HERITAGE STATEMENT

HWC CASE NO 17060501

prepared for Dreamworld Investment Property Ltd addressed to Heritage

in terms of Section 34 of the National Heritage Resources Act regarding Proposed Alterations, Additions & Partial Demolition at Erf 496 No 118 Dummer Street, “Broad Oaks”

prepared by Raymond Smith Pr S Arch T, PHP [email protected] tel 028 272 9699 cell 083 251 9467

June 2017

Fig.1 Manor house on Erf 496 “Ungraded” propose “IIIC” (R.Smith, 2017)

CONTENTS

1 Executive Summary p.4 2 Introduction p.5 2.1 Background 2.2 The Site 3 Legal and Procedural Framework p.6 3.1 Application outline 3.2 Local Authority Policies and Controls 3.3 Statutory Requirements 3.4 Limits of Authority 4 Objectives of this report p.6 5 History and Character of the Surrounds p.7 6 History of the Site and Ownership p.16 7 Site Description, Buildings, Character and Sense of Place p.25 7.1 Context 7.2 Streetscapes 7.3 Views of the site 7.4 Buildings 7.5 Interior 7.6 Outbuildings 8 Identification of Heritage Resources p.37 8.1 Heritage Resources in the Surrounds 8.2 Heritage Resources on the Site 9 Statement of Significances and Grading p.39 10 Interested and Affected parties: Consultations and Comments p.40 11 Design Indicators, Informants and Constraints p.41 12 The Development Proposal and Motivation p.43 12.1 Motivation and Description of Proposal 12.2 Original structure(s) 12.3 Architectural Proposal 13 Assessment of Impacts on Significances with Mitigation p.43 14 Recommendations p.44 15 Bibliography p.44 16. Annexures - Architectural proposal drawings & Arborist TPP

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FIGURES

Figure.1 Manor House on Erf 496 “Ungraded” (R.Smith, 2017) cover

Figure.2 Site location within Somerset West (Google data@ 2017 INGI p4

Figure.3 Cadastral & Aerial with the site Erf 496, Somerset West (CCT, 2017) p5

Figure.4 Map of Somerset West farms (Cape Malmesbury Southern Dist 1880-1900) p7

Figure.5 Early establishment of Somerset West (Brooke Simmons, 1987:65) p8

Figure.6 Vergenoegd No 1 (Brooke Simmons, 1987:67) p8

Figure.7 Groot Paardevlei No 2 (Brooke Simmons, 1987:68) p8

Figure.8 Parel Vallei No 3 (Brooke Simmons, 1987:69) p9

Figure.9 Land-en-Zeezicht No 4 (Brooke Simmons,1987:70) p9

Figure.10 Morgenster No 5 (Brooke Simmons, 1987:72) p9

Figure.11 Vergelegen No 6 (Brooke Simmons, 1987:73) p9

Figure.12 Farm Rome (Arthur Elliot collection, Cape Archives, 1844) p10

Figure.13 Aerial photo of Erf 496 (Nat.Geo-Spatial Information Services, 1953) p11

Figure.14 Aerial photo of Erf 496 (Nat.Geo-Spatial Information Services,1980) p12

Figure.15 Aerial photo of Erf 496 (Nat.Geo-Spatial Information Services,1998) p13

Figure.16 Aerial photo of Erf 496 (Nat.Geo-Spatial Information Services, 2002) p14

Figure.17 Aerial photo of Erf 496 (Nat.Geo-Spatial Information Services, 2017) p15

Figure.18 Erf 496, SG Diagram 6881/ 1991 p17

Figure.19 Erf 494, SG Diagram 6879/ 1991 p18

Figure.20 Erf 7057, SG Diagram 10572/ 1947 p19

Figure.21 Erf 7060, SG Diagram 4041/ 1947 p20

Figure.22 Erf 7086, SG Diagram 3397/ 1940 p21

Figure.23 Erf 7052, SG Diagram A3339/ 1931 p22

Figure.24 Erf 7141, SG Diagram 754/ 1917 p23

Figure.25 Erf 7126, SG Diagram 2112/ 1901 p24

Figure.26 Aerial of Somerset West (courtesy Google earth, 2017) p25

Figure.27 View of Dummer Road looking North (R.Smith, 2017) p26

Figure.28 View of Dummer Road looking South (R.Smith, 2017) p26

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Figure.29 View of Manor House in garden setting (R.Smith, 2017) p27

