It also appears that an internal wall has been removed from
the existing
Bathroom to increase the size of the space. That space now contains
bathroom
and laundry facilities.
The existing kitchen has been upgraded at some stage and
located in
the north
western corner of the ground floor. It is thought that the original
kitchens
were located separately in the outbuilding to the north west of the
main house.
The original patterned or stained glass panels in the
sidelights adjacent
the
front door appear to be been replaced with opaque textured glass. A
panel of
patterned glass remains over the door.
Fireplace surrounds remain to most fireplaces, although it is
possible
that
some of the original items have been removed and subsequently replaced.
The
cast iron inserts to some fireplaces are missing or have been modified.
There have been no significant alterations to the exterior of
the House,
with
alterations primarily related to the development and upgrading of
services.
4.4 Dilapidation
Earlier periods when the building was left empty, and the
ongoing inability
of
previous owners to keep up with the maintenance demands of the property
has
contributed to the current condition of the building. A number of
problems
are
associated with falling damp and moisture entry into the render and
detailing
around the high levels of the facades. This may have been exacerbated
by
inadequate stormwater drainage around the perimeter of the building,
with
settlement and subsequent cracking of the fabric.
The areas of greatest dilapidation are generally located
externally
and on the
first floor. Some problems are directly associated with problems with
the roof
cladding.
Generally, the house is in sound condition, however urgent
work is required
to
stabilise deterioration to the high level balustrading, render and
chimneys.
Some sections of loose render and balustrade are presenting a potential
safety
risk and should be stabilised or removed to prevent collapse.
As mentioned previously, previous repair work is evident
throughout
the
building, with the House having a history of neglect and restoration.
Some of
those repairs have been undertaken poorly, and are contributing to
the ongoing
deterioration of the fabric.
The key factor that has possibly contributed to the
dilapidation of
the
balustrades and upper level external decoration may have been the
parapet
gutters running around the perimeter of the roof. Coupled with minimal
drainage
points and pigeon infestation this may have contributed to falling
damp
problems.
4.5 Internal Decoration
Para Para contains significant original decoration in the form
of decorative
paintwork in the Dining and Drawing Rooms and Entry. The decorations
remaining
in the Dining Room is in good condition although showing signs of
previous
repair and touch-up.
It is considered likely that original decoration exists in
other rooms
throughout the House, particularly the Ballroom and Stair Hall.
The painted decoration in the Dining Room is considered to be
of exceptional
quality and is rare, with only several examples by the same artisan
in South
Australia. The importance of this internal decoration generally makes
an
important contribution to the significance of the House.
A number of original mantelpieces and fireplace surrounds
remain throughout
the
House. While some are undoubtedly original, others may be replacements
installed during periods of restoration.
4.6 Landscaping
Assessment and analysis of the current condition of the
landscape elements
surrounding the House is not included in this report.
Remnants of early, possibly original, plantings remain around
the House.
Significant landscape elements include the Moreton Bay Figs to the
south and
west of the house, the rose garden and sections of hedge to the east,
and three
remaining citrus trees to the north. Holding tanks and other
infrastructure
relating to the maintenance of gardens and agricultural plantings
remains
around the property.
It is recommended that a detailed landscape assessment and
analysis
of the
property be made by an experienced heritage landscape architect with
experience
in historic gardens. This may uncover additional items of interest
or
significance to the property.
The photograph of Para Para contained in Section 3 shows some
landscaping
to
the north east corner of the House. The date of the photograph is not
known.
4.7 Outbuildings
A large outbuilding in poor condition abuts the north western
corner
of Para
Para. The Coach House, Stables and associated structures and yards
are located
a small distance to the south west.
Assessment and analysis of the condition of the outbuildings
has not
been not
included in this report.
5.0 STATEMENT OF
HERITAGE VALUE
5.1 General Statement
The concept of Heritage Value assists in identifying and
assessing the
qualities that make a place or object of value to the community. An
understanding of the nature and degree of significance indicates where
constraint is required with future work, and conversely, introduces
flexibility
by identifying aspects that can be developed with greater freedom.
Places likely to be considered of significance are those that
provide
an
understanding of the past or enrich the present, and will be of value
to
present, or future, generations. Heritage Value encompasses all the
values or
meanings that a place may have to people beyond its utilitarian value,
and can
refer to the aesthetic, historical, scientific, or social value of
a place.
The following Statement of Heritage Value is based on the
criteria and
guidelines for the entry of places in the South Australian State
Heritage
Register, as detailed in Section 16 of the Heritage Act, 1993.
5.2 Statement of
Heritage Value
Para Para is of Heritage Value because it:
Was constructed as the physical manifestation of the wealth
and success
of
Walter Duffield a prominent South Australian business man and
politician.
The
design and use of the House and property reflects his standing and
endeavours
within the South Australian community at the time.
The classically inspired symmetry and resulting planning are
rare and
are a
striking feature of the building.
The remaining examples of painted interior decoration are rare
examples
of the
work of Scottish artisans competed during the 1870's, are of high
significance
and integrity, and are contained within a grand country mansion of
exceptional
original form, layout and appearance.
5.3
Discussion against Criteria for Assessment of Cultural Significance
*
demonstrates important aspects of the evolution
or pattern of the State's
history
The development of Para Para reflects the development and
growth of
Gawler and
South Australia generally, with the House financed by the success of
Duffield's
flour milling enterprises. These were located in a number of towns
in the Mid
North, and reflected the increasing demand and subsequent production
of grain
for flour throughout the State.
The slow demise of the estate and subdivision of land is
indicative
of modern
farming practices and the need for large land holdings to ensure
financial
viability.
The encroachment of housing sub-divisions on the property
reflects the
ongoing
growth of Gawler and its development as a satellite suburb of Adelaide
within
commuting distance of the City.
• demonstrates a special association with the life or
work
of a person or
organisation or an event of historical importance
The House is of value due to its association with prominent
South Australian
entrepreneur, Walter Duffield, a businessman, politician and
philanthropist
who
was involved in South Australia and particularly the Gawler district,
until his
death in 1882.
The likely association of the House with the architect, Daniel
Garlick,
is also
significant, as he was a prominent architect of the period, and
responsible
for
a number of houses, churches, banks and other prominent Adelaide
buildings.
The association of Duffield and Para Para with the early
development
of the
viticulture in South Australia, particularly given the proximity of
the Barossa
Valley, is significant.
*
it demonstrates a high degree of creative, aesthetic
or technical
accomplishment or is an outstanding representative
of particular
construction techniques or design characteristics
Architecturally Para Para is a grand, imposing residence
reflecting
the wealth
of the owners and their optimism in the future.
The design of the house is unusual, based upon a central
ballroom and
a
symmetrical front façade. The design was possibly based on an
English country
home and modified for the Australian climate2.
The interior of the building is highly significant, the dining
rooms,
and
possibly other rooms containing original painted decoration. The
decoration
is
considered rare, one of only several examples of the work of that
artisan
in
Adelaide.
Aesthetically, the building makes a strong statement in the
remnants
of the
former garden and plantings, and although not a dominant visual element
in the
greater landscape, reflects the pattern of siting of grand houses
during
the
19th century.
The integrity of the house is exceptional, contributing to the
significance
of
the site.
5.4
Relative Significance of Fabric and Spaces
Without exception, all remaining original fabric to Para Para
is considered
significant.
Figures 16 and 17 indicate the degree of relative significance
of fabric
and
spaces to both floors of Para Para.
Spaces of primary significance include what were the main
`public' rooms
of the
House and contain remnants of the original decoration. Fabric of
primary
significance includes all the external walls and the internal fabric
surrounding the spaces of primary significance. Any works proposed
should be
carefully considered and undertaken with minimum interference to the
original
fabric.
Spaces considered of secondary significance comprise the more
utilitarian
and
less ornate sections of the House. Fabric of secondary significance
comprises
the internal walls separating spaces of secondary significance.
A degree of carefully considered adaptation would be
acceptable in those
areas
and to that fabric. Adaptation works should not impact on the external
appearance and presentation southern, eastern or northern facades of
the
building as viewed from the approach to the Houses.
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0x01 graphic
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6.0 CONSERVATION POLICY
6.1 Introduction
The objective of the following conservation policies is to
assist with
the
conservation, maintenance and adaptation of Para Para to ensure the
retention
of the remaining heritage value of the place.
6.2 Definitions
For the purpose of these conservation principles, the
following definitions
from the Burra Charter will apply:
1.1 Fabrics means all the physical material of the place.
1.2 Maintenance means the continuous protective care of the
fabric,
contents
and setting of a place, and is to be distinguished from repair. Repair
involves
restoration and reconstruction and it should be treated accordingly.
1.3 Preservation means maintaining the fabric of a place in
its existing
state
and retarding deterioration.
1.4 Restoration means returning the EXISTING fabric of a place
to a
known
earlier state by removing accretions or by reassembling existing
components
without the introduction of new material.
1.5 Reconstruction means returning a place as nearly as
possible to
a known
earlier state and its distinguished by the introduction of materials
(new or
old) into the fabric. This is not to be confused with either recreation
or
conjectural reconstruction which are outside the scope of this Charter.
1.6 Compatible use means a use which involves no change to the
culturally
significant fabric, changes which are substantially reversible, or
changes
which require a minimal impact.
6.3 Statutory
Requirements
6.3.1 Heritage Act 1993
Para Para is included on the Register of State Heritage Items
(File
No.
6628-10057).
6.3.2 Development Act 1993
The Development Act 1993 defines development as:
Part 1.
+----------+-----------------------------------------------------------+
| |In relation
to a State heritage place - the demolition, |
|4 (e) |removal, conversion, alteration or
painting of, or addition|
| |to, the place,
or any other work that could materially |
| |affect the
heritage value of the
place.
|
+----------+-----------------------------------------------------------+
Para Para has been placed on the Register of State Heritage
Items. Development
Applications, or any proposed works, are required to be forwarded to
the
minister for state heritage by the relevant planning authority. In
practice the
Minister's representations are based on Heritage South Australia's
advice
which, in turn, is generally guided by the Burra Charter.
The Development Act 1993 also states:
49. (14) An approval…will be undertaken to be given
subject
to the
condition that, before any building work is undertaken, the building
work be
certified by a private certifier, or by some person determined by the
Minister
for the purposes of this provision, as complying with the provisions
of the
Building rules…
6.3.3 Archaeology
It is possible that excavation or adaptation work may uncover
evidence
of other
structures or landscape features previously present on the site. In
such an
event some form of archaeological assessment may be required prior
to the
commencement of further work.
