HERITAGE STATEMENT + ASSESSMENT

to inform CHANGES TO A PHS (PREVIOULSY PROCLAIMED NATIONAL MONUMENT) Erf 1113, No. 20 Brownlow Road, Tamboerskloof

CASE NUMBER: 15062408 HB 0625 E

Applicable Legislation S.27 of NHR Act and Heritage Protection Overlay Zone: City of Cape Town

Cape Town, October 2015 Prepared for Karin Osler Trust

Existing house: Erf 1113, Tamboerskloof, P.Büttgens; 2015

heritage square, 2nd floor, 103 hout street, cape town, 8001, pobox 50460 waterfront, 8002, south africa t: 021 – 422 34 87 c: 082 – 870 5927 f: 021- 426 53 62 e: [email protected]

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects H E R I T A G E S T A T E M E N T The building and site is a Provincial Heritage Site, as it was declared national monument in terms of “SLIVERKNOWLES”, ERF 1113, TAMBOERSKLOOF the National Monuments Act, 1969. This EXECUTIVE SUMMARY: Purpose of this Report proclamation, gazetted in 1990, includes the site as The architect Greg Nortjé approached my office to well as the house. assist with establishing what changes can be made to the PHS building and site and to undertake the The site is located within the Upper Table Valley heritage approvals process. The purpose of this Heritage Protection Overlay Zone which requires report is to establish the primary and secondary consent from the City of Cape Town after heritage significances and components and the clearance from the Environmental and Heritage extent changes may be made that will not Resources Management (E&HRM). The interested negatively impact the significance. Also, the report and affected parties are the City of Cape Town will highlight how the built fabric should be treated E&HRM and the City Bowl Ratepayers Association when undertaking any changes. (CIBRA).

The architect was not aware of the heritage status The property’s new owners are Karin Osler Trust of the site. The original proposed changes were and have appointed Gregory Nortjé as architects/ substantial and would have had a high negative principal agents and Peter Büttgens Architects as impact on the significance of the PHS. I outlined to heritage consultants. the client that the impacts would be severe and The house, designed by one of the first South that a proper understanding of the heritage Africa-born architects Herbert Thomas Jones significance would reveal what the opportunities (1875-1953), was one of the first houses built in and constraints would be. She agreed that a Brownlow Road c1902. heritage statement providing development guidelines and conservation of fabric framework The proposed changes are to improve the would benefit the project. functioning and liveability of the house for the new HWC does not automatically require such reports. owner’s family. Internal alterations are proposed In this case, the PHS status and the high original as well as external additions including a new main intrinsic qualities require that the architect and en-suite bathroom, a new pool and landscaping. owner are assisted with such a knowledge-based The present condition of the house and property is background report. This will assist HWC in their very good and has been well maintained. Some decision making and the City Heritage Section has minor internal alterations have been undertaken requested a copy to inform their decision. but these have not impacted negatively on the This report is compiled as part of an application to intactness and authenticity of the house. A rear Heritage Western Cape (HWC), in terms of Section garage addition of Queens Road with lower level 27 of the National Heritage Resources Act (Act 25 rooms was built c1950. of 1999), and accompanying HWC Annexure A.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects Report Structure The Report will consist of two main parts: Part A will determine the significance of the existing building; contextualise the site and analyse the urban and architectural character of the context; propose opportunities and constraints as well as formulate design informants. Part B will assess the proposal in terms of the criteria established in Part A and suggest any mitigating measures if required and make recommendations to the heritage authorities.

CONTENTS Part A

Executive Summary

Section 1: Report Purpose & Legal Framework

Section 2: Historic Development of Tamboerskloof, Urban patterns and Architectural Typology

Section 3: Description of House & Site / Condition

- Architectural Design Qualities & Architect

- House and Site Description

Section 4: Assessing Cultural Significance and Grading

Section 5: Conservation Principles and Strategies

Section 6: Heritage Indicators: Constraints and Opportunities

Part B

Section 7: Proposal & Assessment and Recommendations

References and Sources

Appendix I – Photographs

Appendix II – Burra Charter Extract

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects PART A 1.3 Legal Requirements The development rights on this site are governed S E C T I O N 1 by:

1.0 REPORT PURPOSE & LEGAL FRAMEWORK a.) Title Deeds b.) Zoning Scheme – Departure application for This Heritage Statement is necessary as the building work in a HPOZ; clearance from E&HRM property is a Provincial Heritage Site (PHS) and is for alterations and addition design; motivation and located inside a HPOZ. It is to provide HWC and the conditions for sub-division. City E&HRM with appropriate information in order c.) National Heritage Resources Act (Act. 25 of for these heritage authorities to make informed 1999) [NHR Act] decisions when considering approving this application to alter a PHS inside a HPOZ. a.) Title Deed conditions to be checked. b.1) the site is located within the Upper Table 1.1 Project Location Valley Heritage Protection Overlay Zone. The site at Erf 1113 is located at No. 20 Brownlow b.2) although the site is zoned GR-2 – as it is used Road, Tamboerskloof. as a single residential house, the rules of SR-1 1.2 Project Description apply. The new owner would like to alter the house and c.) Section 27 of the NHR Act applies: the house is a site as follows: declared national monument and a PHS. It is Internal: Some internal changes are proposed protected by the Formal Protection Section 27 of including removing internal walls/bathrooms, the NHR Act. inserting new internal and external openings and installing a new kitchen, as well as general 1.3.1 National Heritage Resources Act (1999) refurbishment. External: The owner would like to Any change to a PHS will require a permit in terms add a new external main bedroom en-suite onto of Section 27 of the NHR Act. This permit is issued the north-east side lacking in the present situation. by the Heritage Western Cape. Site Sub-division: The owner is contemplating The approval process will require an application as subdividing off the rear portion of the property (on outlined in Annexure A and other HWC policies Queens Road). The erf is one of two remaining such as their Grading Guidelines (2012). HWC will large properties spanning between two streets in require formal comment on the proposal from the area. The subdivision could result in having to registered conservation bodies including the City’s build new garages on Brownlow Road. In addition, Environmental & Heritage Resources Management the owner a consultant requires consulting rooms branch as well as from the ratepayers association which would need to be newly built and separate CIBRA. These comments must be attached to the from the residence. Furthermore a new pool and S.27 application. pool-side terrace would be required.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects 1.3.2 Zoning Scheme Heritage Protection (cc) subdivision or consolidation of land Overlay Zone: General Provisions and comprising a heritage place, including the Considerations of Applications structures or airspace of a heritage place; The following are the General Provisions outlined (dd) any change to the natural or existing in Section 3 and 3.3 of the Heritage Protection condition or topography of land; and Overlay Zones Appendix of the Zoning Scheme (ee) any permanent removal or destruction (November 2012): of trees, or removal of vegetation or Section 3: General Provisions topsoil; (a) Council shall apply the general provisions (iii) Addition of any new structure; stipulated in this section to a heritage place or (iv) Partial demolition of a structure; a heritage area protected as a Heritage (v) Alteration to or removal of any Protection Overlay Zone (HPOZ) where it historical landscape or any landscape feature, considers these provisions to be appropriate. including boundary hedges and mature plantings; or addition or removal of or (b) Where the general provisions apply, and alteration to hard landscape surfaces, street unless otherwise exempted, the following furniture or signage; activities affecting a place or an area (vi) Any below-ground excavation. protected as a HPOZ require their approval. (c) Council may exempt a specific activity or (i) Any alteration, including any action schedule of activities in a geographic area affecting the structure, appearance or which has been protected as a Heritage physical properties of a heritage place, Protection Overlay Zone from the whether by way of structural or other requirements of section 3.1(b) if deemed so. works, by painting, plastering or other Section 3.3: Consideration of Applications decoration or any other means; (a) In respect of an application for approval for (ii) Any development, including any an activity referred to in section 3.1 or 3.2 physical intervention, excavation, or action above, Council may require from an applicant other than those caused by natural forces, whatever information it deems necessary which may in any way result in a change to the to enable an informed decision to be made appearance or physical nature of a heritage regarding the application, which may, inter place, or influence its stability and future alia, include: Well- being, including – (i) details of the activities for which an (aa) construction, alteration, demolition, application is made; removal or change of use of a heritage (ii) a statement of significance or a heritage place or a structure at a heritage place; statement; (bb) carrying out any works on or over or (iii) a statement of conservation policy in under a heritage place; respect of the work proposed to be carried out;

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects (iv) an annotated recording of the heritage  Identify the heritage significance of the existing building, and the primary and place or parts of the heritage place to be secondary heritage elements affected;  establish opportunities and constraints (v) heritage and historical research; and (vi) photographs.  formulate design informants

(b) In considering an application referred to in  assess impacts of the proposal and make recommendations to the authorities section 3.1(b) above, Council must take into account the effect such activity may have on 1.5 Limitations the significance of the heritage place or The report has not examined in any detail social & heritage area concerned. economic issues affecting the structures or site.