Figure.30 View of portion of large garden (R.Smith, 2017) p27

Figure.31 East elevation of Manor House on Erf 496 (R.Smith, 2017) p28

Figure.32 South-east elevation of Manor House on Erf 496 (R.Smith,2017) p28

Figure.33 South-west elevation of Manor House on Erf 496 (R.Smith, 2017) p29

Figure.34 West elevation of Manor House on Erf 496 (R.Smith, 2017) p29

Figure.35 West elevation of Manor House (R.Smith, 2017) p30

Figure.36 West elevation stoep (R.Smith, 2017) p30

Figure.37 North elevation of Manor House (R.Smith, 2017) p30

Figure.38 Front door (R.Smith, 2017) p31

Figure.39 Typical window (R.Smith, 2017) p31

Figure.40 Typical window (R.Smith, 2017) p31

Figure.41 Smaller window (R.Smith, 2017) p31

Figure.42 Manor House - “Voorkamer” (Ellis & Ass, 2017) p32

Figure.43 Manor House -“Voorkamer” (Ellis & Ass, 2017) p32

Figure.44 Bedroom in Manor House (Ellis & Ass, 2017) p33

Figure.45 Passage in Manor House (Ellis & Ass, 2017) p33

Figure.46 Later addition – kitchen area to west (Ellis & Ass, 2017) p34

Figure.47 Later addition – living space to south gable (Ellis & Ass, 2017) p34

Figure.48 Outbuilding behind house used for garage & storage (R.Smith, 2017) p35

Figure.49 Outbuilding behind house used for garage & storage (R.Smith, 2017) p35

Figure.50 Staff quarters west of outbuilding (R.Smith, 2017) p36

Figure.51 Staff quarters west of outbuilding (R.Smith, 2017) p36

Figure.52 Cadastral/ Aerial of Somerset – HR in surrounds (CCT, cadastral, 2017) p37

Figure.53 Identification of structures & features on the site (courtesy Google Earth) p38

Figure.54 Analysis of Significances (R.Smith, 2017) p39

Figure.55 Site analysis (courtesy Google Earth, 2017) p41

Annexures A - A3 Architectural proposal & demolition drawings by Ellis & associates architects B – A3 As built SDP-E-01 by Ellis & associates architects, 2017 C – Arborist’s method statement and TMP, 2017

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EXECUTIVE SUMMARY

1. Site Name Broad Oaks

1.2 Location Erf 496, No 118 Dummer Street, Somerset West () Municipal Region. GPS 34°03ʹ35ʺS 18°51ʹ07ʺE

1.3 Locality Map

Fig.2 Site location within Somerset West. (Google data@ 2017 INGI)

1.4 Description of Proposed Action The design proposal’s main motivation is to improve the existing use with new accommodation. Additions, Alterations & Partial demolition to be affected to an “ungraded” site. Demolition of one insignificant outbuilding and the addition of two separate new buildings are also proposed.

1.5 Heritage Resources Identified A single storey “Cape Dutch Revival” Manor House, built before 1947, (original fabric probably 90 years old) and it’s context being a magnificent garden. Of particular significance are two old oak trees. The site contains some aesthetic, historical, associative and contextual significance.

1.6 Anticipated Impacts on Heritage Resources An insignificant outbuilding will be demolished while sensitive additions & alterations will be affected to existing Manor House older than 60 years. Two old oak trees need to be protected. There are no negative impacts observed which undermines significance.

1.7 Recommendation It is recommended that the proposed work be approved by HWC and that special care be taken with regards the oak trees with reference to the Arborist’s method statement and Tree Protection Plan to be drawn up. Excavation work to be inspected by archaeologist.

1.8 Author(s) and Date Raymond Smith, Pr S Arch T, PHP, June 2017

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2 INTRODUCTION

2.1 Background The new owners of Erf 496, 118 Dummer Street, Somerset West, Dreamworld Investment Property Ltd. acquired the property recently and wish to improve the accommodation on the site with the addition of new buildings while introducing additions and alterations to existing Manor House. It is also the intention to demolish insignificant later accretions to the existing Manor House and one insignificant outbuilding. The architect firm Ellis & Associates was commissioned as principal consultants and agents to realise the proposal. See As-Built drawing No SDP-E-01 and Proposed SDP-01, as well as architectural proposal drawings dated 2017 in Annexures attached.

2.2 The Site

Fig.3 Cadastral & Aerial photograph with the site Erf 496 shown in red, Somerset West (CCT, 2017)

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The R1 Residential site, Erf 496 portion of Erf 494 Parel Vallei (see Fig.3:5), comprise 1.8381 hectares and is situated in a sought-after residential area in the established village of Somerset West.