Should any evidence of previous structures or landscape
elements be
discovered
any work should halt and an assessment made by Heritage South Australia
prior
to any archaeological work proceeding.
6.3.4 Aboriginal Heritage
In the event of any new development, building work, excavation
or vegetation
clearance, consideration should be given to the discovery of Aboriginal
objects
or sites. These are defined under the Aboriginal Heritage Act, 1988:
+--------+-------------------------------------------------------------+
| |“Aboriginal
Object” means an object
-
|
|
|
|
| |
a.
|
| | of
significance to Aboriginal
tradition;
|
|3.
|
|
|
|or
|
|
|
|
| |
b.
|
| | of
significance to Aboriginal archaeology, anthropology |
| | or
history.
|
+--------+-------------------------------------------------------------+
| |“Aboriginal
site” means an area of land
-
|
|
|
|
| |
a.
|
| | that
is of significance according to
Aboriginal
|
| |
tradition;
|
|
|
|
|
|or
|
|
|
|
| |
b.
|
| | that
is of significance to Aboriginal
archaeology,
|
| |
anthropology
or
history.
|
+--------+-------------------------------------------------------------+
Should any evidence of Aboriginal Heritage be discovered
during excavation
or
building works on the site, work should halt and the relevant
Government
authority should be informed.
6.3.5 Occupational Health Safety and Welfare Act, 1986
This Act describes a general duty of care required of the
owner of a
building
for the safe condition of that building for both building users and
members of
the public.
6.4 General
Conservation Policy
The overall approach to the conservation of Para Para is to
ensure the
stability and longevity of the existing fabric and to retain all
elements
of
the structure that are considered culturally significant, while
adapting
and
upgrading the building to meet the requirements of the owners.
All original materials should be handled in a conservative
manner and
as much
of the original fabric as possible retained during the conservation
process.
Replacement of original materials and/or fabric should be avoided.
The House should not be substantially altered from its current
form.
Any work
is to be preceded by consultation and the approval of the relevant
authorities,
particularly Heritage South Australia.
Work should be undertaken in accordance with good conservation
principles
as
established by the Burra Charter, reversible whenever possible, and
carried out
with minimal intervention to the original fabric. New work should use
sympathetic materials and construction techniques that will not
compromise
the
character of the complex and consequently lessen its significance.
The
identification and understanding, of appropriate methods of repair
is important
in protecting the significance of the fabric.
Any work is to be preceded by consultation with suitably
qualified conservation
professional(s) and the approval of the relevant authorities,
particularly
Heritage South Australia.
The objective of the conservation policies that follow is to
assist
the
Proprietors to maintain, preserve and adapt the building to new uses
while
retaining its heritage value. Development Approval from Heritage SA
and Gawler
Council will be required prior to the commencement of any work to the
House.
The identification, and understanding, of appropriate methods of repair
is
important in protecting the significance of the fabric.
The fill impact of any proposed adaptation and development of
the site
and
buildings can only be fully assessed when detailed design proposals
are
prepared. Proposals should be prepared in accordance with the
conservation
policies following.
1.
Para Para
The key opportunities and constraints arising from the
statement of
significance for Para Para are identified diagrammatically in the
Opportunities
and Constraints Diagrams, Figure 23, 24.
It is recommended that, where appropriate, conservation works
return
the fabric
and appearance of Para Para to resemble its most significant period,
that of
the late 19th Century.
Areas for potential upgrade and redevelopment have been
identified where
the
significance and presentation of components of Para Para will not be
adversely
affected.
6.4.2 Future Use
That Para Para has survived since the mid 19th Century as a
residence
is
important to the building's significance. While the house is no longer
associated with the primary production of its original land holding,
future
uses for the property should maintain its original function as a
residence.
This use is proposed by the owners, who intend living in the building.
It is essential that any future use for Para Para incorporate
provision
for the
regular and ongoing presence of people on the site. This will afford
the best
protection to the property, in terms of security issues and regular
maintenance.
6.4.3 Proposed Use
It is proposed by the Proprietors that Para Para be conserved
and developed
as
their residence. It is intended that the significant areas of the House
be
returned to their original appearance, with the reinstatement of the
original
decoration dating from the 1870's as funding permits.
It is considered that this would be the most suitable use for
Para Para,
with
an intensity of use similar to that when the property was constructed
as a
family home. The ongoing use and conservation of the property will
highlight
its importance and contribute to the understanding and appreciation
of its
history.
It is also proposed by the owners that the House and grounds
be made
available
for community events and utilisation by community groups. Organisations
such as
the local branch of the National Trust will be invited and encouraged
to use
Para Para for functions and fundraising activities.
Given the current condition of bathroom, kitchen and laundry
facilities
it will
be necessary for services to be substantially upgraded to contemporary
standards. These facilities should be upgraded in a manner to conserve
the
remaining historic fabric, and to increase, or at minimum, maintain
its
significance. The conservation policies following identify specific
strategies
that should be used to guide the design, adaptation and upgrade
proposals.
It is proposed that bathroom facilities be installed at ground
and first
floor
levels, in the current location on the ground floor, and at the rear
of the
upper floor where bathroom facilities have previously been located.
Kitchen facilities should be upgraded in their existing
location, or
in the
adjoining room. Kitchen equipment and services should be reintroduced
with a
minimum of intrusion to the existing fabric.
Laundry facilities are currently located in the ground floor
bathroom.
The
provision of separate facilities in the small room on the ground floor
behind
the servants stairs would be acceptable.
6.4.4 Planning
The original planning of the building is a dominant feature,
with rooms
arranged around the central entrance and ballroom. The integrity of
all rooms
remains largely intact. Only one wall has been demolished and there
appear to
have been no additional openings formed, with the result that the
cellular
nature of the House has been retained. The only alteration appears
to have been
the removal of a wall in the ground floor bathroom.
It would be inappropriate to divide the existing main rooms or
to completely
remove walls between rooms. A policy of retaining the existing walls
and
doorways should be maintained. Existing doorways that are no longer
required to
be operational may be fixed closed, should not be bricked up, and
remain
legible as doorways. New openings may be formed but the original room
layout
should remain legible. The proposed future use for various spaces
within
the
House should take these constraints into account.
Any modification to the planning of the House should be
reversible,
allowing
future reinstatement of the original layout.
6.4.5 New Buildings Policy
Refer to Figure 21: Opportunities and Constraints for
identification
of areas
where the introduction of new structures is acceptable.
New buildings and structures may be built within the existing
stone
House wall
of Para Para, but should be restricted to the north west corner of
the precinct
boundary. They should not be visibly from the driveway as the House
is
approached. New development should be primarily for uses that relate
to and
support ongoing use of the site.
It should be noted that introduction of new buildings may
impact on
the
original garden layout, and the implications of any new structures
should be
carefully considered.
New buildings should be physically separated from the House,
allowing
it to
retain its identity and integrity. New structures may be connected
to the
Homestead by covered links.
The design of any new building work on the site should
maintain or enhance
the
significance of the Site. It should achieve a clearly contemporary
expression.
The form of a new building should respond to the form and
massing of
the
existing buildings without being dominating or imitative.
The siting, plan form and orientation of any new development
should
be
carefully considered in relation to the scale and pattern of the
original
development, and views to and of the historic structures. New
development
outside of the study area which impact on the visual setting of the
Homestead
and outbuildings should also be carefully designed. New buildings
should
be
sited to avoid visual intrusion on the principal facades.
The materials and colours of the new work should neither
compete with
nor
detract from the existing Homestead.
The use of landscaping elements to screen new buildings could
be considered.
Similarly, any new buildings should maintain existing views from the
House. The
selection and location of screening landscape elements should be made
in
consultation with relevant landscape professionals with an
understanding
of the
history and significance of the landscape elements of the site.
0x01 graphic
Figure 20: Photograph showing the general zone for
construction of new buildings on Western side of Para Para
[Flightpath Architects: July 2001]
6.4.6 Links
Links between the existing House and new or existing buildings
should
be
constructed only where it is essential to enhance the utility and
circulation
of Para Para. Physical links between buildings should remain minimal
and of
ephemeral design. The junction of any links should be visually
sensitive
to the
historical fabric and be reversible.
Links should be restricted to the western end of the House,
connecting
the
north western outbuilding, any new structures, and the House itself.
6.4.7 Additions Policy
Additions to House and outbuildings should be low key and
small scale
so as not
to dominate the original. Articulation of junctions or the use of links
to
existing buildings, both in plan, elevation and detail should be
considered.
It is inappropriate that any major external additions be made
to the
House.
Additions may be considered on the north western side of the
Homestead,
however
their impact on the Homestead should be carefully considered. The
introduction
of additions along the western elevation would be acceptable provided
light and
ventilation to the existing windows is maintained, and provided they
are not
obvious from the front of the House, or its approach.
All work undertaken to the Homestead should be reversible,
retaining
the
potential for the building to be reverted to its original condition
at a later
date.
6.4.8 Outbuildings
Note that the Outbuildings and other remnant structures on the
property
have
not been included in this study and that a Dilapidation Survey and
assessment
of conditions has not been undertaken.
The existing outbuildings are considered a significant
component of
the House's
high integrity, contributing to the intensity and presentation of the
site.
Careful consideration should be given to their adaptation and reuse.
Some
flexibility exists to adapt the structures within their original form,
however,
existing external wall lines should be maintained.
The buildings remains generally intact with little indication
of alterations.
Additions to, or significant alteration of, the structures should be
minimised.
The construction of a linking structure between the north
western outbuildings
and the House may be considered. Refer to 6.2.5 Links.
The introduction of services to the outbuildings may be
considered,
provided
they are installed in an unobtrusive manner with minimum disturbance
to the
original fabric. All work should be reversible. The development and
integration
of services to the outbuildings should be coordinated with those in
the House.
6.4.9 Other Structures
An above ground rainwater tank and remains of the House
precinct boundary
wall
are located to the west of Para Para. Note that these items have not
been
included in this study and that a Dilapidation Survey and assessment
of
conditions has not been undertaken. The water tank and associated
elements
and
boundary wall are considered significant components of the Homestead's
high
integrity, contributing to the intensity and presentation of the site.
It is possible that in the future, additional information may
be uncovered
concerning the use of these and other structures. Where desirable
consideration
may be given to reinstating appropriate structures that contribute
to the
character understanding and convenience of the garden and site.
Future needs may require additional garden structures that
have no historical
link with the property. Careful consideration should be given to there
design
and siting to compliment the presentation, character and significance
of the
House and garden. The introduction of these elements should only follow
an
investigation and assessment of the original landscape by an
experienced
heritage landscape architect.
