Old Bushells Factory and Warehouse and Bushells Place

Item details


Name of item:	Old Bushells Factory and Warehouse and Bushells Place
Other name/s:	Bushells Warehouse, Bushells Offices/Health Commission Building (Bushell's)
Type of item:	Built
Group/Collection:	Manufacturing and Processing
Category:	Other - Manufacturing & Processing
Location:	Lat: -33.8577526037 Long: 151.2090720820
Primary address:	86-88 George Street, The Rocks, NSW 2000
Parish:	St Philip
County:	Cumberland
Local govt. area:	Sydney
Local Aboriginal Land Council:	Metropolitan

Property description

Lot/Volume Code	Lot/Volume Number	Section Number	Plan/Folio Code	Plan/Folio Number
LOT	6		DP	247644
LOT	7		DP	247644

Boundary:

Eora

All addresses

Street Address	Suburb/town	LGA	Parish	County	Type
86-88 George Street	The Rocks	Sydney	St Philip	Cumberland	Primary Address

Owner/s

Organisation Name	Owner Category	Date Ownership Updated
Place Management NSW	State Government

Statement of significance:


	The Bushells Warehouse, Bushells Place and site are of State heritage significance for their aesthetic, and historical values. The site and building are also of State heritage significance for their contribution to The Rocks area which is of State Heritage significance in its own right. The warehouse at No.88 George Street (1886) and the interconnected warehouse at No.86 (1912) are closely associated with the mercantile activities of The Rocks, and in particular the Bushells Tea company . No 86 George St was built for and 86-88 George St occupied by one of the most high profile archetypically Australian food manufacturers, The Bushells Tea Company. The building provides direct evidence of the operations of that Company. The warehouse at No 88 George St (1886) and the interconnected warehouse at No 86 (1912) are closely associated with the mercantile activities of The Rocks. No.88 is a representative but altered example of the late Victorian Free Classical style. No.86, designed by the Government Architect, W.L. Vernon, is a representative example of the Federation Warehouse style. Vernon designed the additional floor and remodelled eastern façade of No.88 to harmonize with his design at No.86. No. 86, was one of the first buildings in Sydney to employ a steel frame, allowing for larger interior spaces. The steel was supplied by Dorman Long & Co of Britain, who would later go on to construct the Sydney Harbour Bridge. The two buildings, located at the junction of George Street and Hickson Road, have an important landmark and streetscape quality, particularly when approached from the east along George Street. The use of the building façade for the Bushells signage up until the 1980s has given it significance as an important historic landmark. Undoubtedly, the building had landmark status as one of the most prominent commercial institutions of The Rocks and Bushells enjoyed community and employee regard as a benevolent employer. The massive scale of Bushells compared to its neighbours makes the building distinctive in its setting and in the townscape image of The Rocks. The adaptive reuse of the building completed in 2007 has been rated Australia's most sustainably designed State heritage-listed office building. The Green Building Council of Australia has awarded the Sydney Harbour Foreshore Authority project a 5-Star Green Star Office Design rating - the first time the rating has been awarded to a State heritage-listed office building.
	Date significance updated: 30 Mar 11
	Note: The State Heritage Inventory provides information about heritage items listed by local and State government agencies. The State Heritage Inventory is continually being updated by local and State agencies as new information becomes available. Read the Department of Premier and Cabinet copyright and disclaimer.

