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5 1566 3164 5 2356 L1A56N7 D USE 2821 3 04 2 2906 1576 1568 19 3163
LEGEND: PROJECT: PROJEK: Tel: 044 873 4566, Email: [email protected] www.delplan.co.za Proposed subdivision & rezoning for GHDEVCO (Pty) Ltd
DESCRIPTION: BESKRYWING:
Erven 194, 208, 209, 914, 915 & 1764 Blanco, George
TITLE: TITEL:
Locality plan COPYRIGHT: KOPIEREG: This drawing is the copyright of DELplan Consulting. Do not scale from 1124/GEO/20/GIS/Ligging it but refer to figured dimensions. All measurements must be checked and confirmed by a professional Land Surveyor. Any discrepancies should please be reported to DELplan immediately. DESIGNED: DRAWN: I ONTWERP: SG GETEKEN: MV Die kopiereg van hierdie tekening behoort aan DELplan Consulting. A4 Scale: Moenie daarvan afskaal nie, maar verwys na afstande soos aangedui. Alle afmetings moet deur 'n professionele Landmeter nagegaan en 1:5 000 DATE: PLAN NO: bevestig word. Enige teenstrydighede moet asseblief dadelik aan DATUM: MAY 2021 PLAN NR: ANNEXURE DELplan rapporteer word. 2891 518 86 3711 1735 599 6 5 36 1738 7 1777 8 U 00 15 2 3 7 I 1 517 441 96 7 17 TS2 1 6 9 P6 944 B 139 3 7 N 17 A O 140 7 1 A 7 N666 6 S 440 167 1 1 9 1 3050 2 H 516 8 M P 0 9 O 6 141 A S 6 667 7 I 1 F 6 T IT 8 F 3 6 6 L 2 7 6 1 A U 7 513 8 N 1 0 9 2 3 D 6 9 0 1 8 2 2 0 8 84 99 6 7 8 4 142 2 2 5 1 1 3 6 0 9 19 6 28 62 S 4 4 4 0 220 2237 Y 6 8 2 4 62 N 9 546 2 83 10 2 A 7 944101 0 1 P 6 I 298 168 2 7 2233 E 6 0 2 83 TE 2 1 551 R 3 8 143 29 2 1742 TH 9 169 1 0 E 2 1 3 R 5 5 0 O 921 9 5 82 0 N 5 22 6 1 35 4 2 2 1 2 486 6 7 5 17 6 3 0 6 4 3 8 8 3 G 1 63 5 O 2 1 7 6 6 9 U 2 0 8 555 S 81 8 3 0 4 B 1 4 6 L 1 9 6 3 10O6 6 78 4 5 M 3 2 5 5 6 3656 206 7 6 29 3 6 3 6 5 1 3 2 E 0 6 3474 6 L 8 8 6 1 6 7 7 5 R 3 221 8 4 6 171 1 4 1 9 1 5 A 3 1 4 3 7 0 8 8 9 E 7 7 6 65 2 S 501 8 1 5 3 6 2 2 8 1 174 3 3 222 8 1 9 3 6 9 7 7 1 9 1 3 7 7 1 7 6 7 1 1 172 3 4 6 464 80 8 28 1 3 1 9 2 2 76 1 3 6 1 88 16 9 1 0 6 0 201 192 1 3 1 3 3 173 4 6 2 1 104 502 1 176 92 9 2881 8 9 6 3 3 3915 4 0 1 0 2 U 2 3 1 6 9 0 6 177 1 2 0 G 3 1 5 7 1 0 7 222 1 4 A 4 7 4 3 9 3480 T 0 1 178 9 3 103 0 1 N 1 9 9 7 O 9 3 9 9 S 1 4 1 1 4 5 2 799 M 1 3 O 3 179 1 9 P 1500 2 6 4 5 U 7 5 6 9 1112 211 4 5 4 3 O 9 1800 7 180 3 2 193 7 9 9 104IE 4 C 3 1 O 7 4 7 D 8 E 4 6 1 181 935 4 N 92 N 0 105 292 3 N 2 A 0 3 5 5 I 3 P 5 47 7 E 9 3 5 0 IE 6 3 2 R 3 4 194 4 8 9 112 8 9 7 2 0 6 9 3 4 3480 8 2 4 3 7 0 7 1
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1 GROUP HOUSING SCHOOL BUSINESS ROAD 512
LEGEND: PROJECT: PROJEK: Tel: 044 873 4566, Email: [email protected] www.delplan.co.za Proposed subdivision for GHDEVCO (Pty) Ltd
DESCRIPTION: BESKRYWING:
Erven 194, 208, 209, 914 & 915, Blanco, George
TITLE: TITEL:
