NAMAQUA HOUSE ROOFTOP EXTENSION ERF 116120, CORNER OF BURG & SHORTMARKET STREETS,

ARCHITECTURAL APPRAISAL & GUIDELINES

Report Further to the Application for Alterations and Additions In Terms of Section 34 of the National Heritage Resources Act of 1999

Case no. 15052607E

Prepared for Baran Kalay Prepared by Mike Scurr of Rennie Scurr Adendorff Architects cc & Janine de Waal of Janine de Waal Architects

16 September 2015 (updated 23 September 2015)

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects

Contents Annexures

Executive Summary 1 Annexure 1: Street Elevations with new concept proposal. 1. Introduction 2 2. Purpose of Report 2 Annexure 2: Previous submission: M. Joseph Architecture and Project Management 3. Limitations 2

4. Statement of Independence 2

5. Methodology 2 6. Site Location 2 7. Legal, Policy and Planning Context 3 8. Historical Overview 4 8.1. Built Environment 4 8.2. Development of the Site and Mapping Analysis 6 8.3. Historic Photographs 8 8.4. Building Development 9 9. Existing Building: Rooftop Appraisal 10 10. Principles for the Extension 13 10.1. General Principles 13 10.2. Specific Principles for Namaqua House 13 11. Site Indicators 15 11.1. Site Lines 15 11.2. Overlooking Views 17 12. Guideline Indicators for Rooftop Extension 19 13. Concept Proposal 20 14. Recommendations and Conclusion 22

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects

List of Figures Figure 28: View 3 taken from Longmarket Street on the south west edge of Green Market Square. The Namaqua House roof extension will not be visible...... 16