Description


Designer/Maker:	No 86: Walter Liberty Vernon, architect
Construction years:	1886-1912
Physical description:	No. 88 is in the Victorian Free Classical style with a decorative plaster painted finish. No. 86 is in the Federation Warehouse style, with traditional face brickwork, stone lintels and string courses. Vernon remodelled the eastern façade of No.88 to aesthetically harmonise with the new building at No.86 No. 86 was designed to be used by Bushells in conjunction with the earlier building (No.88). Floor levels were common between ground and third floors with load bearing brick external structure on sandstone bedrock. The internal structure was generally of heavy timber floors (with some concrete in service areas) on various combinations of steel I-beams, large hardwood beams and steel, cast iron and hardwood storey post columns. The additional floors gave a strong visual link between the buildings through the use of matching brickwork, and the continuation of the piers, parapet and window treatment to No 86. (SCRA Annual Report 1985: 18-21) The building was one of the earliest in Sydney to employ a steel frame, the steel being supplied by Dorman Long & Co of Britain who would later build the Sydney Harbour Bridge. Style: No.86: Federation Warehouse No.88: Late Victorian Free Classical; Storeys: No.86: 7 floors No.88: 5 floors; Roof Cladding: pitched / flat roof; Internal Structure: heavy timber floors on various combination of beams and steel, cast iron.
Physical condition and/or Archaeological potential:	Archaeology Assessment Condition: Destroyed? Assessment Basis: Basements below George Street. Terraced into hill slope from Hickson Road.
	Date condition updated:27 Apr 01
Modifications and dates:	Built: No.86: 1912; No.88: 1886 Between 1948 and 1951 the premises were renovated by the Public Works Department as offices and laboratories for various Government departments. The work included a new concrete stairway, some concrete flooring (but a large proportion of the original wooden floors were retained) and an electric lift was installed. (SCRA 1982: CC03/04) During 1984-5, a comprehensive renovation and restoration program was undertaken to update the buildings for use as commercial offices. Two additional floors were provided on the upper levels of 88 George Street, and the southern facade of this building was treated architecturally to be in sympathy with the eastern facade. Both buildings were structurally strengthened during the work. (SCRA Annual Reports 1984:10 & 1985:18-19) 2007 - Complete refurbishment of the building. The works will include: Installing a new lift Refurbishing each floor to premium-grade heritage commercial offices and retail space Upgrading fire protection, electrical, air-conditioning and other services Improving access and services for people with disabilities Creating a new public space outside the building to improve access and revitalise the area. The works were done with a view to sustainability and The Green Building Council of Australia has awarded the building a 5-Star Green Star Office Design rating the first time the rating has been awarded to a State heritage-listed office building.
Further information:	The building is the first heritage building to be awarded a 5 Star Green Star Office Design by the Green Building Council of Australia.


Current use:	Offices / Shops / Gallery / Storage
Former use:	Aboriginal land, town lot, Health Commission Building, Bushells tea factory

History

Historical notes:

The "Eora people" was the name given to the coastal Aborigines around Sydney. Central Sydney is therefore often referred to as "Eora Country". Within the City of Sydney local government area, the traditional owners are the Cadigal and Wangal bands of the Eora. There is no written record of the name of the language spoken and currently there are debates as whether the coastal peoples spoke a separate language "Eora" or whether this was actually a dialect of the Dharug language. Remnant bushland in places like Blackwattle Bay retain elements of traditional plant, bird and animal life, including fish and rock oysters (Anita Heiss, "Aboriginal People and Place", Barani: Indigenous History of Sydney City http://www.cityofsydney.nsw.gov.au/barani).

With the invasion of the Sydney region, the Cadigal and Wangal people were decimated but there are descendants still living in Sydney today. All cities include many immigrants in their population. Aboriginal people from across the state have been attracted to suburbs such as Pyrmont, Balmain, Rozelle, Glebe and Redfern since the 1930s. Changes in government legislation in the 1960s provided freedom of movement enabling more Aboriginal people to choose to live in Sydney (Anita Heiss, "Aboriginal People and Place", Barani: Indigenous History of Sydney City http://www.cityofsydney.nsw.gov.au/barani).

In 1788 the subject site was leased to Captain Henry Waterhouse, in 1800 Robert Campbell took over the lease. There was no substantial building on the site in the first half of the 19th century because of its steep and rocky nature. In 1877 Robert Campbells land and wharfage facilities were sold to the Australasian Steamship Navigation Company, (ASN Coy) the subject site may have been used as a rock quarry. Shortly after the ASN Coy purchased the land it was sold to Cliff and Clark who erected a number of small stores. They may not have lasted long on the land as the 1880 Percy Dove plans shows the site to be vacant.