6.4.10 Removal of Fabric
The removal of any remaining significant fabric at Para Para
should
be kept to
a minimum, and should not distort the evidence provided by remaining
fabric.
The exception to this is where removal of fabric is necessary to ensure
the
future stability and preservation of the building.
6.4.11 Reconstruction
Reconstruction of components of Para Para may be considered
where there
is
sufficient documentation or where physical evidence remains on site.
Reconstruction should only be undertaken where there is
potential for
significant improvement in the presentation and significance of the
House.
Where undertaken, particular care should be taken to ensure the patina
and
significance of existing and adjacent surfaces to be retained is
protected.
0x01 graphic
0x01 graphic
0x01 graphic
+
Outbuildings Specific
Conservation
Policies for Rooms and Spaces:
6.5.1
Specific Conservation Policies for Rooms and Spaces: Ground Floor
Refer to the Para Para Floor Plan for the identification of
rooms referred
to
below.
Refer to Internal Conservation Policies for the identification
of policies
for
particular elements.
0x01 graphic
Figure 24 : Ground Floor Plan
Dining Room
The Dining Room has retained its painted decoration dating
from the
1870's.
`Conservation' work has been undertaken previously, probably during
the 1970's,
resulting in some patching to the original colours and stencilling.
The floor
is carpeted.
Policy
The integrity of the Dining Room is exceptional. This should
be retained
and
the fabric conserved.
Termite damage to the floor and skirtings should be carefully
made good,
with
the removal of damaged original fabric minimised.
No new services should be introduced in the Dining Room where
they will
impact
on the original painted decoration on any surface.
Consideration could be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
0x01 graphic
Figure
25: Detail of decorative panel to Dining Room dado
0x01 graphic
Figure
26: Dining Room showing portion of wall decoration
Drawing Room
The Drawing Room, on the southern side of the Entry retains
possibly
original
painted decoration to the cornice. The walls are painted in a single
tone. It
is considered likely that the ceiling and walls were decorated in
greater
detail, similar to the Dining Room. The floor is carpeted.
Policy
The integrity of the Drawing Room is high. This should be
retained and
the
fabric conserved.
Further investigation of the walls and ceiling should be
undertaken
to
determine whether remnants of the original colours remain.
New services may be introduced in the Drawing Room, however,
it is recommended
that the painted decoration investigations be undertaken first.
Consideration could be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
0x01 graphic
Figure 27: General view of Drawing Room
Entry
The Entry is located immediately inside the front door, and
leads directly
into
the central Ballroom. Double sliding doors in the north and south walls
lead to
the Dining and Drawing Rooms respectively. The doors and skirtings
retain their
original wood-grain finish and gilded linework. The cornice and ceiling
rose
retain coloured decoration, that appears to date from the time of the
1870's.
The walls are painted in a single tone. It is considered
likely that
the
ceiling and walls were decorated in greater detail, similar to the
Dining Room.
The floor is carpeted.
Policy
The integrity of the Entry is high. This should be retained
and the
fabric
conserved.
Further investigation of the walls and ceiling should be
undertaken
to
determine whether remnants of the original colours remain.
No new services should be introduced in the Entry where they
will impact
on the
original painted decoration on any surface.
Consideration could be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
0x01 graphic
Figure 28: General view of Entry looking
towards front door.
Ballroom
The Ballroom is the most impressive space at Para Para.
Located within
the
centre of the House the Ballroom is a two-storey space with a circular
balcony
at first floor level. The central portion of the ceiling above contains
a domed
skylight.
The Ballroom is painted in what appears to be a modern
interpretation
of the
original colours. Some of the colours used are similar to those in
the front
rooms, and are possibly original.
Policy
The integrity of the Ballroom is high. This should be retained
and the
fabric
conserved.
Further investigation of the walls and ceiling should be
undertaken
to
determine whether the original colours remain beneath the more recent
coatings.
It is likely that the walls and ceilings were more extensively
decorated
than
currently exists, and that the attached pilasters particularly were
decorated.
The missing pilasters on the first floor should be reinstated to match
the one
remaining.
New services may be introduced in the Ballroom, however, it is
recommended
that
the painted decoration investigations be undertaken first. New
installation
of
services should minimise damage to original over-painted decoration.
No new openings should be formed in the walls at either level.
0x01 graphic
Figure 29: Ballroom, looking towards the
south east corner of the House.
Gentlemens Office
The computer room is situated behind the Dining Room and opens
directly
off the
Ballroom. It has a simple paint finish and retains what is probably
the
original fireplace surround.
Policy
The integrity of the room is high. This should be retained and
the remaining
fabric conserved.
It is likely that the walls and ceilings were more extensively
decorated
than
is currently extant. Further investigation of the walls and ceiling
should be
undertaken to determine whether the original colours remain beneath
the more
recent coatings.
New services may be introduced in the Gentlemen's Office. They
should
be
installed to minimise disruption to the original fabric.
Ladies Office
The Ladies Office is situated to the west of the Gentlemen's
Office
and opens
directly off the Ballroom. It has a simple paint finish and retains
what is
probably the original fireplace surround.
Policy
The integrity of the room is high. This should be retained and
the remaining
fabric conserved.
It is possible that the walls and ceilings were more
extensively decorated
than
is currently extant. Further investigation of the walls and ceiling
should be
undertaken to determine whether the original colours remain beneath
the more
recent coatings.
New services may be introduced in the Ladies Office. They
should be
installed
to minimise disruption to the original fabric.
Library
The Library is situated to the west of the Drawing Room. It
has a simple
paint
finish and retains what is probably the original fireplace surround.
Policy
The integrity of the room is high. This should be retained and
the remaining
fabric conserved.
It is possible that the walls and ceilings were more
extensively decorated
than
is currently extant. Further investigation of the walls and ceiling
should be
undertaken to determine whether the original colours remain beneath
the more
recent coatings.
New services may be introduced in the Computer Room. They
should be
installed
to minimise disruption to the original fabric.
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Figure 30: Library, showing original marble
Mantelpiece and fireplace surround
Room above Servant's Stairs
The room above the Servant's stairs is a small alcove built in
the space
above
the stairs. It is generally in poor condition.
Policy
The room should be retained in its current form. The timber
structure
may be
removed and the room upgraded as required provided the integrity of
the space
is retained.
Stair Hall
The Stair Hall is located on the southern side of the building
and opens
off
the Ballroom via an arched opening. A side door to the southern
verandah
is
located beneath the stairs. The stairs are in original condition with
the
exception of a timber post that has been installed in an attempt to
prevent
further deflection of the staircase.
There is evidence of painted linework beneath later paint
coatings,
possibly
painted in the 1870's to resemble ashlar stonework.
Policy
The integrity of the Stair Hall is high. This should be
retained and
the
remaining fabric conserved.
It appears that the walls were treated to resemble ashlar
stonework.
Further
investigation of the walls should be undertaken to determine the 1870's
finishes and colours.
Careful structural investigation of the stair should be
undertaken to
determine
minimum impact solutions to prevent further deterioration. Alteration
to the
original appearance of the staircase should be avoided.
Termite damage to the floor and skirtings should be carefully
made good,
with
the removal of damaged original fabric minimised.
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Figure 31: Detail of timber detailing in Stair Hall
Sitting Room
The computer storeroom is situated in the south western corner
of the
building
with access off the Stair Hall. It has a simple paint finish and
retains
what
is probably the original fireplace surround.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
New services may be introduced in the Room. They should be
installed
to
minimise disruption to the original fabric.
Consideration could be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
Downstairs bedroom
The Downstairs Bedroom is situated adjacent the stair hall,
with access
directly off that space. It has a simple paint finish and the fireplace
and
surround has been modified. The floorboards have been replaced with
loose sheet
flooring, and the window has been extensively damaged by termites.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
New services may be introduced in the Room. They should be
installed
to
minimise disruption to the original fabric.
Floorboards should be reinstated to match the original
appearance and
finish.
Bathroom
The Bathroom is located centrally on the western elevation,
and opens
directly
off the south western corner of the Ballroom. It has been upgraded
and
renovated over time, and at the time of preparation of this report
bathroom was
being upgraded.
Policy
The upgrade of the bathroom facilities should be undertaken to
minimise
impact
on the original fabric. No indication of the work should be obvious
from the
Ballroom.
The presence of supply and waste pipes on the external
elevation should
be
avoided.
0x01 graphic
Figure 32: Bathroom prior to upgrade
Toy Room
The Toy Room is a small room located behind the Servant's
Stairs and
opening
off the lobby between the stairs and the Meals.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
New services, including the provision of laundry facilities,
may be
introduced
in the Toy Room. They should be installed to minimise disruption to
the
original fabric.
Meals
The Meal Room located to the north of the Servant's Stairs and
contains
what
are possibly original built-in cupboards adjacent the fireplace.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
New services, including the provision of kitchen facilities,
may be
introduced
in the Meals Room. They should be installed to minimise disruption
to the
original fabric.
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Figure 33: Meals area showing possibly
original built-in cupboard.
Kitchen
The Kitchen is located at the north western corner of the
building,
with access
from the Meals and form outside. It has been upgraded previously, with
the
kitchen equipment and benches now in need of replacement. It is likely
that the
original kitchen was located in the outbuilding to the north west of
the main
House.
Policy
The integrity of the room has been affected by the
installation of kitchen
benches and services. The room may be adapted and upgraded provided
it's
integrity is retained and the remaining original fabric conserved.
New services and kitchen facilities may be introduced,
provided disruption
to
the original fabric is minimised.
0x01 graphic
Figure 34: View of joinery in existing kitchen
Cellar
The cellar is located beneath the Meals and Toy Room and is
accessed
from the
Servants' Stairs, which extend from the cellar to the first floor.
The cellar
is in poor condition, suffering the effects of rising damp and termite
attack.
Policy
The integrity of the cellar is high, retaining its original
layout and
form.
The spaces may be adapted and upgraded as necessary to contribute to
the
ongoing operation of the House.
New services or facilities may be introduced as required,
provided disruption
to the original fabric is minimised.
Specific Conservation policies for rooms and spaces.
0x01 graphic
Figure 35: timber propping in cellar supporting termite
damage floor structure above.
6.5.2 Conservation Policies for Rooms and Spaces: First Floor
0x01 graphic
Figure 36: First Floor Plan
Specific Conservation Policies for Rooms and Spaces
First Floor
Guest Room / Bedroom 4
The Guest Room is located in the north eastern corner of the
first floor
and
was possibly built accommodating a nursery in the adjacent room.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
Its
relationship with the adjacent room to the south should be maintained.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
0x01 graphic
Figure 37: Damaged marble to mantelpiece and
fireplace surround, Guest Room/Bedroom 4.