Figure 29: View 4 taken from Green Market Square. The Namaqua House roof extension will not be visible. Figure 1: Locality aerial photograph (no. 2014 3318CD_19_14_2014_699_RGB_RECT) illustrating the ...... 16 location of the erf 116120, within the . The location of the erf has been indicated with an asterisk. (Source: Geo-Spatial Information (NGI)...... 2 Figure 30: View 5 taken from Burg Street from the pavement opposite Namaqua House. The Namaqua House roof extension will be visible, however as the extension is set back from the exiting eighth Figure 2: Aerial photograph (no. 2014 3318CD_19_14_2014_699_RGB_RECT) illustrating the surrounding floor it will not have a negative impact on the Grade IIIA building. (The approximate extent of the context, highlighting the historic squares (in yellow) and Company’s Gardens (in green). The erf roof extension has been dotted in red.) ...... 17 has been indicated with an asterisk. (Source: Geo-Spatial Information (NGI)) ...... 3 Figure 31: Aerial photograph indicating the overlooking views which were taken around Green Market Figure 3: Image illustrating the location and extents of erf 116120 on Burg Street and adjacent to Green Square...... 17 Market Square. (Source: [Online]. Available: http://maps.capetown.gov.za/isisiv/ [13 September Figure 32: View 6 taken from Burg Street on the opposite side of Green Market Square. The Namaqua 2015].) ...... 3 House roof extension will be visible; however it will not have a negative impact on the PHS or Figure 4: Urban scale diagram showing site in relation to key historic squares and city spaces (Riebeeck Grade IIIA building. (The approximate extent of the roof extension has been dotted in red.) ...... 18 Square, Greenmarket Square, Church Square and the ), the Castle, Company’s Figure 33: View 7 taken from the rooftop of the building located on the opposite side of Burg Street, Garden and the “Dutch” city grid...... 4 overlooking Namaqua House. The extent of the roof addition has been outlined in red. The Figure 5: A map of Cape Town, Planen Caart van’t Vlekaan Caap, in 1755 by Wentzel, illustrating the Namaqua House roof extension will be visible; however it will not have a negative impact on the simple grid development of Cape Town, with the Company’s Gardens as the setting out point. roofscape of the Grade IIIA building...... 18 Note the locations of the historic squares, Green Market Square and Church Square (adjacent to Figure 34: Guideline drawings: 3D view at rooftop level ...... 19 the church). The current location of erf 116120 has been indicated with an asterisk, adjacent to Green Market Square. (Map not to scale.) (Source: City of Cape Town) ...... 5 Figure 35: Guideline drawings: Burg Street Elevation ...... 19 Figure 6: A map of Cape Town, in 1785, illustrating the locations of the historic squares, Green Market Figure 36: Guideline drawings: Greenmarket Square facing Elevation...... 19 Square, Church Square and Riebeeck Square. The current location of erf 116120 has been Figure 37: Concept Proposal: 3D views at rooftop level...... 20 indicated with an asterisk, adjacent to Green Market Square. (Map not to scale.) (Source: City of Figure 38: Concept Proposal: Burg Street Elevation ...... 21 Cape Town) ...... 5 Figure 39: Concept Proposal: Greenmarket Square facing Elevation...... 21 Figure 7: 1755 map of Cape Town overlaid on 2015 aerial photograph, illustrating the erven within the city Figure 40: Concept Proposal: Photomontage of concept proposal seen within the existing context...... 21 block. The map clearly indicates that erf 116120 formerly consisted of two properties...... 6 Figure 8: 1862 Snow map overlaid on 2015 aerial photograph...... 6 Figure 9: 1895 Goad map overlaid on 2015 aerial photograph...... 6 Figure 10: 1900 Thom map overlaid on 2015 aerial photograph...... 6 Figure 11: 1925 Goad map overlaid on 2015 aerial photograph...... 7 Figure 12: 1937 Goad map overlaid on 2015 aerial photograph...... 7 Figure 13: 1949 Goad map overlaid on 2015 aerial photograph...... 7 Figure 14: 1968 Aerial photograph (no. 620_1968_08_0258). (Source: Geo-Spatial Information (NGI)) ...... 7 Figure 15: Photograph of Longworths, c1910. (Source: Ashley Lillie) ...... 8 Figure 16: Photograph of the interior of Longworths. (Source: Ashley Lillie) ...... 8 Figure 17: Possible photomontage of the new design superimposed on the existing Longworth’s building. (Source: Ashley Lillie) ...... 8 Figure 18: Photograph of Namaqua House (date unknown), prior to the 1957 extension. (Source: Van Graan, André. Negotiating Modernism in Cape Town, 1918-1948 (Buildings by Roberts and Small, p.211.)...... 8 Figure 19: 3D Model of existing rooftop...... 10 Figure 20: Aerial views of Namaqua House rooftop from Burg Street...... 10 Figure 21: Existing context images...... 11 Figure 22: Existing roofscape images...... 12 Figure 23: Precedent examples of rooftop extensions...... 13 Figure 24: Precedent examples of rooftop extensions...... 14 Figure 25: Aerial photograph indicating the site lines in and around Green Market Square and Namaqua House...... 15 Figure 26: View 1 taken from Burg Street on the opposite side of Green Market Square. The Namaqua House roof extension will be visible; however it will not have a negative impact on the PHS or Grade IIIA building. (The approximate extent of the roof extension has been dotted in red.) ...... 15 Figure 27: View 2 taken from Longmarket Street on the south corner of Green Market Square. The Namaqua House roof extension will be visible; however it will not have a very low (and not negative) impact on the PHS or Grade IIIA building. (The approximate extent of the roof extension has been dotted in red.) ...... 16

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects

Executive Summary

This guideline study by Rennie Scurr Adendorff Architects with Janine de Waal Architects has re- assessed and reconceptualised the proposal for the rooftop extension on Namaqua House. The historic context and development has also been reviewed in order to better understand any potential impact.

The findings are: 1. The building has undergone several extensions over time. 2. The rooftop area is unremarkable and surrounded by higher modern buildings, and therefore an extension in this area will not be intrusive or inappropriate. 3. The context has been reviewed and we conclude that a sensitively designed, low key roof extension will not have a negative impact on the Greenmarket Square PHS or on views from Burg Street. 4. Replica art deco detailing as previously proposed is not appropriate. 5. Namaqua House is most certainly worthy of its IIIA grading, and any extension must complement this. 6. The rooftop extension should be lightweight and contemporary in nature, but with control lines influenced by modules and proportions on the existing building. 7. The rooftop should not be domestic in character as per the previous proposal. 8. The facade facing the street should take cues from the 3 bay facade below, and should step back equally over both floors for simplicity and to reduce visual confusion. 9. The facade facing /Greenmarket Square should be more open/ transparent and pick up module lines in the same manner. 10. Lightweight construction with metal cladding and glazing is considered appropriate. 11. No ‘Bedouin tents’, pergolas and further enclosures should be permitted. 12. The interior plan layout should be re-appraised to function optimally. 13. A heritage architect should be involved in the process moving forward given the high significance of the building and its context.

We recommend that HWC approve the guidelines and that a revised design be prepared.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 1

1. Introduction

Rennie Scurr Adendorff Architects cc and Janine de Waal Architects have been appointed by Baran Kalay to prepare a Guideline Report for Erf 116120, located at 36 Burg Street, Cape Town.