3 LEGAL AND PROCEDURAL FRAMEWORK

3.1 Application outline The owner(s) Dreamworld Investment Property Ltd appointed me as an independent heritage practitioner to apply for a permit in terms of Section 34 (1) of the NHRA from Heritage Western Cape which would enable additions and alterations to an “Ungraded” site, Erf 496, Somerset West, as the site includes a structure and trees older than 60 years. The site does not fall within any identified Conservation Area, Special Management Zone or HPOZ. This report includes the architectural proposal by the client’s appointed principal consultant/ agent Ellis & Associates architects. See Proposal drawings in Annexure.

3.2 Local Authority Planning Policies and Controls The Integrated Town Planning Scheme of the needs to be considered in this decision making process. HRF – The Heritage Renaissance Foundation, being a HWC registered heritage commenting body for this region, as well as the CCT’s TDA – City of Cape Towns’ Transport and Urban Development Authority’s Heritage Department in the Strand, needs to review and comment on this report. This report incorporates their comments in Section 10 on page 39.

3.3 Statutory Requirements In terms of the National Heritage Resources Act 25 of 1999, Part 2: General protection, Section 34, “No person may alter or demolish any structure or part of a structure, which is older than 60 years without a permit issued by the relevant heritage resources authority.” This Heritage Statement is compiled in direct response to comply with such Act to identify and determine cultural significance of heritage resources which may be affected by an application for a permit to undertake additions, alterations and partial demolition.

3.4 Limits of Authority The relevant competent authority responsible for the issue of a permit to affect the proposed work in this instance is Heritage Western Cape. The local authority may not approve any work on this site without approval from the PHRA. The administrative process and decision making procedure must comply with the NHRA 25 of 1999, and be in accordance with PAJA Act 3 of 2000, PAIA Act 2 of 2000, LUPA Act 3 of 2014, SPLUMA Act 16 of 2013 and By-Laws.

4 THE OBJECTIVES OF THIS REPORT

In terms of the statutory requirements related to Section 34(1) of the NHR Act and the resultant information requested in the HWC Application for a Permit, this report endeavours to provide: sufficient detail with regards the site and context; its history; identification of heritage resources affected; comments from local heritage bodies and other I&AP’s; a statement of significance; design indicators and informants; the architectural proposal; assessment of impacts with mitigation and recommendations to assist HWC in their decision making process to grant a permit for the proposal or not.

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5 HISTORY AND CHARACTER OF THE SURROUNDS

Fig.4 Map of early farms around Somerset West (Cape Malmesbury Southern Districts 1880-1900)

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Fig.5 Map of early establishment farms in and around Somerset West (Brooke Simmons, 1987:65)

Fig.6 Vergenoegd (Brooke Simmons, 1987:67) Fig.7 Groot Paardevlei (Brooke Simmons, 1987:68) No 1 No 2

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Fig.8 Parel Vallei (Brooke Simmons, 1987:69) Fig.9 Land-en-Zeezicht (Brooke Simmons,1987:70) No 3 No 4

Fig.10 Morgenster (Brooke Simmons, 1987:72) Fig.11 Vergelegen (Brooke Simmons, 1987:73) No 5 No 6

The council of policy in the Cape managed to negotiate some 2500 morgen of land from “D’Houw” a “minor Hottentot prince” in 1672. This was done to establish a cattle post for grazing of the Company’s herds and to enable further bartering with the “Hottentots”. In the vicinity of the west bank of the Lourens River, a company of 12 soldiers were stationed. This was in the area where the railway line runs today. This action was necessary as wild animals were abound and some “Hottentots” were not particularly friendly towards the men from the Cape. 1

After a few years the company decided to make land available to settlers in the Hottentots- Holland region for farming. At first, the settlers were not that keen as it was considered too remote and by 1690 only five farmers settled in. During 1699 the new governor, Wilhelm Adriaan van der Stel was granted the farm Vergelegen.

Van der Stel was an astute man and familiar with agricultural matters. With the free assistance of the Company’s gardener and slave-labour, he was able to optimise the fertile land with plenty of water from perennial streams. Vineyards, cornfields and a variety of fruit and nuts were planted. With some 18 sheep stations overlooking a formal octagonal garden and an avenue of camphor trees, he built Vergelegen Manor House. See Fig.11.

1 Brooke Simmons, 1987:64

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After a number of years the burghers complained about the governor’s devotion to Vergelegen, the produce of which flooded the Cape market and wine and meat contracts from the Company was secured for his friends. As a result he was demoted and banished from the Cape in 1708.

