Permit Application Section 34 of the Nhra

HERITAGE STATEMENT CASE NO. 15121702 URGENT PERMIT APPLICATION SECTION 34 OF THE NHRA

EMERGENCY SECURITY MEASURES: BOUNDARY METAL MESH & PALISADE FENCING; INSTALLATION OF TRELLIDOORS ERF 8649 KUILS RIVER CORNER BOSMAN / ANNANDALE STREETS

FOR

FYNBOSLAND CC

DECEMBER 2015

View of façade onto Bosman Street (July 2012)

Prepared by: A.G. PENTZ Pr. Arch TRP (SA) B.Arch MCPUD (UCT) MUDISA MAPHP Urban Design Services cc PO Box 30595 TOKAI 7966 E-mail: [email protected]

Tel: 021 7121861 Fax: 021 7128014

CONTENTS Pg. No.

EXECUTIVE SUMMARY 3

1.0 Background 1.1 Brief 5 1.2 Application of the NHRA 5 1.3 Methodology 5 1.4 Statement of Independence and Expertise 5

2.0 Description 2.1 Site Locality and context 6 2.2 Historical Context 7 2.3 Statutory and Local Heritage Context 7 2.4 Description of the Heritage Resource 7

3.0 Significance and Grading 3.1 Significance 12 3.2 Statement of Significance 12 3.3 Recommended Grading 12

4.0 Development / design indicators 13

5.0 Proposed Development 13

6.0 Assessment of impacts on heritage resources 16

7.0 Comments from I.A.P.’s 16

8.0 Conclusions and Recommendations 18

LIST OF FIGURES Figure 1: Locality Plan 3 Figure 2: Aerial Photograph of the site 5 Figure 3: Context Plan 6 Figure 4: Historical Context 7 Figure 5: Site Plan showing proposed fencing 13 Figure 6: Site Plan and Typical fencing details 14 Figure 7: Street elevations 15 Figure 8: First Iteration 17 Figure 9: Second Iteration 17 Figure 10: Heritage Consultant’s sketch 18

ANNEXURES Annexure A: Permit Form Annexure B: Resolution-Letter of Authority Annexure C: Deed of Transfer and SG Diagram Annexure D: Comments from I&AP’s Annexure E: Architects Drawings (large format)

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 2

EXECUTIVE SUMMARY

1. SITE NAME THE HOMESTEAD, ALSO KNOWN AS “LEEUWENHOF”.

2. LOCATION ERF 8649 KUILS RIVER, CORNER BOSMAN/ ANNANDALE STREETS.

3. LOCALITY PLAN

Fig. 1: Locality Plan

4. DESCRIPTION OF PROPOSED DEVELOPMENT Crime is out of control in the area and the site is currently un-protected. The proposed development involves perimeter boundary fencing to the site and security guard bars / trellidoors to openings to the building to prevent vagrants and burglars from accessing the site and breaking into the building, removing fittings and materials, and causing further damage to the heritage resource. The scope of works involves the erection of rear and side mesh fencing, metal palisade fencing incorporating pedestrian and motor gates to the street boundaries, and security bars/ trellidoors to the window and door openings, as further described and illustrated in this report (see photographs and Fig’s. 5 to 10).

5. HERITAGE RESOURCES IDENTIFIED A modest 19th Century Cape Dutch homestead, sited on the corner of Annandale and Bosman Streets, off Voortrekker Road in Kuils River. It’s origins go back to a V.O.C. era cattle outpost and outspan. The present

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 3 structure dates from 1836 with later additions of 1883, and further 20th Century alterations and additions. The homestead is on the corner of 2 suburban streets and is a visual landmark.

6. ANTICIPATED IMPACTS ON HERITAGE RESOURCES The proposed metal palisade fencing on the street boundaries has the least impact, compared to other forms of security fencing, including so- called ‘clearvu’ fencing, because: a) visually, it does not totally obscure the resource from public view, b) is architecturally neutral (does not suggest any false history or pretend to belong to an earlier layer), and c) has the least material footprint as far as the conservation principle of future reversibility is concerned. There is an existing modern low wall on the Bosman Street side outside the actual property boundary, and the palisade fence will be positioned behind it. Two of the modern entrance doors, which open inwards, will have trellidoor fixtures (finished in white to match the door paint) fitted to the exterior of the building. The historical entrance door off Bosman Street will not have any trellidoor or security gate fixed on the outside; it will be secured internally. As the trellidoors are removable and are being fixed to modern doors, any possible impact on the resource is both minor and reversible. All the other security bars/ fixtures are to the inside of the building and have limited impact.

