For the Demolition of No.19 and 17 Kloof Road, Sea Point on Erven 391 and 392 Fresnaye
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Heritage Statement to accompany an application for a permit i.t.o. Section 34 of the NHRA (Act 25 of 1999) for the demolition of No.19 and 17 Kloof Road, Sea Point on Erven 391 and 392 Fresnaye The subject building from the west, across Kloof Road, with No.17 on the left and No.19 on the right. April 2016 Frik Vermeulen Pr. Pln BTech TRP (CTech) MPhil CBE (UCT) MSAPI MAPHP Professional Heritage Practitioner TABLE OF CONTENTS 1. Introduction 2. Location and Context 3. Historical Background 3.1 Brief Development History of Sea Point 3.2 History and Development of the Subject Site 4. Description 4.1 Erf 391 (No.19 Kloof Road) 4.2 Erf 392 (No.17 Kloof Road) 5. Statement of Significance 6. Consultation undertaken 7. Conclusion ANNEXURES SG Diagram: Erf 391 Fresnaye SG Diagram: Erf 392 Fresnaye Summary Sheet: No.19 Kloof Road (Erf 391) Summary Sheet: No.17 Kloof Road (Erf 392) Comment from Sea Point Fresnaye Bantry Bay Ratepayers and Residents Association Comment from City of Cape Town’s Environmental and Heritage Management Branch 1 1. Introduction The author has been appointed by K2013204008 (Pty) Ltd, the owner of Erven 391 and 392 Fresnaye, to make application for the total demolition of these two semi-detached houses. Since the building, which contains fabric dating back to c1890, is older than 60 years, a permit is required from Heritage Western Cape in terms of Section 34(1) of the National Heritage Resources Act (25 of 1999). It is proposed to redevelop the site and utilise the development opportunities offered by its strategic location and its General Business GB5 zoning, with a floor factor of 4.0 and permissible height of 25m. 2. Location and Context The site’s location is shown on the aerial photo on the next page. It is situated at No 17 and 19 Kloof Road, on its corner with Gorleston Road, Sea Point. To the north of the site are the 1980s Nedbank Centre, including a Nedbank branch and Dynasty Chinese Restaurant. Further north is the 7-storey Sea Point Medical Centre. To the east is Monreve, a 1930s, three-storey Early-Modern block of flats. To the south, opposite Gorleston Road, is the c1970 Marian Heights, a contemporary, 11- storey block of flats. To the west, opposite Kloof Road, is the three-storey, 1926 Sea Point Fire Station, which replaced the earlier Round Church, located in the fork in Main Road. The site is not located in a Heritage Protection Overlay Zone (HPOZ) in terms of the City of Cape Town’s zoning scheme. Kloof Street is identified as an Activity Route in the City’s Table Bay District Plan and along this route, considerable densification has occurred and is still taking place. Further up the hill, away from Kloof Road, finer-grained residential neighbourhoods still exist and historic villas can be found. The subject site’s urban context can be seen on the photographs below. Panoramic view of Kloof Road from the Sea Point Fire Station, showing the street context. A Nedbank branch is located to the left of the subject site and Gorleston Road is at the centre of the photograph. The 11-storey Marian Heights is in the right. d a o R n i a M Sea Point Medical Centre Irwinton Road Dynasty d Chinese oa Parking R Restaurant d a nt e o g R e f R o o l Nedbank K ! ! ! ! ! ! ! Monreve ! ! Flats ! ! 392 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 391 ! Sea Point ! Fire Station Gorleston Road MarianFlats Heights ´ Scale 1:750 Date 2012 Algakirk Road 2 View along Kloof Road towards the south-west, with the 1980s Nedbank Centre on the left and the subject site behind it. Opposite the road is the 1926 Sea Point Fire Station, with Regent Road on the far right. View along Gorleston Road towards the south-east. On the left is the late-1930s Monreve block of flats and on the right is the entrance to the c1970 Marian Heights. View from Kloof Road, with the 1980s Nedbank Centre on the left and the subject site on the right. In the distance is the 11-storey Marian Heights block of flats. 3 3. Historical Background 3.1 Brief development history of Sea Point Some of the first settlers in the Sea Point area were the Le Sueuer family from France. Francois le Seuer arrived in 1739 as advisor to Cape Governor Hendrik Swellengrebel. The family’s Cape estate, Winterslust, originally covered 200 acres on the slopes of Signal Hill. The estate was later named Fresnaye. In 1776, one of the commanders serving under Captain Cook, Sam Wallis, encamped his men in the area to avoid a smallpox epidemic which was sweeping through Cape Town at the time. 1 By 1770 a road on the same alignment as the present Main Road already existed, including the fork in the road, now Kloof Road and Regent Road2. By 1814 the whole area extending beyond the present day Boundary Road, even as far as Clifton, was known as Green Point. 