Since Van der Stel’s reign, a number of farms were established during the early nineteenth century along the foot of the Hottentots-Holland mountain range and Faure area. In 1817, as a result of the increased population, four prominent farmers (PH Morkel of Morgenster, one of three Morkels in the group) approached the new governor Lord Charles Somerset for permission to secede from and build their own church and a town around it. As a result of the permission granted, a portion of the farm Cloetesburg was bought and subdivided into 100 plots which were sold off to raise funds to build the church. 2

A few months later the village was named Somerset in honour of the governor. The new church was inaugurated in February 1820. The numbers of the congregation grew steadily and by 1846 it serviced 545 persons, with 34 freed slaves among them. The village itself numbered about 100 people at this time. The village was renamed later to Somerset West in order not to confuse with Somerset East.3

Fig.12 A distant view of the farm Rome (Arthur Elliot collection, Cape Archives, 1844)

The original Dutch Reformed church still stands today, even though much altered. The town contains a number of historically important buildings and the surrounds features some of the best preserved Cape Dutch homesteads in the Cape. See figures 6:8-11:9 above.

Today, Somerset West is a well-developed sought after town offering splendid amenities with properties of high value.

2 Fransen, 2013:184 3 Brooke Simmond, 1987:65

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Fig.13 Aerial photograph of Erf 496 (Nat.Geo-Spatial Information Services, 1953) The Manor House, being the only substantial built structure on the site. Note the large oak tree in front of east façade of house was already a very mature tree while the oak on the north side was a very small tree at this time.

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Fig.14 Aerial photograph of Erf 496 (Nat.Geo-Spatial Information Services,1980)

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Fig.15 Aerial photograph of Erf 496 (Nat.Geo-Spatial Information Services,1998)

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Fig.16 Aerial photograph of Erf 496 (Nat.Geo-Spatial Information Services, 2002)

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Fig.17 Aerial photograph of Erf 496 (Nat.Geo-Spatial Information Services, 2017)

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6 HISTORY OF THE SITE AND OWNERSHIP

Early use, Tenure and Grants of Quitrent land

According to SG Diagramme 2112/1901, the original farm called Rome 812, was bounded in the north by the Lourens River, the water course “Voorburg” on the north-west side, Government land and Morgenster to the north-east, Outspan and Onverwacht to the south- east with Onverwacht and remainder land belonging to W.Morkel in 1828. This land represented 242 morgen 13 sq. roods consisted of 129 Morgen 556 sq. roods, containing 121 Morgen 111 sq. roods of perpetual Quitrent land granted to Johannes Zacharias Moleman in 181land and 26 morgen 224 sq roods8 and 8 Morgen 445 sq roods of freehold land transferred to Adriaan van Koppen in 1792. Another 20 morgen 153 sq roods containing 7 Morgen 510 sq roods of Quitrent land and 12 Morgen 243 sq roods of Freehold land transferred to Daniel Johannes Morkel Jnr in 1828. Another portion of 91 Morgen 504 sq roods, ontaining 65 Morgen 280 sq roods of Quitrent land and 26 Morgen 224 sq roods of Freehold land transferred to Willem Morkel, Daniel’s son in 1828. The original farm Rome was subdivided many times over decades. Here follows an abbreviated ownership history since 1902 taken from the deeds office registry to arrive at the small portion of Erf 496 today.