The first building, No.88, was built in 1886 by Virgoe Son and Chapman, Importers and Merchants. Originally of three floors and basement, No.88 is a fine example of the late Victorian Free Classical style. In 1904, Bushells Ltd. Tea merchants leased the building.

In 1912 a taller brick building of 6 floors and basement was completed on the adjacent northern site. The new warehouse (No.86) was designed by W L Vernon, the Government Architect, in the Federation Warehouse style, and built by the Public Works Department. Concurrently, the building at No.88, was reduced in depth by 10 metres to make way for the construction of Hickson Road, and an extra floor was added. Vernon designed the reconstructed eastern faade (No.88) to harmonize with its new neighbour (No.86), while the western elevation of the extra storey retained the style of its lower levels. The two buildings were interconnected to accommodate Bushells, the single occupant.

Walter Liberty Vernon (1846-1914) was both architect and soldier. Born in England, he ran successful practices in Hastings and London and had estimable connections in artistic and architectural circles. In 1883 he had a recurrence of bronchitic asthma and was advised to leave the damp of England. He and his wife sailed to New South Wales. Before leaving, he gained a commission to build new premises for Messrs David Jones and Co., in Sydney's George Street. In 1890 he was appointed Government Architect - the first to hold that title - in the newly reorganised branch of the Public Works Department. He saw his role as building 'monuments to art'. His major buildings, such as the Art Gallery of New South Wales (1904-6) are large in scale, finely wrought in sandstone, and maintaining the classical tradition. Among others are the Mitchell Wing of the State Library, Fisher Library at the University of Sydney and Central Railway Station. He also added to a number of buildings designed by his predecessors, including Customs House, the GPO and Chief Secretary's Building - with changes which did not meet with the approval of his immediate predecessor, James Barnet who, nine years after his resignation, denounced Vernon's additions in an essay and documentation of his own works. In England, Vernon had delighted his clients with buildings in the fashionable Queen Anne style. In NSW, a number of British trained architects who were proponents of the Arts and Crafts style joined his office and under their influence, Vernon changed his approach to suburban projects. Buildings such as the Darlinghurst First Station (Federation Free style, 1910) took on the scale and character of their surroundings. Under Vernon's leadership, an impressive array of buildings was produced which were distinguished by interesting brickwork and careful climatic considerations, by shady verandahs, sheltered courtyards and provision for cross-flow ventilation. Examples are courthouses in Parkes (1904), Wellington (1912) and Bourke, Lands Offices in Dubbo (1897) and Orange (1904) and the Post Office in Wellington (1904)(Le Sueur, 2016, 7).

Bushells later vacated the premises, and from 1924 the buildings were used as stores for the Departments of Education and Labour and Industry. Following renovation between 1948-1951, the premises were used as offices and laboratories by Government Departments, mainly by the Department of Public Health. (SCRA 1982: CC 03/04, SCRA Annual Report 1985: 10&18)

A new plaza was created at the corner of George Street and Hickson Road in 1976-77, with the help of a donation from the Bushells Group of Companies, in recognition of its long association with The Rocks. A commemorative plaque was unveiled on 26 January, 1977. (SCRA Annual Reports 1976-77)

The Health Commission of NSW vacated the building in 1980. During 1984-85, work was undertaken to adapt the building for commercial offices, with shops, cafe and gallery at ground level. Two additional floors were provided on the upper levels of 88 George Street, and the southern facade of this building was treated architecturally to be in sympathy with the eastern facade. Both buildings were structurally strengthened during the work. The cafe has outdoor seating on Bushells Place. Access to car parking for No.88 George Street is under Bushells Place from Hickson Road.

In 2007-2008, the buildings at 86-88 George Street were refurbished and the building services upgraded, for continuing commercial uses. The works included reconfiguration of some basement areas; reconfiguration of layout, entry foyer and retail areas on the ground floor (including removal of ground floor toilets from 88 George Street); refurbishment of toilets (except on third floor); lift upgrade; upgrade of fire stairs; rooftop works; new environmental control systems; redesign of Bushells Place; new external colour scheme; and implementation of some heritage interpretation strategies. The works, based on environmental efficiency principles, achieved a 5-Star Green Star Office Design rating (Green Building Council Australia) for 86-88 George Street, the first for a heritage-listed office building in NSW. (Design 5 Architects, Revised CMP, 2008)

Historic themes

Australian theme (abbrev)	New South Wales theme	Local theme
1. Environment-Tracing the evolution of a continent's special environments	Environment - naturally evolved-Activities associated with the physical surroundings that support human life and influence or shape human cultures.	Changing the environment-
3. Economy-Developing local, regional and national economies	Commerce-Activities relating to buying, selling and exchanging goods and services	Office use-
3. Economy-Developing local, regional and national economies	Commerce-Activities relating to buying, selling and exchanging goods and services	Developing Commercial Enterprise-
3. Economy-Developing local, regional and national economies	Commerce-Activities relating to buying, selling and exchanging goods and services	Storing goods-
3. Economy-Developing local, regional and national economies	Environment - cultural landscape-Activities associated with the interactions between humans, human societies and the shaping of their physical surroundings	Developing local, regional and national economies-National Theme 3
3. Economy-Developing local, regional and national economies	Industry-Activities associated with the manufacture, production and distribution of goods	Factories-
4. Settlement-Building settlements, towns and cities	Land tenure-Activities and processes for identifying forms of ownership and occupancy of land and water, both Aboriginal and non-Aboriginal	Changing land uses - from rural to suburban-
4. Settlement-Building settlements, towns and cities	Land tenure-Activities and processes for identifying forms of ownership and occupancy of land and water, both Aboriginal and non-Aboriginal	Changing land uses - from suburban to urban-
4. Settlement-Building settlements, towns and cities	Towns, suburbs and villages-Activities associated with creating, planning and managing urban functions, landscapes and lifestyles in towns, suburbs and villages	Developing ports-
7. Governing-Governing	Government and Administration-Activities associated with the governance of local areas, regions, the State and the nation, and the administration of public programs - includes both principled and corrupt activities.	(none)-
9. Phases of Life-Marking the phases of life	Persons-Activities of, and associations with, identifiable individuals, families and communal groups	Associations with Walter Liberty Vernon, Government Architect 1890-1911, private architect-

Assessment of significance


SHR Criteria a) [Historical significance]	The warehouse at No.88 George Street (1886) and the interconnected warehouse at No.86 (1912) are closely associated with the mercantile activities of The Rocks, and in particular the Bushells Tea company. 86 George St was modified and 88 George St was built and occupied by one of the most high profile archetypically Australian food manufacturers, maker of some of the most popular and ubiquitous brand name staple products in the nation. In addition to the associational value of that link, the building and evidence of former signage provide direct evidence to the operations of that Company. By extension, this provides evidence of the attitudes and approach of its principal figure, an eminent Australian of individual renown and historic interest for his contribution to both Australian society and commerce. The building's location and occupation in The Rocks provide further evidence of the historical development of the area, across the 20th Century. It provides clear evidence of its changing fabric, and its changes in function as a sub-set of the city. The building characterises the very special urban functions of The Rocks as a waterfront/ manufacturing/ processing area, which co-existed with its residential population. In particular, the site of 86-88 George St was one of the named locations identified at the time of the plague outbreaks and imbued with notoriety by the public officials anxious to pursue a broader range of objectives than slum clearance and civic improvement.
SHR Criteria b) [Associative significance]	The combined warehouse at No 86-88 George St and Bushells Place has associations with Bushells Tea Company. No 86 George and the third floor and Hickson Road façade of 88 George St has associations with the Government Architect WL Vernon. The building at No 86 is associated with Dorman Long & Co, builders of the Sydney Harbour Bridge, they supplied the steel for the structural frame of the building. Steel framed buildings were a fairly new technology in 1912 in Australia and this building is one of the first in Sydney to employ it.
SHR Criteria c) [Aesthetic significance]	The warehouse at No.88 is a representative example of the late Victorian Free Classical style. No.86, designed by the Government Architect, W.L. Vernon, is a representative example of the Federation Warehouse style. Vernon specifically designed the additional floor and remodelled eastern façade of No.88 to harmonise with his design at No.86. The two prominent warehouses, located at the junction of George Street and Hickson Road, have an important landmark and streetscape quality, particularly when approached from the east along George Street. No 86 is one of the first structural steel framed buildings constructed in Sydney.
SHR Criteria d) [Social significance]	The inclusion of the Buildings on the registers of the National Trust and National Estate demonstrate the esteem that they are held in by the wider community. Bushells enjoyed community and employee regard as a benevolent employer.
SHR Criteria f) [Rarity]	The refurbishment undergone in 2007 has given the building rarity value as being the first Heritage Building to be awarded a 5 Star Green rating.
SHR Criteria g) [Representativeness]	The warehouse at No.88 is a representative example of the late Victorian Free Classical style. No.86, designed by the Government Architect, W.L. Vernon, is a representative example of the Federation Warehouse style.
Integrity/Intactness:	Archaeology destroyed
Assessment criteria:	Items are assessed against the State Heritage Register (SHR) Criteria to determine the level of significance. Refer to the Listings below for the level of statutory protection.

Recommended management:


	A conservation plan should be prepared to guide any further works to the buildings. Above and below ground archaeological remains: An archaeological conservation plan is recommended.

Recommendations

Management Category	Description	Date Updated
Recommended Management	Review a Conservation Management Plan (CMP)
Recommended Management	Prepare a maintenance schedule or guidelines
Recommended Management	Carry out interpretation, promotion and/or education

Procedures /Exemptions

Section of act	Description	Title	Comments	Action date
CMP-Endorse	Conservation Plan submitted for endorsement	Heritage Council Endorsement for CMP - Old Bushnells Factory and Warehouse and Bushnells Place		Jul 1 2016
CMP-Endorse	Conservation Plan submitted for endorsement	HC Endorsement for CMP - updated version		Jul 26 2016
57(2)	Exemption to allow work	Standard Exemptions	HERITAGE ACT 1977 ORDER UNDER SECTION 57(2) TO GRANT STANDARD EXEMPTIONS FROM APPROVAL I, Penny Sharpe, the Minister for Heritage, on the recommendation of the Heritage Council of New South Wales and under section 57(2) of the Heritage Act 1977: revoke the order made on 2 June 2022 and published in the Government Gazette Number 262 of 17 June 2022; and grant an exemption from section 57(1) of the Act in respect of the engaging in or carrying out the class of activities described in clause 2 Schedule A in such circumstances specified by the relevant standards in clause 2 Schedule A and General Conditions in clause 3 Schedule A. This Order takes effect on the date it is published in the NSW Government Gazette. Dated this 29th day of October 2025 The Hon Penny Sharpe MLC Minister for Heritage For more information on standard exemptions click on the link below.	Nov 7 2025

Standard exemptions for engaging in or carrying out activities / works otherwise prohibited by section 57(1) of the Heritage Act 1977

Listings

Heritage Listing	Listing Title	Listing Number	Gazette Date	Gazette Number	Gazette Page
Heritage Act - State Heritage Register		01535	10 May 02	85	2865

Study details

Title	Year	Number	Author	Inspected by	Guidelines used
SCA Register 1979-1998	1998	B041, AR011	Sydney Cove Authority (SCA)		Yes

References, internet links & images

Type	Author	Year	Title
Written	Architectural Projects Pty Ltd	2005	Bushells Warehouse (former) Bushells Place, 86-88 George St
Written	Design 5 Architects	2008	Revised Conservation Management Plan, Bushells Building 86-88 George St, The Rocks
Written	Higginbotham, E., Kass, T. & Walker, M.	1991	The Rocks and Millers Point Archaeological Management Plan
Written	Kevin J Curtin & Partners Arch.		Design Concept: 86-88 George Street, The Rocks
Written	Le Sueur, Angela	2016	Government Architects - part 2
Written	SCRA	1982	Building Data Sheets CC 03/04

Note: internet links may be to web pages, documents or images.

(Click on thumbnail for full size image and image details)

Data source


The information for this entry comes from the following source:
Name:	Heritage NSW
Database number:	5053150

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