7. RECOMMENDATIONS

1/HWC grant a permit for: a) security bars/ trellidoors to be fitted to the openings as describe in this report, and b) the proposed boundary fencing as indicated in the attached drawings prepared by Chameleon Architects: No’s W001-Site Revision 2 & W001- Street Elevations Revision 1.

Recommended conditions of approval: 1 / Metal palisade fencing must be painted dark green (Heritage Green). 2/ Any fixings must not damage any joinery or mouldings irreparably. 3/ No mature trees to be damaged.

8. AUTHORS AND DATE

Andre Pentz, Heritage Consultant, 17 December 2015. Chameleon Architects, August to December 2015

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 4

1.0 BACKGROUND

1.1 Brief Andre Pentz of Urban Design Services cc has been authorised by Fynbosland 298 cc to make an urgent permit application for boundary walling, fencing and security bars to the old homestead building situated on the corner of Annandale and Bosman Streets, Kuils River.

The homestead is a modest 19th Century Cape Dutch building being used as a private school. Crime is out of control in the area and the site is currently un-protected. This necessitates the need to secure the site and property from further theft and vandalism. A permit application is included as Annexure A and Annexure B is the authorisation.

Figure 2: Aerial Photograph the Site (Source: City of Cape Town)

1.2 Application of the NHRA Section 34 of the NHRA (National Heritage Resources Act) requires that no structure over 60 years in age may be demolished / altered without a permit issued by the relevant heritage resources authority (in this case Heritage Western Cape). The structure is over 60 years in age and therefore a permit application for the proposed security measures is required.

1.3 Methodology The process included a site inspection, consultation, desk-top analysis and reporting.

1.4 Statement of Independence and Expertise Andre Pentz of Urban Design Services cc is an independent professional service provider with nearly 30 years of experience in disciplines involving the built environment. He is a registered architect and planner, a member of the Urban Design Institute of South Africa, and an accredited member of the Association of Professional Heritage Assessment Practitioners, Western Cape.

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 5

2.0 DESCRIPTION

2.1 Site locality and context

The site, Erf 8649, is situated one block north of Voortrekker Rd on a suburban street corner. Other than the old homestead on the site, and a 1930’s farmhouse sited diagonally opposite, and which is now also part of the suburban scene, there is little else to indicate the presence of heritage values in the area.

Figure 3: Context Plan (Source: City of Cape Town)

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 6

2.2 Historical context

Up until the 1950’s, and before it obtained Municipal status, Kuils River was still a small settlement straddling Van Riebeeck Road, with uninterrupted farmland stretching eastwards towards Stellenbosch. Rapid suburban expansion during the latter half of the 20th C together with commercial strip development along the Van Riebeeck Road corridor has resulted in a context now characterised by low-rise commercial and suburban sprawl.

Fig. 4: Historical context of Kuils River c.1942 (Source: Surveys and Mapping, Mowbray RSA 1:50000 series)

2.3 Statutory and Local Heritage Context

The house is older than 60 years and therefore enjoys general protection in terms of Section 34 of the NHRA. The site does not form part of any declared urban conservation area or heritage overlay zone.

The structure has not been given a heritage grading by the COCT, and is not a Provincial Heritage Site.

2.4 Description of the Heritage Resource

Deed of Transfer (Refer Annexure C) Current Deed of Transfer from the Deeds Office is No. T 060060157/2005 in the name of Spring Forest Trading 234 Closed Corporation. There are no restrictive conditions.

Survey Diagram(Refer Annexure C) The survey diagram is No. 9261-87. The site is 1818 square meters in extent. The site was originally a portion of Erf 3316 Kuils River. This in turn was a subdivision off previous farmland, from the early 19th Century.

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History

The site was part of a V.O.C. Company outpost and then farm in the area, previously known as ‘Leeuwenhof’ and before that ‘De Kuilen’. A survey diagram of 1914 shows a ‘U’-shaped building on the site described as: “The Homestead, a part of a portion of de Kuilen transferred to J. Lebegoet in 1795”. According to Fransen1, De Kuilen began as a Company’s cattle post, established in 1684. The site of the homestead is strategically located at the confluence of the Kuils and Bottelary Rivers, and also close to a main route to the interior (now Van Riebeeck Rd. – the R102). This location was ideal for the establishment for an outspan. In 1700 over 112 morgen was granted to Olof Bergh (a Company servant and explorer). This land included the post itself, and in 1788 Daniel Bosman acquired the property. Fransen says that Bosman started a process of selling off portions of the farm and was the likely builder of the original homestead, later modernised by his son in 1836, from which period the current gable dates.

Later additions include extensions to the side and rear of the1836 structure, (there is a rear gable dated 1883), and then further additions in the 20th Century.