3 By 1838 the inhabitants of Green Point (including Sea Point) had risen to about 300. A move to include this area in the proposed Cape Town Municipal area in 1839 met with considerable opposition from the inhabitants who succeeded instead in forming their own Municipality of Sea Point and Green Point that same year. By the 1860's the population had risen to 700. A start was made on the Breakwater, a new hospital was built and Sea Point became the terminus of the first tram cars in the Peninsula. Water was led from the glen above Camps Bay into a reservoir above Botany, thus opening up the area for future development. The 1875 census indicated that municipality had a population of 1 425. An 1891 map of the proposed sewerage scheme for the area shows about 100 buildings in Green Point, 200 in Sea Point and 35 in Mouille Point. The opening of the Alfred Dock in 1870, the discovery of diamonds in Kimberley and gold at the Rand greatly stimulated Cape Town’s development and land near the harbour became sought-after. Green Point accommodated more modest, higher density housing, while larger properties were located in Sea Point and Bantry Bay, catering for the better-off. This created a need for public transport to supplement the horse-drawn omnibus and tram system.4 The Sea Point tramline, which was operational since 1862, ran along Main/Regent Road. In 1896, the horsedrawn network was converted to an electrical operation. From 1935, it was gradually replaced by trolleybuses, also known as ‘trackless trams” and later by buses. Another network, opened in 1901, was an interurban tramway linking Burnside Road in Cape Town with Camps Bay and Sea Point via Kloof Nek. It was powered by electricity, and was in operation until 1930. After number of false starts, the first railway line connecting Cape Town to Sea Point was opened by the Metropolitan and Suburban Railway Company in 1892. 5The Sea Point portion ran along what today is Beach road. The 1902 Sea Point Municipal Survey indicates that the line was placed seaward and essentially parallel to Beach Road. A second line was opened in 1905. The South African Railways had taken over operations from the City, and the line was served by five Sea Point stations. 6 1 http://www.sahistory.org.za/places/sea-point 2 Todeschini & Japha, 1989, Green Point and Sea Point Conservation Study, p12 3 Sims, JM, 1997, History of Mapping in the Cape Peninsula, Cape Technikon, mss. pp. 21-33. He notes that the name Sea Point was not widely used until 1910 and then applied only to a private estate that extended roughly from Bantry Bay to St Johns Road of today. 4 O’Donoghue, B and Büttgens, P, 2015. Heritage Impact Assessment for Upgrade of Sea Point Promenade, p38 5 Worden, N, Van Heyningen, E, and Bickford-Smith, V (2004). Cape Town – The Making of a City - An Illustrated Social History. David Philip, Cape Town, p214. 6 Hallinan, J, 2009 in O’Donoghue, B and Büttgens, P, 2015. Op Cit 4 The Sea Point Railway experienced operational and financial difficulties from the outset. The alignment necessitated the trains to slow around curves in order not to derail, and the locomotives were prone to breakdowns. In addition, the competing Tramway Company operating on Main Road started to upgrade their facilities. The Railway line was electrified in 1927, but after having run at a loss for 14 years, it was discontinued soon after. The last train ran on the 16th of April 1929. The lines were ripped up and the overhead pylons were removed.7 Eventually, in 1939, the tramway from Adderley Street to Sea Point also closed down.8 Saul Solomon, founder of the Cape Argus and MP for Cape Town, resided in Sea Point until the early 1880s and had much influence on the area’s development.9 One of Solomon’s projects, St John’s Dutch Reformed Church (the Round Church), by architect Charles Freeman and built in 1878, was located at the fork in Main Road. The unusual, round, thatched building was demolished by the City Council in 1924 and was replaced by a fire station and electricity department by architect Frederick Martinus Bongers in 1926. In 1913, Green Point and Sea Point Municipality was incorporated into that of the greater Cape Town. 10 During the latter half of the 20th C, major densification and redevelopment took place, particularly along Beach Road, Main Road, Regent Road and the eastern section of Kloof Road.