This will always be the conundrum. Bayside housing with views of Port Phillip Bay to the City and the Mornington Peninsula are prized and sought after. A property currently listed at 407 Beach Rd is priced at $6 million. The current building is rundown and not worthy of preservation. But that means that properties with strong ties to the mid-century modernist movement will also come under immense financial pressure. Bayside City Council has already permitted demolition of a number of such properties over the last few years.
It’s worth taking a look at several such properties. Currently under threat of demolition, 372 Beach Rd. An application has been lodged to knock down the existing building and construct two new buildings. In the building trade this process is known as ‘Dual Occupancy’ and it has been used effectively on less valuable standard housing ‘inland’ from the coastal strip and its more interesting modernist architect designed homes.
Here is a report from the Herald Sun dated 1.11.19 on No. 372…
Beaumaris mid-century homes: New fight to save modernist pad
372 Beach Rd, Beaumaris could be replaced by two new homes.
Beaumaris architecture enthusiasts are again going in to battle to save a historic Beach Rd mid-century home that has been at ongoing risk of demolition.
An application to build two new dwellings at No. 372 of the iconic Melbourne stretch lodged with Bayside City Council is open to objections until Monday, November 4.
Council will then consider the application including community objections.
The proposed new development would replace the two-storey modernist house designed by Arthur Russell and require “road access, removal of vegetation, (and) construction of front fence exceeding maximum height”, according to the planning application with council.
Beaumaris Modern successfully fought alongside the local community against previous plans for developing the site by the same owner earlier this year, which the council rejected.
The group’s vice president Annie Price said the new challenge was “about the fifth time” the property with “a lot of architectural merit and historical value” had been at risk.
“Unfortunately, you can’t object to council on that basis. It’s null and void because there’s no heritage protection on the house.” she said.
“It’s very special. It’s been designed in an unusual kite shape to best work with the block and capture the best ocean views.
“Unfortunately, it’s been neglected but it’s just in need of a bit of tender loving care to bring it back.”
Ms Price said the council had ditched a proposed study to identify the most significant post-war homes in favour of voluntary submissions by owners of individual properties.
“All these incredible young architects like (Robin) Boyd, Arthur Russell and Peter McIntyre flocked here in the 1960s to experiment with new designs, and created all these wild and wonderful mid-century homes,” she said.
“There was so much optimism that led to these unique, beautiful, individualistic houses.
“We still have some special homes hidden behind the tea trees here, but we’ve lost some really significant ones and The Abrahams House has been at risk so many times; I just can’t see why council can’t do something to save it.”
Bayside City Council director city planning and amenity Dr Hamish Reid said the detailed study on mid-century modern heritage was proposed by the council last year but abandoned following “significant opposition from property owners”.
“The voluntary inclusion process seeks to strike a balance between the protection of significant heritage buildings and opposition from property owners,” he said.
“Council wrote to 6500 property owners in late 2018 inviting them to nominate their properties. 372 Beach Road was not nominated.”
No. 372 was covered by a vegetation overlay that required a permit for the removal of native vegetation and zoned neighbourhood residential — allowing for multi dwellings on a single block with a maximum height limit of two storeys, Mr Reid said.
“The property was previously identified as having potential heritage significance however a detailed heritage study has not been done,” he said.
The 1960 property at 372 Beach Rd was on the market for some time this year for $2.4-$2.5 million, having last sold for $2.2 million in 2015, according to CoreLogic.
Beaumaris Modern’s website states “The Abrahams House” is “one of very few original mid-century homes left on Beach Rd”.
The group has listed information on objecting to the planning permit on its Facebook and Instagram pages.
Ms Price said MCM homes were designed for the local climate and landscape and it would be “madness” to pull one down to replace it with two homes squeezed onto a block.
These properties designed by the modernist architects of the 1950s provide a difficult dilemma. At this stage, none of these modernist dwellings have heritage listing. NB. we have since been advised by Beaumaris Modern that the following properties do enjoy Heritage Protection – The Grant House, 14 Pasedena Ave Beaumaris, the Godsell House, Balcombe Rd, Beaumaris and the Johnson House, 451 Beach Rd Beaumaris. It is the responsibility of Bayside Council (in this instance) to maintain a database of heritage listed homes/dwellings.buildings and locations within its boundaries and to ensure the list is then included on the Heritage Council of Victoria’s database. If the Heritage Council is not approached to list a property by Council in the first instance, it will not be inspected or listed. Residents groups can apply for heritage listing and status, but with demolition permits under consideration, it is 11th hour stuff and invariably the demolition proceeds. In simple terms a property with a higher value returns higher rates. The works of Robin Boyd and his contemporaries must be acknowledged and protected where necessary. And it is possible to refresh these properties and achieve excellent financial returns.