2. Purpose of Report

The primary purpose of this report is to provide the required architectural guidelines in order to assist Heritage to assess the application for a permit in terms of Section 34 of the NHRA for the additions to the existing buildings for commercial usage.

3. Limitations

Existing building plans of erf 116120 were viewed at Cape Town City Council, but no copies of the drawings were obtained.

4. Statement of Independence

Mike Scurr of Rennie Scurr Adendorff Architects cc and Janine de Waal of Janine de Waal Architects, acting in the capacity as Heritage Architects, have no ties to the owner of the property or to any of the professionals in the project. erf 116120

5. Methodology * The methodology employed in preparation of these architectural guidelines includes site visits and inspections, meetings with and M. Joseph Architecture & Project Management, limited review of historical drawings available at City of Cape Town and in-office analysis and interpretation of the information (referenced) gathered. Some Historic Analysis was done in order to understand context and the significance of the site in question.

6. Site Location

Erf 116120 is situated on the corner of Shortmarket and Burg Streets in the city centre of Cape Town in the Western Cape. Currently the property is zoned General Business 7 (GB 7). The property is owned by Baran Kalay.

The property is located within the Central City heritage protection overlay zone of the District of Cape Town and has a proposed grading of IIIA. Figure 1: Locality aerial photograph (no. 2014 3318CD_19_14_2014_699_RGB_RECT) illustrating the location of the erf 116120, within the City of Cape Town. The location of the erf has been indicated with an asterisk. (Source: Geo-Spatial Information (NGI)

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 2

7. Legal, Policy and Planning Context

Riebeeck Erf 116120 is located within a heritage protection area and the building fabric is older than 60 years. Square The following laws are applicable in terms of heritage resources:

Green  National Heritage Resources Act (1999) – alterations to structure or parts of a Market structure which is older than 60 years (Section 34(1) Square *  City of Cape Town Zoning Scheme Regulations (2012)

The City of Cape Town Zoning Scheme Regulations of 2012 indicates that erf 116120 is located within the Table Bay District’s Heritage Protection overlay zone (Zone 5: Central City), therefore general and specific provisions are applicable as enforced by the City of Cape Town. Church Square Company’s The erf is also located on a prominent corner site on Green Market Square, itself a Provincial Garden Heritage Site (PHS) which was proclaimed on 17 February 1961 (SAHRA file reference: 9/2/018/0140). Figure 2: Aerial photograph (no. 2014 3318CD_19_14_2014_699_RGB_RECT) illustrating the surrounding context, highlighting the historic squares (in yellow) and Company’s Gardens (in green). The erf has been indicated with an asterisk. (Source: Geo-Spatial Information (NGI)) The Declaration property description related to Green Market Square1 reads:

Bounded north-east by Shortmarket Street, south-east by Block EE, south-west by Longmarket Street, north-west by Block JJ, excluding portion of Burg Street, between Shortmarket and Longmarket Streets, Cape Town.

Green Market Square

Figure 3: Image illustrating the location and extents of erf 116120 on Burg Street and adjacent to Green Market Square. (Source: [Online]. Available: http://maps.capetown.gov.za/isisiv/ [13 September

2015].) 1 Green Market Square was gazetted along with Church Square and Riebeeck Square

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 3

8. Historical Overview

8.1. Built Environment

Erf 116120 is located in the Cape Town . The property is located in an urban context contained by the broader cultural landscape bounded by Devil’s Peak, Table Mountain, Lion’s Head, and Table Bay harbour.

Greenmarket Square is a significant site and played a key role in the development of Cape Town. The square is clearly visible on maps dating back to 1755 (see Figure 5).

Green Market Square was declared a National Monument in 1961 along with Church Square and Riebeeck Square. The proclamation text (Govt Gazette no. 279 of 17 February 1961) reads:

1. Greenmarket Square. - One of the squares round which Cape Town developed. In early times it was the site of the vegetable and fruit market. 2. Riebeeck Square. - One of the squares round which Cape Town developed. It was first known as Boerenplein and later as Hottentot Square. Here the farmers outspanned their wagons and off-loaded their products. 3. Church Square. - One of the squares round which Cape Town developed. It was the square used by churchgoers of the Groote Kerk.

The current structures on the property date back to 1929. Other buildings predate these structures, but were demolished to accommodate the current buildings. *

The historical maps, dating back to as early as 1755 (see Figure 5), and historical photographs clearly indicates the buildings that pre-dated the current buildings. The historical maps further indicate that erf 116120 formerly consisted of mainly two erven.2 See Figures 7 -14 illustrating the evolution of the previous buildings.