Description of the building/ resource

The structure is plastered masonry, single storey (with loft rooms), the roof a double pitched corrugated iron roof with corresponding pitched roof bays forming a U, and a lean-to between. The roof would have originally been thatched. Windows are small- pane painted timber. There are plain plastered gable ends and plain gabled bays to the rear. The later alterations and additions to the rear include door and window frames that are recent, either new or replaced.

The main façade faces south onto Bosman Street and has a central triangular gable with a teak front door framed by neo-classical plaster pilasters and entablature.

The building is set back from the street with a modern low plastered wall on the street edge and beyond that a brick-paved stoep with moulded end walls. The symmetrical façade has 4 full sash windows and 2 half sash widows flanking the entrance. The sashes appear to be of relatively modern construction and have half shutters attached.

On the east side there is a modern portico structure leading to a side entrance. On the north (rear) side there are also later additions in the form of a lean-to and some indifferent insertions of new openings facing onto a tarred parking area.

Internally, openings have been made in some partition walls to free-up the space. There are some original internal doors (yellowwood and stinkwood) in place. There is a ceiling between exposed timber beams and timber strip flooring.

There are a number of mature trees on the site including, oaks, palm trees, a coral tree and a syringa.

Photographs of the property are set out below.

1 Hans Fransen: The Old Buildings of the Cape, Johnathan Ball 2004

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 8

VIEW FROM BOSMAN STREET TO MAIN ENTRANCE LOOKING NORTH

VIEW FROM ANNANDALE STREET LOOKING WEST

Heritage Statement: Erf 8649 Corner Annandale and Bosman Streets Kuils River. Urban Design Services cc. December 2015 9

TRELLIDOOR TO EXTERIOR

VIEW OF EAST ELEVATION FROM ANNADALE STREET

TRELLIDOOR TO EXTERIOR

VIEW OF REAR (SOUTH) ELEVATION FROM PARKING COURT

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NEO-CLASSICAL FRONT DOOR SURROUND DETAIL OF TEAK FRONT DOOR (No trellidoor or security gate to exterior -to be secured internally)

INTERNAL VIEWS (NOTE ORIGINAL YELLOWOOD AND STINKWOOD DOORS)

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3.0 SIGNIFICANCE AND GRADING

3.1 Significance The building is of considerable intrinsic significance, with some associational and contextual significance. Intrinsic Significance: The homestead is a relatively rare example of a modest Cape Dutch homestead still intact within a predominantly 20th C suburban environment in the Northern Suburbs of Cape Town. The building includes authentic elements dating from 1836 and there are later additions of 1883. Associational Significance: Some associational significance in terms of its origins as a V.O.C. outpost and the first land grant made to Olof Bergh in 1700, and later with the Bosman family who acquired it after Bergh and built the present homestead of 1836. Contextual Significance: The building is a landmark in an otherwise ordinary suburban setting adjacent a commercial strip.

3.2 Statement of Significance

A rare surviving example of a modest 19thC Cape Dutch homestead with V.O.C. origins, still intact, sited within a th predominantly 20 suburban environment in the Northern Suburbs. It has authentic elements dating from about 1836. Although there are some indifferent alterations and additions, the façade facing Bosman Street remains relatively unscathed.

3.3 Recommended Grading The house and immediate environs presents medium to high intrinsic significance with some associational and contextual significance, and a 3A Grading is therefore recommended, as per the ‘Interim Grading System’2 system of analysis. (Note: relevant fields highlighted in bold).

Interim System for Grading GRADE 3A INTRINSIC SIGNIFICANCE Historical Fabric is mostly intact (past damage is reversible) Fabric possesses very strong evidence for historical layering Most elements of construction are authentic Fabric dates to the early origins of a place Rare or excellent example of its type or form Fabric clearly illustrates an historical period in the evolution of a place Fabric clearly illustrates the key uses and roles of a place over time

ASSOCIATIONAL SIGNIFICANCE Highly significant association with an historic person or social grouping Highly significant association with historic events or activities Highly significant association with the key uses or roles of a place over time Highly valued in terms of its association with public memory

2 Interim Grading System: Baumann and Winter, 1992.

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Highly valued in terms of its association with living heritage

CONTEXTUAL SIGNIFICANCE Historical and/or visual-spatial landmark within a place Contributes significantly to the environmental quality of a Grade 1 or 2 heritage resource

4.0 DEVELOPMENT / DESIGN INDICATORS Boundary fencing or walling on the street boundary must provide maximum visual permeability, and must not attempt to replicate any historical precedents. The fencing and openings thereto should address the building and site context. Security guard bars/ trellidoors to openings must have the least possible visual impact.

