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Montebello Stable Site: Heritage Impact Assessment Stage 1 Prepared for the Montebello Trust January 2003

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Montebello Stable Site: Heritage Impact Assessment Stage 1 Prepared for the Montebello Trust January 2003 MONTEBELLO STABLE SITE: HERITAGE IMPACT ASSESSMENT STAGE 1 PREPARED FOR THE MONTEBELLO TRUST JANUARY 2003 FINAL DRAFT ACKNOWLEDGEMENTS The assistance ofMr Ian Black of the Cape Town Administration's Land Information Branch. and Greg Muller of Arbor Master is acknowledged in the preparation of parts of this document CONTENTS EXECUTIVE SUMMARY THE BRIEF AND PURPOSE OF THIS STUDY 2 THE SITE AND THE STUDY AREA 3 METHODOLOGY 4 IDENTIFYING CULTURAL (HERITAGE) SIGNIFICANCE 5 PROVISIONAL STATEMENT OF CULTURAL SIGNIFICANCE (PSCS) 6 LANDSCAPE PATTERN ANALYSIS 6.1 Tree Species Distribution 6.2 Time Layers 6.3 Key Elements 6.4 Key Spatial Relationships 7 DEDUCTIONS 8 RECOMMENDATIONS Iv'ONTEBELLO STABLE SITE HlA.; OCTOBER 2002. CS DESIGN CC ARCHITEC TS & HERITAGE CONSlAJANTS MONTEBELLO STABLE SITE, ERF 124334 NEWLANDS: HERITAGE IMPACT ASSESSMENT (HlA) STAGE I. FINAL DRAFT, PREPARED FOR THE MONTEBELLO TRUST, JANUARY 2003. EXECUTIVE SUMMARY This Stage I investigation report establishes the heritage significance of the site through a Provisional Statement of Cultural Significance. It also recommends conservation principles and general design informants for future development, the purpose being to act as a yard­ stick for assessing physical impacts relating to such development. This reporl does not es­ tahlish biophysical significance. eg the possible presence ofendangered species. Stage 2 will involve assessing the development proposals and, where necessary, make rec­ ommendations to mitigate possible negative impacts on the landscape and built fabric on the site. CULTURAL SIGNIFICANCE This site has been identified as a place of great heritage significance by virtue of its late 19th century stable complex, considered to be one of the very finest of its period in the country. However, the property is also significant as part of a broader planted landscape relating, in its immediate and intermediate contexts, to the historic Newlands Avenue, Michaelis House and its gardens and, in its broader context, the cultivated slopes of Table Mountain. The purpose is, therefore to consolidate and, where necessary, sensitively develop this place of great heritage significance limited to the northern wooded portion of the site so as to: • Substantially retain, consolidate and, in places, reinforce the signature characteristics and patterns of the site; • Sustain the site's attractive, rustic and tranquil sense of place; • Recognize the historic development and cultivation patterns as principal informants for future development; and • Ensure that environmentally sustainable principles are upheld in the development of the site. GENERAL RECOMMENDATIONS The report recommends that any substantial new development be limited, at this stage, to the north side of the property, ie behind the stable complex, until a wider HIA of the SACS/ Michaelis property is undertaken. Within this precinct, it is recommended that all new de­ velopment be guided by the over-arching conservation and landscape development princi­ ples contained within the report with the following noted, in particular: • That exotic tree species can have significance which is at least as great as that of indige­ nous species, if not greater; • That a design philosophy for additions on the site be adopted which acknowledges new architectural forme s) to be subordinate to the precinct's rustic nature, ie allowing the trees to predominate; MONR'BEUO STABLE SIR' HtA: OC TOBER 2~ , CS DESIGN CC ARCHITfClS 8< HERl1AGE CONSlUANTS 3 • That new buildings be located centrally within this precinct to capitalize on screening by the mature trees along its boundaries, with a<; many trees as possible retained Ireplanted to retain its exotic wooded character. The guiding principlc is to ensure that the precinct, once developed, contains at lea,t as many trees as at present whether retained or re­ planted; • That further accretions to the stable complex be avoided if at all possible, and that such accretions. ifnecessary, only be considered if: (i) they are fully removed without scar­ ring the stable fabric when new development in the center of the site takes place, or (ii) it can be shown that the cumulative impacts of both new development and stable accre­ tions will not detrimentally affect the precinct's sense of place as identified in this study. MONtEBEllO STABl E 9Je HIA. OCtOlll::R 2002. CS r:tSGN CC MCHl1H: 1S 8: HERfTAG€ CO'&.l.7ANTS 4 THE BRIEF AND PURPOSE OF THIS STUDY To provisionally (J) establish the cultural significance of the site in order to inform its future physical development. This means providing guidance as to: The extent and configuration of such