APPROVED DECISIONS OF THE MEETING OF HERITAGE , ADDITIONAL BUILT ENVIRONMENT AND LANDSCAPE PERMIT COMMITTEE (BELCOM) Held on Thursday, 8 March 2018 in the 7th Floor Boardroom at the Offices of the Department of Cultural Affairs and Sport, Protea Assurance Building, , at 09:30

MATTERS DISCUSSED

11 PROVINCIAL HERITAGE SITES: SECTION 27 PERMIT APPLICATIONS

11.1 None

12 STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR TOTAL DEMOLITION

12.1 Proposed Total Demolition at Erf 8736, 60-62 Hyde Street, : MA HM/ CAPE METROPOLITAN/ ZONNEBLOEM/ ERF 8736

Case No: 17031701HB0411E

RECORD OF DECISION 1) The Committee resolved not to approve the application, as it negatively impacts on the heritage resources on the property, and the streetscape. The use of the entire ground floor as parking, and the eradication of one full house width as a parking garage frontage is a concern, although some committee members were of the opinion that a design solution for the garage door, such as has been used for De Waterkant properties, could be incorporated. 2) Should this application be resubmitted, the heritage report must be expanded to address the full range of heritage significance assessment criteria defined by the NHRA, and include integrated heritage design indicators to inform development parameters for the owner, including, but not limited to the following;  The social historic heritage importance of the site, as a remnant component of .  Considerations of, and references to previous heritage reports which have a bearing on the locale.  The house which is the subject of the application must to be considered as a contributory component of the row of houses alongside it.  Issues raised per minutes of BELCom of 28 Feb 2018.

HB

12.2 Proposed Total Demolition, Erf 60, 4 Bellwood Road, Fresnaye: MA HM/ CAPE TOWN METROPOLITAN/ FRESNAYE/ ERF 60

Case No: 17102512WD1101E

FURTHER REQUIREMENTS 1. The applicant to liaise further with the HWC case officer. The applicant has made an application based on the applicant’s own information about a development on the adjacent site, but at the same time is unsure of the status of that possible development. The applicant is to inform the case officer further on the facts relevant to the adjacent site application, confirming, inter alia, the age of the

Approved Additional BELCom Decisions_8 March 2018 1

neighbouring building, and whether the adjacent property has a valid demolition permit. 2. When/ if the issues at 1) have been clarified, the application may be re-submitted to BELCom for assessment.

WD

12.3 Proposed Total Demolition, Erf 102, 3 Princess Road, Fresnaye: MA HM/ CAPE TOWN METROPOLITAN/ FRESNAYE/ ERF 102

Case No: 17061509WD0829

RECORD OF DECISION The Committee resolved to undertake a site inspection.

WD

13 STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR PARTIAL DEMOLITION/ALTERATIONS

13.1 Proposed Additions and Alterations to Erven 2071 and 9545, Corner of Spaanschemat River & Doordrift Roads, Constantia: MA HM/CAPE TOWN METROPOLITAN/CONSTANTIA/ERVEN 2071 & 9545

Case No: 17103004KR1101M

RECORD OF DECISION The Committee resolved to approve the application for the complete demolition of the structure illustrated on the drawing (Landscape Master Plan dated 12 February 2018 by Planning Partners) with the following conditions: 1. That the Landscape Master Plan is implemented in its entirety; 2. That a close-out report documenting completion of the landscape plan in full is submitted by the Heritage practitioner to HWC within 30 days of practical completion. 3. Practical completion must be no more than one year from the date of issue of the Permit. 4. Any alteration to this landscape plan must be subject to a new submission to HWC.

ZK

13.2 Proposed Additions and Alterations, Erf 115 and 116, 75 Kloof Road, Fresnaye: MA HM/ CAPE TOWN METROPOLITAN/ FRESNAYE/ ERF 115 AND116

Case No: 17103018WD1208E

FURTHER REQUIREMENTS The Architect to explore alternative design solution/s which retain the existing front gable, including the rooms and roofs associated with the gable, and including the existing stoep: in essence, the experience of the frontage from the street must be retained. The design must appropriately respond to the IIIB grade/significance of the heritage resource, retaining enough of the original house to preserve heritage significance. The bulk of proposed first floor accommodation to be set back into the depth of the site.

