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Greyton Overlay Zone Draft III October 2017 1 P a g e | 1 THEEWATERSKLOOF MUNICIPALITY ZONING SCHEME BY-LAW Section 54: Greyton Heritage Aesthetics Protection Overlay Zone (Third Draft) Introduction The primary purpose of the Greyton Heritage Aesthetics Protection Overlay Zone (HAPOZ) is to provide for, and control, the sustainable development of the area, with particular emphasis on improving employment, by preserving the unique combination of a natural pristine setting and the values of predominantly unspoilt architectural heritage. Greyton's attraction to visitors and residents alike, both retired or working, is based on a unique mixture of unspoilt mountain views and the 'old world' appearance of the Village. This includes leafy lanes, leiwater rills, open spaces with grazing animals, parkland and river features, very little of the commercial clutter found in larger towns, and a community with strong agricultural connections and deep heritage roots. Specifically, the essence of Greyton lies in its typical folk vernacular architecture, with 19th century double-pitched cottages and other Victorian/Edwardian buildings, well-spaced along streetscapes with mature trees and wooded erven. The ‘Conservation’ of ‘Heritage’ in Greyton is distinctive, in that this isolated rural Village is not characterised by many fine historical buildings like Stellenbosch, Tulbagh, Swellendam or Cape Town. Instead, Greyton Theewaterskloof Zoning Scheme By-Law: Greyton Overlay Zone Draft III October 2017 1 P a g e | 2 is endowed with countless examples of ‘folk architecture’. The Heritage Survey revealed over 200 humble “Greyton Cottages” modelled on the original “Kaapse Langhuise” traditions; which inform the streetscapes and townscape. Over generations, Greyton conservationists have translated these traditional characteristics into “Aesthetics Guidelines” that defined the distinctive typology of this heritage area. Therefore, Greyton’s HAPOZ defines the more restrictive conditions that are required to protect and conserve the entire Village, rather than merely a few historical precincts; so that the land uses, development parameters and heritage aesthetics protection policies holistically define the values entrenched in the built environment, rather than a few valuable old buildings. Consequently, this Overlay is designed to retain the unique rural and historic character of the entire Village, whilst meeting the requirement for organic economic growth and commensurate densification and evolution. Objective The purpose of these policies and restrictions is to ensure we support responsible, sustainable development, whilst at the same time preserve the special aesthetic appearance and cultural, historic, heritage and architectural character of Greyton. Together with the environmental nature of the place, the heritage character will be conserved and promoted by the nurturing, preservation and protection of: i) existing old buildings with historical and aesthetic significance and natural areas, including trees, leiwater rills, scenic riverine areas and mountainscapes; ii) existing building lines conforming with the streetscape pattern of the Village; iii) control of sympathetic design in the case of new buildings on vacant erven; iv) conservation of existing buildings being renovated, extended or replaced; v) rural character, open spaces, land use patterns and natural backdrop of the Village. Design Philosophy The core philosophy is to honour the form and massing germane to the Greyton traditional vernacular folk architecture and to develop this typology in a relevant and contemporary way. Folk architecture centres on 'place' and is seldom just a building, so development parameters must also include restrictions for the siting of individual buildings as well as cohesive groups of buildings, preserved as intrinsic, integrated components of the public realm or townscape. Legal Framework The new Theewaterskloof Zoning Scheme is drafted in accordance with the Western Cape Land Use Planning Act No 3 of 2014 and the Spatial Planning and Land Use Management Act No 16 of 2013. {The Draft Heritage Aesthetics Protection Overlay Zoning Scheme is available for public comment from December 2017, which comment period closes in February 2018.