Land use plan COPYRIGHT: KOPIEREG: This drawing is the copyright of DELplan Consulting. Do not scale from 1124/GEO/20/GIS/LandUse it but refer to figured dimensions. All measurements must be checked and confirmed by a professional Land Surveyor. Any discrepancies should please be reported to DELplan immediately. DESIGNED: DRAWN: I ONTWERP: SG GETEKEN: MV Die kopiereg van hierdie tekening behoort aan DELplan Consulting. A4 Scale: Moenie daarvan afskaal nie, maar verwys na afstande soos aangedui. Alle afmetings moet deur 'n professionele Landmeter nagegaan en 1:3 500 DATE: PLAN NO: bevestig word. Enige teenstrydighede moet asseblief dadelik aan DATUM: MAY 2021 PLAN NR: ANNEXURE DELplan rapporteer word. HWC Case No. 21020112SB0204E
DRAFT VERSION – FOR PUBLIC PARTICIPATION ONLY
INTEGRATED HERITAGE IMPACT ASSESSMENT IN TERMS OF SECTION 38 OF THE NATIONAL HERITAGE RESOURCES ACT, 1999 (ACT 25 OF 1999): PROPOSED REDEVELOPMENT OF ERVEN 194, 208, 209, 914, 915 & 1764 (BLANCO) , GEORGE MUNICIPALITY & DIVISION
On behalf of: GHDEVCO (Pty) Ltd
JUNE 2021
COPYRIGHT RESERVED
STÉFAN DE KOCK PERCEPTION Planning 7, Imelda Court, 103 Meade Street, George PO Box 9995, George, 6530
Cell: 082 568 4719 Fax: 086 510 8357 E-mail: [email protected] www.behance.net/perceptionplanningSA
PERCEPTION Planning URBAN & REGIONAL PLANNING- ENVIRONMENTAL PLANNING- HERITAGE IMPACT ASSESSMENT- URBAN DESIGN
INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
CONTENTS:
1. INTRODUCTION 1.1 Background to administrative process
2. DESCRIPTION OF THE STUDY AREA
3. PROPOSED DEVELOPMENT
4. SPATIAL PLANNING CONTEXT
5. HERITAGE STATUTORY FRAMEWORK 5.1 Grading 5.2 Methodology
6. HISTORIC BACKGROUND RESEARCH 6.1 Blanco village – broad historic context 6.2 Economic development 6.3 Socio-historic themes 6.4 Prisoners of War 6.5 Ownership 6.6 Synthesis
7. HERITAGE RESOURCES AND ISSUES 7.1 Townscape 7.1.1 Historic context 7.1.2 Broader natural landscape context 7.1.3 Settlement form 7.1.4 Gateways 7.1.5 Cultural landscape 7.1.6 Green system 7.2 Built environment 7.2.1 Erven 209 and 914 7.2.2 Built form 7.2.3 Broader context 7.3 Streetscape 7.3.1 Montagu Street 7.3.2 Napier Street 7.3.3 Violet Street 7.3.4 Howitson Street 7.4 Archaeology and Palaeontology
8. SIGNIFICANCE AND GRADING 8.1 Townscape 8.2 Built environment 8.3 Streetscape
9. ASSESSMENT OF IMPACTS 9.1 Townscape 9.2 Built environment 9.3 Streetscape 9.4 Socio-economic impact 9.5 Conclusions
10. PUBLIC PARTICIPATION
11. RECOMMENDATIONS
REFERENCES
SCHEDULE 1: PROJECT TEAM AND STATEMENT OF INDEPENDENCE
ANNEXURES:
1. Power of Attorney/ Title Deeds/ SG Diagrams 2. HWC Interim Comments dated 23 rd February 2021 3. Photographs of study area 4. Conceptual Site Development Plan 5. Historic images 6. Statement: Landscape architect 7. Conceptual sketches: Streetscapes
PERCEPTION Planning COPYRIGHT RESERVED 2 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
FIGURES:
1. Locality: Regional context 2. Locality: Local (village) