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The Adaptive Reuse of the Former Thesen Island Power Station: a Case Study

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The Adaptive Reuse of the Former Thesen Island Power Station: a Case Study THE ADAPTIVE REUSE OF THE FORMER THESEN ISLAND POWER STATION: A CASE STUDY by Rhys Ivor Brian Edwards Student no: 213295989 Submitted in fulfilment of the requirements for the degree Magister Technologiae in Architectural Technology Faculty of Informatics and Design: Cape Peninsula University of Technology Supervisor: Prof. Andre Van Graan March 2017 DECLARATION I, Rhys Edwards, the undersigned, hereby declare that the work contained in this thesis is my own original work and that I have not previously, in its entirety or in part, submitted it at any other university for a degree. Further, I declare that all sources of information have been acknowledged appropriately. Rhys Edwards Date: ………………………………………………………………………………. ii DEDICATION In loving memory of my wonderful father, Martin Edwards, who gave me my love of design and architecture but did not live to see me complete this work, and to my wonderful UK „parents‟, Chris and Lina Fair who have always watched over me and given me so much inspiration, as well as being so generous with me – I love you both. iii ACKNOWLEDGEMENTS Thanks to my mother, Melody Edwards. Thank you for all your love, support and encouragement, without which this thesis would not have been possible. Grateful thanks to Prof. Andre Van Graan for your help and advice and seeing me through this seemingly endless journey. You will be sorely missed on campus, but enjoy your retirement. To all the interviewees, especially Mike Louw, for your time and patience. Mike, you went the extra mile to secure all manner of photographs and documents for me and it is so appreciated. I have really enjoyed exploring this project. iv ABSTRACT In the developed Western world, the need to preserve buildings, including industrial buildings, is well established, and the many charters that exist for guidance for preservation of the built environment point to the necessity of preservation. It can be posited that many of South Africa buildings with industrial architectural heritage are being lost either through neglect, obsolescence, demolition or vandalisation. At an international conference, David Worth, the sole South African representative for the International Committee for the Conservation of the Industrial Heritage (TICCIH), stated that South Africa‟s industrial heritage has been neglected by the public, by professionals and academics, and by commercial and political interests. Läuferts and Mavunganidze make the point that South Africa continues to lag behind other countries in the preservation of and declaration of its industrial heritage. The purpose of this research was to investigate if adaptive reuse is a successful strategy to preserve industrial architectural heritage in South Africa. A further aim was to investigate whether adaptive reuse can be considered sustainable or „green‟ (in terms of the UN‟s sustainable development goals).1 The research was qualitative in nature, in the form of a case study comprising the 10-year journey by architects CMAI to adapt for reuse the old Thesen Island power station in Knysna to the Turbine Hotel & Spa. As the power station formed part of a new precinct development on Thesen Island, some of the other buildings in close proximity which were adapted for reuse were also interrogated. Primary findings were collated from semi-structured interviews with a range of pertinent individuals as well as the lead architect for the project, along with own observations and an examination of documents and artefacts. Secondary findings comprised an extensive literature review on the importance of heritage and the adaptive reuse of industrial heritage buildings, particularly power stations. Power stations that generate electricity have been a feature of the urban landscape since the late 19th century. However, worldwide they have been decommissioned in the pursuit of 1 SDG no 9: Build resilient infrastructure, promote inclusive and sustainable industrialisation and foster innovation, and SDG no 11: Make cities and human settlements inclusive, safe, resilient and sustainable (United Nations, 2015). v a cleaner, low-carbon environment and changes in both power generation and consumption. These places are unique for their ability to foster an appreciation of history, an understanding of the present, and a vision for the future. From powerhouses of power generation, they can become powerhouses of social, economic and environmental revitalisation. It can be concluded that the adaptive reuse of the old Thesen Island power station in Knysna to the Turbine Hotel & Spa project was successful, and this study illustrates how adaptive reuse can be used as a strategy to preserve industrial architectural