Farm Rome become Erf 7126 when Somerset West was declared. 1902 – (No.6124) A Van der Byl transferred to William Alexander Barnet (whole farm) 1902 – (No.6125) WA Barnet transferred to Roelof Abraham Morkel (whole farm) 1914 – (No.1950) RA Morkel transferred a portion to Pieter E Scholtz (14 Morgen) From this point on various subdivisions occurred leading to the next Erf number. Erf 7141 was portion 2 subdivision of farm Rome 812. 1917 – (No.5263) RA Morkel transferred a portion to Charles R Louw ((125 M 240 sq.R) Various subdivisions occurred with smaller portions sold off leading to the next Erf number. Erf 7052 formely portion 1 of the consolidated farm Parel Vallei 753. 1932 – (No.1131) J Head transferred to John E Evans (172 M 28027 ft.) 1933 – (No. 645) E Evans transferred to William L E Evans (whole) From this point on Evans subdivided nine times selling off smaller pieces of land until 1941 when Evans sold on to Lawrence A Beckett who in turn sold on to William L du Plessis Erf 7086 formerly portion 38, portion of portion 1 of the farm Parel Vallei 753 1940 – (no.8800) G Evans transferred to Arthur R Brown (whole 67.5171 M) 1946 – (No.16394) AR Brown transferred to William L du Plessis (whole) Five smaller subdivisions insued by du Plessis from this point on. Erf 7060 formerly ptn 71 of the portion 38 of the consolidated farm Parel Vallei 753 1948 – (No.5960) Transferrred to William L du Plessis (whole 12.9578 M) 1948 – (No.5961) portion Erf 7057 was transferred to Cecil J Lemkus (7.5595 M) Five further transfers took place with the last being to Broad Oaks (Pty)Ltd Erf 7057 formerly ptn 74 of ptn 71 of the farm Parel Vallei 753 1948 – (No.5961) William L du Plessis transferred to Cecil J Lemkus (whole 7.5595M) Three further transfers took place with the last being to Broad Oaks (Pty) Ltd (whole) Erf 7060 and Erf 7057 was consolidated to form Erf 494 Erf 494 resulted in the formation of Erf 496 1992 – (No.4851) Broad Oaks CC purchased the property 1999 – (No.4852) CC was changed to Broad Oaks (Pty) Ltd. 2014 – (No.7426) CA & HA Kromberg took transfer 2017 - Broak Oaks (Pty) Ltd purchased by Dreamworld Investment Property Ltd

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Fig.18 Erf 496 SG Diagram 6881/ 1991

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Fig.19 Erf 494 SG Diagram 6879/ 1991

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Fig.20 Erf 7057 SG Diagram 10572/ 1947

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Fig.21 Erf 7060 SG Diagram 4041/ 1947

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Fig.22 Erf 7086 SG Diagram 3397/ 1940

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Fig.23 Erf 7052 SG Diagram A3339/ 1931

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Fig.24 Erf 7141 SG Diagram 754/ 1917

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Fig.25 Erf 7126 SG Diagram 2112/ 1901

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7 SITE DESCRIPTION, BUILDINGS, CHARACTER AND SENSE OF PLACE

Since the 1930’s, when the original “Cape Dutch Revival” Manor House and one outbuilding was presumably built, (see Fig.20:19 - SG Diagramme No 10572/47 and Fig.21:20 – SG Diagramme 4041/47), on which two long houses can clearly be seen, a number of additions and alterations (mostly in an “Arts & Crafts style”) followed over the years with an accretion to the north and south gable ends. The outbuilding alongside the Manor House was demolished at some point before 1953 (see Fig.13:11), which shows no outbuilding, and a poor quality structure erected over original footprint. In the same photograph we can observe that the greater part of the property was under agricultural use with only the approximately 100 year old oak and a few other trees visible on the south and east portion of the property.

The existing Staff quarters, west of the Manor House, is a much later building of no significance at all.

The historic photograph, Fig. 12:10 from the Arthur Elliot collection, gives us a good indication of the character of the environs during the early development years of the Somerset West area.

Today the 1.8381 hectares site comprise of a magnificent garden with various tree species and shrubs situated in a well-established upmarket residential area of Somerset West. Although it is clear that the Manor House was exposed to various insensitive accretions over the years with some authentic interior fabric remaing visible, the house does command a quiet sense of grace and presence worth conserving.

7.1 Context

Fig.26 Aerial of well-established neighbourhood in Somerset West. The site is in the centre of the photograph in the tree populated area. (courtesy Google earth, 2017)

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7.2 Streetscape

Fig.27 View of Dummer Road looking North. Erf 496 is on the right. (R.Smith, 2017)

Fig.28 View of Dummer Road looking South. Erf 496 is on the left.. (R.Smith, 2017)

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7.3 Views of the site

Fig.29 View of Manor House in garden setting. Note the two old oak trees (R.Smith, 2017) (to be conserved)

Fig.30 View of portion of large garden with manor house on the right (R.Smith, 2017) (to be conserved)

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7.4 Buildings on Erf 496

Fig.31 East elevation of Manor House on Erf 496 “Ungraded” Note the oak tree in front of façade. The age of the oak tree is estimated at approximately 100 years by arborist. (R.Smith, 2017) Note the later addition to the north elevation (to be conserved)

Fig.32 South-east elevation of Manor House on Erf 496 “Ungraded” (R.Smith,2017) Note the later addition to the south gable end (to be demolished).

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Fig.33 South-west elevation of Manor House on Erf 496 “Ungraded” (R.Smith, 2017) Note the later addition to gable end (to be demolished).

