APPROVED MINUTES OF THE MEETING OF HERITAGE WESTERN CAPE, BUILT ENVIRONMENT AND LANDSCAPE PERMIT COMMITTEE (BELCom) Held on Wednesday, 25 February 2015 at the 1st Floor Boardroom, at the Offices of the Department of Cultural Affairs and Sport, Protea Assurance Building, Greenmarket Square, Cape Town at 09H00
1. Opening and Welcome
The meeting was officially opened at 09:10 by the chairperson, Ms Sarah Winter, and she welcomed everyone present.
2. Attendance
Members Members of Staff Ms Sarah Winter SW Mr Andrew Hall AH Mr Stuart Hermansen SH Ms Penny Meyer PM Mr Rowen Ruiters RR Mr Jonathan Windvogel JW Mr Graham Jacobs GJ Mr Zwelibanzi Shiceka ZS Mr Peter Buttgens PB Ms Lithalethu Mshoti (Sec) LM Mr Michael Scurr MS Mr Guy Thomas GT Ms Belinda Mutti BM Mr Olwethu Dlova (Sec) OD Mr Ronny Nyuka RN Mr Andrew September AS
Visitors Mr Nellis Beyers NB Mr Tertuis Kruger TK Mr Tyrone Engel TE Mr Ashley Lillie AL Ms Lize Malan LM Mrs Berta Hayes BH Mr Riaan Smit RS Ms Helen May HM Mr Henry Aikman HA Mr Richard Harris RH Mr Chris Rousseau CR Mr Andre Pentz AP Mr JC Fick JCF Mr IT De Waal IJW Mr Waheed Hattas WH Mr Ricardo Paulsen RP Ms Patricia Davison PD Ms Sheryl Ozinsky SO Dr Kurt Ackermann KA Ms Karin Strom KS Mr Jac Snyman JS Mr Wynand Ferreira WF
Observers Ms Berendine Irrgang BI (CoCT) Ms Tamar Shem-Tov TS-T (CoCT) Ms Jacqui Marais JM (CoCT) Mr Chris Snelling CS (Public) Ms Pauline Mc Conney PMcC (CoCT) Ms Harriet Clift HC (CoCT) Mr Neil Eybers BE (CoCT)
3. Apologies
3.1 None
4. Approval of Agenda
Approved BELCom Minutes_25 February 2015 1
4.1 Dated 25 February 2015
The Committee approved the agenda dated 25 February 2015 with some amendments.
5 Approval of Minutes of Previous Meeting
5.1 Dated 28 January 2015
The Committee resolved to approve the minutes with minor changes.
6. Disclosure of Interest: MS: 8.9, W.13.2, W.13.3, E.11.2 and E.13.3 BM: W.11.5 PB: W.11.6 and W.13.6 SW: E.11.1
7. Confidential Matters
7.1 None
8. Administrative Matters
8.1 Outcome of the Appeals and Tribunal Committees
The CEO reported back on the Erf 1444, 24 Davenport Road, Vredehoek tribunal hearing. It was noted that the heritage specialist Mr Lillie had written to HWC requesting clarity in respect of this ruling.
After discussion the Committee recommended that: 1. The CEO and legal advisor meet with Provincial Legal Services to discuss the legality of the tribunal decision and the likelihood of a review proceeding. 2. If necessary a recommendation be made to Council to take this decision on review jointly with the applicant.
AH/ZS
8.2 Report Back on Stop Works Orders and Charges
ZS reported back that a stop works order had been issued for a building in van der Stel Street, Stellenbosch.
AH/ZS
8.3 Formal Protection of Buildings Refused for Demolition
There were no new matters to report back.
8.4 Building Fabric Collapse, Mamre Church Precinct (Lang Huis and Barn)
GJ reported back and indicated that he would submit the incident report to HWC by the next meeting.
GT/KR 8.5 St Mary’s Church, Stellenbosch.
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PM will take up the matter for the next meeting.
PM 8.6 Long Street, Montagu
PM reported back that charges have been laid against the owner.
PM
8.7 Heritage Statements Submitted with Applications without being requested by HWC
ZS reported that a number of applications are being accompanied by unsolicited heritage statements. The Committee discussed the matter and it was recommended that the delegations be amended in order for the staff to determine whether or not a heritage statement is required.
8.8 HWC Meeting Schedule 2015
The CEO discussed with the Committee the proposal for IACom and BELCom to meet in a 3 week cycle in the future and that this will be tabled at the next Council meeting. The Committee supported the proposal in principle and recognised certain advantages.
AH
8.9 Proposed Alterations and Additions, Erf 96180, Gordon Street, Gardens
MS recused himself.
The CEO reported back on his discussion with the owner and his architect and they have agreed to submit proposals for remedial work and to seek the advice of a heritage architect.
JW
9. Standing Items
9.1 Site Inspections
This matter was held over for the following meeting.
10. Appointments
10.1 The Committee noted the appointment for Item W.12.3 set for 11H00.
FIRST SESSION: TEAM WEST PRESENTATION
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W.11 PROVINCIAL HERITAGE SITES: SECTION 27 PERMIT APPLICATIONS
W.11.1 Proposed Alterations to the Cloete Wine Cellar on Groot Constantia Wine Estate, Groot Constantia Farm 1084/2, Groot Constantia Road, Constantia: MA HM/CONSTANTIA/GROOT CONSTANTIA FARM 1084/2
Case No: 14111303JW1113M
An application for a permit, photographs and plans were tabled.
Mr Jonathan Windvogel made a power-point presentation.
Mr Nellis Beyers and Mr Tertuis Kruger were present and took part in discussion.
In discussion it was noted that: The Committee supported the proposal pending positive comment from SAHRA. SAHRA has no objections to the proposals.
DECISION The Committee resolved to approve the proposals on condition that: The chasing of new services into historic wall fabric is to be avoided wherever possible. A close out of report must be submitted within 3 months of practical completion.
JW
W.11.2 Proposed Alterations and Additions, Erf 237, 17 Berg Street, Elim: MA HM/ELIM/ERF 237/17 BERG STREET
Case No: 14112708JW1212
Revised drawings (drawing no 01_01_62, 02_01_62 AND 03_01_62) prepared by Tyrone Engel, dated February 2015 were tabled.
Mr Jonathan Windvogel made a power-point presentation.
Mr Tyrone Engel was present and took part in discussion.
DECISION The Committee resolved to approve the proposals subject to the amendment of the front gable as indicated on the plans.
JW
W.11.3 Proposed Alterations and Additions, Erf 237, 17 Mark Street, Elim: MA HM/ELIM/ERF 237/17 MARK STREET
Case No: 14081106JW0812E
A Heritage Statement prepared by Tyrone Engel, dated July 2014, an application for a permit and plans (drawing no 01_01_53 and 02_01_53) prepared by Tyrone Engel were tabled.
Mr Jonathan Windvogel made a power-point presentation.
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Mr Tyrone Engel was present and took part in discussion.
DECISION The Committee resolved to approve the proposals subject to the removal of the veranda canopy and colonnade.
JW
W.11.4 Proposed Alterations and Additions, Erf 861, Cape Province Mountain Club Hut, Table Mountain Nature Reserve: NM HM/TABLE MOUNTAIN NATURE RESERVE/ERF 861
Case No: 14022602JW0404M
An application for a permit, photographs and plans were tabled.
Mr Jonathan Windvogel made a power-point presentation
DECISION The Committee decided the grading of the building to be III C and it is located within a World Heritage Site (TMNP).
The Committee considered the proposals to be unsympathetic to the existing stone work and the historical integrity of the building. In particular the Committee had reservations with the proposed stone cladding.
The Committee resolved not to approve the proposals.
JW
W.11.5 Proposed Restoration of Plaster, Lime Wash, Landscaping and Fencing, Stadsfontein Vault, Erf 861, Corner Sidmouth & Upper Orange, Oranjezicht: NM HM/ORANJEZICHT/ERF 861
Case No: 15020213RN0128M
An application for a permit, photographs and plans were tabled.
Mr Ronny Nyuka made a power-point presentation.
Ms Berendine Irrgang was present and took part in discussion.
DECISION The Committee resolved to approve the proposals for further work subject to the following: The dating and the recording of the repair work in order to distinguish between the original and reconstructed fabric. Clarification by the archaeologist monitoring the work of the date of the stone retaining wall and its method of construction. The submission of a close out report by the heritage contractor and archaeologist The composition of lime mortars to be used on the project is to be obtain the input from a heritage architect.
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The Committee queried the frequency of archaeological monitoring and given the high archaeological sensitivity of the site recommended that this be undertaken on a daily basis.
RN
W.11.6 Proposed Alterations and Additions, Erf 159887, Five Flies Building, 14-16 Keerom Street, Cape Town: NM HM/CAPE TOWN/ERF 159887
Case No: 14120204KB1203E
A Conservation Strategy and Method Report prepared by Peter Buttgens, dated February 2015, and plans (drawing no D14.100 and D14.100), prepared by PEG Design, dated January 2014 were tabled.
PB recused himself and joined Helen May.
Mr Andrew September made a power-point presentation.
Ms Helen May was present.
In discussion it was noted that: The Committee commended the heritage consultant on the completeness of his report and the manner in which onerous fire regulations had been addressed to minimise impacts on heritage significance.
DECISION The Committee decided the grading of both buildings to be grade II.
The Committee resolved to approve the proposals subject to the following: The work must be supervised by the heritage architect. A completion report prepared by the heritage architect must be submitted within 30 days of practical completion.
AS
W.12 STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR TOTAL DEMOLITION
W.12.1 Proposed Total Demolition, Erf 1146, 61 Waterfront Drive, Knysna: MA HM/KNYSNA/ERF 1146
Case No: 14112711JW1127M
The matter was held over for the following meeting.
JW
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W.12.2 Proposed Total Demolition, Erf 2133 Simonsvlei, Main Road, Constantia: MA HM/CONSTANTIA/2133
Case No: 14011407RN0114M
RN, SW, SH, GJ, PB and MS reported back on their site visit.
Mr Henry Aikman, Mr Richard Harris, Ms Jacqui Marais, and Mr Chris Rousseau were present and took part in the discussion.
In discussion it was noted that: The cottages contribute to a historic linear rural settlement pattern related to Constantia Main Road scenic corridor and the adjacent water course. This particular section of Constantia Main Road has distinctive scenic qualities and forms an important gateway to Groot Constantia which is currently being considered for nomination as a World Heritage Site. This rural settlement patterns contrasts with architectural character of Groot Constantia and forms part of the experiential qualities of a broader landscape context.
DECISION On a vote of four to one, the Committee decided on the grading of cottage no. 4 to be IIIB. On a vote of four to one, the Committee decided on the grading of the cottage no. 9 to be IIIB.
The Committee resolved not to approve the demolition due to their intrinsic and contextual heritage value.
RN
W.12.3 Proposed Total Demolition, Erf 10192, Helliger Lane, Bo Kaap, Cape Town: NM HM/CAPE TOW/BO KAAP/ERF 10192
A Heritage Statement prepared by Quahnita Samie, dated January 2015 and comments from the Bo-Kaap Association was tabled.
Mr Ronny Nyuka made a power-point presentation.
Ms Quahnita Samie was present and took part in discussion.
In discussion it was noted that: The building is older than 60 years despite reference to it has been constructed in 1973.
DECISION The Committee decided the building to be ungradable.