(c) In approving an application referred to in 1.6 Declaration of Independence and section 3.1(b) above, Council may impose any This is to confirm that Peter Büttgens is responsible conditions it believes appropriate for the for undertaking and preparing this report. He protection and enhancement of the heritage declares his independence and confirms he has no place or area, including inter alia conditions vested interest besides professionally in the regarding: proposed development on Erf 1113, being either (i) requirements for landscaping; approved or rejected by the relevant heritage (ii) use of materials and finishes; resources or local authorities. (iii) heritage management plans; (iv) recycling or reuse of materials; 1.7 HWC Conflict of Interest (v) method statements; and The author of this report is a member of HWC (vi) timescales within which work approved BELCom committee and thus a member of the must be in place or be completed. heritage decision making authority regarding this application. It is clearly stated this does not (d) Approval for an activity in a Heritage advantage or prejudice any application that might Protection Overlay zone as referred to in be brought to HWC. As this application will be section brought before BELCom, the author will recuse 3.1(b) above does not exempt an applicant or himself as per HWC “Code of Conduct” policies and owner from obtaining other required approvals. represent the applicant.

1.4 Terms of Reference The terms of reference for this Heritage Statement include:

The purpose of this document is to:

 contextualise the site and identify the character and patterns of the context HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 01: Location Erf 1113(ochre outline); No 20 Brownlow Road, Tamboerskloof - (CoCT – EHRIC 2013)

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

SAHRA Gazetted Heritage Sites: 20 Brownlow Road, Tamboerskloof

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects S E C T I O N 2 The area from Brownlow to Devonport roads was the last section of Tamboerskloof to be subdivided. 2.0 HISTORIC DEVELOPMENT OF This area encompassed the bottom portion of a TAMBOERSKLOOF, URBAN PATTERNS & large tract of Lion’s Rump called Cape Freehold ARCHITECTURAL TYPOLOGY 21:27, which was granted to William Henry Brown 2.1 Historical development of Tamboerskloof: in December 1896. (see Fig 02) The section J. Rennie and P. Riley’s report state that the portioned off by WH Brown became Erf 98, as per present suburb of Tamboerskloof has its origins in the Surveyor General’s General Subdivision Plan two separate grants made in 1710. “The first grant 4127/1897, October 1897. (see Fig03) was made to Jacob Paasen on 28 February 1710 and consisted of 4 morgen and 338 roods. This The orientation follows the parallel contour- formed the core of the property which became hugging street pattern from lower Tamboerskloof. known as "Tamboerskloof”. The other grant was The General Plan shows the intention of the made to Abraham Hertzog on 21 October 1710 and subdivision into regular rectangular erven (dashed consisted of 4 morgen 70 roods. This formed the lines). The plan also shows that most erven core of the property which became known as however did not follow this and were double, four "Abrahamskloof" and on which the homestead was times or even larger in size. built c1750s. The resulting erf division is unusual in central Cape The two properties changed hands many times Town, as here most erven ran between the roads separately and as parts of larger properties. In resulting in large properties. As a result, there is a 1795 Hendrik Brand owner of “Abrahamskloof” large number of fine and generously proportioned was given a regrant including the original (usually architect-designed) grand villas, built in "Tamboerskloof" property and the extent of the the high-Victorian or Edwardian style. property was then 21 morgen, 18 roods, and 128 Tamboerskloof has five proclaimed national sq feet. The whole became known as monuments, now Provincial Heritage Sites. These "Tamboerskloof ", (Cape Freehold: 20 February are the old Military Ammunition Magazine, No. 10 1795). The property was also given an erf number, Milner Road, Nos. 31 & 33 Carstens Street and the No. 64.”1 subject erf “Silverknowles”. These PHS are all different in architectural type, style and scale. Toward the end of the nineteenth century, Tamboerskloof farm underwent a series of The surrounding context of Erf 1113 has a distinct subdivisions and was one of the last Table Valley urban and landscape character with little suburbs to be developed. The original homestead comparison in central Cape Town. There are some although altered a number of times is still extant similarities with Belvedere Road which borders the and forms part of the present Cape Milner Hotel. Molteno Reservoir in Oranjezicht were there are similar sized properties between two streets, eg. Immediate Context: Mayville Villa. However, the steeper topography

1Rennie.J & Pat Riley Architects "Svenska", Tamboerskloof Homestead Report: December 1987 HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects and mature vegetation in Brownlow Road is a No. 2, 8, 10, 12, and 20 were listed and hence built unique historic suburban cultural landscape. on. There was no odd-number down-slope properties listed. The Juta’s Street Directory lists No. 20 Brownlow Road for the first time in 1903. In the same year

Fig 02: Erf 98 – Granted to Brown, 1896

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 03: Portion of Erf 98, General Subdivision Plan

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 04: Wilson 1878 – shows streams but no development

Fig 05: Thom c1898 – 1905 (updated – showing footprint of Silverknowles)

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 06: Historic aerial – 1926 (City of Cape Town)

Fig 07: Historic aerial – 1945 (City of Cape Town)

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 08: City Survey c1958 (City of Cape Town)

Fig 09: 2002 aerial (City of Cape Town)

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects 2.2 Urban Patterns and Character historic ensembles in Cape Town. The heritage value of this cannot be over emphasised. Hans The street-layout and all erven in the area are Fransen states that “… Leeuwenvoet, Brownlow orthogonal. The imposed grid, however, had to and Queens Sts – in particular, with their ravishing adjust to the increasingly steep slopes and steps views, contain some of the most sunning high- had to be built to negotiate the substantial Victorian architecture in the Cape”2. Fransen lists topographical height differences; these include all houses in Brownlow road in his Guide except Carstens Steps and Brunswick Steps giving access Nos. 12 and 16. to Brownlow Road.

Over time, some of the large properties between these steps/roads have deducted the rear portion Notwithstanding this exceptional section, the of their land. The front façades of the houses street character of Brownlow Road toward Milner varies depending on the erf size. However, the Road from the subject property is less intact. Here, houses on large properties (Erf 1113 and the erven are much smaller (approx. quarter in neighbour 326) are located in the middle of the size) and the urban fabric much denser. The houses blocks resulting in no general subdivision pattern. here are stand-alone double-storey Victorian The deducted erven are much smaller. houses with asymmetrical front gables and verandahs. The historic fabric of these houses has This created a distinctly character-difference to a large extend been preserved. Although all between the down-slope and up-slope house properties here had front gardens most have over densities and built environment. This different time inserted garages or carports. These insertions character is particularly noticeable in Brownlow, have had the greatest impact on the character of Queens and Devonport roads with large villas this section of Brownlow Road. In addition the backed at the rear by much smaller houses and a council regulations regarding boundary walls on denser pattern. slopes has resulted in substantially higher Queens Road has retained more of these large boundary walls which has negatively impacted the “road-to-road” properties. In comparison, No.20 streetscape. Owners often exploited these Brownlow Road is the last such sized property in conditions to create decks over the left-over old this street. Indeed, it is the last remaining large erf gardens further alienating the historic villas from in the area – approximately four times the usual the public realm. erf size.

