138 LOVELL CHEN POLICY 5.5 Managing Significant Fabric The following policies apply to Osborne House and Stables and the landscape setting as a whole.
They are general in nature, with more specific policies on individual buildings and landscape elements included below at Sections 5.10, 5.11 and 5.12.
Conservation of Significant Fabric Policy: The retention and conservation of significant heritage fabric should be a key consideration in the future management of Osborne House and Stables and the landscape setting.
Policy: All future conservation and adaptation works which affect elements of significance should be carried out having regard for the principles of the Australia ICOMOS Charter for the Conservation of Places of Cultural Significance (The Burra Charter) as amended.
Policy: All future conservation work should be carried out by persons with relevant conservation experience and expertise.
Both individually and collectively, elements and areas of significant fabric variously demonstrate and provide evidence of the significant history of the buildings and setting.
Accordingly, while the policies included here provide for adaptation, the retention and conservation of significant fabric and spaces should remain a key consideration in planning such works and in the long-term management of the place.
The principles of the Burra Charter (reproduced in Appendix A of this report) provide guidance on the conservation, refurbishment and adaptation of places and elements of cultural heritage significance.
As such they should be followed when undertaking these works, and referred to when assessing the suitability of any proposed works to Osborne House.
Where required, a heritage practitioner can provide advice and input into following and implementing the Burra Charter guidelines.
Where technical advice is needed and where work on significant fabric is required, it is important to choose consultants and contractors with proven experience in the relevant field.
This is consistent with sound heritage practice.
With regard to conservation and refurbishment works, the policies in this document generally provide a guide to appropriate works, including works to fabric and elements of significance.
The primary objective of any conservation or management action, and of any development or works proposal, should be to avoid or at least minimise impacts on the identified heritage values and overall significance of the place.
The Burra Charter generally advocates a cautious approach to change, but is still reasonably flexible in that it recognises the need for continued use and compatible development of places of cultural significance.
The fabric of buildings and structures will deteriorate over time due to the effects of age, weather, use, and lack of maintenance.
Poor maintenance can result in the gradual decline and decay of fabric, which for heritage buildings can be expensive to rectify if not promptly addressed.
It may also result in the loss of significant heritage fabric which in turn can impact on the heritage values of the place. LOVELL CHEN 139 OSBORNE HOUSE Maintenance and Repairs Built fabric Policy: All future repairs and maintenance to the building should be carried out within the principles established in the Burra Charter and in a manner consistent with the assessed significance of the place and individual elements, and the conservation policy.
Policy: Establish a priority based cyclical program of maintenance, repair and restoration works for the built fabric.
The ongoing maintenance of Osborne House, the stables and setting should firstly ensure that the identified significant fabric does not deteriorate, and secondly that it is conserved.
To achieve both objectives, a cyclical inspection and maintenance program relating to significant buildings and fabric at Osborne House should be maintained to ensure that any future deterioration is prevented or retarded, and post-refurbishment, to prevent deterioration of restored original or introduced new material.
Broadly the approach to maintenance should firstly be to maintain and ensure that the significant original fabric does not deteriorate further and secondly to maintain all existing fabric.
Ad hoc repairs or patch-ups should be avoided.
Where existing fabric needs to renewed, the replacement generally should match the original in design, materials and construction unless there are strong overriding functional reasons for altering the original design or materials.
New material needs to be marked on the back with the date (year/month) of installation.
Regular inspections of significant building fabric should occur, with an emphasis on susceptible areas such as guttering and downpipes, door and window openings and general drainage around and under buildings.
Generally, the day-to-day maintenance work can be carried out in accord with the conservation policies and without particular reference to a conservation specialist.
However, major maintenance works should be undertaken under the direction of an appropriately qualified conservation practitioner.
The basic aim of repair work should be to retain as much as possible of the historic material.
In specific cases, such as the treatment of original and significant interior decoration and fabric, early advice should be sought from a heritage practitioner, as the works may alter or diminish the significance of the place.
Maintenance Maintenance addresses all existing components of the place, including fabric, contents and setting.
Introducing new elements (such as new structures) or changing and adapting existing buildings is not maintenance and should be subject to the relevant policies and recommendations included elsewhere in this Plan.
Typical maintenance works include: • • Cleaning out gutters, drainage systems and other water storage and drainage areas.
Securing and replacing roof and external wall fabric, glazing, timberwork and decorative features, in an appropriate and sympathetic manner (may require specialist input). 140 LOVELL CHEN POLICY
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