1. PAGE 1
ADDRESS :
PHONE :
FAX :
EMAIL :
WEB :
31 Niagara Lane
Melbourne VIC 3000
+61 3 9624 8700
+61 3 9624 8780
plans@one2one.net.au
www.one2one.net.au
BEECHWORTH MONTESSORI SCHOOL:
REPORT APPROVED BY:
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POSITION:
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1:1 ARCHITECTS - PRINCIPAL CONSULTANT:
REPORT APPROVED BY:
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Beechworth montessori school
Masterplan
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010
(revised 2/8/11)

2. PAGE 2
project overview
project brief
Beechworth Montessori commenced as a pre-school (Tiny Tots and Cycle 1) in 1997. In 2007
the school expanded to include primary school ages from 6-12 (Cycles 2 & 3). The school is
presently accommodated in the Emerald and Amathyst Buildings, rented premises on the La
Trobe University Campus in Beechworth. These facilities were formerly a part of the Mayday
Hills Hospital, later purchased by La Trobe. The school has ‘made do’ with the former hospital
facilities with minor works undertaken to allow it to function as a school.
The existing hostel building on Gilchrist Avenue is to be converted to a school ideal for Montessori
education, to accommodate both early childhood and primary school aged children, thereby
enabling the Beechworth Montessori School to relocate from the current leased premises on
the La Trobe University Campus.
This lease arrangement at La Trobe University has always been on a year-to-year basis,
leading the school to seek a more permanent home to facilitate rapid enrolment growth and
expansion. Due to the short term lease arrangements at La Trobe, the school has in the past
been unable to obtain any assistance with funding of capital works.
•
To accommodate the projected future growth of the school up to 250 students from
Tiny Tots to adolescents.
Searching for a permanent home within Beechworth has been extremely difficult given the
lack of large sites within planning zones appropriately zoned for schools however following
the sale the Ovens and Murray Hospital site (adjacent to the La Trobe Campus), Beechworth
Montessori School has now secured an indefinite lease on the former Hately Hostel building
(2400m2) and surrounding grounds (1.4 hectares) on Gilchrist Avenue. The school now intends
to fully relocate the school from the La Trobe Campus to a permanent location at Gilchrist
Avenue.
The existing hostel building has been vacant for over a decade and prior to the school’s relocation
will require structural alterations to convert bedrooms to adequately sized classrooms, along
with a refurbishment of finishes and wet area provisions. Once the relocation has occurred
and the Ovens and Murray Hospital site subdivision has been finalised, the school has a
call option to purchase the site on Gilchrist Avenue, well below market value. Beechworth
Montessori intends to exercise this option.
Existing premises at La Trobe University
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010
The following summarises the primary objectives of the master plan:
•
To open up the existing bedrooms and corridors to create generous classroom layouts
suitable for the Montessori style of teaching.
•
To build a sense of community by directing all circulation through a central
administration area for students, staff, parents and visitors.
•
To maximise opportunities for natural light penetration to all habital spaces.
•
To provide generous storage space.
•
To provide multipurpose facilities suitable for school and broader community usage,
with direct external access.
•
To seperate classrooms from parent gathering areas to minimise disruption to
classes.
•
To provide both kitchen and science wet area facilities to all classrooms.
•
To provide supervised external teaching areas.
•
To maximise the potential of the existing building layout to achieve the above
outcomes in the most rational, economical and ecological sustainable manner.
Former hostel building on Gilchrist Avenue

3. PAGE 3
Project consultants
The following consultants were enganged by the school for the preparation of this report:
1:1 Architects Pty Ltd
- Royal Australian Institute of Architects Client/Architect Agreement with provision to proceed to
design, documentation and contract administration services, subject to funding approval.
- A0N Professional Indemnity Insurance policy No 93303096. Limit $5,000,000 for any one claim
and $10,000,000 in the aggregate.
Existing foyer
Westbay Consulting Services
- Approved fee proposal and scope of works to Cost Plan B. Further engagement to be
negotiated subject to funding approval.
- A0N Professional Indemnity Insurance policy No 02PI536413 - Limit $5,000,000.
Indigo Shire - Municipal Building Surveyor
- Approved fee proposal and scope of works to provide buliding surveyor’s report on planning and
building regulations. It is anticipated that the school will engage a private building surveyor for
next stage of the project.
- Civic Mutual Plus insurance policy No CMP000254 - Limit $300,000,000.
Hostel grounds
Existing chapel building
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010
View from carpark
Existing corridor