Fig.34 West elevation of Manor House on Erf 496 “Ungraded” (R.Smith, 2017) New additions are proposed to extend towards the west.

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Fig.35 West elevation of Manor House. Fig.36 West elevation stoep. (R.Smith, 2017) Note roofs of later additions.

Fig.37 North elevation of Manor House. Note later additions to gable end. (R.Smith, 2017) (to be conserved)

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Fig.38 Front door – (to be conserved) Fig.39 Typical window – (to be conserved)

Fig.40 Typical window – (to be conserved) Fig.41 Smaller window – (to be conserved)

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7.5 Interior

Fig.42 Manor house - “Voorkamer” All interior carpentry is of a later date than original structure. Note the parquet wood flooring, picture rails, skirtings, architraves, doors and exotic fire place.(Ellis & Ass, 2017) (to be refurbished)

Fig.43 Manor House -“Voorkamer” All interior carpentry of later date than original structure. (Ellis & Ass, 2017) (to be refurbished)

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Fig.44 Bedroom in manor house (to be refurbished) (Ellis & Ass, 2017)

Fig.45 Passage in Manor House (to be refurbished) (Ellis & Ass, 2017)

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Fig.46 Later addition – kitchen area to west side of house (Ellis & Ass, 2017) (to be refurbished).

Fig.47 Later addition – living space to south gable end of house (to be demolished) (Ellis & Ass, 2017)

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7.6 Outbuildings

Fig.48 Outbuilding behind house used for garage & storage (to be demolished) (R.Smith, 2017)

Fig.49 Outbuilding behind house used for garage & storage (to be demolished) (R.Smith, 2017)

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Fig.50 Staff quarters west of outbuilding – (to be refurbished) (R.Smith, 2017)

Fig.51 Staff quarters west of outbuilding - to be refurbished (R.Smith, 2017)

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8 IDENTIFICATION OF HERITAGE RESOURCES

8.1 Heritage resources in the Surrounds

Fig.52 Cadastral/ Aerial with the site Erf 496 marked in red. The green rectangle denotes the only graded heritage resource in the immediate surrounds, Erf 682 being the remains of the original Parel Vallei farm. See photograph in Fig.8:9 of graded site. (CCT, cadastral, 2017)

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8.2 Heritage resources on the Site

Fig.53 Identification of structures & features on the site. Red A denotes the “Ungraded” Manor House (to be conserved). Original rectangular footprint probably built around 1930’s. Orange B denotes Oak tree dated around 100 years of age by arborist. Yellow C denotes an oak tree planted around 1940’s. Blue D denotes an outbuilding (original footprint appears on a 1947 diagramme) although it has been completely rebuilt in cement blocks much later. Blue E denotes staff quarters less than 60 years old.

The only identified heritage resources on the site which is older than 60 years and worth preserving are the “Cape Dutch Revival” Manor House and two oak trees. The magnificent garden setting with a variety of trees and shrubs contributes to the character and value of the site.

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9 STATEMENT OF SIGNIFICANCES AND GRADING

Assessment of Significance for Evaluation Erf 496 No 118 Dummer St, Somerset West Name of building: Broadoaks Built: Before 1947 Present Grading (Graded/ Ungraded or IHS) = III C Recommended = III C

Significance level in terms of NHRA Very Signif Some No Not Signif assessed Intrinsic Values: Building fabric Aesthetic/ Architectural X Example of building Type/ Style/ Period X Rarity/ Uniqueness X Scientific/ Technological contribution X Workmanship quality or detail X Work by known Architect, Builder, Craftsman X Materials X Interior qualities Workmanship quality or detail X Positive spatial proportions X Good spatial sequence X Fixtures, fittings, furnishing or equipment X Contextual Values: Urban design qualities Landmark qualities X Contribution to Streetscape character X Contribution to Townscape character X Component of a grouping in spatial proximity X Scale X Form X Massing X Space making qualities X Key views: From, Across or Towards X Noteworthy natural landscape features X Associative Values: Socio/ Historical analysis Associated with historic event X Associated with historic person or group X Associated with historic role of a place X Associated with identity/ public memory X Conservation Management : General evaluation Condition of resource: Good: X Fair: Bad: Recommendation: Conserve

Older than 60 years Yes: 1930’s No: Evaluation done by: Raymond Smith Date: May 2017

Fig.54 Analysis of Significances (R.Smith, 2017)

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The site is of aesthetic, contextual and some associative and historical significance. A Grading of “III C” is proposed. Aesthetically/ Architecturally the manor house is an example of “Cape Dutch revival”. The quality environs with established garden are worth preserving. It contains very old trees with at least one, an oak, confirmed by arborist as being approximately 100 years old. With regards the associative significance, during its early history, when this property was part of the farm Rome, it belonged to Roelof Abraham Morkel (a decendant of PH Morkel of Morgenster who was one of the prime instigators in establishing the new congregation founded in 1817. Historically it is part of the morphology of the establishment of Somerset West having been part of the early farms.