The Committee resolved to approve the proposals in principle including the recommendations of the heritage statement. Approval is subject to the submission of the archaeological report prepared by Dr Zeeman in order to clarify a condition relating to archaeological monitoring. In the event that copy of this report cannot be made available the opinion of the historical archaeologist must be obtained.
RN
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W.12.4 Erven 117 and 619, 146 Kloof Street, Bantrysbay: MA HH/BANTRYSBAY/ERVEN 117 AND 619
Application, plans, report prepared by, dated etc etc.
BM recused herself.
AS, GT, PB and SH report back on their site visit.
Mr Ashley Lillie and Ms Tamar Shem-Tov were present and took part in discussion.
In discussion it was noted that: The Sea Point Ratepayers Association did not object the proposal.
DECISION The Committee decided the grading of the building to be grade IIIC.
The majority of the Committee members acknowledged that the area possessed some special qualities but that it was not worthy of formal protection as a heritage area. Given its context, the Committee is unable to argue for its retention in terms of HWC’s Guide to Grading.
On a vote of five to one, the Committee resolved to approve the demolition.
The Committee recommended that note-worthy architectural elements such as the ground floor pressed metal ceiling panels be recovered for reuse.
AS
W.13 STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR PARTIAL DEMOLITION/ALTERATIONS
W.13.1 Proposed Alterations on Elands Kloof 168 Ptn 2, Boonste Huis, Witteberg Private Reserve: MA WITTEBERG PRIVATE RESERVE/ELANDS KLOOF 168 PTN 2
Case No: 14120802RN1210E
Decision via email dated 9 February 2015 was tabled.
DECISION The Committee is satisfied that the revised proposals address previous concerns regarding the retention of nibs and the large sliding door.
The Committee agreed to approval the proposals.
The Committee strongly recommends that a smaller window opening be used on the rear elevation as this would be more in keeping with the character of the building
RN
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W.13.2 Proposed Alteration and Additions, Erf 187, 18 Stadler Road, Bloubergstrand: MA HM/BLOUBERGSTRAND/ERF 187
Case No: 131031JW06E
A Heritage Statement prepared by Mike Scurr, dated November 2015 and updated February 2015 was tabled.
Mr Jonathan Windvogel made a power-point presentation
MS recused himself and talked to the presentation.
DECISION The Committee resolved to await the 30 day commenting period being completed before making a decision via email.
JW
W.13.3 Proposed Alterations and Additions, Altona Hotel, Erf 13330, 13335 and 14706, 196 Victoria Road, Woodstock: NM HM/WOODSTOCK/ERF 13330, 13335 AND 14706
Case No: 15012005JW0121E
An application for a permit, photographs and plans (drawing no C-1001, C-1002 and C-1003) prepared by Mike Scurr, dated 1 October 2014 was tabled.
Mr Jonathan Windvogel made a power-point presentation
MS recused himself and talked to the presentation.
DECISION The Committee decided the grading of the building to be grade IIIA
The Committee resolved to approve the proposals subject to the detailing of interventions to the historical building being designed and supervised by a heritage architect approved by HWC. A completion report must be prepared by the heritage architect and submitted to HWC within 30 days of practical completion.
JW
W.13.4 Proposed Alterations and Additions, Van der Bijl Cottage, Erf 13190, 43 Market Street, Stellenbosch: NM HM/STELLENBOSCH/ERF 13190
Case No: 15020902JW0210E
A Heritage Statement prepared by Lize Malan, dated 11 February 2015 was tabled.
Mr Jonathan Windvogel made a power-point presentation.
Ms Lize Malan, Mrs Berta Hayes and Mr Riaan Smit were present and took part in discussion.
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DECISION The Committee resolved to approve the proposals subject to the incorporation of the vertical lift element into the main body of the building in order that it is expressed as a double storey rather than as a triple storey element. The Committee was of the opinion that this amendment would contribute to more a recessive intervention and have less impact on heritage significance.
The Committee’s preferred option was that the vertical lift element not be cladded.