The section were No. 20 is located is greatly influenced by the steep slope along the eastern edge offering panoramic views over the city bowl valley. The eight houses from No. 18 to 32, their intactness as well as the almost complete preservation of the original boundary treatment 2 Fransen. H. A Guide to the Old Buildings of the Cape, Jonathan Ball Publishers, Johannesburg & Cape Town, along the street create one of the best conserved 2004, pp76-78 HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 10: Context - 22 Devonport Road

Fig 11: Similarity – Mayville Villa, Belvedere Avenue, Oranjezicht

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects 2.3 House and Site Historic Development: lots named Erf 322. Hosking submitted plans for a Erf 1113, No. 20 Brownlow Road: new house designed by architect HT Jones to the City Council. The Juta’s street directory lists J.J. The first title deed of the land was registered in Hosking residing at No. 20 Brownlow Road in 1903. 1897 to William Henry Brown. The land comprising The Surveyor’s Diagram of 1965 notes Erf 1113 as a Lots 9, 10, 11 and 12 Block D was sold by Henry result of various portions. The main portion was Mathew Ardene to Margaret Jane Hosking and known as Erf 332 with narrow additions along the registered on 20 January 1902. (see Fig 12) This southern edge of Erf 1111 and 1112. was accompanied by site diagram showing the four

Fig 12: Surveyor’s Diagram of Erf 322, later Erf 1113, attached to title deed in M.J. Hosking favour

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects 2.4 Architect: Hosking approached Herbert

Thomas Jones (1875 – 1953) to design a large house for her. The house was named This finely designed and detailed church completed “Silverknowles” and has a nameplate on the front in 1901 shows the influence of Freeman with gate. The extensive water-coloured plans were Gothic features including the slender spire and approved by the City Council on 20 January 1902, stone, masonry and iron detailing similar to (the same date of the property transfer). Jones, Freeman’s celebrated Greenmarket Square born in Kimberley is one of the first South African Methodist Church. Other readily known work by born architects and was educated at the Jones includes the redesigned of the Dalebrook Educational Institute in Cape Town and served his Boarding House in Kalk Bay (1901), the conversion articles in Charles Freeman’s office. Freeman had a of the Marine Hotel (original architect J. flourishing office after he was dismissed by the Vixseboxse) in 1908 and the conversion of the Cape DPW after the controversy over his design house Le Rivage (architect William Black) into the and cost estimates for the new Houses of St James Hotel in 1910.4 Parliament in Cape Town. From the little available literature on Jones’ Jones opened his own practice in 1897. There is practice his work seems to follow the acceptable research paucity on Jones’ practice but he styles of the time. This is evident by the use of the undertook a number of projects for the Wesleyan Gothic idiom for churches and Victorian detailing Methodist church in the Peninsula including the St for residential projects such as the St James Hotel. George’s Dockyard Church in Simon’s Town dock The house he designed for Hosking followed this yard and the accomplished Wesleyan Methodist perceived pattern. Church in Rosebank.

HT Jones 3

3 Walker. M, The Early Architects of Cape Town, And their buildings (1820-1926), with postcard illustrations, Shumani Printers, 2012, pp 114-118 4 Ditto HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects The Deeds Office, Cape Town, Erf Register of the property’s owners has readily available 2.5 Owners - Erf 322 / 1113: information until 1965 as listed below.

Date: Erf: Transferor (Seller) Transferee (Buyer) 20-01-1902 322 H.M. Arderne Margaret Jane Hosking 21-08-1909 322 M.J. Hosking (deceased) Ferdinand Friederich Albert Exner 11-11-1919 322 F.F.A. Exner Samuel Berks 12-03-1936 322 S. Berks (deceased) Hermann Friedrich Victor von Hofmeyer 09-02-1950 322 H.F.V. von Hofmeyer Rachel Maria Cronje (Spinster) 12-04-1965 1113 CCT Rachel Maria Cronje (Spinster) *1985 1113 R.M. Laite (nee Cronje) R. Newman *1987 1113 R. Newman E.M. Cohen *1989? 1113 E.M. Cohen T.J.P. Wisdom 1989? - 2015 1113 Rose-Innes (attorney) Karin Osler Trust * from NMC sources

2.6 Residents – Erf 322 / 1113 – No 20 the National Library South Africa was consulted. Brownlow Road The following were registered as living at No. 20 To expand on the knowledge of who owned and Brownlow Road: lived at the property, the Juta’s Street Directory at Date Resident 1903 – 1908 J.J. Hosking (Property named “Silver Knowles” 1909 F. Arenstein 1910 – 1913 F. Exner 1914 – 1921 J. Hammerschlag 1922 - 1932 S. Berks 1933 – 1939 J. Hasses 1940 – 1950 H.F. von Hofmeyer 1950 – 1962 R.M. Cronje (Miss) - Cronje marries Harold J Laite in 1958 1962 – 1965 Laite (Mr) 1969 – 1969 R.M. Cronje - HJ Laite dies in 1969 1969 – 1979 R.M. Laite (nee Cronje) – house spilt into two units, with boarders; i.e. Trutter, 1973, etc. etc. 1989? - 2015 Rose-Innes (attorney) The owner of some social importance is Harold J Laite. The Memorandum to the Western Cape Regional Committee of the National Monuments Council notes the following: “HJ Laite was the son of William James Laite, who played an important role in the building of industrial South Africa. Harold Laite was a well know lawyer and prominent figure in political and judicial circles.”5

5 NMC – Memorandum to the National Monuments Council: 18 October 1989 - (2/K/KAA/407) HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects SE C T I O N 3 3.0 DESCRIPTION AND PRESENT with a lean-to roof on the south-west side with CONDITION access to an enclosed yard.

3.1 Architecural Design Description: The representative rooms have well-detailed ceilings with central rosettes, more elaborate door The style and design of the house is late-Victorian architraves and fireplaces with marble surrounds (c1890-1901), exhibiting many of the and mantel pieces. Of interest is the prominence characteristics and materials of this era. This is given to the dining room, the largest room in the substantiated by Jones’ drawings of the house and house, with the front protruding canted bay its realisation. Jones’ watercolour drawings, window. especially the asymmetric façades, reveal the poly- The house is well-designed and a considered chromatic quality of the design. The treatment architectural statement. The layout, envelope, shown (and built) on the east and north façades with their elaboration of brick, plaster and timber roofscape and hierarchy of detailing and fretwork and the cast-iron verandah indicate the construction and the intactness of the house and site inherited over 110 years is remarkable. importance he placed on the visual quality of these elevations. (see Fig’s: 13-16) Alterations:

The footprint of the house is rectangular with two The house has undergone some minor changes projecting gable ends connected by a two-sided over time and none of these impact negatively on wrap-around front verandah. Jones designed a the heritage value of the house. The dates of the large home with five bedroom, a large dining room internal changes are difficult to ascertain. These with canted bay window, drawing room as well as include: changing the Pantry into an en-suite a kitchen with scullery and an internal servants’ bathroom for Bedroom 5; eliminating Bedroom 4 room. The layout of the design is “room-based” entirely by removing the two internal walls and where each room is contained i.e. with corners, creating a new large living space; removing the and doors. This is very different to the modern idea wall between kitchen and rear service corridor; the of spatial inter-connectedness. The arrangement wall between kitchen and servants room to create and hierarchy of rooms are tightly controlled and a larger kitchen; and adding a large en-suite adhere to the social norms of the day as well as bathroom behind Bedroom 2. External changes provide representative rooms of larger size and include inserting Oregon pine double doors in higher-order detailing (entrance hall, dining room Bedroom 1 and 4 as well as the kitchen by and drawing room). removing windows. These glazed Victorian-era double doors have coloured glass edges. The representative rooms lead off the entrance hall ensuring the kitchen is out of site and What is certain is that Rachel Maria Cronje bedrooms are private off a central corridor. The employed Meyer and Tursk architects to design kitchen and serving spaces are attached at the rear and Messrs. d’Ambrosio and Fioravanti (Pty) Ltd. to

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects construct a double garage with basement servant the verandah flight of steps (which lead directly to and store rooms which was completed by 1950. At and from the front door) with the front garden the same time, a room was added onto Bedroom 1 gate. extending into and over the verandah. The garden was landscaped with four levels of John Rennie undertook work on the garage and the terraces stepping down the slope. The two upper rooms below these in 1980s. terraces have low stacked sandstone walls planted with dense shrubbery whereas the lower garden 3.2 House Placing and Garden: has terraced lawns. The stone work of these low The house is situated in the middle of the large erf walls lack patina and it is speculated that these ensuring privacy which became to be much may be more recent work. A series of short flights cherished by late-Victorians. This placing resulted of steps connect the front garden gate with the in the large front and rear gardens – presently the verandah stair at each terrace. These steps and front garden is the largest of all in the area, railings are modern mid-twentieth century and are including Victorian and Edwardian villas. The width assumed to have replaced an earlier arrangement. of the house on the steeply sloping site resulted in The garden is edged by a variety of mature hedges a high front-facing plinth and wide verandah, and trees which effectively shield the house from whereas the rear of the kitchen and yard required the street. The southern side of the garden has a retaining wall. mature palm trees as well as a particularly The architect designed the boundary wall with impressive Norfolk pine. It is the highest tree in the cast-iron railings and tile inserts and placed the vicinity as well as a local landmark and must have pedestrian gate in the middle of the boundary. been planted very early on. Jones deliberately aligned the bottom landing of