Consider this property at 14 Cromer St Beaumaris (owned by a well known hospitality entrepreneur). It demonstrates what can actually be achieved with these homes. If the property were located beachside there is no doubt you could add several more million to its price tag thus ensuring any investment is covered.
From realestate.com.au and the Herald Sun 1.11.19…
Arbory Afloat creative lists Beaumaris mid-century home
Arbory Afloat has rapidly cemented itself as one of Melbourne’s coolest drinking spots, and now the stylish modernist pad of one of the minds behind it has got the city talking too.
The mid-century Beaumaris home, updated to offer the best of contemporary comfort, is starring at inspections as it hits the market for sale.
The architect-designed and renovated house at 14 Cromer Rd has been listed for $2.1-$2.3 million and was among the popular properties with doors ajar for ‘Beaumaris Modern OPEN’.
The vendor, who did not wish to be named, is one of the creative forces behind the Yarra River’s floating pontoon bar and commissioned the transformation of their home.
Marshall White Bayside agent Matthew Pillios said the “absolute beauty” attracted 42 groups through its first sales campaign inspection before another 500 went through for the open-home event.
“It’s a very Palm Springs, LA type of home,” he told Property Confidential.
“You’ve got probably 270 degrees of light and vision taking in the gardens; it’s a corner block, single level, architect-designed, high ceilings, loads of windows – very rock star”.
Local modernist architecture aficionados Beaumaris Modern, who run the ticketed ‘Beaumaris Open’ event showcasing some of the Bayside suburb’s celebrated mid-century architecture, posted that the stylish home had “many visitors on Sunday wishing it was their home”.
“The owners are now selling after many years renovating and landscaping,” they wrote.
“The original house was designed by architect Kevin Knight in 1953 and the recent renovation designed by architect Matt Green.
“The house has been sensitively renovated and is a fine example of why its often better to renovate and restore a MCM house than build new.”
The four-bedroom house is marketed as having a Japan-inspired internal garden alongside feature timber panelling, stone fireplace and soaring ceilings “just minutes from the beach”.
It’s scheduled for auction November 16.
CoreLogic records show the property last sold for $880,000 in 2009.
In March this year, the Bayside City Council nominated only four homes for Heritage assessment. Frankly, that was almost unbelievable and left many within the Beaumaris community group _ Beaumaris Modern – somewhat angry and upset. Private home-owners had at that stage initiated a number of heritage submissions themselves. It can be a confusing and complex application process, somewhat daunting and discouraging for any private individuals. According to the Beaumaris Modern group, Council representatives were lacking in information, somewhat uninformed and singularly discouraging of the process.
NB. Beaumaris Modern has contacted us over the weekend and made the following comment “Bayside Council hadn’t nominated any homes in March. It is only just of this week that they are putting forward 9 private homes and 7 council owned properties to the Planning Minister for heritage assessment following their voluntary heritage nomination process closing date. 14 private homes were nominated but 6 (including my own home) were rejected. And there is a very contentious issue with the Beaumaris Art Group Building (designed by Charles Bricknell) that has NOT been put to the planning minister despite Council’s own commissioned heritage consultants recommending it. We are currently fighting Council on this matter.”
Jamie Paterson, the group’s Treasurer, believes there are upwards of 300 homes warranting assessment in Beaumaris and Black Rock.
Balance Architecture is available to assist any homeowner or property owner wishing to avail themselves of Heritage assessment and possible listing. Under the Council’s approach, very few properties have been nominated. With the young Architects like Robin Boyd, Kevin Knight, Arthur Russell and Pete McIntyre creating a unique enclave of homes specifically designed and constructed for Australian conditions, the area is well worthy of preservation.
Council walk a fine line. The ratio of 4 from 300 is not good, but as Dr Hamish Reid of Bayside City Council said when asked recently “Council wrote to 6500 property owners in late 2018 inviting them to nominate their properties. 372 Beach Rd was not nominated.” It’s obvious that some property owners have other intentions and this is where a heritage overlay can ensure the ongoing preservation of unique and irreplaceable architecture. That is a Council responsibility and Dr Hamish Reid is the Bayside Council’s Director of City Planning and Amenity so it is within his province to act.
It is a major dilemma and a perfect example of the head-on clash between Heritage protection and property development. Hopefully with publicity and appropriate process, it’s not too late to save this unique enclave of Australian creativity and ingenuity.
Footnote: We have recently had communications from the Beaumaris Modern Group regarding various reported facts we accepted from both local and mainstream press.
It would appear that Bayside Council is not assisting in preservation of these buildings to the extent it could be.
We will provide updates on this ongoing strategy to protect the Modernist buildings of Black Rock and Beaumaris.