Guest Lounge
The Guest Lounge is located adjacent Bedroom 4, with access
directly
from that
room and from the lobby.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
Its
relationship with Bedroom 5 to the north should be maintained.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
Parents Room
The Parents Room is located centrally on the eastern side of
the building
and
provides access to the Balcony over the front porch. It provides access
from
the upper level Gallery above the Ballroom, and into the Master
bedroom.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
It should
continue to provide access to the Balcony.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
Master Bedroom
The Bedroom is located in the south eastern corner of the
House, with
access
directly off the Gallery.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
Any
adaptation work should not be obvious from the Gallery.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
0x01 graphic
Figure 38: Fireplace to Master Bedroom
Bedroom 2
Bedroom 2 is located between the Stair Hall and the Master
Bedroom,
with access
directly off the Gallery.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
Any
adaptation work should not be obvious from the Gallery.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
Stair Hall
See comments for Ground Floor.
Bathroom
The Bathroom is located in the western section with access off
the top
of the
Servants' Stair Hall. Its original use is unknown, but it appears to
be been
used as a Bathroom at some stage, with remnant fixings and fixtures
remaining.
Policy
The integrity of the room has been reduced by alterations to
the fabric
although its original volume remains. The room may be adapted and
upgraded
provided the remaining original fabric is conserved. It would be
appropriate
to
redevelop the room as a Bathroom; however, particular care should be
taken to
ensure that supply and / or waste pipes are not exposed on the external
elevations.
The introduction of new services should be undertaken to
minimise disruption
to
remaining original fabric in the Bathroom and adjacent rooms and
elevations.
Work Room
The western most room on the first floor was probably
constructed as
accommodation for servant(s). It has direct access to the Servants'
Stairs. Its
original floor has been removed, probably as the result of termite
attack, and
it has been extensively replastered.
Policy
The integrity of the room has been reduced by the
deterioration and
replacement
of original fabric, although the original volume remains. . The room
may be
adapted and upgraded provided the remaining original fabric conserved.
It may
be considered appropriate to redevelop the room as a Bathroom; however,
particular care should be taken to ensure that supply and / or waste
pipes are
not exposed on the external elevations.
The introduction of new services should be undertaken to
minimise disruption
to
remaining original fabric in the Work Room and adjacent rooms and
elevations.
0x01 graphic
Figure 39: Former Servants' Quarters showing
replacement floor and ceiling.
Servants' Stairs
The Servants' Stairs provide access from the First Floor to
the cellar,
originally intended to provide easy access throughout the House. The
Stairs are
generally in poor condition with deteriorating timberwork and walls.
Policy
The Servants Stairs and associated lobbies should generally be
retained
in
their current form. They may be upgraded as required to improve their
safety,
provided the integrity of the space is retained and remaining original
fabric
conserved.
0x01 graphic
Figure 40: View of top of Servants' Stairs
adjacent doorway to Gallery.
Room above Servant's Stairs
The room above the Servant's Stairs is a small alcove built in
the space
above
the stairs. It is generally in poor condition.
Policy
The room should be retained in its current form. The timber
structure
may be
removed and the room upgraded as required provided the integrity of
the space
is retained.
Gallery
The Gallery is considered for this report to be the first
floor level
of the
Ballroom volume, defined by the circular balcony which looks down into
the
Ballroom below. The Gallery is surmounted by a domed clerestory
ceiling.
The
form of the space remains in original condition, with minor changes
to the
fabric. The space is likely to contain painted decoration beneath the
current
paint layers.
Policy
The integrity of the Gallery is high. This should be retained
and the
fabric
conserved.
Further investigation of the walls and ceiling should be
undertaken
to
determine whether the original colours remain beneath the more recent
coatings.
It is likely that they walls and ceilings were more extensively
decorated
than
currently exists, and that the attached pilasters particularly were
decorated.
The missing pilasters on the first floor should be reinstated to match
the one
remaining.
New services may be introduced in the Gallery, however, it is
recommended
that
the painted decoration investigations be undertaken first. New
installation
of
services should minimise damage to original over-painted decoration.
No new openings should be formed in the walls at either level.
0x01 graphic
Figure 41: Domed clerestory skylight above the Gallery.
Bedroom 3
Bedroom 3 is located in the north western corner of the First
Floor,
and at
some stage appears to have been used as a Kitchen. This adaptation,
although
reversed, has resulted in a number of minor changes to the fabric.
The Room
opens directly off the Gallery.
Policy
The integrity of the room has been reduced by the previous
adaptation
ad
alteration to the fabric. The room may be adapted provided its
integrity
is
retained and the remaining original fabric conserved. Any adaptation
work
should not be obvious from the Gallery.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the replacement of the
existing timber
flooring and the introduction of suitable rugs. The boards should be
finished
to match any original finish remaining.
Bedroom 4
Bedroom 4 opens directly off the Gallery, mirroring the
entrance to
the
Children's Bedroom.
Policy
The integrity of the room is high. The room may be adapted
provided
its
integrity is retained and the remaining original fabric conserved.
Any
adaptation work should not be obvious from the Gallery.
New services may be introduced, provided disruption to the
original
fabric is
minimised.
Consideration should be given to the removal of the wall to
wall carpet
and the
introduction of suitable rugs. The boards should be finished to match
any
original finish remaining.
Roof Stairs
Access stairs to the roof space and roof are located between
the Lobby
and
Gallery. These stairs performed a purely functional role providing
access for
roof maintenance and to the top of the turret.
Policy
The integrity of the stair and access to the roof space is
high, and
they
should be retained and conserved in their current form.
6.6 External
Conservation Policies
The following policies do not include advice on materials
conservation
where
related to artefacts or objects. They are intended as policies for
the
conservation of built fabric only. For specific assistance where
related
to
artefacts or objects the advice of a materials conservator should be
sought.
6.6.1 Elevations Generally
All external elevations should retain and maintain existing
original
detailing.
All missing elements should be replaced where noted as missing on the
dilapidation survey drawings or where physical evidence indicates their
previous presence.
All extraneous elements should where possible be removed and
services
rationalised and/or discreetly concealed to remove external pipes,
wires and
conduits fixed to the building. Items that illustrate previous
functions
of the
House or components should be retained. Non original light fittings
may be
removed or relocated to suit proposed requirements.
Surface water should be removed from all ground surfaces as
quickly
as possible
and not allowed to pond against the footings and walls. Sumps and
drains
should
be regularly cleaned out to reduce the risk of flooding and associated
damage.
6.6.2 Verandahs
The existing verandahs around the House are in need of
attention.
The existing concave corrugated iron roof sheeting is corroded
in some
areas
and should be replaced as necessary. Where possible verandah iron
should
be
retained and if necessary re-rolled to return it to its original shape.
Original lead cappings and flashings should be retained where possible,
but if
necessary replaced to match existing. If possible reusable sheets
should
be
consolidated in one area, with new sheeting located separately.
Where necessary deteriorated timbers should be replaced to
match the
original.
Where termite damaged, the affected sections should be cut out and
replaced
with new timbers to match original. Similarly, damp affected timbers
on the
verandah bulkheads, fascias and eaves should be replaced as necessary.
Refer to
section 6.4.4 for timber replacement policies.
Some elements of the decoration to verandah columns may be
missing.
If
necessary those elements should be reproduced by making copies of the
originals
remaining. Where possible damaged elements should be repaired or used
in the
reconstruction of replacements.
The verandah floor consists of square tiles in a red and black
chequer-board
pattern. Some areas are in poor condition with settlement of the
flooring
and
deterioration of individual tiles caused by rising damp. A number of
tiles have
been replaced, affecting the integrity and appearance of the verandah
as a
whole.
Where possible inappropriate replacement tiles should be
replaced to
match the
original remaining. Where necessary the paving should be lifted to
ensure
adequate surface drainage is achieved, and that a safe level surface
is
provided.
6.6.3 Masonry
6.6.3a Rising Damp and Salt Attack
Dating from 1862 it is unlikely that Para Para was constructed
with
any form of
damp proof course. Rising damp and salt attack is present in a number
of walls,
particularly in the cellar and external walls. Extensive areas of
previous
repair are evident throughout the building, but primarily on the
exterior
elevations. The entire western wall has been rendered and the stonework
at the
ground floor level of the other façade has been extensively
repointed.
Repairs have generally been undertaken with hard cement
render, which
has
exacerbated the original problems. All hard cement render and pointing
should
be carefully removed from the masonry to the external and verandah
walls. These
areas should be repointed to match the original lime based pointing
material.
Consideration could be given to the insertion of a chemical
damp proof
course
around the base of the external walls. This should only be undertaken
by
experienced contractors in consultation with experienced heritage
professionals. When injecting the damp proof course drill holes should
be
located in mortar joints, not in stonework, and the gravity feed method
for
injecting chemicals should be used.
Any badly salt affected stones should be replaced with stone
to match
the
original stone's type, colour, texture, size and hardness.
The render plinths to the bases of walls and verandah edge
should be
retained
or reinstated as necessary. Other areas of render detailing should
be retained,
or replaced to match original.
Sections of the masonry to the western garden wall have
collapsed. They
may be
rebuilt using the stonework remaining around the areas of collapse,
and other
suitable stonework that can be salvaged around the site. Salvaged stone
should
match existing in colour, size and hardness and should generally be
in sound
condition. If insufficient matching stone remains on the property,
a suitable
replacement source should be identified.
6.6.3b Pointing
Stonework should be repointed where necessary with a lime
mortar to
match any
original pointing remaining. The pointing should be of matching colour,
texture
and finish when dry to the original. The hardness of the finished
pointing
should also match the original. A suitable mix for lime pointing may
be 1
brightonlite cement : 2 lime putty : 9 sand.
Cement mortars are inappropriate and should not be used.
The removal of existing hard cement pointing should only be
undertaken
using
hand tools. The use of power tools should not be allowed.
It may be necessary to replace some pointing periodically if
salts retained
within the walls continue to evaporate causing fretting.
6.6.3c Render
Render in a number of areas, particularly to the columns
around the
verandahs,
is in poor condition. Significant areas are drummy and / or cracked,
and a
number of areas have been inappropriately repaired with cement rich
render.
Areas of significant cracking and where the render is loose or
drummy,
should
be removed back to sound substrate. They should then be re-rendered
to match
the original finish and texture.