10 INTERESTED & AFFECTED PARTIES: Consultations and Comments

10.1 TDA – The City of Cape Town’s Transport & Urban Development Authority – Environmental Management Department:

“The building is not situated within a proclaimed or proposed Heritage Protection Overlay Zone, although it is situated a magnificent large treed property. Although the building has not been formally graded, it is worthy of conservation as it represents the Cape Dutch Revival style with most of the original features intact. Although not yet formally graded, it may well be considered to be III B.”

“The proposed sketch plans included, has adequately responded to the design indicators and recommendations (as informed by the Heritage Statement). The removal of certain unsuitable later additions is supported. The proposed new buildings elsewhere on the site and adjacent to the rear of the main house are also considered responsive to the existing heritage resources in terms of scale and form.”

“However, the two pavilions proposed to the front and the side of the house are not considered appropriate and do distract from the significance of the main house. They introduce foreign roof shapes and clutter the front façade of the house. It is recommended that they be simplified and that the pavilion in front of the house should be moved or substantially lowered to afford an unobstructed view from the stoep over the garden. Much of the significance of the house is related to its dominant setting within the garden” (Environment and Heritage Management Branch, June 2017, Ref.2017-06-22/RS).

NOTE – it is to be noted that the concern regarding the pavilions was subsequently addressed in architectural proposal drawings as presented with this report.

10.2 Helderberg Rennaisance Foundation (HWC Registered commenting body):

“The Helderberg Renaissance Committee reviewed your application and agree to the proposal. “It is indeed fortuitous that the historic oak trees and garden generally remain intact, and the site in totality, beneficial to the suburban surroundings.” (HRF, 26 June 2017)

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11 DESIGN INDICATORS, INFORMANTS AND CONSTRAINTS

Indicators and Informants ▪ To enhance the reading of the authentic fabric by means of considered contemporary insertions which is at present undermining its value. ▪ Ensure the strengthening of the character of the site by responding to the authentic built-form in terms of height, scale and massing of the main house. ▪ Promote sound conservation approaches, in this instance “critical/ values based approach” to contribute towards the preservation of the contextual and historic character of the Cape Dutch revival Manor House and its setting. ▪ Strengthen the sense of place by enhancing, (celebrating) connectivity with context while ensuring continuity – preserve historic oak trees and as much of the established garden as possible.

Constraints In order to achieve the above, the following basic constraints have been identified. To be read in conjunction with the site analysis in Fig.55:42. ▪ No Go-Zones as indicated on north, east and west elevations. ▪ Height restriction of any new accretion to the Manor House will be the eaves height. ▪ New roof pitches of secondary buildings must be sympathetic to that of the core dwelling. Flat roofs with parapets to be introduced as linking elements between main house and secondary buildings. ▪ Materials should be sympathetic to the authentic but of different type, texture or colour. ▪ Note the permissible development areas in Fig.55:42. ▪ Arborist’s method statement and Tree protection Plan to be adhered to. ▪ Archaeologist inspection required during excavation work.

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Fig.55 Site analysis (courtesy Google Earth, 2017)

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12 THE DEVELOPMENT PROPOSAL AND MOTIVATION

12.1 Motivation and Description of Proposal

Ellis & Associates architects was appointed by the new owners, Dreamworld Investment Property Ltd, who purchased Broad Oaks (Pty) Ltd, of 118 Dummer Street to remodel the existing house by means of various additions, alterations to the Manor House and the demolition of later south gable end accretion and one outbuilding. A new freestanding Office suite and separate Guest accommodation is also proposed. To improve privacy and security a new boundary wall and second entrance to the site is proposed.

The architectural proposal for additions and alterations is in response to the clients’ need to improve the internal circulation, increase accommodation and utility while addressing certain aesthetic indiscretions such as the poorly considered accretions to the north and east elevations.

Through careful planning it was possible to respond meaningfully to the brief by answering all the requirements of the programme without undermining the identified heritage significances of the site and structures involved.

It is to be noted that the development indicators and constraints as analysed were adhered to.