Figure 4: Urban scale diagram showing site in relation to key historic squares and city spaces (Riebeeck Square, Greenmarket Square, Church Square and the Grand Parade), the Castle, Company’s Garden and the “Dutch” city grid.

2 No Surveyor-General diagrams were obtained as part of this body of work; therefor the exact date of consolidation has not been established.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 4

Grand Parade * Green Church Market * Riebeeck Square Square Square Green Market Square Church Square

Company’s Garden

Figure 6: A map of Cape Town, in 1785, illustrating the locations of the historic squares, Green Market Square, Church Square and Riebeeck Square. The current location of erf 116120 has been indicated with an asterisk, adjacent to Green Market Square. (Map not to scale.) (Source: City of Cape Town)

Company’s Garden

Figure 5: A map of Cape Town, Planen Caart van’t Vlekaan Caap, in 1755 by Wentzel, illustrating the simple grid development of Cape Town, with the Company’s Gardens as the setting out point. Note the locations of the historic squares, Green Market Square and Church Square (adjacent to the church). The current location of erf 116120 has been indicated with an asterisk, adjacent to Green Market Square. (Map not to scale.) (Source: City of Cape Town)

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 5

8.2. Development of the Site and Mapping Analysis

Figure 7: 1755 map of Cape Town overlaid on 2015 aerial photograph, illustrating the erven within the city Figure 9: 1895 Goad map overlaid on 2015 aerial photograph. block. The map clearly indicates that erf 116120 formerly consisted of two properties.

Figure 8: 1862 Snow map overlaid on 2015 aerial photograph. Figure 10: 1900 Thom map overlaid on 2015 aerial photograph.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 6

Figure 11: 1925 Goad map overlaid on 2015 aerial photograph. Figure 13: 1949 Goad map overlaid on 2015 aerial photograph.

Figure 12: 1937 Goad map overlaid on 2015 aerial photograph. Figure 14: 1968 Aerial photograph (no. 620_1968_08_0258). (Source: Geo-Spatial Information (NGI))

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 7

8.3. Historic Photographs

Figure 17: Possible photomontage of the new design superimposed on the existing Longworth’s building. (Source: Ashley Lillie)

Figure 15: Photograph of Longworths, c1910. (Source: Ashley Lillie)

Figure 16: Photograph of the interior of Longworths. (Source: Ashley Lillie) Figure 18: Photograph of Namaqua House (date unknown), prior to the 1957 extension. (Source: Van Graan, André. Negotiating Modernism in Cape Town, 1918-1948 (Buildings by Roberts and Small, p.211.)

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 8

8.4. Building Development rustication. Balconettes (on Burg) and deep sixth floor cornice developing strong Art Deco decorative touches. Deep top floor eaves cornice, Spanish tiles with plaster edge The current erf consists of mainly two erven, historically each with its own building. The building spear-shaped projections. Fine period entrance hall and lift stair hall with terrazzo, brass, plans indicate that the corner building was designed in 1929 and the extension to the north east in marble, orange, green and black colour ceiling. Present lift 1967. Built (first stage) c1930. 1957. Refer Cumming-George, Architecture in , Volume 1, p.100. Architects Roberts and Small.”3 The following building plans were accessed at the City of Cape Town:

1929 – Hubert L. Roberts + Small Architects The current extent of the corner building was designed. The ground floor was designed as shops, the first floor a showroom and offices on the remainder of the floors (second to seventh).

1956 – Roberts + Scholten Architects Proposed extensions to the first floor.

1957 – Hubert Roberts + Partners The corner building was extended to the north east, increasing the footprint of Namaqua House. The ground floor was designed as shops, the first floor a showroom and offices on the remainder of the floors (second to eighth).

1956 – Roberts, Scholten, Lee and Dekker Architects Proposed extensions to Namaqua House.

1960 – M.J. Calder MIA Architect Internal subdivision.

1965 – Roberts, Scholten, Lee Architects Proposed alterations to seventh and eighth floors. The drawings indicate a principal’s office on the eighth floor.

The building plans suggest that both the previous buildings were completely demolished. The architectural firm of Roberts (with various partners) was responsible for most of the architectural design of Namaqua House.