Where possible remaining render should be consolidated by
injecting
acrylic or
epoxy adhesive. This work should be undertaken by specialist
conservation
contractors with experience in this type of work. The selection of
correct
adhesives is an important aspect of successfully consolidating render.
0x01 graphic
Figure 42: Cracking to render to
column to verandah.
0x01 graphic
Figure 43: Damaged capital to south
east verandah column.
6.6.3d Cracking
Cracking and associated damage appears to have been a problem
throughout
the
history of the House, with extensive areas of previous repair work
evident.
This is possibly the result of poor water drainage around the building,
combined with the content in the surrounding soil. The foundations
may have
been prone to seasonal swelling and shrinkage, resulting in movement
and
differential settlement of the building.
The ground around the perimeter of the Homestead should be
treated in
such a
way to reduce the affects of seasonal wetting & drying. Unwanted
surface
run-off and storm-water should be adequately removed from adjacent
the building
walls. Existing paths around the building should be maintained to
ensure
that
water is directed away from the building, and is not allowed to collect
adjacent the walls. Downpipe outlets should be clear and either
connected
into
adequately sized open drains or sealed underground storm-water pipes
that will
carry water well clear of the building.
This issue should be addressed urgently and in more detail
during the
design
and implementation of any future landscaping strategy.
Cracking in the masonry should be raked out, filled and
repointed to
match
adjoining surfaces. Repairs should be undertaken in such a way that
there is no
obvious patching on the walls.
Any re-occurring cracking should be monitored to provide
information
about
seasonal movements and consequences for the structural integrity of
the
structure.
Significant cracking is occurring to the parapet above the
southern
door. This
may be the result of poor roof drainage, settlement of the building,
or the
proximity of the large trees to the south west. The cracking should
be repaired
and ongoing monitoring undertaken.
Careful consideration should be given to the future
introduction, placement
and
watering of garden beds in close proximity to the buildings.
0x01 graphic
Figure 44: Section of cracked and loose
balustrading to parapet to south elevation.
0x01 graphic
Figure 45: Loose and leaking downpipe
connection on Northern side of building
6.6.4 Painting
The rendered areas of the masonry, window surrounds, quoins,
columns,
etc, are
currently coated with acrylic paint, which in some more exposed areas,
particularly along the western wall, has substantially weathered away.
Where
repainting is necessary the remaining paint coatings should be removed
from the
masonry and a lime or white wash based paint system that is more
appropriate
to
the age of the House reinstated.
Paint removal should only be undertaken after seeking advice
from professionals
or contractors experienced in the field. High-pressure water or grit
blasting
is not to be used.
Existing painted surfaces to be repainted should be properly
prepared
in
accordance with the manufacturers instructions, including rubbing back
and the
removal of all loose and flaking paint and deteriorated substrate.
Any cracks
in the render or gaps around the door or window frames should be raked
out and
replaced and all loose render cut off, properly stopped and sanded.
6.6.5 Chimneys
All chimneys are in original condition, with only minor areas
of repair
apparent. Extensive areas of loose, drummy and spalling render are
evident on
all chimneys. The render should be cut back to sound substrate and
replaced
where loose and drummy. It is not recommended that sound render be
removed.
Particular attention should be given to the north west chimney
which
may
require reconstruction.
The crisp lines of the original detail has been lost on many
of the
chimneys
due to fretting and spalling of the render. Where repair work is
necessary
to
replace unsound render the original detail should be reinstated. If
render is
in sound condition remedial work should be minimised.
The tops of the chimneys should be sealed, where not in use,
with a
concrete
paver, piece of slate, or steel plate, adequately secured to prevent
it falling
off. Those chimneys in use should be sealed with wire to prevent pigeon
access
but allow smoke egress. The wire should be adequately secured to the
tops of
the chimney. Should the egress of pigeon droppings continue to be a
problem,
consideration could be given to the installation of a flat metal plate
fixed
above the chimney openings on brackets. The introduction of chimney
pots or
similar is not recommended as they will significantly alter the
appearance
of
the House.
0x01 graphic
Figure 46: Chimney in north west corner of roof
showing poor condition of render and detailing.
6.6.6 Timberwork
Exposed timberwork to doors and windows, and timbers to the
verandahs,
is
generally in poor condition, with extensive weathering and some areas
of rot.
Pigeons are accessing the inside of the timber verandah bulkhead,
exacerbating
problems caused by leaking gutters.
Termite attack has also caused damage in a number of areas
around the
exterior
of the House.
Wherever possible as much of the original existing fabric as
practical
shall be
retained or reinstated. Fabric that has been removed and stored or
is missing,
such as shutters, should be inspected and repaired as necessary to
allow
reinstatement. Missing elements, such as the shutters, should be
reconstructed
to match the original, based upon the existing elements remaining.
Replacement
of timber should be kept to a minimum. Replacement timbers for exterior
use
should have a durability of at least Class 2 as defined by the Timber
Development Association of SA.
0x01 graphic
Figure 47: Loose timberwork to inside of
verandah bulkhead.
6.6.7 Timber Repairs
Rotted or otherwise damaged timbers shall be repaired in the
following
manner:
1.
Where individual timbers are rotted in cross section
to a depth of less
than 5 mm, the rotted material should be thoroughly
scraped out. The member
should be built back up to its original dimension
with a suitable epoxy
filler, used strictly in accordance with
manufacture's
instructions, and
properly bonded to its substrate.
2.
Where individual structural timbers are rotted in
cross section to a depth
of greater than 5 mm but not more than 50% of the
section dimension, the
rotted material shall be thoroughly scraped out.
The substrate should then
be cut back to an even surface and a new piece of
timber spliced in. Fixing
shall be by means of a waterproof adhesive and
countersunk
brass or
stainless steel screws of appropriate dimensions
to suit the particular
work. Screw heads should be filled with a suitable
epoxy filler. The splice
shall be planed and shaped back to match adjoining
profiles. Joints shall
be filled with a suitable epoxy filler.
3.
Where individual existing members are rotted in
cross section greater than
50%, the rotted length shall be cut out and new
timber shall be spliced
onto the old as specified above. If rotting is
extensive
throughout the
member, it should be replaced to match the existing.
4.
Where structural joints are rotted to a degree as
to be loose or no longer
provide support, the joint shall be dismantled and
reconstructed by
splicing in new timber as specified as above.
6.6.8 Painting
Deteriorated timber surfaces are to be taken back to a solid
base, with
any
necessary filling as established in 6.4.5a Timber Repairs. This should
not
include the removal of all previous paint where it is in good
condition,
as
this provides an important record of any changes to the colour scheme
used
during various periods. Methods that remove all evidence of paint are
unnecessary for a sound finish and inappropriate as they serve to
reduce
the
significance of the building. In areas where it is necessary for
existing
paint
to be stripped back to the base material, it is to be proceeded by
paint
scrapes and recording of paint samples.
The analysis of paint scrapes does not necessarily imply the
re-introduction
of
earlier colours. These instead should be used as a guide to
understanding
the
way colour was applied to the complex, and help to make appropriate
decisions
about future colour schemes.
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Figure 48: Upper level window showing poor
condition of paintwork to timberwork.
6.6.9 Termites
The House has been extensively attacked by termites, probably
repetitively
over
a number of years. There is extensive existing damage, and areas where
damage
has previously been repaired.
The House should be thoroughly inspected by a certified pest
control
company
for the presence of termites. A regular and on going inspection regime
should
be introduced to detect any infestations at the earliest opportunity.
Recommendations for treatment for the ongoing protection of the
property
should
be sought from that company. All timber surfaces including the sub
floor
structure in that area, and where other damage has been noted, should
be
inspected by a pest control company to determine the full extent of
damage.
If termites are found at the Homestead they should be treated
with a
chemical
spray and consideration be given to the distribution of termite baits.
Termites are particularly attracted to damp dark areas, such
as sub-floor
spaces. It is important to ensure that sub-floor spaces are well
ventilated
to
keep them as dry as possible to deter termites. The effectiveness of
sub-floor
ventilation and number and size of vents should be assessed in
conjunction
with
termite and rising damp treatment.
The House has been treated following the discovery of
termites. It is
possible
that that treatment is still providing protection to the timbers;
however,
regular monitoring should be introduced.
Termite damaged timbers should be repaired in accordance with
the Timber
Repair
section above. Where significant fabric, such as the skirting in the
Dining
Room, has been affected, less intrusive repair methods should be used,
possibly
involving the insertion of consolidants into affected areas. This will
minimise
the removal of fabric. Advice should be sought from materials
conservators
prior to proceeding with the work.
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Figure 49: Termite damage to fixing
plate to verandah roof.
6.6.10 Roof Replacement and Storm Water Removal
The main roof to the House varies in condition and materials
substantially.
The
House is roofed in a combination of slate tiles and corrugated iron
sheet, with
areas of flat galvanised sheet patching to tiled areas. Fibreglass
sheeting is
located above the Gallery skylight.
The roof consists entirely of internal box gutters and parapet
gutters,
with
minimal outlets. Combined with the presence of pigeons, the inadequate
size and
number of outlets is responsible for frequent flooding and overflow
of the
gutters. This appears to have been an ongoing problem, with areas of
previous
internal plaster repair to ceilings and walls beneath gutters.
Areas of roofing, particularly above the single storey western
sections
and the
hipped roof above the Servants' Quarters, where a combination of
corrugated
iron, slates and galvanised sheet patching is extant, should be
re-roofed
with
corrugated iron sheeting. Existing slates should be carefully remove
and
retained for later patching in other areas as required. Any other areas
of
corroded sheeting should be replaced.
Full-length roof sheeting may be used with screw fixings.
Consideration
may be
given to using heavy gauge roof sheeting for additional longevity.
The size of existing box and parapet gutter should be checked
to ensure
their
adequacy for predicted rainfall intensities. If necessary they should
be
increased in size to allow for peak rainfall conditions. Flashings
to the box
gutters should be turned up a minimum 300 mm beneath the roofing iron
to
prevent overflow into the roof space.
Downpipe numbers, sizes and distribution should be reviewed to
ensure
that
adequate discharge of rainwater from the roof is achieved. The
installation
of
new downpipes may be considered, however they should not be located
on the
eastern elevation, and should be avoided on the southern or northern
elevations
if possible. If unavailable on the southern, eastern or northern
elevations
their locations should be considered to minimise visual impact and
allow
effective removal of rainwater from the building surrounds. Downpipes
should be
supported to match the original detail.
Downpipes should be replaced where necessary in galvanised
finish to
match the
original configuration and diameters. Sound downpipes that show no
signs of
corrosion should be retained & repaired. Wherever possible existing
material
should be retained and joints re-soldered to provide watertight
connections.
