HERITAGE STATEMENT

ERF 177552 MILL STREET NEWLANDS CAPE TOWN

APPLICATION TO DEMOLISH EXISTING BUILDING

SUBMITTED TO HERITAGE WESTERN CAPE IN TERMS OF NATIONAL HERITAGE RESOURCES ACT NO 25 OF 1999 SECTION 34

View of site from Campground Bridge building indicated with red arrow, Google Earth 2015

Prepared for

Eris Property Group 10th Floor 80 Strand Street Cape Town 8001 E-mail: [email protected] Tel +27 21 410 1160 Fax +27 21 418 2249

PostNet Suite 122 Private Bag X1005 Claremont 7735 Cape Town South Africa Mobile: 0711090900 Fax: 086 511 0389 E-Mail: [email protected]

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

TABLE OF CONTENTS

1.1 INTRODUCTION 3 1.2 LEGAL REQUIREMENTS 3 1.3 THE SITE 3 1.4 REPORT SCOPE OF WORK 3 1.5 ASSUMPTIONS AND LIMITATIONS 3 1.5.1 ASSUMPTIONS 3 1.5.2 LIMITATIONS 3 1.6 SPECIALIST TEAM AND DETAILS 3 1.7 DECLARATION OF INDEPENDENCE 3 1.8 REPORT STRUCTURE 4

SECTION 2 STATUTORY FRAMEWORK 5 2.1 INTRODUCTION 5 2.2 ADMINISTRATIVE CONTEXT AND STATUTORY FRAMEWORK 5 2.2.1 INTRODUCTION 5 2.2.2 NATIONAL HERITAGE RESOURCES ACT NO. 25 OF 1999 (NHR ACT) 5 2.2.3 MUNICIPAL POLICY AND PLANNING CONTEXT 6

SECTION 3 DESCRIPTION OF THE SITE AND CONTEXT 9

3.1 NEWLANDS DEVELOPMENT 9 3.2 CONTEXTUAL ASSESSMENT OF SITE 11 3.3 DEVELOPMENT OF SITE 12 3.4 CONTEXT 16 3.5 SITE 18

SECTION 4 SITE & CONTEXT IDENTIFIED HERITAGE RESOURCES & STATEMENT OF HERITAGE SIGNIFICANCES 20 4.1 INTRODUCTION 20 4.2 SITE AND CONTEXT: PROVISIONAL STATEMENT OF CULTURAL SIGNIFICANCE 20

SECTION 5 CONCLUSIONS AND RECOMMENDATIONS 22 5.1 CONCLUSION 22 5.2 RECOMMENDATIONS 22 5.3 SOURCES 22

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 2 SECTION 1 INTRODUCTION

1.1 INTRODUCTION Tommy Brummer Town Planners on behalf of their client, Eris Property Group appointed Bridget O’Donoghue Architect, Heritage Specialist, Environment for a Heritage Statement for the proposed demolition of the existing building situated on Erf 177552 Newlands Cape Town.

1.2 LEGAL REQUIREMENTS As the building is older than 60 years, the application for demolition is submitted to Heritage Western Cape (HWC) in terms of National Heritage Resources Act No. 25 of 1999 (NHRA) Section 34. As the site is situated outside of a City of Cape Town (CCT) Heritage Protection Overlay Zone (HPOZ), consent from the City of Cape Town (CCT) Environmental and Heritage Resource Management (EHRM) is not required. However, EHRM comment on the HWC application and the CCT demolition application is required.

1.3 THE SITE The site is situated in Mill Street Newlands in close proximity to the Newlands Station, Newlands South African Brewery (SAB) and the Newlands Southern Sun Hotel. The context of the site has undergone considerable change in the past decade with the new Claremont Boulevard resulting in the demolition of the site’s adjacent buildings (refer Section 3).

1.4 REPORT SCOPE OF WORK The Heritage Statement scope of work entails the provision of specialist heritage advice regarding the building’s proposed demolition as follows:

• Legislation framework; • Description of site and context; • Identification of site and context heritage resources; • Recommendations on the application.

1.5 ASSUMPTIONS AND LIMITATIONS 1.5.1 Assumptions It is assumed that the data on the site and building provided by the Town Planners is accurate and up to date at the time of finalising the Heritage Statement. 1.5.2 Limitations The report has not examined in any detail the buildings interior, as an interior site visit it was not possible due to the existing tenants. However judging the intactness of the building’s exterior and the fact that the building is in the CCT ownership, it is assumed the interior has a medium/high degree of intactness. The report has not assessed the detailed social and economic issues and impacts that will be affected by the proposed demolition as this is outside the brief of the study.