Erf 1113: Front aspect

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 13: H.T. Jones Architect: Council approved drawing, 1902

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 14: H.T. Jones Architect: Council approved drawing, 1902

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 15: H.T. Jones Architect: Council approved drawing, 1902

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Fig 16: H.T. Jones Architect: Council approved drawing, 1902

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects Fig 17: Measured Drawing - Existing house; fairly accurate drawings, with some mistakes - the back-to-back chimney between drawing room and bedroom 1 not drawn; all large sash windows are four pane and front garden terracing not entirely accurate

Aspect of the house and garden

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects Exterior Walls: 3.3 House – Exterior: The walls are made of solid un-burnt bricks and Roof: lime plaster. The outer walls are 375mm thick Roof typology: The house has a hipped Welsh slate (interior walls are mostly 230mm with some being roof, L-shaped in form with a cut-away eaved gable 280 and 375mm). Jones’ council drawings show the on the south-east side over the bay window. Jones’ Victorian poly-chromatic intentions of his design council drawing shows decorative timber barge with a rich variety of construction and applications. boards more elaborate but similar to the north The hierarchy of elaboration is based on the visual gable. The present barge board is unadorned impression, a characteristic of Victorian except for the carved lower end pieces. architectural design - the detailing decreases in There is a lower projecting roof extension over the complexity from the important east and north north-facing bedroom which in essence is also a façade toward the south and west (back) gable-end. This gable eave has elaborate elevations of the house. decorative timber bargeboards with a pressed Jones’ watercolour elevations show that the metal ventilation oculi set into the gable wall to present house was built as intended – except that ventilate the roof. Between these two projecting over time, the (red?) brick detailing has been gable ends is a wide wrap-around lean-to verandah painted over. The verandah wall treatment is roof supported by a fine cast-iron railing with painted rough plaster walls with exceptionally posts. precise red-brick quoining and thin “tuck” pointing Roofing: The roofing material is the original “Welsh surrounds for the windows. These have flat- Slate” laid onto Oregon pine boards and rafters. bottomed soffits made of cut and splayed bricks. The slate roof has been covered with a All the brick surrounds has been painted. To waterproofing layer, indicating problems with the investigate the original material further and to roof slates. inform the heritage indicators, the contractor has

The kitchen rear wing has a flat timber roof with been asked to remove a small section of the paint corrugated iron roofing. on one of the windows.

The rainwater goods: gutters and downpipes are The recessed timber and glass front door has a shaped asbestos and must have been installed protruding plaster moulded architrave with a when this was common from the 1950s to 1980s. plastered decorative “key-stone”. The walls have These are painted white. cast-metal lovers built into the upper and lower areas to ventilate the roof attic and the space Chimneys: The house has two brick and plaster under the timber flooring. chimneys (from three internal fireplaces). The kitchen chimney (and hearth) was removed at The dining room bay window, as indicated on some point. The chimney flues have recesses with Jones’ drawing is built of bricks using Flemish different plasters on the bases with plaster cornice bond. There are plaster bandings at the window and are surmounted by clay pot exhausts. soffits and mid-sash rail heights. Again the bricks

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects have been painted over as has the bay window or, more likely during the 1980s. (The NMC spandrels with what appears to inlaid tiles. A small comments mention that a room added into the sample will also be removed here to ascertain if northern verandah in the 1950s was removed and these are similar to the brownish gazed tiles used the verandah reinstated in the late 1980s.) on the boundary wall piers. The windows on the sides and rear received timber The plinth is rusticated with staggered plaster shutters fairly recently judging by the joinery and banding. their good condition. Timber shutter-fixing frames were added to the original side frames for the Verandah: bronze hinges; wall-stays were built into the walls The wide verandah is an integral component of the to secure the shutters when open. architectural design “Gesamtkustwerk”. The verandah is intact with cast-iron railings with floral Doors: motives, and cast metal posts supporting the roof. Front Door: In keeping with late-Victorian The ceiling appears to be a replacement of architecture the front door is a timber and glass rhinoboard. This was ill-fitted and is cracking along element set back to create a deep recess the joints. The verandah wraps around toward the “vestibule” off the verandah. The unpainted north bedroom gable protrusion offering an on- Oregon pine front door is double leafed with three grade access to the side garden. panels per leaf, with brass iron-mongery and letter slot. The solid door is set into a thin timber frame Windows: with original green-hued patterned glass. This The windows are a family of similar or related two occupies the entire east wall of the entrance hall. or four-paned Oregon pine timber sashes, of The joinery of the front door is not over elaborate similar height but varying in width. The windows but accomplished as the timber members are all are all original and in good working order – the very thin and expertly joined. The door has a outer frames are painted “heritage” green while carved moulded transom/head rail and carved thin the sashes are painted white. The inside paint (as half columns on the exterior architraves. The brass all interior wood work) has been paint-stripped. hinges are finely shaped with decorative patterns. The north bedroom has a paired sash window with a curved soffit as designed by Jones. 3.4 House – Interior:

Jones’ drawing shows that all rooms had only Ceiling and Cornices: windows, except the north bedroom that also had The Ceilings are beaded matchboard throughout a door onto the verandah. The present house, the house. The dining and drawing room have however, has a double glazed door with coloured beaded timber strips fixed to the boards creating a glass insets in the rear space from the entrance hall large-scaled diagonal pattern. Although modern and a double-leaved door without a fanlight in the down lighters have been installed, both rooms front corner bedroom. The design of these doors, have central plaster rosettes indicating the position also Oregon pine, is different from the other doors. of the original light fittings. The moulded plaster These probably were inserted either in the 1950s cornices are the same throughout the house.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects Internal Doors: Kitchen: There is a variety of interior doors, all are Oregon The kitchen has been substantially updated with pine. The solid doors are four-panelled and some modern cupboards, etc. The floors are laid with have a fanlight with patterned original opaque terra cotta clay tiles. The internal glazed and the glazing. Some doors have a glazed top half also yard double door have coloured glass insets. The with patterned original opaque glazing. The glass appears old but the timber work has a present internal kitchen door and two double different style to the other doors. doors, one in the new living area and in the kitchen Bathroom: have coloured glazing insets around the edges. All The bathroom and separate wc sanitary ware and doors seem to have original brass iron-mongery; floor tiling have been updated in a “Victorian” the dining and drawing room have glazed porcelain style. The bath might well be original. The wc has a knobs. glass door which is similar to other glass doors in Timber Trim work: the house. The hierarchy of the rooms are clearly differentiated with more elaborated and detailed 3.5 Unique Features: use of timber trim such as skirting, architraves and Entrance Hall Archway: The threshold between dados. There is a moulded timber picture rail at the entrance hall and now living space has an window soffit height throughout the house. articulated shallow plaster moulded arch with However, only the entrance hall, dining and floral motive keystone and resting on fluted drawing room have a dado. Similarly, these three pilasters with a dentil square cornice. This is spaces have a higher and more elaborated dominant architectural element of the interior. moulded skirting compared to the lower and simpler skirting in the rest of the house. These Fireplaces: The house has three original fireplaces. rooms are further enhanced with the all the door The dining rooms’ importance is accentuated by architraves in these spaces being larger and having the striking yet unadorned fireplace made of skirting blocks which mediate between the almost pure black marble with a few white veins. architrave and skirting. Two truncated columns with large cornices on the jambs support the mantel piece. A black marble Flooring: kerb surrounds the green glazed tile hearth. The The whole house has Oregon pine timber board cast-iron firebox as well as the abstract floral tiles suspended floor, which is typical of time of on the side slips, has Art-Nouveau features. construction, except in the kitchen and the original bathrooms. There are ventilation grills built into The Bedroom 1 fireplace surround and mantle are the verandah walls, as well as one grill on the also black marble but simpler in detail. The firebox courtyard side and north wall. The floor is in good has a cast moulded curved head; the checker- condition without apparent beetle infestation but board tiled hearth has no kerb. a proper oil-based sealant is required.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects The drawing room fireplace is white Carrara-type Garden Boundary Railing: The architect designed marble with square fluted mantel brackets. The the Brownlow Road boundary wall with piers and firebox is similar to the dining room with brighter cast-iron Victorian railings. The wall is divided into Art-Nouveau tiles on the side slips. six equal segments with a centrally placed garden gate. The piers have brown coloured tile insets Light Switches: Most of the light switches are with an unadorned square plaster coping. The timber mounted domed brass toggle switches. boundary wall is the longest continuous and intact Dimmer light switches for the recessed down Victorian railing wall in the street and is one of the lighters were installed in the last 20 years or so. most defining streetscape elements. The northern- The wiring has been chased into the walls, most segment is starting to tilt due to the root probably when the dimmer switches were installed pressure of a close-by palm tree. Coloured Glass: Original coloured and patterned glass in doors and fanlights adds subtly to the poly- chromatic quality of the interior and continues the 3.6 Summary: theme of the exterior. The glazing panels above “Silverknowles” and its front garden have the front door have a light green colour; the two undergone some minor alterations and changes side panels have clear glass replacements. The wc over their 110 year existence, but these have not door and the two fanlights in Bedroom 2 have impacted negatively on its remarkable intactness patterned opaque white coloured glass. There are and authenticity. The architect Herbert T. Jones two double doors with glazed top-halves which designed a restrained house with carefully have coloured inset glass around the edges. The considered elaborations which characterise late- fanlights above these doors are have a similar Victorian architecture at the Cape. The house and pattern and coloured glazing. The single-leaf site exhibits the cultural norms and architectural internal kitchen door is the same as the above conventions of its time and place and is a very doors, except it has a clear glass above the frame. good example of this type of house.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects SECTION 4 architect H.T. Jones. The house has particular aesthetic characteristics valued by a community 4.0 ASSESSING & IDENTIFYING CULTURAL and is a good example of the cultural and SIGNIFICANCE OF THE SITE’S HERITAGE architectural characteristics of the late-Victorian RESOURCES period. The house retains significant intrinsic The provisional statement of cultural significance qualities and original features. The most of the house and site, Erf 1113, Tamboerskloof, is outstanding feature is the front (east) and north based on the assessing categories as outlined in façade which demonstrates the architectural Section 3, and in particular 3(3) of the National character of a Victorian house in the colonies with Heritage Resources Act (No.25 of 1999), HWC the wrap around verandah. Guidelines to Grading Cultural Heritage as well as The structure is assessed to have HIGH the City of Cape Town Heritage Management aesthetic significance. guidelines. 4.2.2 Rarity Significance: Assessment 4.1 NATIONAL HERITAGE RESOURCES ACT The NHR Act requires, in essence, the following Although the house as such is not rare, the intact aspects to be assessed: aesthetic / architectural, architecture and placing of it in the middle of the technical, contextual, historical, scientific / large erf with a terraced front garden with trees of technical and associational / social on a landmark quality as well as the completely intact hierarchical scale from low to high. A grading is Victorian boundary railing on Brownlow Road then proposed based on the Statement of Cultural together create a rare architectural and landscape Significance. In assessing heritage sites for grading ensemble in central Cape Town. This ensemble is purposes, the following values shall be considered: supported on either side by similarly largely intact  Age, rarity, representivity, uniqueness, houses and boundary which further enhance the associational links and importance to a significance of the property. community, relationship to context, The building is assessed to have a HIGH level historical, symbolic, social, scenic, value, of architectural significance. intactness, design excellence and context.