They should be installed as originally detailed.
Review of gutter and downpipes should be undertaken in
association with
experienced conservation professionals and contractors.
The verandah roofing is in sound condition with some areas of
slipping
and
surface corrosion. Where possible verandah iron should be retained
and if
necessary re-rolled to return it to its original shape. If possible
reusable
sheets should be consolidated in one area, with new sheeting located
separately.
All cappings and flashings to the main roof and verandah
should be retained
where possible, but if necessary be replaced to match existing, in
a finish
compatible with the principal roof sheeting. Cappings should be rolled
and
scribed. All chimney flashings should be replaced in lead and stepped
to match
the original. All cappings to the verandah roof should be reinstated
in lead to
match the original detail.
A number of parapet flashings are loose, allowing water to
enter the
masonry
behind. They should be re-fixed as required to ensure a watertight
seal. Where
necessary the flashings should be replaced.
The internal box gutters appear to discharge through the roof
space
above the
Servants' Quarters. This has over the life of the building caused
extensive
damage to the ceilings and rooms below following blockages of the
gutters
and
downpipes. This drainage system should be reviewed in association with
the
review of the gutter sizes and downpipe locations. Overflow outlets
should be
provided in the event that blockages occur.
Undertake regular cleaning to ensure all gutters are free of
debris.
This is
particularly important given the extent of the pigeon presence on the
property.
Stormwater disposal from the roofs needs to be carefully
considered
so that it
is correctly discharged well clear of the building or into rainwater
tanks.
Falls around the building should be checked to ensure all water is
quickly
removed from the base of walls.
The installation of above ground rainwater tanks may be
considered.
These
should be located as unobtrusively as possible, and restricted to the
western
side of the House or adjacent the northern side of the outbuilding
wall.
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Figure 50: View of roof looking west.
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Figure 51: View of roof looking north west
0x01 graphic
Figure 52: View of ground floor roof over south west
corner of building. The roof should be replaced.
6.6.11 Parapets
Parapets around the building are generally in poor condition,
with sections
on
the western side of the building extremely dilapidated. Some sections
of the
parapet are extensively cracked, with substantial areas of spalling
render.
Areas of substantial deterioration, where material is loose
and spalling,
should be initially stabilised to prevent collapse. The failure of
portions of
the structure has the potential to cause significant injury or damage
to
structure below. It may be necessary to dismantle and rebuild sections
of the
parapet and balustrade.
Advice should be sought from contractors experienced in render
and masonry
consolidation as to whether it is possible to stabilise and retain
the existing
deteriorated fabric, or whether it should be removed and reconstructed.
Render detail and missing balustrades should be reconstructed
to match
the
original detail.
0x01 graphic
Figure 53: View of worst section of parapet on north west
corner of building showing spalling, loose and missing
elements.
It is recommended that a full inspection of the parapet be
undertaken
by cherry
picker to determine form a close distance any further areas of
deterioration.
6.6.12 Pigeon Control
A severe problem exists at Para Para with infestation by
pigeons. While
the
current owners have substantially reduced numbers (from approximately
300 to
around 60) there are a number of areas, particularly around the roof
where
pigeons are nesting and roosting, causing build up of organic debris.
Despite
ongoing clearing this debris is causing a number of ongoing maintenance
problems, including blockage of gutters and downpipes, staining to
masonry and
general unsightliness. It should be regularly removed.
Pigeon manure is weakly acidic and if left on masonry can
cause deterioration
to the fabric. It is also high in nitrates, which can lead to salt
attack in
masonry if it is not removed. Consequently, the manure should be
regularly
removed, and surfaces cleaned.
The installation of pigeon stripping could be tried in several
locations
around
the building. It has however, generally been ineffective on other
buildings
when used previously.
Pigeons return to nest at the location that they hatched. It
is therefore
necessary to regularly remove nests as an ongoing deterrent to pigeons
returning. Consideration may be given to other methods of dealing with
the
problem, including the use of poison impregnated grain or shooting.
These
methods should only be used in accordance with approved and authorised
procedures. Poisons should be carefully monitored to ensure other birds
are not
affected, with distribution restricted to areas exclusively inhabited
by
pigeons. Dead birds should be collected and removed from the site.
6.6.13 Doors and Windows
The external joinery is generally in poor condition, with
extensive
deterioration caused by breakdown of paint coatings.
The extent of deterioration varies depending upon the degree
of protection
afforded to the various timbers. Most windows and doors, while in need
of
painting, are in sound condition. Some window and door sidelights
retain
coloured glass panels.
Where doors or windows are missing, badly deteriorated or
termite damaged
they
should be replaced with new items to match the original remaining.
Where the
joints are loose, the window or door should be dismantled and the
joints
re-set, glued and screwed. Flyscreens should be reinstated where they
are
missing.
Ensure all windows and doors can be readily opened at the time
of painting.
Any
missing sash cords are to be replaced and the mechanisms repaired.
Where doors
are jammed or have dropped, remove hinges from door and frame, fill
screw
holes, remove any rotted timber, splice in new timber and replace
hinges
to
match existing where necessary.
Generally treat all timberwork as for 6.4.4a Timber Repairs.
All existing hardware should be retained and maintained where
it is
original to
the building. Where hardware is missing it should be replaced to match
the
remaining original fittings as closely as possible.
Broken glass should be replaced with clear float glass of
similar thickness
to
the original. Reflective or tinted film or glass should not be used.
Glass
should be seated with glazing putty, not silicone. Glazing putty should
be
replaced where needed.
Paint scrapings should be taken to determine original colours
of frames
and
doors. These colours should be re-instated, or a suitable substitute
found.
0x01 graphic
Figure 54: Deteriorated timberwork to window
to Kitchen.
6.6.14 Metal Work
Remove rust on deteriorated metal surfaces by cleaning back to
bare
metal with
a wire brush, where possible. Badly deteriorated elements should be
repaired if
possible, or otherwise replaced. Salvageable items or parts thereof
should be
reused in the manufacture of replacement elements wherever possible.
Metal
should be coated with rust neutraliser prior to priming with a zinc
rich paint,
followed by a compatible undercoat and finishing coats.
6.6.15 Verandah Floor
The existing verandah floor consists of terracotta tiles laid
in a
chequer-board pattern laid against the concrete edge to the verandah.
Bull-nosed slate steps are located on each side of the building.
The floors are in reasonable condition, but has been affected
by problems
associated with rising damp and subsidence. A number of the tessellated
tiles
are loose, and some have been replaced or re-laid. This has affected
the
integrity and appearance of the verandah as a whole.
Where possible inappropriate replacement tiles should be
replaced to
match the
original remaining, particularly where the contrasting chequer-board
pattern
has been lost. Where necessary the tiling should be lifted to ensure
adequate
surface drainage is achieved, and that a safe level surface is
provided.
Loose
tile should be re-seated to reduce gaps between tiles.
0x01 graphic
Figure 55: Typical tiling to verandah floor.
6.7 Internal
Conservation Policies
The policies below have been formulated in order to retain the
existing
significance of internal fabric, and increase it where possible by
reinstating
missing decorative finishes and elements.
Elements of the internal decoration are rare and consequently
of high
significance. Priority should be given to their stabilisation,
conservation
and
repair. Where possible intervention should be minimised.
6.7.1 Floors
6.7.1a Timber Floors
Timber floors are generally baltic pine, and appear to be
sound; however,
full
inspection was not possible due to the presence of fitted carpets in
many
rooms. There are a number of areas where deflecting or uneven boards
beneath
the carpet may indicate termite damage. Some damage may also have been
caused
by roof leaks. As is typical with houses of its age, some degree of
cupping of
the boards has occurred throughout.
Floors to several rooms have been replaced with particleboard
sheeting,
again,
most likely the result of termite attack.
Timber boards and floor structure should be inspected to
determine the
extent
of termite and falling damp damage. Where necessary timbers and boards
should
be replaced to match existing. Boards should be replaced with second
hand
Baltic pine boards to match the original width.
The Ballroom floorboards differ in size and species from those
throughout
the
rest of the House, and were probably specifically chosen for their
function in
that space. Intervention to and replacement of those boards should
be
minimised.
Generally, as required the remaining carpets should be removed
to allow
sanding
and re-finishing of all floors. The use of clear two pack polyurethane
finishes
to the timber boards should be avoided, with preference given to the
use of
natural Tung oils.
Any of the timber floors damaged or considered to be unsafe
should be
repaired
and treated as indicated in 6.4.4a Timber Repairs. Masonry dwarf walls
and
timber floor joists supporting the timber floor structure should be
repaired
where necessary.
0x01 graphic
Figure 56: Timber boards (stained) in
Upstairs Room.
6.7.1b Concrete Floors
The existing concrete floor in the Bathroom may be retained
and upgraded
or
removed as required. The installation of new concrete floors associated
with
any Bathroom upgrade should be undertaken carefully to minimise damage
to
adjoining surfaces.
6.7.1c Brick Floors
A brick floor exists in the Cellar. It is not known if that is
the original
surface floor surface. The bricks should be retained and repaired as
necessary
to provide a safe, even, surface. It is likely that the floor will
require
ongoing maintenance as rising damp affects the brickwork. The
installation
of a
damp proof membrane beneath the brickwork or a new concrete floor
should
not be
considered, as this will only exacerbate dampness problems in the
adjacent
walls.
0x01 graphic
Figure 57: Brick paving to cellar floor.
Note timber panels to door reveal termite
damaged and removed.
6.7.2 Walls and Plastering
The walls and mouldings of the House are plastered in fine
white lime
plaster.
Many areas of the wall plaster are drummy due to rising and falling
damp and
have suffered subsequent loss of adhesion. Repairs over time have
damaged
the
sharp edges of the mouldings and details. Extensive areas of plaster
have been
replaced with cement rich render.
The original plaster finish and detailing of the walls should
be retained
where
possible. Where plaster has deteriorated, it should be removed and
replaced
with plaster of an equivalent mix to match the original texture and
finish.
Mouldings should be re-run where required to exactly match original
profiles.
Where later surfaces are removed any damaged plaster areas should be
repaired
to a smooth surface and finished to match original. It would be
acceptable
to
use a slightly harder plaster mix for the interior to provide better
durability.
Where poor quality repairs have been undertaken they should be
removed
and the
walls replastered as indicated above.
6.7.3 Rising Damp
Some walls have been affected by rising damp and salt attack,
primarily
due to
the lack of damp proof courses in the walls. To prevent ongoing damage
consideration should be given to inserting a damp proof course in the
external
walls. The extent of rising damp damage in the internal walls is minor,
and
probably does not justify the cost and intrusion of injecting a damp
proof
course.