Rennie described the building(s) as follows in the 1977 and 1978 Survey of the Buildings of Central Cape Town (Volume 2):

“36 Burg Street, corner Shortmarket Street Namaqua House, shops and offices (inspected February 1978)

G and 7 floors, 5 bay on Shortmarket Street, 7 bay on Burg Street plus 3 matching extension, all concrete framed. Ground: green and black marble facings, teak shop fronts, leaded patterned top lights. Concrete canopy, wrought iron rail. Upper Floors: plain painted plaster, teak composite sized glazing, also patterned

glazing. Plaster and precast stylised ornament, banding, spangled string courses, 3 Cape Provincial Institute of Architects, 1977-1978, p. 100.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 9

9. Existing Building: Rooftop Appraisal

The extension is proposed to be built on top of the 1965 Roberts Scholten Lee Architects addition to the 1957 Hubert Roberts & Partners extension to the 1929 corner building.

The rooftop structures are unremarkable and have no intrinsic heritage significance. Sensitive adaptation/re-use/extension can be undertaken, provided there is no impact on the structure of the building or visual impact from the surrounding buildings and spaces.

Figure 20: Aerial views of Namaqua House rooftop from Burg Street.

Figure 19: 3D Model of existing rooftop.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 10

Figure 21: Existing context images.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 11

Figure 22: Existing roofscape images.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 12

10. Principles for the Extension

10.1. General Principles

The principles embodied in the Burra Charter should be followed, inter alia:  new work must not distort or obscure the cultural significance of the place, or detract from its interpretation and appreciated.  new work is to remain clearly recognisable  bulk, form, scale, character, colour, texture and material to be considered.  The new work should be similar to, but not imitate, the existing significant fabric.

10.2. Specific Principles for Namaqua House (Rennie Scurr Adendorff – 2015) Usage at roof level can be supported provided that:  there is no structural impact on the existing building.  activity at street level is not compromised.  the proliferation of pergolas, decks, enclosure and tents is not permitted.

Figure 23: Precedent examples of rooftop extensions.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 13

Figure 24: Precedent examples of rooftop extensions.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 14

11. Site Indicators

11.1. Site Lines

Erf 116120 is located adjacent to Green Market Square, which is a PHS. The impact of the roof extension is predominantly evaluated from the Square due to its significance and it being the only large open space allowing views of Namaqua House.

Views were taken from Burg Street, Longmarket Street and Green Market Square. As illustrated in the following figures, the roof extension will mainly be visible from Views 1, 2 and 5. The roof addition has been limited in extents keeping the footprint on the 1957 extension only, reducing the impact and acknowledging the existing isolation joint separating the corner building from the 1957 extension. Further the roof extension has been set back from the existing eighth floor facade, which has been set back from the main façade (see view 5).

The impact of the extension will not detract from the significance of the PHS or the Grade IIIA structure (Namaqua House), as the roof extension is surrounded by higher and more ordinary/background buildings. The extension will change the extents of the building skyline relating to the street (see views 1 and 5), but not increasing the height of the skyline.

5 Figure 26: View 1 taken from Burg Street on the opposite side of Green Market Square. The Namaqua House roof extension will be visible; however it will not have a negative impact on the PHS or Grade IIIA building given that it is set back from the facade. (The approximate extent of the roof extension has been dotted in red.)

4

3

1 2

Figure 25: Aerial photograph indicating the site lines in and around Green Market Square and Namaqua House.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 15

Figure 27: View 2 taken from Longmarket Street on the south corner of Green Market Square. The Namaqua House roof extension will be visible; however it will not have a very low (and not negative) impact on the PHS or Grade IIIA building. (The approximate extent of the roof extension has been dotted in red.)

Figure 29: View 4 taken from Green Market Square. The Namaqua House roof extension will not be visible.

Figure 28: View 3 taken from Longmarket Street on the south west edge of Green Market Square. The Namaqua House roof extension will not be visible.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 16

11.2. Overlooking Views

As illustrated in the above views 1-3, Green Market Square is surrounded by buildings of a similar height to that of Namaqua House. However there are a few adjacent buildings which will be overlooking the roof extension of erf 116120.

Due to access only two views were taken, these would represent the typical overlooking view of the extension. View 6 was taken from Burg Street on the south west of Green Market Square. View 7 was taken from the roof top of the building to the south of Namaqua House.

The impact of the extension will not detract from the significance of the PHS or the Grade IIIA structure (Namaqua House), as the existing roofscape mainly consists of a combination of concrete and metal roofs, lift service rooms and access.