Context may vary at a variety of local authority scales, e.g. sub-regional, metropolitan, suburban 4.2.3 Contextual Significance Assessment: and local significance. The house is a highly significant contributor to the

4.2 IDENTIFYING AND ASSESSING significant heritage character of the built HERITAGE RESOURCES ON THE SITE: environment of Tamboerskloof. It is one of the best preserved late-Victorian houses in the area 4.2.1 Aesthetic – Architectural Significance: and in conjunction with its large landscaped Assessment: garden, landmark Norfolk pine tree and period The house and site have changed minimally since boundary wall is instrumental in creating one of the house was built in 1902, designed by the the best preserved streets in the City Bowl. The HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects site is flanked on both sides by fairly intact The building is assessed to possess LOW streetscapes and the cumulative character is of archaeological significance. very high heritage significance. (Other examples are Mayfair Villa in Oranjezicht and to a lesser 4.3 STATEMENT OF CULTURAL extent, 22 Queens Road, Tamboerskloof.) SIGNIFICANCE HOUSE AT ERF 333-RE The building is assessed to possess HIGH The house and site are a Provincial Heritage Site. contextual significance. The identified heritage qualities of the site: architectural, representative, rarity, and contextual 4.2.4 Associational Significance: and associational have been assessed as being of a Assessment: very high order. The heritage value of the site “Silverknowles” was designed by Herbert Thomas comprises an architecturally well-designed house Jones (1875-1953). There is a paucity of available by an accomplished early Cape architect, has research on him and his work. He was, however, an intrinsic qualities and is largely intact. The heritage accomplished architect as demonstrated by the value of the house is magnified by the rare large highly regarded Gothic Revival Methodist garden and intact original boundary wall with Wesleyan Church in Rosebank. Walkers’ book on landmark trees which contributes highly to the early Cape Town architects lists other well-known significance of the streetscape and larger context. building work by Jones along the False Bay, but this The whole ensemble is authentic and with the list is probably influenced by Walkers’ association neighbouring properties demonstrates late- with that part of the Peninsula. Victorian settlement patterns. The high architectural and landscape quality of the The building is assessed to possess MEDIUM ensemble within a highly significant conservation- associational significance. worthy context in central Cape Town is rare. The 4.2.5 ARCHAEOLOGICAL SIGNIFICANCE site warrants at least grade III(A), the significance There has been no archaeological assessment done however, is of greater value and suggests that the on the site and no archaeological significance is heritage management of the site should remain known. The site, however, is not regarded as with Heritage Western Cape. sensitive as it has been altered especially due to Grading: This assessment is supportive of the slope; is not located close to a watercourse and retaining the current PHS status of the the unsuitability of the land for grazing or farming. property.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects SECTION 5 and should be limited in scope in order to preserve the cultural heritage significance. 5.0 CONSERVATION STRATEGY AND  New additions should only be considered APPROACH when no interior solution can be found 5.1 Guiding Principles affecting secondary or non-significant Although the City of Cape Town’s EHMB has issued elements; a number of conservation guidelines well-suited to  New additions should not impact on any the local context, it is good practice to align primary significant aspects such as main indicators with International conservation charters elevation(s) nor the visual character of the and especially the ICOMOS Burra Charter. The US heritage resource. National Parks Services Technical Preservation Briefs are also consulted as these provide more  Reproduction of parts to take place only in specific building intervention guidelines, providing exceptional circumstances and must be dated comprehensive conservation methodologies for on a visually non-intrusive way. conservation-worth buildings and contexts.  Ditto new items (such as doors, windows, etc.) The course of action being set out is consistent built in must also be dated. with international best-practice, is knowledge-  Interventions must be compatible with the based and informed by conservation ethics and existing fabric. methodologies in order to conserve and enhance  Old buildings are different than new buildings. the cultural significance of the site. The following Using contemporary materials can only be guiding principles are used in formulating the considered if it has been shown that they do Heritage Indicators: not impact negatively on the historic fabric.  Maintenance should be seen as the most  Interventions should respect the aesthetic 'practical' and economical intervention. integrity in terms of material, form and scale  Interventions must be limited to what is as well as colour and texture and visual 'unquestionably necessary'. continuity.  Interventions must be scientifically and  Different or alternative solutions, methods technically based. and /or materials must be considered with  Interventions must be based on establishing any intervention to ensure the most the primary and secondary significant appropriate method of intervention is used. components which characterise the heritage 5.2 Conservation Principles resource. A). Indicators: International Best Practice -  Interventions must be kept to an absolute General minimum. Interventions are often destructive Heritage design indicators are intended to assist the owner and the architect to define what the

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects “fixes” and development constraints are to prevent which it was constructed. Thus, their identification, unintended damage to the heritage resource. Each retention, protection, and repair should be given site is unique and requires indicators which prime consideration. Caution should be exercised respond firstly to its heritage significance and to in developing plans that would radically change the places particular characteristics. character-defining spaces or that would obscure, damage or destroy interior features or finishes. These heritage indictors are based on the Articles of the ICOMOS Burra Charter (1999) for general While the exterior of a building may be its most guidance, as well as on the Preservation Briefs of prominent visible aspect, or its "public face," its the United States –National Parks Services for interior can be even more important in conveying more specific guidelines and conservation the building's history and development over time. strategies and methodologies. These standards therefore call for the preservation of exterior and interior portions or features of the Pertinent Articles of the Burra Charter (1999) are building that are significant to its historic, extracted as they particularly inform the approach architectural and cultural values. of the architects and contractors; these are listed in Appendix II below. Recommended Approaches for Rehabilitating Historic Interiors: B.) Internal Changes: Preserving Character 1. Retain and preserve floor plans and interior defining Interior Elements spaces that are important in defining the overall

