Mind the Gap: Built Form Separation and VCAT's Decision on 'Fairholme'
A recent VCAT hearing regarding 'Fairholme' in Camberwell—where Dr James Lesh of Heritage Workshop provided expert evidence—demonstrates that heritage conservation is not solely about protecting primary architectural facades. It requires an assessment of multiple, intersecting heritage values.
The Totality of the Heritage Place
'Fairholme' is an individually significant heritage mansion located within Boroondara's Heritage Overlay (HO215). The application before the Tribunal was to amend an existing permit to allow for the demolition of upper-level heritage fabric and the construction of a new upper-level extension. This proposed extension directly affected the 1880s eastern wing, historically utilised as the "servants' quarters".
While the property's primary aesthetic value is visibly derived from its impressive two-level Tuscan Order colonnade, the utilitarian eastern wing provides essential historical and social context. In his evidence, Dr Lesh outlined that understanding the servants' room is necessary to interpret the "totality of the household system". Heritage assesses multiple values; in this instance, the modest household quarters tell the story of and hold value for how these grand 19th-century estates practically functioned.
The Tribunal's Findings on Built Form and Separation
The Tribunal accepted that the servants' wing contributes to the overall significance of the heritage place. However, VCAT agreed with the permit applicant that the historical understanding of this wing could be adequately maintained from the public realm by retaining its roof form and northern elevation.
The critical issue then became the spatial relationship between the retained heritage fabric and the new development. The Tribunal found that the proposed separation between the main dwelling and the new additions at the first floor was insufficient. To achieve a comfortable heritage relationship and ensure the new massing did not dominate the original dwelling, the final order required a minimum separation of 3.5m at the upper level. The Tribunal also requested detailed plans demonstrating how the existing roof over the servants' wing would be integrated and supported.
This decision confirms that large heritage homes can be modernised and extended. However, successful adaptation requires project teams to acknowledge all heritage values of a site—both the grand and the utilitarian—and design responsively to respect the wholeness of the significant heritage place.
As an independent heritage expert witness, Dr James Lesh had a duty to the Tribunal to provide an independent assessment of a site's cultural heritage significance based on statutory frameworks and the Burra Charter.