} Theewaterskloof Zoning Scheme By-Law: Greyton Overlay Zone Draft III October 2017 2 P a g e | 3 OVERLAY ZONE, USE ZONES AND DEVELOPMENT PARAMETERS Greyton Heritage Aesthetics Conservation Overlay Zone Definition and Map Designation 1. The Greyton Primary HAPOZ is defined as the footprint of the original Village layout as set out in 1854 on SG Diagram SG 1643/1856, by the Land Surveyor JG Reitz; The Greyton Secondary HAPOZ is defined as the entire built environment of the Village, as set out within the Urban Edge and agreed by TWKM Council in 2010; excluding the suburbs of “Heuwelkroon” and “Riemvasmaak”, being newly-created urban areas following Apartheid-driven forced removals after the mid-1970’s, and therefore not applicable to Heritage Aesthetics Conservation; The Primary and Secondary HAPOZ are defined on the attached Map(s) of Greyton; [See Appendix i – Map of Greyton HAPOZ] Application of zoning scheme 2. The zoning scheme applies to the entire Local Municipal Area as defined in 1 above. Purpose of Overlay Zone 3. The purpose of the zoning scheme is to— (a) give effect to the Municipal Spatial Development Framework; (b) make provision for orderly development and the welfare of the community; and (c) determine use rights and development parameters, with due consideration of the principles referred to in the Land Use Planning Act; (d) define the Terms of Reference for the Heritage Aesthetics Advisory Committee to guide and prescribe their scrutiny of all land use and land development applications, to ensure they are compliant with the restrictions of the HAPOZ; (e) to guide and control development in order to protect and enhance the character of the heritage area, which has recognised historical, heritage, cultural, architectural and economic value (in respect of sustaining an established and quantified Tourism industry – which is the principal LED driver of the Village); and mitigate any adverse impacts that insensitive, inappropriate and undesirable developments may have; Components of Zoning Scheme 4. The zoning scheme consists of the following components: (a) this By-law; (b) the Heritage Aesthetics Protection Overlay Zoning Scheme Map; (c) the Policies defined under the Terms and Reference that govern the scrutiny of the Heritage Aesthetics Advisory Committee, annotated under the Heritage Aesthetics Conservation Policies and Guidelines, appended Appendix ii; (d) the (prospective) Heritage Graded Erven defined under the SAHRIS Register, by HWC; [See Appendix ii – Heritage Aesthetics Conservation Policies and Guidelines] [See Appendix iii – Prospective Greyton SAHRIS Register of Graded Erven] Theewaterskloof Zoning Scheme By-Law: Greyton Overlay Zone Draft III October 2017 3 P a g e | 4 USE ZONES 5. Heritage Aesthetics Conservation Overlay Zone – Use of Property: The following land use restrictions apply to property in this zoning: (a) Primary uses are as stipulated in the base zoning, column 2, Schedule 1; (b) Additional use rights are stipulated in “definitions” attached to base zonings Sch. 2; (c) Consent uses are as stipulated in the base zoning, column 3 Schedule 1; (1) The Local Municipal Area of Greyton is divided into the use zones referred to and permitted, or not permitted, per the table set out in this Schedule below: Zones Defined Within the Greyton Primary HAPOZ Zone Description Zone Code Old IZS Code Single Residential Zone I Dwellings SRZI SR1 Single Residential Zone II Estate Housing SRZII SR2 General Residential Zone V Guest Lodge GRZV GR4 General Residential Zone VI Hotel GRZVI GR4 Agricultural Zone II Small Holding AZII AGR1/RU1 Business Zone I Business Premises BZI B1 (Low Intensity) Business Zone II Shop BZII B2 (High Intensity) Business Zone IV Offices BZIV B2 (High Intensity) Business Zone VI Service Station BZVI B3 Resort Zone Tourist Accommodation RZI REZ Community Zone I Place of Instruction CZI C1 Community Zone II Place of Worship CZII C2/OS3 Community Zone III Institution (e.g. Health) CZIII C3 Open Space Zone I Public Open Space OSZI OS1 Open Space Zone II Private Open Space OSZII OS2 Open Space Zone III Nature Conservation Area OSZIII CON2/3 Open Space Zone IV Nature Reserve OSZIV CON1 Transport Zone II Public Street TUZII TR2/3 Transport Zone III Private Road TUZIII TR3/1? Undetermined Use Zone Not Defined & Temporary USZI UN Zones Defined Within the Greyton Secondary HAPOZ Single Residential Zone III: Dwellings & Shelters SRZIII SR3 Utility Zone Utility Service TUZIV AU1 Transport Zone I Transport Use TUZI TR1/3/4? Industrial Zone I Light Industrial IZI IND1 Following Land Uses Not Permitted in Primary/Secondary HAPOZ Zone Description Zone Code Old IZS Code Agricultural Zone I Agriculture AZI AGR2 Agricultural Zone III Agri-Village AZIII RU2? General Residential Zone I Double Dwelling House GRZI SR1? General Residential Zone II Group Housing GRZII GR1 General Residential Zone II Flats under GRZII (see above) GR1 General Residential Zone III Town Housing GRZIII GR2 General Residential Zone IV Flats GRZIV GR3 Business Zone III Neighbourhood Shop BZIII B2 Business Zone V Big box retail BZV B2 Industrial Zone II Industry IZII IND2 Industrial Zone III Noxious Trade IZIII IND3 Industrial Zone IV Mine IZIV IND4 Use zones (Cont.) Theewaterskloof Zoning Scheme By-Law: Greyton Overlay Zone Draft III October 2017 4 P a g e | 5 Following
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