1.6 SPECIALIST TEAM AND DETAILS The heritage specialist is Bridget O’Donoghue who is a registered Architect with the South African Council for the Architectural Profession (SACAP), an accredited member of the Association of Professional Heritage Practitioners (APHP) and a member of the International Association of Impact Assessors (IAIAsa). Bridget is a specialist heritage practitioner with 15 years experience in the field of heritage and environmental management.

1.7 DECLARATION OF INDEPENDENCE This is to confirm that Bridget O’Donoghue Architect, Heritage Specialist, Environment is responsible for undertaking the study, is independent, has no vested or financial interest in the proposed demolition of the existing building and the any future development on the site and context being either approved or rejected by the relevant authorities.

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

1.8 REPORT STRUCTURE The report is divided into 5 Sections:

Section 1: Introduction: Presents the site description, terms of reference and report structure; Section 2: Legislative Framework Section 3: Description of the site: Includes the context of the site, historical background and physical description of the site and the context; Section 4: Cultural Heritage resource of site and context; Section 5: Conclusions and Recommendations: Presents the recommendations for proposed alterations.

Figure 1: Aerial photograph of portion of Newlands, a red circle indicates the site, Google Earth 2015

Figure 2: Location of site within immediate context, site identified with red outline, Google Earth 2015

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 4

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015 SECTION 2 STATUTORY FRAMEWORK

2.1 INTRODUCTION Section 2 provides an overview of the administration context of the site and the applicable statutory frameworks. This framework gives context to the application and its recommendations.

2.2 ADMINISTRATIVE CONTEXT AND STATUTORY FRAMEWORK 2.2.1 Introduction For the purposes of this report, the following relevant policy and planning documents were reviewed: • National Heritage Resources Act No. 25 of 1999 (NHRA); • Municipal Frameworks, Guidelines and Regulations; • Existing heritage studies.

2.2.2 National Heritage Resources Act No. 25 of 1999 (NHR Act) The NHRA serves as the controlling legal framework for heritage management in South Africa. South African heritage legislation is broad ranging and provides theoretical protection to all categories of heritage. The Act lays down general principles for governing heritage resources management throughout the republic and provides for the identification, assessment, and management of the heritage resources of the country. The Act only applied to “those heritage resources of South Africa, which are of cultural significance or other special value for the community and for future generations.” A heritage resource is described as “any place or object of cultural significance” (NHRA Section 26 [xvi]). Heritage resources significant enough to be considered part of the national “estate” in Section 3(2) of the NHRA, and may include inter alia:

o Places, buildings, structures and equipment of cultural significance o Places to which oral traditions are attached or which are associated with living heritage; o Historical settlements and townscapes; o Landscapes and natural features of cultural significance; o Geological sites of scientific or cultural importance; o Archaeological sites and objects; o Graves and burial grounds; o Sites of significance relating to the history of slavery in South Africa; o Moveable objects including military objects, fine art, books records, documents, archaeological and paleontological objects, and materials.

Cultural heritage significance means aesthetic, historical, scientific, architectural, spiritual, technological or/and social value / significance. The process of deciding why a place is of heritage significance is called heritage assessment. Assessment helps to work out exactly why a place or area is important and how parts or elements contribute to its significance. Understanding heritage significance is essential to making sound decisions about the future of a place, and is central to developing a conservation plan. It guides management actions, such as planning compatible uses, can inform the development of educational materials, helps to justify the allocation of resources and to explain to people why a place is important. The assessment of the heritage significance of a place or object is the essential departure point for any system of heritage management. The NHRA requires the heritage significance of any site or object be assessed so as to ensure the appropriate level of management of the country’s heritage resources.

Assessment of the heritage value or significance of places and objects and ensuring adequate legal protection follows a clear sequence of actions, as follows: • Identification of places and objects that have apparent value in heritage terms; • Identification of significant factors that make the place or object valuable in heritage terms. Assessment of significance using heritage assessment criteria; • Determination of degree of significance of the place or object (grading); • Assignment of the appropriate level of formal legal protection and management by the relative heritage authority.