WD

Approved Additional BELCom Decisions_8 March 2018 2

13.3 Proposed Partial Demolition, Addition, Restoration and Alteration to Farm 6/153, Hendrikse Street, Stellenbosch “Old Bethlehem”: MA HM/CAPE WINELANDS/STELLENBOSCH/FARM6/153

Case No: 16041911HB0511E / 17030314HB0307E

RECORD OF DECISION 1. The site visit report is to be updated as per comments and to be circulated to the case officer. 2. The Committee resolved to endorse the Draft Heritage Agreement submitted to HWC via e-mail dated 5 March 2018, with the proviso that an archaeological component is included.

HB

13.4 Proposed Additions and Alterations at Farm 501/20, Mooikelder, Main Road, Northern-Paarl: MA HM/ CAPE WINELANDS/ DRAKENSTEIN/ PAARL/NORTHERN- PAARL/ FARM 501/20

Case No: 091407HB1004E

RECORD OF DECISION The Committee resolved to approve the application with following suspensive conditions: 1. A methodology for repairs to historic joinery/plaster/etc is to be provided. The rustic quality of the 2. Integrated service drawings (electrical, data, water, HVAC, fire, etc.) are to be provided. 3. From date of commencement of works, the consultant is to submit monthly progress reports to HWC. 4. The insertion of new doors is only to be allowed where timber is fundamentally not repairable. The underlying principle to be adopted is that repairs to existing joinery must be favoured over replacement, with replacement considered only as a last resort. This to be included in the methodology referred to in 1 above, and appropriately illustrated in the monthly HWC progress reports. 5. The new glass doors proposed in front of the timber main and side double entrance doors are not approved in this position but may be inserted on the inside of these doors to open into the interior. 6. Only lime plasters, mortars and renders (i.e. without any Portland cement) to HWC approved specifications, are to be used on site. 7. Only limewash without Portland cement additives, and to HWC approved specifications, is to be used on all ancient wall fabric, to ensure compatibility and ‘breathability’. Possibly breathable proprietary renders and paints such as produced by Keim or “Breathcote” may be used in lieu of limewash but only with the approval of HWC. 8. The rigid type of insulation proposed for the first floor ceiling must be detailed so as not to compromise heritage fabric of roof members. 9. The lightweight screed for the upper level floor must be laid on a bond breaker so that it is removable in due course, and moves separately from the existing structure.

HB

Approved Additional BELCom Decisions_8 March 2018 3

13.5 Proposed Addition and Alteration at Erf 3008, 184 Upper Buitenkant Street, : MA HM/CAPE METROPOLITAN/ORANJEZICHT/ERF 3008

Case No: 17110216HB1208E

RECORD OF DECISION The Committee resolved to approve the application with the following conditions: 1. An architect with suitable heritage experience to be appointed to oversee the detailed resolution of: (i) The timber garage door, which is to complement the new pedestrian gate. (ii) The balustrading to proposed balcony is to be appropriate in terms of surrounding heritage detailing, not overpowering historic details. (iii) A re-designed rear elevation which is to be set back 900mm as recommended in the CoCT commentary. (iv) Other elements on street facades including the bin storage gate which must be timber in lieu of aluminium.

HB

13.6 Proposed Additions and Alterations, Erf 15145, 7 Princess Street, : MA HM/ CAPE TOWN METROPOLITAN/WALMER ESTATE/ ERF 15145

Case No: 17113003WD1208E

RECORD OF DECISION The Committee resolved not to approve the application with two members dissenting. The Committee would consider alternative design strategies that maintain the present open verandah. Enclosure of the veranda for additional internal accommodation is not supported.

WD

13.7 Proposed Partial Demolition, Additions and Alterations on Erf 170697, the Former Avalon Hotel, Gardens: MA HM\CAPE TOWN METROPOLITAN\GARDENS\ERF 170697

Case No: 17040606HB0420E; 16022906GT0315E

Amongst other things, the following was discussed:  Requirements outlined in the previous minutes 6 February 2018 have been met in principle only – the current sets of drawings are still very sketchy. It is therefore required that the heritage consultant continue to oversee the detailed resolution and implementation of those requirements.

RECORD OF DECISION The Committee resolved to approve the revised application Sketch Drawings prepared Vivid Architects submitted by email dated 14 February 2018 with the following conditions: 1. Methodologies for repairs to historic joinery, plaster and other historic materials to be submitted by the Heritage consultant to the Committee. 2. Integrated services drawings (electrical, data, water, HVAC, fire, etc.) indicating nature and extent of (minimal) impact on heritage resources are to be submitted by the Heritage consultant to the Committee.