JW
W.13.5 Proposed Rezoning and Departures of Erf 66660, 61 Wolfe Street, Wynberg: NM HM/WYNBERG/ERF 66660
Case No: 15012704JW0127M
An application for a permit photographs and plans were tabled.
The matter was removed from the agenda on request by the applicant.
JW
W.13.6 Proposed Alterations and Additions, Erf 614, Corner of Forest & Belmont Roads, Oranjezicht: MA HM/ORANJEZICHT/ERF 614
Case No: 14081803KR0822E
Revised drawing was tabled.
Mr Andrew September made a power-point presentation
PB recused himself and left the room.
Mr J C Fick was present and participated in the discussion.
DECISION The Committee decided the grading of the building to be grade IIIB
The Committee resolved to approve the proposals subject to the following condition: That door no.6 located off the entrance foyer be retained and converted into a wall cupboard rather than bricked in.
AS
W.13.7 Proposed Alterations and New Buildings, Babylonstoren, Farm 1268, Simondium: MA HM/SIMONDIUM/FARM 1268
Case No: 14081906KR0822E
A revised Heritage Statement prepared by Andre Pentz, dated July 2014 (Revised December 2014) was tabled.
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Mr Andrew September made a power-point presentation.
Mr Andre Pentz, Mr Chris Fick and Mr De Waal were present and took part in discussion.
In discussion it was noted that: The repositioning of the backup building is an improvement to the previous approved proposal particularly in terms of retaining sight lines toward the rear of the stable building and responding to the quality of the courtyard space.
DECISION The Committee resolved to approve the proposals.
The Committee recommended that careful attention be given to the detailing of the proposed new building so that it is not confused with authentic historic fabric elsewhere in the precinct.
AS
W.14 HERITAGE AREAS: SECTION 31 CONSENT APPLICATIONS
W.14.1 None
W. 15 PROVINCIAL PROTECTION: SECTION 29 PERMIT
W.15.1 None
W.16. PROVINCIAL PROTECTION: SECTION 28 REFUSAL
W.16.1 None
W.17 HERITAGE REGISTER: SECTION 30 PROCESS
W.17.1 None
W.18. PUBLIC MONUMENTS & MEMORIALS: SECTION 37 PROCESS
W.18.1 None
W.19. REQUESTS FOR OPINION/ADVICE
W.19.1None
W.20. Other Matters
W.20.1 None
SECOND SESSION: TEAM EAST PRESENTATION
E.11 PROVINCIAL HERITAGE SITE: SECTION 27 PERMIT APPLICATIONS
E.11.1 Proposed Alterations and Additions to Erf 117691 situated at 8 Lonsdale Road, Wynberg: NM HM/WYNBERG/ERF 117691
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Case No: 15013005GT0130
A Heritage Report prepared by Claire Abrahamse, January dated 2015 was tabled.
Mr Guy Thomas made a power-point presentation
SW recused herself.
SH chaired this item.
DECISION The committee recommended the grading of the building to be a grade IIIC.
The Committee resolved to approve the proposal.
GT
E.11.2 Proposed Alterations on Erf 155543, Colinton Road, Vineyard Hotel Conference Road, Newlands: MA HM/NEWLANDS/ERF 155543
Case no: 15011416ZG0114M
A Heritage Report prepared by Mike Scurr, dated 14 January 2015 and plans prepared by Revel Fox and partners, dated 14/10/22 were tabled.
Mr Zwelibanzi Shiceka made a power-point presentation
MS recused himself.
DECISION The Committee resolved to approve the proposal subject to the implementation of the recommendations of the heritage consultant’s report.
The Committee supported the recommendation that a CMP be compiled in order to clarify for the owner and HWC those future interventions that would require a permit application and those interventions undertaken in accordance with a CMP that would not require such an application.
ZS
E.11.3 Proposed Temporary Structure, Erf 858, Homestead Park, c/o Upper Orange Street and Sidmouth Avenue, Oranjezicht: MA HM/ORANJEZICHT/ERF 858
Case No: 14102916GT1030M
A letter from the Oranjezicht City Farm undated and a re-positioning diagram were tabled.