A culturally significant resource or site is considered part of the national estate if it has cultural significance or any other specials values due to: • Its importance in the community, or pattern of south Africa’s history; • Its possession of uncommon, rare or endangered aspects of South Africa’s natural or cultural history;

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 5

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

• Its potential to yield information that will contribute to an understanding of South Africa natural or cultural heritage; • Its importance in demonstrating the principal characteristics of a particular class of South Africa’s natural or cultural places or objects; • Its importance in exhibiting particular aesthetic characteristics valued by a community or cultural group; • Its importance in demonstrating a high degree of creative or technical achievement at a particular period; • Its strong association with a particular community or cultural group for social, cultural or spiritual reasons; • Its strong and special association with the life or work of a person, group or organisation of importance in the history of south Africa; • Sites of significance in relations to the history of slavery (Section 3[3] NHRA).

The NHRA provides formal protections for national and provincial heritage sites. Such sites are required to be declared by way of a notice in either the Government Gazette or Provincial Gazette. Provincial heritage authority must compile and maintain a heritage register listing the heritage resources in the province, which it considers conservation worthy. The Act provides for the protection of heritage resources that have not been formally protected.

The relevant sections of the Act for this assessment are:

Section 7: The South African Heritage Resources Authority (SAHRA) has in terms of Section 7 (1) of the NHR Act, published regulations providing for grading systems and heritage resources assessment criteria (Government Gazette No. 24893. Government Notice No. 694 dated 30 May 2003). The criteria to be applied in assessment the significance of heritage resources for Grade 1, 2 and 3 heritage resources.

Section 34 (1): Structures 34. (1) No person may alter or demolish any structure or part of a structure which is older than 60 years without a permit issued by the relevant provincial heritage resources authority.

2.2.3 Municipal Policy and Planning Context In brief description the following CCT planning documents are of relevance to the project.

Integrated Metropolitan Environmental Policy (IMEP): Cultural Heritage Strategy, 2005 The IMEP Cultural Heritage Strategy contains a series of policies of principle and management related policies which guide and commit the City in the conservation and enhancement of historic sites and their appropriate use. The underpinning vision for the Strategy states:

Cape Town is a unique historic city. It derives its character from evidence of a layered and multi-faceted history, its dramatic scenic setting, its historical townscapes and cultural landscapes, its cultural and heritage diversity and the traditions and memories that arise from its past. The role of the City is to co- ordinate the protection and enhancement of this unique character. The protection of heritage sites and the traditions and memories associated with them, are an important part of City management.

The City’s vision is where the heritage of its past and present inhabitants is respected, protected and enhanced through appropriate heritage management practices; adherence to sensitive, socially aware and appropriate heritage concepts and integration with other City responsibilities and policy objectives.

The Municipal Spatial Development Framework (MuniSDF) The MuniSDF identifies the importance of high quality spaces as a cornerstone of appropriate metropolitan planning and urban management. Key spatial principles are identified in the creation of positive public spaces: • Central location and high accessibility; • Definition by buildings and space defining elements; • Association of public facilities and public spaces; • Human scale; • Flexibility and multi purposes use.

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 6

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

Integrated Zoning Scheme Regulations 2013 The site has a split zoning of General Residential (GR) 4 and street. The immediate context zoning is GR 4, General Business 1, General Business 5, Transport infrastructure and General Industrial Subzone G12 (refer Figures 3 and 4)

Figure 3: Site and context zoning, site identified with black outline, Tommy Brummer Town Planners 2015

Table 1: General residential 2 -6 Coverage and Floor Factor, Tommy Brummer Town Planners 2015

Table 2: General residential sub zone Building lines, Tommy Brummer Town Planners 2015

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 7

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

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S T R 5 GR2 4 t 2 5 r 24 e MU2 MU2 7 e 52 170365 7 t 57597 1 GR2 140700 54

Figure 4: Site and context Zoning, site identified in yellow circle, note previous Erf no. of site, Tommy Brummer Town Planners 2015

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 8

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

SECTION 3 DESCRIPTION OF THE SITE AND CONTEXT

3.1 NEWLANDS DEVELOPMENT

Newlands has various precincts that vary in heritage significance determined by its history and use. Newlands suburb is in extent from Campground Road (east), N2 highway (west and south) and Klipper Road (north). Sub areas of the suburb include the Sports precinct, Newlands Village, Hiddingh Estate, Dean Street commercial area and the Railway Station precinct.