4. PAGE 4
former ovens & murray hospital site
proposed subdivision
The new school location on Gilchrist Avenue forms a part of the former Ovens and Murray Hospital
site. The site is yet to be subdivided into separate titles, however the school presently leases
proposed Lots 7 and 7a as shown. Once the subdivision occurs, the school intends to purchase
these titles. The lease has provision for this to occur in the form of a call option.
site description
The site has well established trees and vegetation and it is intended that the vast majority of
trees will remain, aside from those effecting allergies or undermining existing structures. The site
slopes to the south west.
The 1974 hostel building has been vacant for over 10 years and requires alterations and
refurbishment in order to operate as a school building. The heritage listed chapel also requires
refurbishment. Its adjacent timber structure is in poor condition and may require demolition
(subject to heritage advice and Planning approval). The existing carpark on Lot 7a is suitable for
the school’s use immediately.
site reports
A Due Diligence environmental site assessment report was undertaken on the site, identifying
asbestos in the eaves, the PCB’s in the light fittings and vinyl tile floor coverings under the
existing carpet of the hostel building. This report and is available from the school on request.
LOT 7A - Existing carpark & carport
LOT 7 - Existing hostel
and chapel
TOTAL SITE AREA
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010
2600m2
94m2
1.4 HECTARES

5. PAGE 5
existing / demolition site plan
1:500 @ A3
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

6. PAGE 6
existing floor plan
1:250 @ A3
Existing courtyards
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

7. PAGE 7
summary of alterations
1:250 @ A3
Former courtyard to be reinstated
Existing courtyard
Major alterations and internal
refurbishment (opening up of smaller
spaces to create open plan classrooms &
multi-purpose rooms)
Minor internal alterations and
refurbishment
Proposed demolition
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

8. PAGE 8
proposed site plan
1:500 @ A3
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

9. PAGE 9
Transportation & circulation
1:500 @ A3
Staff
parking
Deliveries/
emergency
vehicles
Semi-public
Staff / Visitors
Car travellers
Buses
Students
Bus travellers
Parents
Pedestrians
Vehicles
Play area Students/staff
Entrance hub
Play area Students/staff
Primary Objectives
Bus route
1. Provide safe pedestrian
circulation by separating vehicular
and pedestrian access
2. Build ‘community’ by centralising
staff/student/parent/visitor
circulation through entrance hub
Cyclists
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

10. PAGE 10
proposed floor plan
1:250 @ A3
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

11. PAGE 11
proposed usage / circulation
1:250 @ A3
Cycles 2 & 3 (Primary School)
Primary circulation
Secondary circulation
Staff
Existing rectilinear circulation pattern
Community / Multi-purpose
Tiny Tots / Cycle 1 (Early Childhood)
Circulation hub
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010
Proposed circulation pattern

12. PAGE 12
proposed staging - internal works
1:250 @ A3
Stage 1a
Cycle 2 & 3 (primary school age), Library
Stage 1b
Tiny Tots & Cycle 1 (early childhood)
Stage 2
Adminstration & staff areas, amenities, Cycle 3/Specialist
Stage 3
Multi-purpose spaces
Stage 4
Art / Woodwork refurbishment
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010

13. PAGE 13
proposed staging - external works
1:500 @ A3
Stage 1b
Short term (includes removal
of trees effecting allergies
as shown)
Stage 2
Medium term
Stage 4
Long term (includes removal of
tree undermining structure as
shown)
BEECHWORTH MONTESSORI SCHOOL
FEASIBILITY REPORT + MASTERPLAN _ DECEMBER 2010