Mr Guy Thomas made a power-point presentation.
Ms Sheryl Ozinsky and Dr Kurt Ackermann from the OZCF and Ms Harriet Clift from the CoCT HRS were present and participated in the discussion.
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DECISION The Committee resolved that it would provide advice to the OZCF in a different forum set up to deal specifically with this matter.
It was agreed that Committee members will meet with representatives of the OZCF, the CoCT HRS and City Parks. This meeting will occur on site and its intention is to provide parameters for the formulation of a proposal which is likely be accepted by BELCom.
GT
E.12. STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR TOTAL DEMOLITION
E.12.1 Proposed Total Demolition on Erf 33318, 21 Grasmere Street, Athlone: NM HM/ATHLONE/ERF 33318
Case No: 14072908KB1002E
An application for a permit and photographs were tabled.
Mr Zwelibanzi Shiceka made a power-point presentation.
Mr Waheed Hattas was present and took part in discussion.
DECISION The Committee decided the building to be ungradable.
The Committee resolved to approve the demolition.
ZS
E.13 STRUCTURES OLDER THAN 60 YEARS: SECTION 34 PERMIT FOR PARTIAL DEMOLITION/ALTERATIONS
E.13.1 Proposed Alterations and Additions to existing Buildings on the Farm Slent 1503/1, Voor Paardeberg, Paarl: MA HM/PAARL/FARM 1503/1
Case No: 14090412KR0912E
Plans prepared by Ayama Wines, dated January 2015 were tabled.
Mr Zwelibanzi Shiceka made a power-point presentation.
Mr Ricardo Paulsen was present and took part in discussion.
DECISION The Committee resolved to approve the revised proposal as it addressed previous concerns with the roof form of the new addition.
ZS
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E.13.2 Proposed Additions and Alterations on Erf 57612, 19 Mark Road Claremont: NM HM/CLAREMONT/ERF 57612
Case No: 18011501GT0127E
An application for a permit, plans prepared by PLANit Designs, dated 18/10/2014 was tabled.
Mr Guy Thomas made a power-point presentation.
DECISION The Committee decided the grading of the building to be grade IIIC.
The Committee resolved to approve the proposal.
GT
E.13.3 Proposed Alterations and Additions on Erf 174308 (previous Erf 23300) Maitland Public Swimming pool, 21 A Royal Road, Maitland: MA HM/MAITLAND/ERF 174308
Case No: 14090910KR0912E
An application for a permit and Heritage Statement prepared by Karin Strom, dated 16 July 2007 and revised proposals were tabled.
Mr Zwelibanzi Shiceka made a power-point presentation
In discussion it was noted that: The Committee commended the project team for the creative solution in integrating social and architectural significance with the requirements of the brief.
DECISION The Committee resolved to approve the proposal.
ZS
E.14 HERITAGE AREAS: SECTION 31 CONSENT APPLICATIONS
E.14.1 None
E.15 PROVINCIAL PROTECTION: SECTION 29 PERMIT
E.15.1 None
E.16 PROVINCIAL PROTECTION: SECTION 28 REFUSAL
E.16.1 None
E.17 HERITAGE REGISTER: SECTION 30 PROCESS
E.17.1 None
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E.18 PUBLIC MONUMENTS & MEMORIALS: SECTION 37 PROCESS
E.18.1 None
E.19 REQUESTS FOR OPINION/ADVICE
E.19.1 None
E.20 NON COMPLIANCE
E.20.1 None
20. ADOPTION OF RESOLUTIONS AND DECISIONS
The Committee adopted the resolution and decisions.
21. CLOSURE
The meeting adjourned at: 16:30
22 DATE OF NEXT MEETING: 25 March 2015
CHAIRPERSON______DATE______
SECRETARY______DATE______
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