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3. The previous minutes dated 6 February 2018 must be further referred to, such that the heritage consultant continues to oversee the detailed implementation of those requirements. 4. The Heritage consultant’s watching brief is extended to include street interfaces at pedestrian level on Hope & Mill Streets: these street interfaces must include planting, and form a positive street interface. 5. Within a month of commencement of works, and monthly thereafter for the duration of the contract, the heritage consultant is to submit monthly progress reports to HWC.

HB

13.8 Proposed Alterations and Additions to Existing Structure on Erf 95998, 85 Kloof Street Gardens, Cape Town: MA HM/ CAPE TOWN METROPOLITAN/ GARDENS/ ERF 95998

Case No: 18010906ZK0110E

RECORD OF DECISION BELCom resolved not to approve the application for the following reason/s: 1. Heritage resources will be impacted upon negatively by the current proposal. 2. Grain, massing, proportion, height, and set-backs do not respond to the heritage context including the immediate streetscape and broader townscape.

ZK

13.9 Proposed Additions & Alterations at Erf 6299, 40 Sir Lowry Road, Cape Town: MA HM/CAPE METROPOLITAN/CAPE TOWN/ERF 6299

Case No: 17090102KR1117E

FURTHER REQUIREMENTS 1. The applicant is to submit the already completed alternative design proposal to the HWC case officer at their earliest convenience. The case officer in turn to circulate the same to the Committee by email as soon as possible after receiving them. 2. The Committee will carry out a site inspection on 19 March 2018 (KDS, MN, GW, GJ, MS) to assess on site the detailed aspects of the existing building, and to view the impact of the proposals on the streetscape and broader spatial context. 3. As the applicant had noted that the feasibility of the project is threatened by the withdrawal of loan funding, exacerbated by the outstanding decision on the heritage aspects of the project from HWC, a quorum of Committee members (GJ, MN, GW, MS, KDS and JDW) agreed to progress the application per e-mail, with GJ to chair, by reviewing the alternative design already prepared by the design team and to issue interim comment relevant to the support or not of one of the proposals or neither. 4. This quorum of 5 committee members (as above) will correspond in order for the consultant to be provided with a decision in this matter soonest, but it is noted that this decision will provide the applicant with certainty only as to which design approach is supported for the additions. The email correspondence will not provide final decisions on each and every aspect of heritage significance and impacts to significance.

HB

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13.10 Proposed Addition and Alteration at Farm 1270, Farm Doolhof, Wellington: NM HM/ CAPE WINELANDS/DRAKENSTEIN/WELLINGTON/ FARM 1270

Case No: 18010807HB0206E

RECORD OF DECISION The Committee resolved to do a site inspection 16 March 2018 ( MN, and JdW).

HB

13.11 Proposed Additions and Alterations at Erf 3865, Corner Protea and Auret Streets, Paarl: NM HM/CAPE WINELANDS/DRAKENSTEIN/ERF 3865

Case No: 16082507HB0112M

RECORD OF DECISION The Committee resolved to grade the building grade III C The Committee resolved to approve the application on the following conditions: 1. The window on the on the east Protea Street elevation to remain unchanged. 2. Final council submission drawings to be submitted to HOMS for approval.

HB

13.12 Proposed Additions to existing Structure on Erf 895, 39 Main Road, : MA HM/ CAPE TOWN METROPOLITAN/DURBANVILLE/ ERF 895

Case No: 17111709ZK1120M

FURTHER REQUIREMENTS 1. The committee resolved not to approve the application in its current form. A heritage practitioner with architectural expertise is required to formulate heritage design indicators, ahead of the preparation of a revised design. 2. Heritage design indicators are needed to inform the conceptual design attitude towards altering and extending the existing building, and to inform a revised design proposal. Design indicators must include, but not be limited to consideration of the below: (i) Figure ground study: the selection of zones of the site most suited to certain activities from a heritage impact point of view. (ii) The existing building has notable design features which can inform height datum lines etc. – these needs to be taken into account. (iii) The manner of connecting to the existing façade needs to be informed in terms of not impacting negatively on the heritage-related attributes of the existing. (iv) Consideration of the impact of adding to the street-facing façade, as opposed to adding on elsewhere on the site. Along with this, the possibility of setting the proposed building works back from existing frontage lines.

ZK

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13.13 Unauthorised Work at Erf 1084, St Stephen's Road, Pinelands: NM HM/CAPE METROPOLITAN/ PINELANDS/ ERF 1084

Case No: 17060808HB0731E

RECORD OF DECISION The Committee resolved not to approve the application, as the information provided in the application is insufficient to inform a decision. It is noted that in order for the Committee to reach a decision, the proposal must be assessed by a heritage consultant with suitable experience in architectural conservation to assess the application in terms of the full range of NHRA requirements.