In 1700 Governor Willem van der Stel was granted land 9km outside Cape Town, which he named De Nieuwe Land or Nieuwland and developed as a country residence for high-ranking Company officials. One of the key usages of a linear route between Cape Town and Newlands was to provide the Cape settlement with timber as well as to link up the great estates of Papenboom and Paradise. The Newlands streams and mountain slopes were key determinants around which the Newlands settlement developed. Apart from the direction of the streams, the general presence of high quality water, very high rainfall and land fertility resulted in the early Newlands settlement and its agricultural use.

By the late nineteenth century a core community of mixed working inhabitants existed in the Newlands area, many with slave descendants from the large estates and others with their origins in imported Irish labour. The beer brewing industry has been integral to the history of the Newlands village from the 17th c. with the Cannon, van Reenen, Mariendal and Ohlsonn’s breweries are all associated with Newlands.

The railway line from Salt River reached Newlands on 19 December 1864. This infrastructure provided the stimulus for further development of the area.

Newlands was a mixed race suburb until its declaration as a White Group Area was gazetted in February 1961, four years before District 6 as White Group Area was gazetted. By 1964 the last of the disqualified residents had moved out of Newlands.

Figure 5: 1900 ca Newlands Station, views south Figure 6: Newlands station 1934 with modern towards Claremont, date and source unknown infrastructure, date and source unknown (www.archivephotostore.co.za). (www.archivephotostore.co.za).

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 9

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

Newlands Forests

Newlands Village

Newlands SAB Newlands Railway station

Newlands Rugby Stadium

Figure 7: Newlands Late 1940s, with the rugby grounds in the foreground, SAB mid ground and Erf 177552 is outside to the left of the image, source - Cape Argus, Late Edition Friday 22 October 2004, “Argus from Above” (http://www.viewfromabove.co.za/Argus.htm).

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 10

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

3.2 CONTEXTUAL ASSESSMENT OF SITE The contextual assessment of the site is achieved a varying levels as indicated in Figures 8 – 11 that refer to historical images and photographs contained in Section 3.3.

Figure 8: Broader context of the site outlined in red Figure 9: Site’s located context square

Figure 10: Immediate site context Figure 11: Site’s abutting land use and buildings

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 11

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

3.3 DEVELOPMENT OF SITE The site and its context developed from an undeveloped area until the present conditions as depicted in the historic maps and aerials below (refer Figures 12 – 33 Site is indicated). DATE CONTEXT SITE 1863 The site and its immediate context are depicted as undeveloped land, site indicated in Figure 13 with red outline.

Figure 12: Undeveloped site and context 1863 prior to Figure 13: Undeveloped site and immediate context, railway line reaching Newlands, Cape Archives AG129. source Cape Archives AG129. 1900 Railways line and station established. New cottages constructed in Mill street in the immediate context of the site. The site’s building is not indicated

Figure 15: few buildings indicated on Mill Street, site Figure 14: Initial development within context of railway remains undeveloped, source SAB Survey of Cape Town line and station, source SAB Survey of Cape Town

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 12

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

DATE CONTEXT SITE 1909 A few buildings are identified in the site context - its is presumed that one of these buildings indicated is the building on Erf 177552

Figure 16: The site context indicates a few buildings – Figure 17: Collection of buildings presumably on site and one of which is considered the site’ residence, source in immediate context, source (1909) War Office. Cape (1909) War Office. Cape Peninsula, War Office, General Peninsula, War Office, General Staff, Geographical Staff, Geographical Section, No. 2468, July 1909 Section, No. 2468, July 1909 1931 The survey indicates the site and context without individual buildings

Figure 18: Development of the site indicated, source Figure 19: Site’s contextual infrastructural development Government Printer, Pretoria indicated, source Government Printer, Pretoria 1939 The 1939 map indicates development of the site and its immediate context

Figure 20: Site’s contextual development, source Figure 21: Site and immediate context indicated as Government Printer developed, source Government Printer

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 13

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

DATE CONTEXT SITE 1944 The first aerial image of the site and context depicts the development of the site block. A street from Main Road towards the Newlands Brewery bisects the block to the rear of the site

Figure 22: Contextual development of site, Job 72/ 44, Figure 23: Site situated among residential streetscape, Strip 001, Image 00008. Job 72/ 44, Strip 001, Image 00008. 1966 1966 aerial image is similar to the 1944 photograph with more trees visable adjacent to the canal

Figure 24: 1966 image indicating further development of Figure 25: Similar situated in 1966 as the 1944 image site and context, Image 01034. portrays, Image 01034.