5.0 PROPOSED DEVELOPMENT The proposed development involves perimeter fencing to the site and security guard bars to openings in the building. The scope of works includes the erection of rear and side mesh fencing, metal palisade fencing to the street boundaries, and security bars/trellidoors to the window and door openings. The metal palisade fence is to be painted.

MESH FENCE TO REAR BOUNDARY

EXTERNAL TRELLIDOORS TO BE THE FITTED HOMESTEAD

MESH FENCE TO SIDE BOUNDARY

PALISADE FENCING WITH A MOTOR AND PEDESTRIAN GATE TO ALLANDALE STREET

EX. LOW WALL WITH PALISADE FENCING BEHIND, PEDESTRIAN GATE LINING UP WITH FRONT DOOR

Fig. 5: Site Plan showing location of proposed boundary fencing, pedestrian and motor gates, and 2 external trellidoors

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Fig.6: Site Plan and Typical Fencing Details

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DETAIL

Fig. 7: Street elevations and details of gates

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5.0 ASSESSMENT OF IMPACTS ON HERITAGE RESOURCES

The architects have prepared street elevations showing the relationship of the proposed fencing and walling relative to the heritage resource (These are the principal views that need to be taken into account in assessing any impacts). The elevations clearly show that a plain metal palisade fencing to the street boundaries has the least impact because a) visually, it does not totally obscure the resource from public view3, b) is architecturally neutral (does not suggest any false history or pretend to belong to an earlier layer), and c) has the least material footprint in terms of the conservation principle of future reversibility. There is also an existing modern low wall on the Bosman Street side (situated outside the actual property boundary), and the palisade fence will be positioned behind it.

Two of the modern entrance doors, which open inwards, will have trellidoor fixtures (finished in white to match the door paint) fitted to the exterior of the building. The historical entrance door off Bosman Street will not have any trellidoor or security gate fixed on the outside; it will be secured internally. As the trellidoors are removable and are being fixed to modern doors, any possible impact on the resource is both minor and reversible. All the other security bars/ fixtures are to the inside of the building and have limited visual impact.

7.0 COMMENTS FROM I.A.P.’S

This permit application is also being made on the basis of the request of the City of Cape Town’s local Environmental office, and has been triggered by the submission of a building plan application for the proposed boundary walling and fencing.

The City of Cape Town’s Heritage Department, Durbanvlle Heritage Society and the Simon van der Stel Foundation were approached for comment. Their comments are included in Annexure D. Their comments have been assessed and have been taken into account as there have been a number of design iterations.

The public consultation process resulted in 3 design iterations for the fencing, prepared by Chameleon Architects. The first iteration (Fig.8) , although it satisfied the indicators generally, was probably too plain and did not address the existing Bosman Street façade adequately (see the comment from the Simon v d Stel Foundation). The second iteration (Fig.9) was too elaborate with unnecessary or confusing historical references, and the gate on Bosman Street did not line up with the front door/ façade.

For the third and final iteration, the heritage consultant sketched out a ‘B’ option (Fig. 10) that included a double row of uprights on the lower half of the gates, set within bigger metal gateposts. This has the effect of providing an extra level of detail, satisfying the need to make the entrance gates more prominent, without historical pretensions. The pedestrian gate on Bosman Street was also made to line with the façade of the building and the existing low boundary wall. This formed the basis for the basis for the final iteration, the preferred option.

3 Alternative fencing material, such as the so-called ‘clearvu’ type, will have higher visual impact because of its industrial character and because the intermediate support posts present as stand-alone visual elements having both individual and collective visual impact/s.

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Fig. 8: FIRST ITERATION :Street elevations of proposed boundary walling/fencing (this iteration was judged as being too plain)

Fig.9: SECOND ITERATION : Elevations of proposed pedestrian and motor gates, and site plan (this iteration was judged as being too elaborate)

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Fig. 10: Heritage consultants sketch for third and final iteration (same principles shown here to apply to the other gates on Annandale Road)

8.0 CONCLUSION AND RECOMMENDATIONS Security is an imperative and the proposed measures have the least impact and take into account visual and aesthetic considerations. It is recommended that-

1/HWC grant a permit for: a) security bars/ trellidoors to be fitted to the openings as describe in this report, and b) the proposed boundary fencing as indicated in the attached drawings prepared by Chameleon Architects:No’s W001-Site Revision 2 & W001-Street Elevations Revision 1.

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Annexure A: Permit Form

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Annexure B: Resolution=Letter of Authority

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Annexure C: Deed of Transfer and SG Diagram

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Annexure D: Comments from I&AP’s

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Annexure E: Architects Drawings (Large Format)

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