The following publication issued by the US historic character of the building. Secretary of the Interior is particularly useful to 2. Avoid subdividing spaces that are characteristic guide any proposed internal changes and of a building type or style. alterations: NPS Technical Preservation Brief 3. Avoid making new cuts in floors and ceilings No.18 – Rehabilitating Interiors in Historic where such cuts would change character-defining Buildings: Identifying and Preserving Character- spaces and the historic configuration of such Defining Elements. spaces. 4. Avoid installing dropped ceilings below The following extracts (with relevant ornamental ceilings or in rooms where high ceilings modifications) are relevant to establish what the primary and secondary significances are when are part of the building's character. considering changes to the in- and exterior of a 5. Retain and preserve interior features and significant heritage resource.6 finishes that are important in defining the overall The floor plan, the arrangement of spaces, and historic character of the building. features and applied finishes may be individually or 6. Retain stairs in their historic configuration and to collectively important in defining the historic location. character of the building and the purpose for 7. Retain and preserve visible features of early mechanical systems that are important in defining 6 US Technical Preservation Services, National Park Service, Planning Successful Rehabilitation Projects, the overall historic character of the building, such Identifying Primary and Secondary Spaces, http://www.nps.gov/tps/how-to-preserve/briefs/18- rehabilitating-interiors.htm; accessed 09062015 HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects as vents, fans, grilles, plumbing fixtures, switch- or only minimally altered. Secondary elements are plates, and lights. less critical in contributing to the historic character 8. Avoid removing paint and plaster from and may be able to undergo greater change traditionally finished surfaces, to expose masonry without substantially impacting the building’s and wood. overall historic character. It should be recognized 9. Avoid using destructive methods—propane and that these elements are more likely to lie on a butane torches or sandblasting—to remove paint continuum of most to least important, rather than or other coatings from historic features. simply falling into one category or the other, and

the amount of acceptable change and depending C.) Primary and Secondary Heritage on physical condition. Components: Houses: The following are some of the primary The NPS has issued further Guidelines to augment elements which tend to be character-defining Brief 18, namely: “Identifying Primary and Secondary Interior Spaces in Historic Buildings”.7 interior elements and should be retained.

This document provides guidance on identifying  Basic floor plan and evaluating significant elements in the interior  Features and details that are characteristic of the architectural style of the house of a building, to clarify those elements that must  Entertaining and living spaces, such as entry be retained or minimally modified in a halls or foyers, parlours and dining rooms rehabilitation project, and those that can undergo  Floor-to-ceiling height in primary rooms greater change or modification.  Fireplaces, mantelpieces, and finishes on chimney breasts A thorough evaluation of all historic elements of a  Architectural detailing including window and building in the planning stages of a project will help door trim, baseboards, picture rails, cornices, ensure the completed work will successfully etc. maintain the building’s historic character.  Doors and windows  Historic floors Evaluating the interior of a building involves two  Historic hardware and fixtures, including aspects: identifying which elements of the interior lighting, knobs, pulls, and hinges, etc. are historic, including changes that have acquired These elements tend to be of secondary significance; and evaluating the significance and importance and may be able to accept greater intervention in the process of rehabilitation. physical condition of those elements.  Bedrooms, assuming the basic floor plan is Historic elements may be evaluated as retained either primary or secondary. Primary elements are  Bathrooms and kitchens those that are important in defining the historic  Secondary staircases character of a building and that should be retained  Attached garages  Utilitarian spaces such as closets and laundry 7 US Technical Preservation Services, National Park rooms Service, Planning Successful Rehabilitation Projects, Identifying Primary and Secondary Spaces,  Basements and attics http://www.nps.gov/tps/standards/applying- rehabilitation/successful-rehab/interiors-primary- secondary.htm; accessed 09062015 HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects D.) New Exterior Additions to Historic 1. Can a historic building be enlarged for a new use without destroying its historic Building: character? The new owner of 20 Brownlow Road and her 2. What is significant about each particular historic building that should be preserved? architect, after considering and rejecting 3. What kind of new construction is alternatives, would like to propose adding a new appropriate to the historic building? dressing room and en-suite bathroom to the front bedroom. This will require enclosing part of the General Indicators: verandah and placing the en-suite to the side of the northern gable.  A new addition should be simple and unobtrusive in design, and should be New exterior additions to historic buildings are distinguished from the historic building—a recessed connector can help to differentiate the often very fraught but can be considered if these new from the old. ensure that they preserve those portions or  A new addition should not impact the primary features which convey its historical, cultural, or elevation(s) or be highly visible from the public right of way; a rear or other secondary architectural values. elevation is a preferable location for a new addition. The NPS Preservation Briefs No. 14 - New Exterior  The construction materials and the colour of Additions to Historic Buildings: Preservation the new addition should be harmonious with Concerns8 provides guidelines where the main the historic building materials. concern is the conservation of the significant  The new addition should be smaller than the historic building—it should be subordinate in character of historic buildings. The Brief is aware of both size and design to the historic building. the different opinions and debates including social and political considerations but remains firm on Roof: Repair – Considerations and Guidelines the need to ensure that additions comply with 1. Roofs and their associated features such as certain prerequisites. chimneys form a major part of the visual and

The first consideration that should be established historic character of a building. The repair must is that: ensure that the slate character is not affected.

A new exterior addition to a historic building 2. The significance of a historic roof is derived from should be considered in a project only after a number of factors including its age, functional determining that requirements for the new or performance, shape and pitch, profile, and the adaptive use cannot be successfully met by altering qualities of its supporting structure, covering non-significant (secondary) interior spaces. The materials and associated features. following aspects must be considered: 3. In planning works to a roof it is important to understand its contribution to the building’s

character. 8 Preservation Briefs No. 14, New Exterior Additions to Historic Buildings: Preservation Concerns, 4. In undertaking works to a roof it is important to http://www.nps.gov/tps/how-to-preserve/briefs/14- exterior-additions.htm#new-exterior, accessed protect the special interest of the building through 14/06/2015 HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects the re-use of existing historic materials and close given to finding the best modern equivalent in matching of new materials. terms of colour, thickness, weight and texture of slate. 5. The removal of key features, such as chimneys, will harm the character of a building. Artificial slate such as Nutec slate tiles might have to be considered. Care must be taken as they Roof Analysis rarely match the durability and weathering A brief written analysis of the character and qualities of natural slate. construction methods must be undertaken looking If new slate is needed to make up a shortfall, it specifically at: the supporting structure and should be laid in the same way in terms of graded condition, underlays, fixing & laying patterns, lengths and random widths, and older slates edging, flashings, gutters, etc.) in order to should be consolidated in more conspicuous parts understand any problems. This should be of the roof. undertaken with input from a reputable firm (such as HP Plum) to assist. The proposed alterations Fixtures should take account of this analysis in specifying New roof fixtures, such as satellite technology, appropriate designs, materials and working should be located where they will not detract from methods. the appearance of the building and sited to avoid Roof Slate being visible from ground level or breaking the profile of the roof or chimneys. It is recognised that the Welsh slate is no longer available and that second-hand supplies are limited or non-existing.

Where possible, existing slates should be re- dressed (if required) and reused. If it is necessary to specify new natural slate, regard should be

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects  the main internal public spaces – entrance SECTION 6 hall, dining room, lounge and front bedroom and their room-like qualities; 6.0 HERITAGE INFORMANTS  the house as a result of an architectural “idea”, embodied in its architectural Primary and Secondary Heritage Elements: expression, i.e. gable ends, hipped roof scape, wrap-around verandah, hierarchy and series The outline below is informed by establishing the of internal rooms, materiality, etc.); primary and secondary heritage elements or  the windows, doors and internal timber trim- work, original door glazing, fireplaces, and components of the site and house. The present site fittings such as original brass iron-mongery has been inherited exceptionally intact. It is an and light switches. The secondary elements are: excellent example of its type and all effort must be  the toilet and bathroom; made to conserve the primary elements while  the side rooms toward rear (and the 1950s acknowledging that the house might need some back bathroom addition as well as the rear garage and studio on Queens Road); adaptations to function as a residence in the 21st century. 6.1 Preliminary Scope of Works and Heritage The primary elements are identified as follows: Design Informants  the historic boundary definition and front terraced garden; The client has requested items which require more  the front and the northern elevations, specific considerations as follows: including the roofscape and verandah;

