THE heritage-listed Norman Lodge gatehouse on Nepean Highway, Mount Eliza, faces demolition after a structural engineer’s report identified the building as having suffered “total loss of structural integrity”.
Norman Lodge Estate’s listing on the Victorian Heritage Register, which includes the gatehouse, notes the site “is significant to the history and development of Victoria and is protected by law.”
The estate is considered a rare intact example of one of several bayside estates constructed in the 1860s as summer retreats for Melbourne’s businessmen. It is one of the few of these estates which was not substantially subdivided during the mid-20th century, when maintenance of these properties became difficult for individual families.
Norman Lodge is of historical significance for its association with several important Melbourne businessmen in the 19th and 20th centuries, including Richard Grice, Thomas Baker and Norman Myer.
The protected gatehouse has fallen into disrepair over the past decade and has been the subject of planning applications in 2013 and 2020 that would have seen the structure deconstructed and moved just metres away to be reconstructed on a concrete slab footing. However, works were not undertaken.
The gatehouse was badly damaged when a large eucalyptus tree fell onto it in April this year. At the time, the chief operations officer for the Chas J Group, which owns the property, told The News that the building would be repaired as stipulated under the heritage order (Weather a blow to heritage gatehouse, The News 23/4/24).
Mornington Peninsula Shire’s municipal building surveyor inspected the property at the time and issued an order to secure the property from entry, provide an exclusion zone, secure sheeting and capture loose debris from winds to ensure “there was no threat to life or property damage to motorists or road users”.
Heritage Victoria subsequently issued a notice to the owner to obtain an approved heritage specialised structural engineering report, with a particular focus on the structural integrity and ability to save the building.
The report found severe cracking on all four sides of the gatehouse resulting in a total loss of structural integrity. As a result, the council has issued an order for the demolition of the building.
“This is a sad outcome for the shire. Norman Lodge gatehouse is a local landmark for everyone who regularly drives along Nepean Highway. It’s one of the oldest buildings on the peninsula and its striking gothic revival architectural style is beautiful,” the mayor Cr Simon Brooks said.
“We had hoped it was possible to save the lodge and worked closely with the property’s owners, as well as heritage experts and Heritage Victoria to find a solution.
“I hope it is possible to salvage something from the remains of the lodge. Council cares deeply about protecting and preserving the peninsula’s unique heritage places.”
The announcement of the demolition order last Wednesday (14 August) triggered a flurry of activity among interested parties.
Mornington MP Chris Crewther issued a statement saying “any demolition of the Norman Lodge gatehouse would be a huge loss for Mount Eliza and for local, Victorian and Australian heritage.
“This gatehouse is one of a kind. At best, if it’s possible, I’d urge the shire and owner to seek further expert opinion to try repair, and avoid demolition of, the gatehouse. As a worst case scenario, the gatehouse must be reconstructed using as much of the existing material as possible.”
The gatehouse is listed in the shire’s heritage overlay in the planning scheme, and the municipal building surveyor has the authority under the Building Act 1993 (Vic) to issue an emergency order considered necessary because of a danger to life or property arising out of the condition of a building (BA s 102). This order take precedence over requirements under the Heritage Act 2017 (Vic) (HA s 86(2)).
As the gatehouse is listed on the Victorian Heritage Register, Heritage Victoria becomes the relevant authority for considering matters related to violations of heritage laws.
It is the responsibility of Heritage Victoria to regulate and enforce the Heritage Act. Under the act the owner of a Victorian Heritage Register place must not allow that place or object to fall into disrepair (HA s 152). The owner must also not fail to maintain that place to the extent that its conservation is threatened (HA s 153). Enforcement action can be undertaken by Heritage Victoria if it considers a place has been allowed to fall into disrepair or is not being maintained. Penalties, including fines and/or imprisonment, can be issued for failure to abide by a repair order issued by Heritage Victoria.
When contacted by The News, Heritage Victoria provided the following statement:
“On 27 June 2024, Heritage Victoria issued a notice to show cause under the Heritage Act to the owners of the Norman Lodge gatehouse requiring a range of works and activities be undertaken.
“On 16 August 2024, a further show cause notice was issued as a precursor to a potential repair order requiring the dismantling and reconstruction of the gatehouse.
“Heritage Victoria is working closely with council’s municipal surveyor and is investigating the matter further.”
First published in the Frankston Times – 20 August 2024