heritage. This adaptive reuse project has also had further sustainability (and socio-economic) benefits; now some 10 years old, it has preserved industrial heritage and continues to create and sustain jobs, attract tourists, and contributes significantly to the economy of Knysna and surrounding towns. As various municipalities in South Africa are currently wrestling with what to do with a decommissioned power station (Athlone power station in Cape Town) and those not functioning optimally, requiring refurbishing and currently available for sale or lease as at the time of writing (2014), viz. Rooiwal and Pretoria West power stations in Pretoria, as well as the announcement by Eskom (March 2017) that four power stations in Mpumalanga are to be closed, this research may contribute to furthering the argument for adaptive reuse as a successful strategy to preserve industrial architectural heritage as opposed to demolition. Key words: Adaptive reuse, heritage, preservation, industrial, power station. vi LIST OF ACRONYMS LEGISLATION Country National Environmental Management Act, No. 107 of NEMA SA 1998. ENTITIES, GUIDES AND CHARTERS American Institute for Conservation – Architectural AIC-ASG USA Special Group American Clean Skies Foundation ACSF USA The Africa Heritage Society AHS SA International, origin Association for Preservation Technology International APT USA Building Research Establishment Environmental BREEAM International, origin UK Assessment Methodology International, founded in 1965 in Warsaw as a International Council on Monuments and Sites ICOMOS result of the Venice Charter of 1964 Green Building Council of South Africa GBCSA SA Leadership in Energy & Environmental Design LEED USA International - founded after the First International Conference for the International Committee for the Conservation of the TICCIH Conservation of the Industrial Heritage Industrial Heritage in Ironbridge, England, in 1973. International, based in United Nations Educational, Scientific and Cultural UNESCO Paris Organization World Commission on Environment and WCED International Development World Green Building Council WGBC International GENERAL American Institute of Architects AIA USA African National Congress ANC SA Central Business District CBD International Council for the Built Environment CBE SA Compact Fluorescent Lights CFLs International Chris Mulder & Associates Inc. CMAI SA Cape Peninsula University of Technology CPUT SA vii Council for Scientific and Industrial Research CSIR SA Environmental Impact Assessment EIA SA Heritage Impact Assessment HIA SA Integrated Development Plan IDP SA International, origin International Monetary Fund IMF USA Johannesburg Development Agency JDA SA Jo‟burg Property Company JPC SA Legal Education and Development LEAD New Zealand Light emitting diodes LED International Local economic development LED SA National Highway No 2 N2 SA National Development Plan NDP SA Newtown Heritage Trail NHT SA National Monuments Council NMC SA National Regulator for Compulsory Specifications NRCS USA Provincial Heritage Resources Agency PHRA SA Provincial Heritage Resources Authority Gauteng PHRAG SA Public-Private Partnership PPP SA Reconstruction and Development Programme RDP SA Return on investment ROI International South African Council for Architectural Profession SACAP SA South African Heritage Resources Agency SAHRA SA South African Institute of Architects SAIA SA South African National Parks SANParks SA Thesen Island Development Company TIDC SA University of Cape Town UCT SA Union of International Architects UIA International United Kingdom UK UK United Nations Conference on Environment and UNCED Rio de Janeiro, 1992 Development United States of America USA USA Volatile Organic Compounds VOC International International, founded World Wildlife Fund WWF in Switzerland in 1961 viii DEFINITION OF KEY TERMS The following important terms are used in this research: Adaptive reuse: The term „adaptive reuse‟ is often used interchangeably with words such as remodelling, refurbishing, retrofitting or adaptation (Plevoets & Cleempoel, 2011:1). Adaptive reuse refers to the process of reusing an old site or building for a purpose other than which it was built or designed, according to Joachim (2002). Architectural conservation/preservation: Some authors in the literature regarding adaptive reuse use the terms „conservation‟ and „preservation‟ interchangeably. The National Heritage Resources Act, 1999, defines „conservation‟, in relation to heritage resources, to include „protection, maintenance, preservation and sustainable use of places or objects so as to safeguard their cultural significance‟. Thus preservation is part of conservation. In South Africa, the SAHRA, as the implementing body for the Act, uses the term „conservation‟ to mean „…all the processes of looking after a place so as to retain its cultural
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