Frankston Planning Scheme (FPS)

Individual Site Control
Some planning authorities have already adopted conservation policies for sites outside of urban conservation areas (see Heidelberg, Northcote Planning Schemes). In Frankston, only sites of individual heritage value are proposed for planning control. Some express important historical themes in the City.

Others rely upon individual architectural, aesthetic or historical interest. To protect this type of site (given that they may not be already protected by the Historic Buildings Council and are not in conservation areas) all sites in the Site Schedule of individual heritage value (of State or regional importance/interest)1 and, where relevant to their conservation, those sites which adjoining them2 are proposed to come under conservation planning control. Hence a planning permit is needed for any development (works, alteration, subdivision, demolition and decoration in the case of previously unpainted surfaces).

As previously discussed, the level of control can be prioritised to match the importance of the site. Sites of state importance3 should be conserved as if they were on the Historic Buildings Register such that changes to the whole property (inside and out) are subject to permit control. Sites of regional and high local importance 'B', 'C' sites should be controlled only where an irreversible external change is proposed; this should not include painting previously painted finishes. Similarly, priority should be placed on those parts of the site which are of significance and, to a lesser extent, publicly visible.

Control of adjoining sites should exclude demolition control and focus on the effect the proposal has on both the amenity and significance of the adjoining site. This control offers the owner of the significant site some protection from reduction of the amenity or living standards of their property which is otherwise not available in the planning scheme. Development of other sites in the Site Schedule which already require planning permission under other provisions of the FPS, should be judged in the light of the objectives of the Planning and Environment Act and FPS.

Specific policies, and therefore matters to be considered in granting planning permits, must draw from the Significance and External Integrity statement(s) provided for each site5 and the Restoration Guidelines in Appendix 1 to this report.

Existing Sites in the Conservation Table 132-6, Frankston Planning Scheme:

• [House, Moreton Bay Fig, Norfolk Island Pines (2)] 20 Davey Street.

Proposed Additional Sites for the Conservation Table:

• St. Anne's Catholic Church [Church] 84 Austin Road 1982.
• West Oaks [House, farm] 154-160 Baxter-Tooradin Road 1896-9.
• St. Paul's Anglican Church [Church] Bay Street 1933-59.
• Frankston Oval Grandstand [Grandstand, gate, trees] Bay Street 1934c.
• [House, garden] 25 Bembridge Avenue 1949.
• Tower House [House] 11 Bentick Street 1927.
• [House] 7 Bunangib Court 1958.
• Inverell House [House] Canadian Bay Road 1870-81.
• Canadian Bay Yacht Clubhouse [Clubhouse] - Canadian Bay Road, off 1960.
• Trade Winds [House] 5 Canadian Bay Road 1959-60.
• Farm House [House] 4 Cassiobury Avenue 1882c.
• Cliff Lodge Flats [House] 44 Cliff Road 1935.
• Ballam Park [House, farm, garden] Cranbourne Road 1856c.
• Frankston Primary School [School, tree avenue] 36 Davey Street 1937-45.
• Frankston Primary School [School classroom] 36 Davey Street 1889.
• St. Francis Xavier [Church] 58 Davey Street 1960c.
• Peck Bungalow [House] - Daveys Bay Foreshore 1901c.
• Cliff House and Summer House [Houses] Mount Eliza.
• Lavender Lane [House and Garden] 13 Fenton Crescent 1936-7.
• Long Island Golf Clubhouse [House, former] Frankston ­Dandenong Road 1936c.
• Forests Commission Office, former [Office, house] 355 Frankston­ Dandenong Road 1920c.
• St. Mirins [House, garden] 140­-150 Golf Links Road 1934-
• Costerton [House, farm shed, part garden] Frankston.
• Bathing Boxes (timber), off Gould Street, Long Island Beach.
• [House] 30 Gould Street 1956.
• [House] 95 Gould Street 1960.
• Stone culvert, former Pt. Nepean Road [Engineering], east end of Gulls Way on Kackeraboite Creek.
• Chancellor House [House] 1 Gulls Way 1954c.
• Polperro [House] 6 Gulls Way 1958.
• Tilba Tilba [House] 14 Gulls Way 1956-
• [Garden, house] 17 Gulls Way 1927c.
• [House] 6 Handley Court 1961.
• Storm Haven [House] 3 Harleston Road 1953c.
• Nedloh, former [House] 8 Harleston Road 1954-
• Tokai [House] Mount Eliza 1958.
• St. Andrew's Presbyterian Church [Church] 18 High Street 1958.
• [House] Hillside Grove 1958.
• [House] 1 James Brad Court 1975.
• Kallara [House] 7 Kars St 1840c.
• [House] 106 Kars Street 1938.
• Petries [House] 10 Lewis St 1890.
• [House] 17 Lowe Street 1974.
• Marathon [House, garden] 12 Marathon Drive 1914-
• Marathon Cottage [House] 15 Marathon Drive 1880c?
• Struan [House, former] McMahons Road 1924.
• [House] 50 Nepean Highway 1942.
• Baida [House] 67 Nepean Highway 1918.
• Markalia [House] 273 Nepean Highway 1929.
• [Flats] 278 Nepean Hwy 1954-
• Stokesay [House, garden] 288-289 Nepean Highway 1921.
• Grimwade Clocktower [Clocktower] (near 480) Nepean Hwy 1956.
• Frankston Post Office, former [Post Office, former] 501 Nepean Highway 1942.
• [House] 581 Nepean Hwy 1953.
• The Gumnuts [House] 619 Nepean Highway 1922.
• White Lodge [House, garden] Nepean Highway 1952c.
• Kahala [House] 644 Nepean Highway 1964c.
• Hopkins house [House] 648 Nepean Highway 1949.
• Cob Cottage [House] 650 Nepean Highway 1925c.
• Yamala Lodge (former gatehouse) [Gate Lodge] 652 Nepean Hwy 1898.
• Yamala Gateway [former Gateway] 652A Nepean Hwy 1927-28.
• [House] 675 Nepean Hwy 1959.
• Netherplace [House, trees] 16-18 Netherplace Drive, 1924c.
• Misty Hill [House, trees] 22 Old Mornington Road 1890.
• Hendra, former [House] 49 Old Mornington Road 1910.
• Toorak College [School, garden] 73-93 Old Mornington Road 1928.
• The Barn [House] 1A Palm Court 1914c.
• Green Gables [House] 10 Palm Court 1915.
• Pinehill now Bruce Manor [House, trees] 34 Pinehill Dve 1926.
• Portland House [House] 1 Plummer Avenue 1934.
• Illawarra [House] 12 Plummer Avenue 1925c.
• Seaford DC Substation [Substation] – Railway Parade, off 1922c.
• Westerfield Water Tank [Water Tower] 86-96 Robinsons Road, 1890c?
• Westerfield [House, farm, garden] 86-96 Robinsons Road 1924.
• [House] 3 Thornton Road 1960.
• [House] 6 Ti-Tree Lane 1960c.
• [House] 15 Violet Street 1945.
• Koh-i-nor [House] 42 Warringa Road 1928.
• Front fence only [Fence] 44 Warringa Road 1915-20.
• Kalamunda [House] 50 Warringa Road 1939.
• Bache House [House] 6 Waverney Road 1958.
• Hendra [House, garden] Williams Road 1939.
• [House] 56 Woodlands Grove 1956.
• Angliss House [House] 6-8 Yamala Drive 1961.
• Yamala [House] 22 Yamala Drive 1876c.

