Figure 100 East elevation of the Branscombe Room. Figure 101 North elevation of the 1975-76 extension. 102 LOVELL CHEN PHYSICAL ANALYSIS Figure 102 Entrance to the Branscombe Room and Council offices.
Interior: ground floor The ground floors of the Shire of Corio additions comprise small offices/storage spaces, with the large reception space (Branscombe Room) and related facilities to the east.
G16 & G17 G16 and G17 are fitted out as a modern office spaces.
Internal partition walls are lined with timber veneer panels below sill height, with plasterboard above.
The skirting is a rectangular timber section.
The concrete floors are carpeted.
Acoustic tiles line the ceiling, with integrated vents and electric lighting.
This space is essentially unchanged since 1966-67.
G18 (Branscombe Room) The ground floor of the 1975-75 extension broke from traditional spatial handling at Osborne House by being neither a conspicuously functional set of offices nor a set of recast residential rooms.
The new wing is dominated by an open plan meeting room with other rooms acting as service bays off this space.
In line with the concurrent modern movement interest in plane and linear surfacing, the stone wall of the 1910 building that abuts the Branscombe space is clad in a timber sheeting, so that where the original 1910 addition had deferred to the Muirhead and 1890 parts, this section of its wall deferred to a newer aesthetic. LOVELL CHEN 103 OSBORNE HOUSE Figure 103 Branscombe Room interior.
Interior: first floor F16 & F17 F16 and F17, built in 1966-67 and 1975-75 respectively, are fitted out as modern offices arranged around a central corridor.
Corridor walls are plaster; office subdivisions are lined with timber veneer panels below sill height and plasterboard above.
The timber floor is carpeted.
Square air vents and electric lighting are flush with the lowered ceiling of acoustic tiles.
The east wall of the small room to the east of the corridor, next to F14, has two bricked in windows.
These are remnants of the external wall to the 1910 Geelong Harbour Trust extension.
Summary The interiors of the Shire of Corio office additions are generally consistent with their period of construction (1966-76), with the quality of fittings and fabric being to a basic municipal standard of the time.
Other works 1960s-90s • A caretaker’s house and garage in charcoal coloured concrete block, west and south of the stables (see Figure 104); • • The removal of temporary offices on the verandah of the Muirhead building; A nursery and two shade houses to the east of the caretaker’s house; 104 LOVELL CHEN PHYSICAL ANALYSIS — Figure 127 The coloured areas (zones 1-4) represent potential development zones at Osborne House.
They do not necessarily represent building footprints.
Buildings located within the coloured areas should be subject to detailed design analysis, including setbacks.
Note also that the zones are indicative only, and the boundaries may not represent the precise extent of title or other boundaries. Zone 1 Development in and south of Zone 1 has historically generally evolved in a linear pattern, from the original Muirhead building north towards the stables.
Development has also generally been contained within a west line established by the west elevations of the Muirhead building and stables.
Of existing forms, only the billiard room (1890s) projects beyond this west line.
Until 1966-67, the Geelong Harbour Trust extension was the eastern- LOVELL CHEN 165 OSBORNE HOUSE most element to the east of this space.
The 1966-67 east annexe and later Branscombe Room broke this pattern, projecting into the East Lawn Landscape (the east annexe is excluded from Zone 1).
Where new works and buildings are contemplated for Zone 1, including on the site of demolished structures, they should be sited on or behind the west building line established by the Muirhead building and stables, to maintain the prominence and primacy of the heritage buildings in this area of the site.
New built forms on the footprints of the present 1966-67 and 1975-76 Shire of Corio extensions should not be higher than the Muirhead building.
In the event that the east annexe is demolished, there is potential for construction of a new single-storey pavilion projecting from the location of the present Branscombe Room (see also Table 3 above).
The envelope/footprint of the new single-storey pavilion should in preference not exceed that of the present east annexe to the south, to avoid a new structure of inappropriate prominence.
The pavilion could also potentially accommodate a function centre or restaurant/café, as is consistent with the Masterplan objectives.
Zone 2 Zone 2 is historically associated with gardening and support services for Osborne House and the stables.