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 14

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

DATE CONTEXT SITE 1980 The topographic map of 1980 indicates the site’s block with the new road infrastructure and bridge over the railway line. The street bisecting the block is not depicted

Figure 26: Urban development with new bridge over Figure 27: Urban development within site context, source railway indicated, source Chief Directorate National Geo- Chief Directorate National Geo-spatial Information spatial Information 2008 2008 photograph indicates the development of the properties on the block adjacent to Main road

Figure 28: New multi level buildings contructed within the Figure 29: Site within suburban context, Google Earth site’s urban block’s south west corner, Google Earth 2009 A new road, Claremont Boulevard connects to Main road. This road removes buildings south adn west of the site. A new multi storey development adjacent to the railway line is visable

Claremont Boulevard

Figure 30: 2009 image depicts the new Claremont Figure 31: New road immediately adjacent to the site, Boulevard which bisects the site’s urban block, Google Google Earth Earth

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 15

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

DATE CONTEXT SITE 2015 2015 aerial image depicts the block’s new development adjacent to Campground Road and the site fairly isolated from its context

Claremont Boulevard

Figure 32: Current photograph indicates similar site Figure 33: Present site context is the same as indiatyed in context since 2009 2009 3.4 CONTEXT The images of the site’s context consist of multi level buildings, cottages in Mill Street and the Newlands SAB and road infrastructure (refer Figures 34 - 45)1.

Figure 34: Claremont Boulevard constructed c 2009 Figure 35: Claremont Boulevard with site’s rear white wall bisects site’s block and resulted in the demolition of the in mid ground, indicated. Adjacent apartment building site’s adjoining buildings to the west and south (pre 1944) visible on left of image

Figure 36: Mill streetscape viewing south with open Figure 37: Additional parking lot on Mill Street adjacent to parking lot (right) the site southern boundary, site visible on right

1 All images of site are by Bridget O’Donoghue unless referenced

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 16

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

Figure 38: Mill street viewing north, site’s vegetated Figure 39: State infrastructure building Mill Street garden visible on left of image

Figure 40: Recently completed residential building Mill Figure 41: Mill Street cottage presumably constructed for Street railway employees

Figure 42: Multi level building on Mill street c 2000 Figure 43: Sport Pienaar/Letterstedt Road streetscape with SAB (right) and pre 1944 apartments (left)

Figure 44: Myrtle Way accessing multi level buildings in Figure 45: Southern Sun Hotel corner Main and the site’s block, south western precinct Claremont Boulevard

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 17

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

3.5 SITE The site consists of a detached, gabled Victorian Residence within a landscaped garden. The front facade is orientated towards Mill Street with a low timber fence defining the site’s street boundary. Certain changes to the house include the replacement of original windows on the lateral facades with steel framed windows, the replacement of the original verandah columns with timber posts, the replacement of the Mil street wall or fence with the current timber fence.

Figure 46: Residences Street facade with mature trees in front garden, Tommy Brummer Town Planners 2015

Figure 47: Building’s north elevation, Tommy Brummer Town Planners 2015

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 18

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

Figure 48: Building’s south elevation with altered windows, Tommy Brummer Town Planners 2015

SUMMARY The residence on the site dates from early 20th c. The exterior view is in medium / high degree of intactness. Mature trees consisting of Palms and other species are situated in the site’s eastern garden facing Mill Street. The context of the site has dramatically altered from within an urban block between the Railway line and Main Road to within a smaller block between Railway Station and the newly constructed Claremont Boulevard. This recent road development has resulted in the demolition of the site’s adjoining residences and the isolation of the site from its former urban block.

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 19

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015 SECTION 4 SITE & CONTEXT: IDENTIFIED HERITAGE RESOURCES STATEMENT OF HERITAGE SIGNIFICANCES

4.1 INTRODUCTION The cultural significances of the site and its context provide the basis for the heritage assessment. The criteria for the assessment of heritage significance is outlined in Section 3(3) of the NHRA, and expanded to include intrinsic and association values.