a proposal in terms of massing and footprint; and The placement of the proposed new buildings on the site, through: The identification of characteristic elements and aspects sensitive to physical devel­ opment existing/prevailing on the site; and The establishment of a series of over-arching conservation principles as yardstick for all new development, and supported by the SA Heritage Resources Agency and the Cape Town Administration. The purpose ofthis study is to directly inform and motivate the application for Council's Consent to permit a Place ofinstruction in a Single Residential Use Zone. 2 THE SITE AND THE STUDY AREA The site is the wooded precinct to the north-east and behind the stable block on Erf 124334, ie as currently used for parking for the Montebello Design Centre and res­ taurant. The study area is more generally defined in terms of: Broad Context (Fig 1): including the Newlands area and Table Mountain slopes; Intermediate Con/ext (Fig 2): including surrounding Newlands properties, Newlands Avenue, Westerford School and the remnants of the historic Papenboom Estate; and Immediate Context (Fig 3): including the Wooded, and Stable Clock Tower Precincts of the site itself, as well as the adjacent Michaelis House Inner and Outer Manor Garden Precincts. 3 METHODOLOGY The following process has been used to identify significant elements, patterns, other relevant aspects, and also implications for development planning on the site: 3.1 Understanding current imprints and patterns of human origin through: , . 3.1.1 Interpreting readily available material relating to the site, particularly regarding its historical morphology; 3.1.2 Identifying and interpreting pictorial material of the site including certain early drawings and photographs; and 3.1.3 Identifying and interpreting early surveys and maps relating to the site. 3.2 Preparing a Provisional Statement of Cultural Significance informed by paragraph (I) Cultural significance is never finally established and is constantly evolving, hence the reference to a provisional, rather than definitive statement of cultural significance. MJNJEBE L10 STABlE SITE HIA: OCTOBER 2002. CS DESIGN CC ARCHltEClS & HERITAGE CONSU.TANlS MONTEBELLO STABLE SITE: HERITAGE IMPACT ASSESSMENT: OCTOBER 2002 AR~~~llli!~RE MONTEBELLO STABLE SITE: HERITAGE IMPACT ASSESSMENT: OCTOBER 2002 ONSERVATION , \ \ \ J J \ \ ~~ I ------------) \- -- I WESTERFORD PLAYING FIELDS I ! 'I ...­ ...- ...- ...- ...- I \ ...-,,\ \ ~~, \ \ /,,-- \ , \ .",. , "..../ \ , \ \ \ SACS PLAYING FIELDS ,~ 0. \' ,\ \ ''" I, \. I, FIGURE 3, I, \\ ~ I, IMMEDIATE CONTEXT ~ \ '''C~!5''-.! ~" CI MONTEBELLO STABLE SITE: HERITAGE IMPACT ASSESSMENT: OCTOBER 2002 LANDSCAPE PATTERN ANALYSIS \_~ ~- \ \ \ \ \ \ ~j \ \ . \ '\'\, 5 3.1 3.3 Identifying areas of concern and sensitivity to development. 3.4 Developing broad design informants acceptable to SAHRA and the CTA against which the sensitivity and appropriateness of development proposals for the site can be measured; and 3.5 Developing an over-arching Conservation Statement and Conservation Principles acceptable to SAHRA and the CTA, to be used as policy guidelines during the de­ sign and construction of new development on the site. 4 IDENTIFYING CULTURAL (HERITAGE) SIGNIFICANCE In terms of the Heritage Resources Act (HRA): 2(vi), cultural significance is defined as " .... aesthetic, architectural, historical, scientific, social, spiritual, linguistic or tech­ nological value or significance". For the purposes of this study, "landscape signifi­ cance" has been used as an important additional criterion though not identified in this definition. "Cultural significance" and "heritage significance" mean the same thing, and are interchangeable. 4.1 Historical Aspects 4.1.1 Prehistoric Significance: It is possible that the Newlands Avenue alignment pre­ existed the establishment of the VOC refreshment station at the Cape. It is now gen­ erally accepted that early European settlers used the tracks of animals and the local indigenous people as they expanded their settlement. Newlands was already being prepared for crops prior to 1699 by Van Riebeeck (Sleigh p247) suggesting easy ac­ cess to the area at a very early stage. There have also been certain suggestions that the site falls on the alignment of a very early route to the mountains used by a pre­ historic people known as the Quena in the course of practicing their cosmological faith (2), 4.1.2 Historical Significance: The property originally formed part of the Papenboom es­ tate, an early land grant dating back to the late 1690's and destined to become one of the cradles of the brewing industry in South Africa (Refer to the UCT Archaeologi­ cal Contracts Office report where the chronology of the site is more fully covered) .. Papenboom became well known in the early part of the 19th century for its gardens and architecturally unique manor house (Figure
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