7

Figure 30: View 5 taken from Burg Street from the pavement opposite Namaqua House. The Namaqua House roof extension will be visible, however as the extension is set back from the exiting eighth floor it will not have a negative impact on the Grade IIIA building. (The approximate extent of the roof extension has been dotted in red.) 6

Figure 31: Aerial photograph indicating the overlooking views which were taken around Green Market Square.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 17

Figure 32: View 6 taken from Burg Street on the opposite side of Green Market Square, mid-way up the Figure 33: View 7 taken from the rooftop of the building located on the opposite side of Burg Street, Metropolitan Church spire during an inspection. The Namaqua House roof extension will be visible; overlooking Namaqua House. The extent of the roof addition has been outlined in red. The however it will not have a negative impact on the PHS or Grade IIIA building. (The approximate Namaqua House roof extension will be visible; however it will not have a negative impact on the extent of the roof extension has been dotted in red.) roofscape of the Grade IIIA building.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 18

12. Guideline Indicators for Rooftop Extension

1. The face of the extension is to be set back to align with the face of lift motor room. Both floors are to be on the same plane, and not stepped/ staggered as previously. The setback at the lower level is further back than previously, while the upper level is further forward from the

previous proposal. 2. Line of blocking/ masking building on Shortmarket Street – this suggests a solid wall with punctured openings behind/ beyond this line, with a more transparent and open wall to deck to the East/right of this line.

3. Maximum 2 levels (approx. 6.5m high overall extension). This will impact on the open balcony on the boundary wall of the extension adjacent above the parking garage, but it is assumed these are not embedded rights. 4. The programme should be tested to see if a single storey extension meets the needs.

5. Floor level of extension governed by eaves level of existing extension of the flat/lift room. 6. Face of existing 8th floor extension below. 7. Extent governed by existing building/light well.

Figure 35: Guideline drawings: Burg Street Elevation

Figure 34: Guideline drawings: 3D view at rooftop level Figure 36: Guideline drawings: Greenmarket Square facing Elevation

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 19

13. Concept Proposal

Figure 37: Concept Proposal: 3D views at rooftop level

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 20

Figure 38: Concept Proposal: Burg Street Elevation

Figure 40: Concept Proposal: Photomontage of concept proposal seen within the existing context.

Figure 39: Concept Proposal: Greenmarket Square facing Elevation

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 21

14. Recommendations and Conclusion

This guideline study by Rennie Scurr Adendorff Architects with Janine de Waal Architects has re- assessed and reconceptualised the proposal for the rooftop extension on Namaqua House. The historic context and development has been reviewed in order to better understand any potential impact.

The findings are: 1. The building has undergone several extensions over time. 2. The rooftop area is unremarkable and surrounded by higher modern buildings and an extension in this area will not be intrusive or inappropriate. 3. The context has been reviewed and we conclude that a sensitively designed, low key roof extension will not have a negative impact on the Greenmarket Square PHS or on views from Burg Street. 4. Replica art deco detailing as previously proposed is not appropriate. 5. Namaqua House is most certainly worthy of its IIIA grading, and any extension must complement this. 6. The rooftop extension should be lightweight and contemporary in nature, but with control lines influenced by modules and proportions on the existing building. 7. The rooftop should not be domestic in character as per the previous proposal. 8. The facade facing the street should take cues from the 3 bay facade below, and should step back equally over both floors for simplicity and to reduce visual confusion. 9. The facade facing Table Mountain/Greenmarket Square should be more open/ transparent and pick up module lines in the same manner. 10. Lightweight construction with metal cladding and glazing is considered appropriate. 11. No ‘bedouin’ tents, pergolas and further enclosures should be permitted. 12. The interior plan layout should be re-appraised to function optimally. 13. A heritage architect should be involved in the process moving forward given the high significance of the building and its context.

We recommend that HWC approve the guidelines and that a revised design be prepared.

NAMAQUA HOUSE – Erf 116120, CAPE TOWN Report prepared by Rennie Scurr Adendorff Architects cc & Janine de Waal Architects 22

Annexures

Annexure 1: Street Elevations with new concept proposal.

BURG STREET ELEVATION Scale 1:125 @ A3

NAMAQUA HOUSE – Erf 116120, CAPE TOWN

SHORTMARKET STREET ELEVATION Scale 1:125 @ A3

NAMAQUA HOUSE – Erf 116120, CAPE TOWN

Annexure 2: Previous submission: M. Joseph Architecture and Project Management

NAMAQUA HOUSE – Erf 116120, CAPE TOWN

NAMAQUA HOUSE – Erf 116120, CAPE TOWN