PROPOSED WORK HERITAGE INDICATORS 1. Removal of internal walls: around entrance Victorian houses are “room-based” with corners and hall / lounge / drawing room / kitchen to doors. Removing internal walls can undermine the create a more modern open space for the architectural character of this period. There is a large main living areas arched recess in the corridor between the drawing room and newer lounge where a corresponding opening may be made. The entrance hall, as a primary element, should remain as is. 2. Removing original wc and bathroom: these As a secondary element, this can be done. are to be removed to make living room bigger The issue is that of repairing where the walls used to be: 1. the matchboard ceiling, 2. cornice, 3. skirting, 4. walls, 5. flooring. As outlined above there are different architectural approaches to these and one solution for one aspect might not work with another. I.e. carefully matching the ceiling boards might harder than matching the floor boards or vice versa, etc. A contemporary architectural attitude should be carefully developed with help from a conservation architect. The positioning of a new guest wc is not apparent. 3. Removing double glass doors in new lounge: In principal this may be considered. The house would replacing with larger more open patio doors benefit with more daylight. The introduction of a to rear courtyard: different glazed door type however, could be spatially and visually disruptive and will impact on the intrinsic architectural heritage significance of the house.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects The proportions, height and materials and positioning are important considerations in the design. The present door’s proportions, rhythms and materials, the existing soffits and a sufficiently wide side wall provide some guide. The door should not be from a mass-produced catalogue. There should an architrave but this should not copy the existing. A good option could also be to use the kitchen door here. 4. New door onto verandah: inserting a new The impact of such an opening so close to the front door to link dining room and verandah: door & its visual impact on the most important east façade as well as the spatial quality of the dining room will have a negative impact on these qualities. 5. Extending the verandah: increase the width The architectural impact on the house would be severe of the verandah and would not be supported. 6. New pool on front terraced garden: the area This can be considered but will require an informed of the existing pool might be sub-divided off landscaping design that retains the existing terrace and a new pool area will be required qualities of the garden. The terraced garden has a specific layering character and there is a difference between the upper terrace (stone walls, bushes / hedges) and the lower lawned terrace with a grassed embankment. The upper fourth terrace might be widened somewhat that the additional space is no more than half the width of the third upper level. This would allow for planting of the third terrace to mitigate the visual impact of the new “pool” level terrace wall. The new wall should be of similar sand stone and stepped and landscaped. 7. New Garages on Brownlow Road: Two new The streetscape is exceptional and any work here will symmetrical garages were proposed with a require a separate S.27 permit application to HWC. consulting room over one of the garages. 8. Development on Front Garden: The declaration includes the whole site as the front garden & its terraced landscaping is a significant part of the PHS. Changes should be limited to landscaping. A narrow pool with slight adjustments to terracing is acceptable if not visually intrusive. The steps are modern & can be improved with same alignment. 9. New Main En-Suite Bathroom: The corner The architectural intentions of Jones for a wrap-around bedroom on the verandah is to become the verandah terminated by two gable ends are assessed main bedroom. A section of the verandah is to be intrinsically of primary importance to the house. to be enclosed as dressing room with a stand- All alternatives should be explored. If none are found, alone en-suite bathroom on the side garden the proposed addition must be carefully designed in space in front of the north gable end. terms of scale, materials and connections. The addition should be recessive and screened with planting. The client and architects will need to be aware that the final resolution will be after discussions with the City and HWC and that the proposal might not be approved with the first submission. 10. Rear Double Garage and Basement Rooms: Although built c1950, the addition has no heritage significant and changes are possible including additions as long as these do not impact the PHS. 11. Sub-division: the owner indicated that she This aspect is a different matter and should be dealt intends to portion off the rear garden the with separately. The application will have to consider HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects property as this has precedent in the area. the heritage impact of this and how it would impact on the setting of the house and site. Both HWC and the City must approve and would stipulate conditions. HWC may be asked informally for advice on their position. Any advice would be non-binding. 12. Kitchen make-over: The kitchen interior has been modernised and can be altered. A new west-facing window in the original wall where the chimney used to be would not greatly impact the significance. The north wall facing the courtyard might be opened up with new doors to create a more modern spatial flow. The existing glass door might be repositioned and reused in the lounge. The original retaining should not be moved as this might compromise the rear wall 13. Material Intervention and Refurbishments: General Approach and Attitude: 13.1 Walls: No PPC (Portland) cement should be allowed anywhere on the historic house or boundary wall, including all repair work and new insertions. Paint: the suitability of polyurethane paint to be tested 13.2 Floors: Treatment: No polyurethane based paint to be used; but oils such as “Livos Kunos Natural Oil Sealer, clear”, from KEIM SA. 13.3 Timber trim work: Skirting, architrave, dado, These should be very lightly hand-sanded and picture rails repainted with “CWS Universal Primer” and oil-based paint such as “Südwest - Alldeck” white, from KEIM SA. 13.4 Ceiling boards and Cornice: Cleaned carefully so not to damage beading and matchboard ceiling boards. To be inspected later and action determined. 13.5 Doors and Windows: Victorian attitude was always to paint Oregon Pine, both internally and externally. All internal doors and windows have been completely stripped. These should be very lightly hand-sanded and repainted with “CWS Universal Primer” and oil-based paint such as “Südwest - Alldeck” white, from KEIM SA. The front door assembly to remain natural and treated with natural oil-based varnish. 13.6 Welsh Slate Roofing: The slate roof must be inspected by a reputable and experienced company such as H.P. Plum and a solution found which will retain the visual continuity of slate. 13.7 Coloured Glazing: The front door & other doors with original patterned coloured glass are to be retained as they are indicative of the poly-chromatic quality of the house. 13.8 Electrical: The period brass domed light switches are to be retained. New switches/plugs should be simple rectangular and white, ie Le Grand Arteor range.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects Changes which would impact on the significant PPC cement and non-permeable paint should heritage value of the PHS should be reconsidered be avoided as these impede the natural and alternatives explored. These include: movement and evaporation these walls require.  Omitting any new work that would change the Brownlow Road boundary wall and the Addition: En-suite Bathroom

symmetrically terraced front garden with its The most significant contemplated change to the landmark trees. Any proposed future changes house is the provision of en-suite bathrooms for all would be a separate S.27 application to HWC. bedrooms. The most favourable bedroom is Any work should be limited to a new pool located on the north-east corner with the which incorporates the present terraced verandah wrapping around. The insertion of an en- landscaping character. The security along the suite is practically impossible within the original street edge must be carefully considered with layout of the house and alternatives must be a secondary element such as a permeable investigated. metal palisade fence (charcoal in colour) not The architect would like to propose a new pavilion- closer or further away than 1 meter and like structure to be accessed from the corner planted. (See CoCT policy on boundary walls). bedroom via a link. This would impact on the  Using the existing garage complex on Queens northern section of the verandah. The verandah is Road and reconfiguring the available spaces seen as a primary component of the heritage for the consulting rooms. A sensitively significance and any change here might impact on designed addition could add additional spaces the aesthetic quality of the verandah and northern if required. gable wall if handled inappropriately.

 Carefully considering a contemporary It must be determined if this new addition is architectural design and detailing attitude for impacting on the intrinsic architectural character of internal interventions. These should recognise the house. that Victorian Architecture typology is “room- The following mitigating steps should however be based” and that internal openings are considered if no alternative is found: supported if these preserve this character. The footprint of the house and internal layout  the addition should be recessive, be smaller in are intrinsically representative of the house scale and architecturally relate to the delicate and should be modified as little as possible. metal nature of the verandah as opposed to the solidity of the main house;

 an architectural solution is required to reduce  The introduction of modern materials is the visual intrusion of the bathroom addition acceptable. However, great care must be – this could be to cover the building with a taken to work affecting internal and external vertical garden, or be of a colour or material walls. The chemical composition of the clay bricks and lime plaster preclude the use of HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects that has a similar scale to the verandah and is recessive;

 the dressing room space should not extend beyond the cast-metal verandah but pull back

into the verandah;

 the dressing room section should “read” as a separate entity and touch the original building

minimally and have an architectural attitude to the junction, i.e. with a shadow gap, etc.;

 the link section between dressing room and

bathroom should “slip” underneath the

verandah cast-iron brackets and fretwork;

 the existing door from Bedroom 2 should not be removed but rather boarded so that it may

be possible to revert to the historic opening in the future;

 the cast-iron verandah and its components i.e.

the columns, bracket enrichments, friezes, wall fixing corbels and handrails, balusters and

panels must not be impacted on in any way by the new addition in any manner.