4.2 SITE AND CONTEXT: PROVISIONAL STATEMENT OF CULTURAL SIGNIFICANCE As outlined in Table 1, the building on the site is assessed to possess historical, contextual, architectural and aesthetic significances to meet the requirements of Grade IIIC in terms of Section 7 (1) of the NHRA. The immediate and broader site context has low built environment cultural significances (Newlands Railway Station, SAB, Newlands Sport precinct [cricket club, rugby stadium, swimming pool], Liesbeek River and Main Road).

Table 3: Provisional Statement of Cultural Significance

No TYPE OF SIGNIFICANCE EXPLANATION 1 SITE’S IMMEDIATE CONTEXTUAL SIGNIFICANCE Description The site’s immediate context consists of road infrastructure, modern residences and commercial buildings Assessment The immediate site context is assessed to not meet the criteria stipulated in section 3 (3) of the NHRA Grading The site’s immediate context is assessed to have no contextual significance, to meet the requirements of NHRA Section 7 (1) 2 SITE’S TOWNSCAPE SIGNIFICANCE Description The site is dislocated from its broader context in which it was previously situated due to the construction of the Claremont Boulevard on the site’s western boundary. The site remains a remnant of the residential node situated adjacent to SAB and the Newlands Railway Station. Assessment The site building only relates to Mill Street built environment, which retains a residential scale and character. Grading Given the low townscape qualities of the site, it is assessed to not have townscape significance in terms of the local area. 3 ARCHITECTURAL SIGNIFICANCE Description The site consists of a single storey detached Victorian residence that has an exterior of med/high intactness -alterations to the lateral facades (window replacements) have occurred Assessment The building is assessed as an example of a detached Victorian residence, of a type that is common in other settlements developed in the late 18th/early 19th c (e.g. Observatory, Woodstock, Salt River). The residence is not the work of a significant architect nor does it exhibit high quality period detailing. Grading Given the low architectural significance of the buildings, the site is assessed to meet the requirements of Grade IIIC in terms of Section 7 (1) of the NHRA 4 SITE’S AESTHETIC SIGNIFICANCE Description The Victorian residence is situated within a mature landscape setting and has a positive interface with the Mill streetscape. Assessment The building and garden are assessed as significant for the aesthetic characteristics and contribution to the immediate setting contributing to the Mill Streetscape. Grading Given the aesthetic significance of the site and its structures, the site is considered to meet the requirements of Grade IIIC in terms of NHRA S. 7 (1) 5 SCIENTIFIC SIGNIFICANCE Assessment No information of the building’s scientific significance is known. Grading The scientific significance of the site is assessed to not meet the requirements of Section 7 (1) of the NHRA 6 HISTORICAL SIGNIFICANCE Description The residence was a component of a small residential settlement adjacent to the SAB and Newlands Railway, removed from

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 20

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

No TYPE OF SIGNIFICANCE EXPLANATION Newlands Village and associated in proximity to the Newlands SAB, Railways Station and Cricket Grounds. Assessment The site is representative of a historical period relating to a residential node within its context. The building is assessed to not have high importance in the pattern of SA history with the possession of rare aspects of SA cultural heritage, nor have a strong historic association with Newlands SAB, Railways Station or Cricket grounds Grading The site is assessed to meet Grade IIIC of the requirements in terms of Section 7 (1) of the NHRA for its historical significance. 7 SOCIAL SIGNIFICANCE Description Previous residents and relationships with the SAB, Railways Station and Cricket grounds are unknown Assessment The site is insignificant in terms of social significance and is not assessed to meet the criteria stipulated in section 3 (3) of the NHRA Grading The site is assessed to not meet the requirements of Section 7 (1) of the NHRA for social significance 8 VISUAL SPATIAL VALUE The building, orientated to Mill Street offers low spatial value to this streetscape but offers no spatial value to Claremont Boulevard and Main Road 9 INTRINSIC VALUE The built fabric had a medium degree of intrinsic value being of medium/high intactness. 10 ASSOCIATIONAL VALUE No known associational significance to the building is known 11 RARITY VALUE The building is assessed to not be an uncommon, rare and endangered building nor does it demonstrate to a high degree as building of its type or the principle characteristics of the Newlands settlement formal township layout

Table 4: summary the building’s cultural value

No Item Cultural Value 1 Context No 2 Townscape No 3 Aesthetic Grade IIIC 4 Architectural Grade IIIC 5 Social No 6 Historical Grade IIIC 7 Associational Unknown 8 Scientific No 9 Technical No 10 Visual Spatial value No 11 Intrinsic Low 12 Rare No

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HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

SECTION 5 CONCLUSIONS AND RECOMMENDATIONS

5.1 CONCLUSION The application for demolition of the residence on Erf 177552 is in terms of legislation that has been promulgated to identify the significance of heritage resources, prescribe the application processes and protect the loss of significant heritage resources. The application to demolish is assessed in terms of the building and site context cultural value/s, and its spatial contribution to Mill Street and the Newlands townscape.