HB

13.14 Proposed Additions and Alterations at Erf 9605, 37 & 39 Fabriek St, Paarl: NM CAPE WINELANDS/ DRAKENSTEIN/ERF 9605

Case No: 18011503HB0115M

RECORD OF DECISION: The Committee resolved to do a site inspection 16 March 2018 (PB, MN, MS and JdW).

HB

13.15 Proposed Additions and Alterations at Erf 4319, 7 Nantes Street, Paarl: NM HM/CAPE WINELANDS/DRAKENSTEIN/ERF 4319

Case No: 17091102HB0912E

RECORD OF DECISION The Committee resolved to do a site inspection 16 February 2018 (PB, MN, JdW and MS).

HB

13.16 Proposed Additions and Alterations, Erven 1252 and 1253, Wellington: NM HM/DRAKENSTEIN MUNICIPALITY/ WELLINGTON/ ERF 1252 AND 1253

Case No: 17072531ZK0808E

FURTHER REQUIREMENTS 1. The wall of the bathroom replacing the existing garage to be set-back 300mm from the gable frontage. 2. The proposed new double garage to have two single doors and a lower parapet height to better fit the scale and grain of the existing neighbourhood, or alternatively to have a hipped portion which mirrors the existing verandah. 3. The entire internal courtyard needs attention with regard to detailing of chimney, parapets and openings to better complement the existing fabric. 4. No aluminium windows and doors are to be introduced on the street frontage.

ZK

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13.17 Proposed Additions and Alterations at Farm 573/1, Ptn of Farm Alexanderfontein, Malmesbury: NM HM/WEST COAST/SWARTLAND/MALMESBURY/FARM 573/1

Case No: 18012907HB0202M

RECORD OF DECISION The Committee resolved to approve the application (Drawings prepared by Urban Dynamics Architecture, Drawing No.s 04.CS.2.1, 04.CS.8.1, 04.CS.8.1.1, 04.CS.6.1 dated 8 November 2017) as not negatively impacting on heritage resources.

HB

13.18 Proposed Additions and Additions to existing Structure on Erf 54, 12 Glengariff Road, Greenpoint: NM HM/ CAPE TOWN METROPOLITAN/ GREEN POINT/ ERF 54

Case No: 17050416ZK0823E

RECORD OF DECISION The Committee resolved to undertake a site inspection. (GJ, MS,MN, GW).

ZK

13.19 Proposed Additions and Alterations at St. Pauls Church, Erf 16082, 34 Banghoek Road, Stellenbosch: NM HM/CAPE WINELANDS/STELLENBOSCH/ERF 16082

Case No: 18013016HB01311M

FURTHER REQUIREMENTS: 1. The heritage report prepared by Stuart Hermansen dated November 2017 must be expanded to include a social historical study, including documentation related to the Church’s importance to the community of “Die Vlakte” and events related to forced removals. This history will also provide insights into the form of the earlier ‘Skool Saal’ and the relationships between buildings and site, which can in turn inform integrated heritage design indicators. 2. The proposed insertion of the galleries within the church must be substantiated with more detailed spatial and fabric analysis in order to test the feasibility, configuration and detail. 3. The proposed connecting infill structure and space must be downplayed and recessed further in order to retain the prominence of the two main buildings. Heritage design indicators must provide guidance regarding the potential of this new insertion. 4. A site and landscaping analysis is required to inform the treatment of the site works and landscaping before any proposal can be considered. 5. The proposed curvilinear element is considered to be too high. The height makes for a strong impact – this impact may be questionable in as far as it affects the Church building as a heritage resource. The appropriateness of this contemporary design insert must be reconsidered, informed by the completed further research identified at 1 and 2 above.

HB

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14 HERITAGE AREAS: SECTION 31 CONSENT APPLICATIONS

14.1 None

15 PROVINCIAL PROTECTION: SECTION 29 PERMIT

15.1 None

16 PROVINCIAL PROTECTION: SECTION 28 REFUSAL

16.1 None

17 HERITAGE REGISTER: SECTION 30 PROCESS

17.1 None

18 PUBLIC MONUMENTS & MEMORIALS: SECTION 37 PROCESS

18.1 None

19 REQUESTS FOR OPINION/ADVICE

19.1 None 20 OTHER MATTERS

20.1 None

21. NON COMPLIANCE

21.1 None

22. ADOPTION OF RESOLUTIONS AND DECISIONS

The Committee adopted the resolution and decisions.

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