12.2 Original structure (c.1930’s)

The original structure was probably built around 1930’s consisting of the “Cape Dutch Revival” Manor House and one outbuilding. See Fig’s 29:27-47:34. The Manor House rectangular footprint of the original walls of about 400mm thick remains. No plans are available of the original structures. Various layers of additions took place since. With accretions to north and south gable ends of Manor House. The outbuilding was completely demolished at some point and a poorly considered structure erected in its place. The staff quarters behind the outbuilding was erected about 20 years ago and is of no heritage value.

12.3 Architectural Proposal

See existing SDP-E-01 and proposal Drawing No’s SDP-01, MH-02, MH-03, MH-04 and MH-05 by Ellis & Associates architects in Annexure A, & B for additions & alterations to existing Manor House. The outbuilding behind the Manor house will be demolished and a new Guest cottage is proposed some distance north-west of the house. See Drawing No’s GC-01 and GC-02. A new Office building is also proposed in the south-east corner of the property. See drawing No’s OF-01 and OF-02. The existing Staff quarters to the west of the house will be refurbished. See drawing No’s SQ-01 & SQ-02. The above drawings are attached in A3 format as Annexures.

13 ASSESSMENT OF IMPACTS ON SIGNIFICANCES WITH MITIGATION

After an analysis and assessment of the significances, being aesthetic/ architectural, contextual and some historical associations on the site, it is contended here that the heritage resources in question, being the 1930s “Cape Dutch Revival” Manor House and old oak trees in established garden setting, will not be undermined by the proposal as

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presented in the Proposal Drawings by Ellis & Associates architects as attached in Annexures A & B. It is further argued that the proposal will enhance functionality while improving the quality of the environs. It also presents an opportunity to address present aesthetic indiscretions such as insensitive accretions to Manor House gable end and poor quality outbuildings. The arborist’s method statement and tree protection Plan will ensure that the old trees will not be negatively impacted on during the excavation and construction process. A basic assessment and inspection by an archaeologist of new excavation work will mitigate any possible impacts on early remains/ foundations during excavation work as human activity of around 90 years is evident on the site – with reference to the oak tree and original walls and footprint of Manor House.

14 RECOMMENDATIONS

It is recommended that Heritage Western Cape endorse this Heritage Statement for having met the requirements of Section 34 of the National Heritage Act 25 of 1999 and in so doing grant a permit for the proposed additions, alterations and partial demolition to the Manor House as shown in proposal Drawing No’s SDP-01, MH-02, MH-03, MH-04, MH- 05 and AV -01 as attached in Annexures A & B, which adheres to the mitigating factors and constraints as identified. It is further recommended that the proposed New Office building, see drawing No’s OF-01 and OF-02 be approved as it has no impact on significances. The proposed Guest cottage, see drawing No’s GC-01 and GC-02 should also be approved as it undermines no heritage resources on the site. As for the proposed refurbishment of Staff Quarters, see drawing No’s SQ-01 and SQ-02 and proposed boundary walls, see drawing No’s BW-01 and BW-02, these also have no negative impacts and is also recommended for approval. The arborist’s method statement and Tree Protection Plan must be adhered to. An archaeological inspection is recommended for new excavation work.

NOTE – it is to be noted that the concern regarding the pavilions was subsequently addressed in architectural proposal drawings as presented with this report.

15 BIBLIOGRAPHY

Brooke Simmons, Phillida, A Concise Guide to Cape Dutch Houses, Struik, Cape Town, 1987 Fransen, Hans, A Cape Camera, AD. Donker (PTY) Ltd, Cape Town, 1993 Fransen, Hans, Old Towns and Villages of the Cape, Jonathan Ball Publishers, Cape Town, 2nd ed. 2013 Deeds Office, 90 Plein Street, Cape Town – Transfer histories National Geo-Spatial Information Services – Aerial photographs & maps Surveyor General, 90 Plein Street, Cape Town – Property diagrams

Annexures A. A3 Architectural Proposal & Demolition Drawings: No’s: Proposed SDP-01; Existing Manor house: MH-02, MH-03, MH-04 & MH-05, & AV-01; Existing Staff Quarters: SQ-01 & SQ-02; New Office: OF-01 & OF-02; New Guest Cottage: GC-01 & GC-02 and proposed Boundary wall: BW-01 & BW-02 prepared by Ellis & Associates architects. B. A3 As-Built SDP Drawing No SDP-E-01 by Ellis & Associates architects. C. Arborist’s Method Statement & Tree Protection Plan

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