The site and its immediate context east of Claremont Boulevard are zoned General Residential 4, which allow significantly more development rights than most erven are currently utilised for.

Although the building is assessed as Grade IIIC structure for architectural, aesthetic and historic significances, the assessment for the demolition is positive considering the factors:

• Low cultural significance of the site context consisting of modern development within the site’s urban block (Southern Sun hotel, Radisson Hotel, Deaf Institute, SAB Brewery’s modern industrial buildings); • Building situated outside of a HPOZ; • Building’s isolated situation, caused by the development of the Claremont Boulevard. The site is bounded by 2 vacant erven currently utilised for unregulated vehicular parking; • Lack of the building’s former historic residential environment; • Lack of the building’s rarity value; • Site’s future development potential positive contribution to the site and context; • Future development will trigger NHRA Section 38(1) for a possible HIA in which future development will be assessed for positive site contextual impacts; • Site and context General Business 4 zoning that provides development rights that will positively impact on the precinct.

5.2 RECOMMENDATIONS The Heritage Statement recommends:

1. HWC approve the application for the demolition of the existing building on Erf 177552 and issues a permit in terms of the NHRA Section 34; 2. Site trees to be assessed for significance in order to determine which trees should be retained and removed. Protection measures during the demolition process to be put in place for the trees identified for potential retention or relocation.

5.3 SOURCES http://www.sahistroty.or.za Baumann. N And Crewe Brown.T: Newlands Village Conservation Area May 2008 CCT Cultural Heritage Strategy 2005 CCT Notes on the Historical Significance of Newlands Spring 7 February 1994 ref A3944.MA/de/1 TP 4024 TP 2428/113 National Heritage Resources Act, no 25 of 1999 images.supersport.com/HISTORY-OF-NEWLANDS.doc

MAPS

(1863) De Smidt, Willem. Plan showing the Watercourses and Pipes on the Estate Mariendahl. Cape Archives AG129.

(ca 1900) (Survey of Cape Town)1

1 Images from SAB museum display with date but no source – gap.

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 22

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

(1909) War Office. Cape Peninsula (Scale not indicated). War Office, General Staff, Geographical Section, No. 2468, July 1909. For Official Use Only.

(1931) Government Printer, Pretoria. City of Cape Town and Environs. Sheet 8/18. (Scale not indicated). Drawn by the Office of the Surveyor-General, Cape Town in 1931.

(1939) Government Printer, Union of South Africa. Cape Peninsula 1: 25 000. Sheet 1/4. Surveyed by the Trigonometrical Survey Office, Mowbray in 1932, Photolithographed in 1934, and reprinted with minor revisions 1939.

(1961) Chief Directorate National Geo-spatial Information. 3318 CD Cape Town: 50 000, Edition 3.

(1980) Chief Directorate National Geo-spatial Information. 3318 CD Cape Town: 50 000, Edition 6.

(2010) Chief Directorate National Geo-spatial Information. 3318 CD Cape Town: 50 000, Edition 8.

AERIAL PHOTOGRAPHY

1944 – Job 72/ 44, Strip 001, Image 00008.

1945 – Job 203A/ 45, Strip 012, Image 01034.

1966 – Job 550/1/66, Strip 004, Image 00062.

HISTORIC PHOTOS

(1900 ca) Newlands Station – early photo looking south towards Claremont, date and source unknown (www.archivephotostore.co.za).

(1934) Newlands Station Platform looking south towards Muizenberg, 1934. Photograph by Oz Barker (www.zandvleitrust.org.za).

(1950) Newlands rugby stadium - Late 1940’s - Cape Argus, Late Edition Friday 22 October 2004, “Argus from Above” (http://www.viewfromabove.co.za/Argus.htm

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 23

HERITAGE STATEMENT ERF 177552 MILL STREET NEWLANDS CAPE TOWN FINAL 17 JULY 2015

BRIDGET O’DONOGHUE ARCHITECT, HERITAGE SPECIALIST ENVIRONMENT 24