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects PART B not change the historic room-like quality of this primary space. S E C T I O N 7 The insertion of more en-suite bathrooms was of Assessment of the Proposal paramount importance to the owner and her

7.1 PROPOSAL AND ASSESSMENT family. These have been inserted in places which had already previously been altered with little The proposal has been informed by the informants original fabric disturbance. and extensively workshopped with the architect and client. The proposal as it stands can by and 7.1.3 Window and Door Changes: The house, as large be supported from a conservation and Victorian house layouts are often prone to, is heritage viewpoint. The building process however, exceptionally dark and cold in winter. The present will require careful on-site assessment, adaptation winter has informed some changes to the window and specifications. and door openings. These were only contemplated on the rear courtyard side and the south-facing 7.1.1 Garaging/studio: The original brief of a elevation. Here, the large sash-windows will be double garage accessed from Brownlow with removed and used in the old dining room and rear studio accommodation over has been scrapped in bedroom to increase the day-lighting. The old view of the concerns raised of the impact on the narrower bathroom windows are repositioned in original boundary walls and railing. The owner will the pantry. New timber folding doors are proposed use the existing double garage off Queens Road. in the new dining room and kitchen for the same 7.1.2 Internal Layout: the previous interventions reasons and to improve on the more modern living regarding the front rooms and verandah have been styles of connecting to outside spaces. The method rethought to address the heritage significances of of removal, repair and re-insertion must be the primary components. carefully undertaken using appropriate methods The primary heritage significant rooms have been and materials. I.e. only lime mortar to be used. retained, with no work proposed for the entrance 7.1.4 Addition: En-suite Bathroom, the most hall, including retaining the original patterned significant change proposed is to provide the main coloured glass around the front, ironmongery and front bedroom with more cupboard space and a light switches. bathroom. This exterior addition is the final result There are minimal changes to the historic dining after considering various alternatives, including room where a window is inserted facing north at internal changes and layouts as well as rear and verandah (this window is moved from the rear side additions. pantry). In the lounge, an existing arched wall After careful consideration, the location of the recess in the old corridor is opened up so that bathroom addition here was regarded as being there is visual continuity toward the new dining acceptable as the addition would not be visible room and kitchen. It is felt this new opening will from the street and that this area of the verandah had previously been altered when a “stoepkamer”

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects room was added in the 1950s with a door opening visually permeable proposal is acceptable and will to the bedroom (subsequently removed). ensure that the historic boundary wall and visual green character is retained while providing some Furthermore, all other options were rejected as security to the owner. being potentially more harmful to the original fabric or forcing the owner to use rooms for the 7.1.7 Summary main bedroom which would seem at odds with the The proposed changes will have an impact on original intention (this is the only bedroom with a some historic fabric, including some internal fireplace) and would not suit her lifestyle or the secondary walls and on the rear and kitchen way she would like to use the house. elevations where some windows and doors will be 7.1.5 New Pool and Landscaping: The existing swapped and new doors inserted. These pool is situated in the upper western part of the interventions are acceptable as they will improve property requiring navigating steep and narrow the functionality and environment quality of the steps. The owner would prefer a more connected house and their secondary nature and location at relationship between the pool area and the house the rear will have a low impact on the primary for ease of access and safety reasons. The new heritage significances. The method of intervention proposed position is below the verandah which and making good the lime plastered in- and allows for better connections and where the owner external walls has to follow conservation can keep an eye on her children while sitting on specifications. the verandah. The pool’s size is influenced by the The new en-suite and dressing room addition will low stone wall terracing of the front garden. have a visual impact on the verandah and north However, the top low stonewall terrace needs to elevation; these have been identified as be shifted slightly forward to make the pool contributing significantly to the heritage function better. These walls are seen as primary significance. The addition is seen as crucial by the heritage elements as they defining components of owner, and the proposal therefore must mitigate the undulating front garden. However, these walls as far as possible and follow the architectural do not appear to be very old and as the new guidelines. terrace wall will have materially and visually the In mitigation, the recessive placing and scale of the same character, it is seen as being acceptable. proposal is acknowledged. It must be noted that 7.1.6 Brownlow Road Boundary Treatment: the the fabric here has been previously altered and the historic boundary wall and railings will be retained addition will not be visible from the street. unaltered. For security reasons a new metal The relocation of the pool in front of the verandah palisade railing is proposed one metre into the and the moving forward the low sandstone terrace property. The new fence will be in sections which walling is acceptable as this will have little visually correspond to the rhythm of the old wall and the impact or change the garden character of the area. bars will be vertical. The area between these will be heavily planted with shrubs and hedges. This

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects In summary, the changes proposed are seen as S E C T I O N 8 acceptable as the primary heritage significances of the site and house, such as the terraced front Recommendation garden, the house-layout and primary rooms as This report has tried to articulate the heritage well as the front elevations as well as its use is significances of the property to inform the owner preserved. and architect of these and to guide the changes The architect and owner have expressed their that would be possible without negatively openness and willingness to discuss with HWC the impacting on these significances or change its architectural manifestation / resolution of the present status as a PHS. bathroom addition on the north verandah. The information is also important for the heritage authorities and will assist these in their decision- Consultation: The proposal was presented to the making.

City of Cape Town HRS for formal comment on 02 The proposal has engaged with the various aspects September 2015, as well as to CIBRA on 08 and in my opinion, these meet the objectives of September 2015. retaining the heritage significances of the house HRS has expressed their support for the internal and property. and rear changes and interventions. They however Although satisfied that the location of the do not support the dressing room/en-suite bathroom addition and the basic design response addition. has been mitigated to reduce the impact on the CIBRA has not formally made any comments historic building, the architect and owner would be regarding the internal and rear work and has grateful for any suggestions to improve the deferred the matter of the dressing room/en-suite proposal. to BELCom. I therefore can recommend that the heritage Neil Smith is a neighbour, owning No.22 Brownlow authorities favourable consider and approve the Road. He appointed Ashley Lillie to represent his guidelines and proposed changes (with interests. Mr Lillie wrote a letter both to City and amendments as required) and to consider any HWC registering Mr Smith interest and demanding conditions they deem necessary to ensure the final to be consulted and informed about any work at product will achieve the objectives.

20 Brownlow Road. We sent Mr Lillie the same application drawings and have attached Mr Smith’s comments.

Peter Büttgens Pr. Architect: MPhil (UCT); B.Arch (UCT): BAS (UCT) Dip. Town & Regional Planning, Rome Scholar, SACAP , SAIA, CIA, APHP

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects REFERENCES AND SOURCES:

City of Cape Town EHRIC (GIS)

City of Cape Town: Zoning Scheme Heritage Protection Overlay Zones Appendix - General Provisions, Section 3 and 3.3, November 2012

Fransen. H. A Guide to the Old Buildings of the Cape, Jonathan Ball Publishers, Johannesburg & Cape Town, 2004

ICOMOS (Australia) - The Burra Charter - Charter for Places of Cultural Significance, 1999

National Heritage Resources Act (Act 25 of 1999)

National Library South Africa, Cape Town

NMC – Memorandum to the National Monuments Council: 18 October 1989 - (2/K/KAA/407), SAHRA Library

NPS Preservation Briefs No. 14, New Exterior Additions to Historic Buildings: Preservation Concerns, http://www.nps.gov/tps/how-to-preserve/briefs/14-exterior-additions.htm#new-exterior, accessed 14/06/2015

NPS Technical Preservation Services, National Park Service, Planning Successful Rehabilitation Projects, Identifying Primary and Secondary Spaces, http://www.nps.gov/tps/standards/applying- rehabilitation/successful-rehab/interiors-primary-secondary.htm; accessed 09/06/2015

NPS Technical Preservation Services, National Park Service, Planning Successful Rehabilitation Projects, Identifying Primary and Secondary Spaces, http://www.nps.gov/tps/how-to-preserve/briefs/18- rehabilitating-interiors.htm; accessed 09/06/2015

Walker. M, The Early Architects of Cape Town, and their buildings (1820-1926), with postcard illustrations, Shumani Printers, 2012

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

ANNNEXURE - II

ARCHITECT’S SKETCH DESIGN PROPOSAL: En-Suite Addition

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Architects Sketch Design: Proposed dressing and bathroom en-suite addition to Bedroom 1

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Architects’ Sketch Proposal: Bathroom addition on northern side of house and verandah

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects

Architects’ Sketch Proposal: Detail

HERITAGE STATEMENT & Assessment: ERF 1113 | No. 20 Brownlow Road, Tamboerskloof | Oct. 2015 | © Peter Büttgens Architects