11. Sir John Madden of Yamala. Yamala Drive. [Jones]

Recommendation
1. Council should seek entry of the significant sites listed above in the Conservation table section 132-6 of the Frankston Planning Scheme, requiring planning permits for any development of the site such as substantial external alterations, additions, demolition & subdivision.

2. Where necessary to conserve the significance and amenity of the sites listed above, adjoining sites in the same frontage(s) to the above sites should also be considered for listing in a further column of the Conservation table for planning control of new buildings and major additions.5 6

3. Council should adopt the detailed restoration and redevelopment policies embodied in this volume's guidelines (Appendix One).

4. Council should develop planning application proformas which simplify permit applications and develop internal referral systems which allow a one-stop permit process where building, site services and planning applications are made at the same point and referred internally to the relevant departments.

Conservation Priorities
The Site Schedule (Appendix vol. 3) has inbuilt significance priorities in grading of sites. In considering any conservation policies apart from those recommended in this document, the Conservation priorities are, in order of importance:-

• preservation of the visible original parts of the culturally significant or contributory sites in a precinct ie. demolition and alteration control.
• enhancement of the visible parts of these sites by genuine restoration7 or sympathetic renovation ie. control of alterations and additions.
• control of visible new development which either 'infills' between the above sites or seeks, by additions or alterations, to adapt the sites themselves for another or extended use ie. infill or new development control.

Referral
All development applications for sites identified as being of State importance (inside or outside urban conservation areas) should be referred to the Historic Buildings Council for their comment, as these sites are potentially registrable.

12. Locally significant avenue of Norfolk Island Pines in Davey Street, outside The Lofts, a former doctor's surgery and residence.

Planning Resources
Given the extra planning application volume generated by the above controls, provision must be made to equip the statutory planners with adequate resources, both in staffing and backup (refer Heritage Advisory Services, below). Given the often simple nature of applications (ie. colour schemes, new fences) and the availability of guidelines from this study and subsequent documents, planning applications can be dealt with most efficiently by delegation of the authority's planning powers to a senior officer for standard and/or minor elements.

Standard planning application attachments should be developed, where approved fences or colours are selected on a pictorial tick-box basis for a given period of building (as obtained from the schedule). Their use speeds up the permit process and reduces work for all parties, applicants and officers.

Recommendation
Develop systems to aid in the administration of and understanding by the public of the urban conservation controls.