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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
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