Other specific areas of rising damp should be investigated to
determine
the
cause of the problem and, if necessary, isolated damp proof courses
installed.
6.7.4 Ceilings
What appear to be original lathe and plaster ceilings remain
in most
rooms. A
number are cracked and / or stained, indicating deflection of the
ceilings
or
water damage from above.
Original ceilings should be stabilised and made good as
required. The
injection
of epoxy resins may be used to assist in their retention. Cracks should
be
carefully raked out, filled and flushed. Ceilings that are non-original
and in
poor condition should be carefully removed, and plasterboard ceilings
installed. Care should be taken to ensure joints are carefully flushed.
Cornices should be repaired where necessary to match original. Refer
to Section
6.7.3: Decorative Plasterwork for policies concerning the treatment
of cornices
and ceiling roses.
Ceilings throughout the House are un-insulated. The ceiling
spaces should
be
cleaned out and R 3.0 mineral wool insulation installed.
Ensure that the roof spaces remain free of vermin and birds
that have
the
potential to cause significant damage.
6.7.5 Joinery
Joinery throughout the House generally retains its original
finish.
Most
skirtings, reveals, doors, windows and frames on both floors have been
clear
finished with shellac, which is breaking down with age.
The timberwork to the Dining Room and Entry has an applied
wood grain
finish
with gilded linework. The existing wood grained finish should be
retained
where
extant and reinstated in any other areas where it is found to have
been. Other
timberwork may be repainted to match original colour schemes.
Areas of timberwork to skirtings and door reveals have been
damaged
by termite
attack. The damaged material should be removed and replaced with timber
matching in texture and detail. Good quality, seasoned second hand
timber
should be used. The finish should be reinstated to match original.
Particular
care should be taken in the Dining Room to ensure that minimal original
fabric
and painted decoration is affected by repairs to the timberwork.
0x01 graphic
Figure 58: Termite damage to skirting in
Dining room
Generally, repairs to joinery should be undertaken to retain
the original
appearance with minimum intervention to the original fabric. Doors
should be
repaired as necessary as described in 6.4.4.
6.7.5a Stairs
There are three sets of stairs in Para Para, the main stairs
leading
from the
Ballroom to the Gallery, the Servants' Stairs leading from the cellar
to the
Servants' Quarters on the first floor, and the stairs from the first
floor to
the roof.
The main stairs in the Stair Hall are in original condition
but are
deflecting
noticeably towards the centre with a number of stair goings opening
at the
joints. A post has been added to provide additional support. Structural
engineering advice should be sought to advise on how the stairs can
be
stabilised. Agreement should be reached with a conservation architect
prior to
stabilisation works commencing to ensure that physical intervention
is
minimised and that the original appearance of the stairs is not
compromised.
The existing finish to the main stairs should be maintained
and conserved
as
necessary.
The Servants' Stairs and the stairs to the roof are both
constructed
to
comparatively functional designs, with plain detailing and finishes.
The
Servants' Stairs have been damaged in various places by termites.
Both sets of stairs should be stabilised and repaired as
necessary and
finish
with a paint or oil coating to match any remnant original finish
remaining.
They should retain as closely as possible their original configuration
and
appearances.
6.7.5b Fireplaces
Most fireplace surrounds remain within the House; however,
given the
history of
the property it is not known how many of the fireplace surrounds are
original.
The surrounds are generally in reasonable condition, with repairs
required
to
some marble mantelpieces. Several fireplace inserts are missing.
The missing fireplace inserts should be replaced with new ones
of suitable
design. Consideration should be given to the design of the surrounding
tiles
and mantelpieces when inserts are being selected.
All fireplace surrounds, in either timber or marble, appear to
suit
their
location and should be retained and made good as required. If there
is some
doubt whether mantelpieces or surrounds are original or not they should
be
retained.
Repair of marble mantelpieces and fireplace surrounds should
be undertaken
after seeking advice from experienced materials conservators.
0x01 graphic
Figure 59: Non original fireplace insert
6.7.5c Built-in Cupboards
Some built-in cupboards, possibly original, remain in the
House. They
should
generally be retained unless future uses require their removal. If
to be
removed they should be carefully dismantled and stored by future
possible
re-instatement.
6.7.5d Doors & Windows
Doors and windows are generally in sound condition with most
frames,
sills and
architraves damaged to some degree. Where necessary holes, splits and
chips
should be repaired as best possible, and the original finish
reinstated.
Several windows and doors have been damaged by termite attack.
Damaged
elements
should be replaced to match existing, with the original finish
reinstated.
A number of doors and windows have undergone minor
modifications. Wherever
necessary the original window and door configurations should be
reinstated.
Several window sashes have been replaced. Where in sound condition
they should
be retained and maintained.
Where glass is broken or missing it should be replaced.
Most door and window hardware is present, with it unlikely to
be original.
It
should be retained and supplemented with locks and additional elements
as
necessary. Missing elements should be replaced to match the existing
as closely
as possible.
Other items of door and window hardware should be retained
where original
or
replaced where missing.
0x01 graphic
Figure 60: Termite damage window to
Downstairs bedroom
6.7.5e Stained Glass
The House appears to have been constructed with textured glass
windows
in the
Entry adjacent the front doors. Some panels have been replaced with
more modern
opaque glass. This should be replaced with textured glass to match
the
original.
A panel of stained glass remains in a panel of the window in
the upper
level of
the Stair Hall. Further investigation may reveal the extent of coloured
glass
originally extant. If further evidence becomes available, consideration
could
be given to the reinstatement of coloured glass.
It is possible the skylights in the Ballroom domed ceiling
were more
decorative
than currently exists. If further evidence becomes available,
consideration
could be given to the reinstatement of coloured glass in that area.
6.7.6 Internal Decoration
6.7.6a Painted Decoration
Tantalising insights into the original painted decoration can
be found
primarily in the Dining Room and Entry, with other remnant decoration
remaining
on the Drawing Room cornices and possibly in areas of the Ballroom
and Gallery.
These remaining original colour schemes are highly significant and
should be
conserved and maintained. The decoration in the Dining Room and Entry
should
not be over-painted. If future plans for the House require modification
to the
other remaining colour schemes, the original colours and their
locations
should
be recorded prior to over-painting.
Given that the significance of the Para Para is directly
linked with
the style
and degree of original decoration remaining, consideration should be
given to
retaining original colour schemes and making good as necessary. It
is
considered likely that original colour schemes remain beneath later
paint
coatings throughout the House. It is probable that more extensive
decoration
exists in the Drawing Room, Ballroom (current decoration is not
original)
Gallery and Stair Hall, and possibly in the Gentlemen's Office, Ladies
Office
and Library.
It is possible areas of the House were originally decorated
with wallpapers.
Where painted decoration may have been combined with the use of missing
or
damaged wallpaper, consideration should be given to enhancing the
existing
original painted decoration with the introduction of complimentary
paint
finishes to the walls. Missing wallpapers need not be replaced.
New paintwork should be undertaken with materials suitable to
the age
of the
House. For example, the use of modern flat acrylic paints should be
avoided if
possible, particularly in the main rooms, where oil based enamels are
a
preferable replacement for the wallpapers. All surfaces should be
properly
prepared prior to application of future paint finishes.
0x01 graphic
Figure 61: Water damage to 1870's
decoration to Dining Room, north wall.
6.7.6b Timberwork
Timberwork, including skirtings, doors and windows, in the
Entry, Ballroom,
Bed
2 and Dining Room has been wood grained and gilded to varying extents.
Where
necessary the graining should be repaired, with as much of the original
finish
retained as possible.
0x01 graphic
Figure 62: Treatment to timberwork to
front doors to entry.
6.7.6c Decorative Plasterwork
Elements of decorative plasterwork include cornices throughout
the main
part of
the House, arches and engaged pilasters. These elements are in varying
degrees
of deterioration and the following policies should be implemented.
6.7.6d Cornices
Complete original cornices remain in a number of rooms, or
have been
modified
during previous repair works. Where damaged or in need of replacement
to
provide better matches, they should be repaired in situ with base
render
and
plaster run in situ. Remaining original cornices should be used as
a mould.
Where ceilings and cornices have been replaced completely in
the main
part of
the House, the cornices should be replaced to match original profiles
remaining. In the rooms of `lesser' significance, simple profile
cornices
may
be used, or new flush joint plasterboard ceilings installed.
Cornices should not be introduced into those rooms where the
existing
lathe and
plaster ceiling is extant with no evidence of their presence.
Where evidence remains the original colour scheme should be
recorded,
and
consideration given to its reinstatement.
6.7.6e Ceiling Roses
Original ceiling roses remain in several rooms. They should be
repaired
and
conserved as necessary, and consideration given to the reinstatement
of the
original colour schemes.
Ceiling roses to replacement ceilings should be sympathetic to
the design
of
the originals but need not be copies.
Ceiling roses should not be introduced into those rooms where
the existing
lathe and plaster ceiling is extant with no evidence of their presence.
0x01 graphic
Figure 63: Ceiling rose and cornice in Drawing Room
6.8 Services
6.8.1 Electrical
Para Para was constructed prior to the invention of
electricity, and
possibly
without original gas connections. Over the years electrical services
have been
introduced to the House in an ad hoc manner with all conduits and
wiring
surface mounted and intrusive. This includes power and lighting supply
and
telephone conduits.
The electrical wiring throughout the House should be removed
and replaced,
including the provision of a new meter board and safety switches. New
power
points and switches should be practically located for proposed future
requirements, and should be as unobtrusive as possible.
Generally, new wiring may be chased into plasterwork to reduce
the impact
of
surface mounted conduits. This however, should not occur in the main
rooms
where original painted decoration is thought to exist until such time
as the
extent of decoration is determined. New wall mounted services should
not be
installed in the Dining Room, either surface mounted or chased into
the
plasterwork.
Consideration should be given to the undergrounding of the
electrical
supply
from the street (or at least the nearest pole) to the House. This will
improve
the appearance and presentation of Para Para.
NP: The owners have expressed the desire to install 3 phase
power. This
should
be undertaken in an un-obtrusive and sympathetic manner.
0x01 graphic
Figure 64: Existing meter board and surface mounted
conduit adjacent front door.