From the nineteenth century, it was divided from the formal east garden to the south by plantings, and probably used as a vegetable/kitchen garden, a use that extended into the 1980s, when the site was part of the Shire of Corio’s nursery operations.
It was characterised by a geometric layout with several paths connecting small structures to the north and east.
Historically the area has also been partially screened from Corio Bay by plantings along the escarpment.
Given its utilitarian history and use, new works and buildings can be considered for Zone 2, subject to the constraints on building plan and height identified above.
If new works are contemplated for this zone, they should not extend beyond the line established by the north and south elevations of the stables, should be no higher than the rear of the stables and should be setback from the east wall of the stables by a distance of approximately five metres.
This distance is sufficient to retain evidence of the threedimensional form of the stables building, and some visibility of the east elevation from within the site, albeit this is a rear wall.
Accepting the above, a low-scale and lightweight link or physical connection between the rear of the stables and a new structure is possible (as outlined above at Table 4).
A set back from the east side of new works to the bay would also be required, but is not prescribed here.
This would be contingent upon a more detailed views analysis of what can be seen in oblique views of the historic buildings from the bay (from the north-east direction).
This is not to say that no new development should be visible, but that the visual impacts of development are managed in terms of the siting, scale, form and materials of buildings in this area of the site.
The form and design of new works in Zone 2 can be contemporary, although highly reflective materials should be avoided in this area with high visibility from the bay. 166 LOVELL CHEN POLICY Zone 3 Zone 3 is a large and generally open area of utilitarian character, with buildings on the south and west of no heritage significance that can be removed (save for the boathouse, see precincts at Table 2 above).
The zone also serves as an ‘interface’ area between the Osborne House property to the south and industrial land to the north (Sectors 1 and 2 in the 2007 Masterplan).
The zone is adjoined on the south by the stables; on the east by the escarpment overlooking Corio Bay; and on the west by the cricket ground.
Zone 3 has an historical association with Osborne House dating back to at least the 1890s, when it was used as a polo ground.
Subsequent uses include cadet hutting and municipal storage.
Given the utilitarian history and general lack of heritage character of Zone 3, and recognising that the majority of the zone is some distance away from the more heritage-sensitive areas of the Osborne House property, there is considerable scope for new buildings and works in the zone, subject to the constraints and guidelines described below.
In recognition of the large extent of the area, and its diverse range of interfaces, development and design guidelines for Zone 3 are further divided into four areas (see Figure 127 for the approximate extents of these areas).
North Boundary Area This area of Zone 3, at the greatest distance from the heritage buildings, consequently is of less heritage sensitivity and has the most flexibility with regard to the footprint, form and scale of potential development.
In terms of height, buildings in this zone can be higher than the heritage buildings to the south.
Heights of three to five storeys are feasible; a redundant industrial building further to the north is approximately five storeys.
However, in order to arrive at a more conclusive height for new works in this area, and one which would not have unacceptable heritage impacts, further sight or views analysis should be undertaken.
In preference, the visibility of new works in this area of Zone 3 should be minimised as a backdrop to, or above the roof of, the stables building when it is viewed from the south-west (as viewed from the entry driveway) or south-east (as viewed from the south-east corner of the landholding).
Given that the stables are not in a direct line of sight from either the south-east or south-west, it is noted that new buildings and works in the North Boundary Area may be partially visible.
Sight-line diagrams and/or modelling would clarify the potential for visibility of new buildings and works in these views of the stables.
In terms of footprint, this area could accommodate a single large building, or smaller structures.
The main factor to consider is the form and articulation of the building when (or if) it is seen from the south, from within the Osborne House property, including from within the precincts of primary significance on the west side of the heritage buildings (the Western Arrival Precinct and the West Carpark Landscape Precinct).
These precincts highlight the western presentations of the heritage buildings, and it would not be appropriate for a bulky new building to the north to dominate views in this area or compete with a visual appreciation of the heritage buildings.
The approach to Osborne House has also always been from the south-west and historically the northern backdrop in views from the south and west was open space, with the present industrial forms in the distance being post-World War II additions.
While it is not suggested that this northern view from Osborne House should be returned to ‘open space’ it is important to manage the bulk and prominence of any new LOVELL CHEN 167 OSBORNE HOUSE
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