6.8.2 Wet Area Services
Bathroom and Kitchen facilities have been upgraded over the
years, with
the
installation of pipe work, fixtures and fittings. It is acceptable
to upgrade
all wet areas, including Bathroom(s), Laundry and Kitchen. They may
be retained
in their existing locations or re-located as identified in the Policies
for
Rooms or Spaces. Generally, the upgrading of kitchen, bathroom and
laundry
facilities should be undertaken in the rooms of lesser significance
and in a
manner sympathetic to the character and significance of the House.
Generally, supply and waste pipes should be completely
replaced to suit
future
requirements. Where old pipework is removed penetrations should be
carefully
blocked. Work should be undertaken in a sensitive manner to reduce
impact on
the original fabric and to maintain its existing significance.
The upgrading of existing services should be undertaken in
conjunction
with the
development of additional services necessary for the future use of
the
building. Ensure that all work is coordinated, especially where it
may impact
on the fabric of the House.
6.9 Security
Security is an important design consideration in any
adaptation or development
work. A permanent security system for long term use should not damage
or
visually detract from the fabric of the building. Any such system
should
only
be installed following advice from security firms experienced in the
protection
of older buildings.
The installation of security systems should include the
provision for
smoke and
thermal detection systems designed specifically for the House.
The presence of people in the building, and activity on the
site on
a regular
and on going basis, will provide the best form of security for the
Homestead.
6.10 Conservation
Priorities
Conservation work should be undertaken to the House as
prioritised below
and
executed in accordance with the dilapidation survey and policies
outlined
above. It is recommended that conservation works be documented by an
experienced conservation architect prior to the commencement of
physical
works.
This will assist with programming and staging of different aspects
of the work,
and provide the basis for obtaining tenders from contractors.
Appropriate professional direction and supervision should be
maintained
at all
stages of work on the buildings. All necessary development and building
approvals should be obtained prior to work commencing.
+-------------------------+--------------------------------------------+
|
|
*
|
|
| Review design of rainwater collection |
|
| and discharge
system
|
|
|
|
|
|
*
|
|
| Replace deteriorated roof and rainwater |
|
|
goods
|
|
|
|
|Commence immediately: |
*
|
|
| Remove loose and dangerous sections of |
|
|
parapet
|
|
|
|
|
|
*
|
|
| Replace broken glass to
windows
|
|
|
|
|
|
*
|
|
| Remove stormwater from
building
|
|
|
surrounds
|
+-------------------------+--------------------------------------------+
+-------------------------+--------------------------------------------+
|
|
*
|
|
| Replacement of deteriorated timbers to |
|
| verandah and stabilise of roof sheeting |
|
|
|
|
|
*
|
|Urgently required:
|
Remove / stabilise drummy and spalling |
|
| render and plaster, repair cracks and |
|
|
re-render
|
|
|
|
|
|
*
|
|
| Pigeon
removal
|
+-------------------------+--------------------------------------------+
+-------------------------+--------------------------------------------+
|
|
*
|
|
|
Repointing
|
|High
Priority:
|
|
|
|
*
|
|
| Internal conservation
work
|
+-------------------------+--------------------------------------------+
6.11 Maintenance
Program
The House will require regular general maintenance once
conservation
work is
completed. This will pre-empt minor problems that could otherwise
develop
to
cause serious damage. Cleaning of the box gutter is an example of
periodic
work
necessary to prevent the harmful effects of falling damp currently
evident. A
Maintenance Schedule should be prepared when conservation work is
completed
to
assist this work. A check for any deterioration of the building fabric
would
form part of the duties required by the Maintenance Schedule. It is
recommended
that an individual be responsible to ensure such tasks are performed
in
accordance with the schedule. An annual budget should be established
for
regular maintenance work.
If the Conservation Priorities listed above are not
implemented then
it is
vital that the roof drainage re-designed and repaired to ensure that
the roof
is able to cope with peak rainfall intensities. Ongoing ingress of
rain and
falling damp will lead to increasingly rapid deterioration of both
the internal
and external fabric. Also of importance is the ensuring the removal
of
stormwater from around the base of the walls and in close proximity
to the
building.
Ongoing compatible use of a building is the best means of
ensuring maintenance,
and therefore it's long-term preservation.
Appendix 3 contains an example of a Maintenance Schedule.
Appendix 1: Dilapidation Survey Drawings
Appendix 2: Cost Estimates for Conservation Work
The following report has been prepared by Heinrich Consulting.
Appendix 3: Sample Maintenance Schedule
Appendix 4: Bibliography
+-----------------------------------------------------------------------------+
+-----------------------------------------------------------------------------+
Selected Bibliography
BRG 238 Jackman Gooden Collection Mortlock Library of South
Australia
Brown, J & Mullin, B Country Life in Pioneer South
Australia Rigby,
1977
Brown, JM in Historic Homesteads of Australia Australian
Council of
National
Trusts, 1969
Bunyip 15 February 1963
Jensen, E & R Colonial Architecture in South Australia
Rigby, 1980
Lands Titles Office Certificates of Title 46/119, 47/154,
38/99, 107/81,
427/
153, 428/55&56, 1001/19,20&21, 509/16, 1304/35, 1512/27,
1318/108,
3943/82,
5299/960 together with instruments registered thereon
Loyau, GF Gawler Handbook Goodfellow & Hele, 1880
Loyau, GF Notable South Australians Loyau, 1885
Morgan, EJR & Gilbert, SH Early Adelaide Architecture
Oxford University
Press,
1969
National Trust of South Australia Registered File No 10057
Observer 11 November 1882, p33
Page, M Sculptors in Space - South Australian Architects
1836-1986 Royal
Australian Institute of Architects (SA), 1986
Pastoral Pioneers of South Australia Publishers Ltd, 1925-27
Pike, D (ed) Australian Dictionary of Biography Melbourne
University
Press,
1972 - Vol 4
Pike, D (ed) Australian Dictionary of Biography Melbourne
University
Press
Statton, J (ed) Biographical Index of South Australians
1836-1885 SA
Genealogy
& Heraldry Society Inc, 1986
General Bibliography
Archer, J. Building a Nation: A History of the Australian
Home. William
Collins
Pty Ltd, Sydney, 1987.
Burgess, H.T. (ed.) The Cyclopedia of South Australia. The
Cyclopedia
Company,
Adelaide, 1909.
Chitam, R. Measured Drawings for Architects. The Architectural
Press,
London,
1980.
Cockburn, R. Pastoral Pioneers of South Australia reprinted
from `The
Adelaide
Stock and Station Journal', Publishers Ltd, Adelaide, 1925
Davidson, G. What makes a Building Historic. Historic Building
Council,
Melbourne, 1986.
Denher, M. Heritage Fights Back. Heritage Canada, Ottawa,
1978.
Evans, I. Caring for Old Houses. The Flannel Flower Press,
Sydney, 1988.
Evans, I. The Australian Home. The Flannel Flower Press,
Sydney, 1983.
Fawcett, J. (ed.) The Future of the Past. Thames and Hudson,
London,
1976.
Fielden, B.M. Conservation of Historic Buildings. Butterworth
and Co,
Ltd.,
London, 1982.
Freeland, J.M. Architecture in Australia: A History. Pelican
Books,
Melbourne,
1982.
Freeman, P. (ed.) Building Conservation in Australia. RAIA
Education
Division,
Canberra, 1985.
Helme, D. The Conservation Handbook. Property Services Agency,
London,
1988.
The Australia ICOMOS Charter for the Conservation of Places of Cultural
Significance (The Burra Charter). Icomos Australia, Sydney, 1981.
Irving, Robert. (ed.) The History and Design of the Australian
House.
Oxford
University Press, Melbourne, 1985.
Jensen, E. & F. Colonial Architecture in South Australia
Rigby Publishers
Ltd,
Adelaide, 1980.
Kalman, H. The Evaluation of Historic Buildings. Minister of
the Environment,
Ottawa, 1979.
Kerr, J.S. The Conservation Plan: A Guide to the Preparation
of Conservation
Plans for Places of Cultural Significance. The National Trust of
Australia
(N.S.W), Sydney, 1985.
Latreille, A. (et al). New Uses for Old Buildings in
Australia. Oxford
University Press, Melbourne, 1982.
Lewis, M. `The Analysis of Buildings.' Historic Environment.
Vol. 3.,
No. 1.,
1983.
Loudon, J.C. Cottage, Farm and Villa Architecture and
Furniture Frederick
Warne
& Co., London, 1910 (reissue of 1857 edition)
Lowenthal, D. The Past is a Foreign Country. Cambridge
University Press,
Cambridge, 1985.
Lucas, C. Australian Country Houses. Lansdowne Press, Sydney,
1987.
Lucas, C. Conservation and Restoration of Buildings.
Australian Council
of
National Trusts, Sydney, 1978.
Our Pastoral Industry Australian `Garden & Field',
Adelaide, 1910.
Page, M. Sculptors in Space - South Australian Architects
1836-1986
Royal
Australian Institute of Architects (South Australian Chapter),
Adelaide,
1986.
Pike, D. (ed) Australian Dictionary of Biography Melbourne
University
Press,
Melbourne, 1972.
Ruskin, J. The Stones of Venice. Faber and Faber Ltd., London,
1981.
South Australian Directory Sands & McDougall, Adelaide,
various
years
Thomas, J. (ed) South Australians 1836-1885 South Australian
Genealogy
and
Heraldry Society Inc., Adelaide, 1990.
Tschudi-Madsen, S. Restoration and Anti-Restoration. The
Central Office
of
Historic Monuments, Norway, 1976.
Warburton, J. Sustaining Our Heritage. Civic Trust of South
Australia,
Adelaide, 1986.
ICOMOS Australia. THE AUSTRALIA ICOMOS CHARTER FOR THE
CONSERVATION
OF PLACES
OF CULTURAL SIGNIFICANCE (THE BURRA CHARTER) Sydney; 1999.
Kerr, J.S. THE CONSERVATION PLAN: A GUIDE TO THE PREPARATION
OF CONSERVATION
PLANS FOR PLACES OF EUROPEAN CULTURAL 1985.
Pastoral Pioneers of South Australia page 49
Observer 11 November 1882 page 33
Loyau, GF Gawler Handbook pages 98-99
Jensen, page 303
Jensen, page 520
Page, page 74
Jensen, page 104; Morgan & Gilbert, page 147; Page, page
60; Pike,
Vol 4 page
231; BRG 238
Jensen, page 520
Taylor, page 61ff
ibid pages 59-62
Jensen, page 717. It should be noted, however, that the
newspaper reference
given by Jensen has not been found either by the writer or others.
BRG 238/1/206
Brown, page 445
Pike, Vol 8, page 351
2 Heritage South Australia file
Conservation Plan for Para Para
Flightpath Architects 47 March 2002
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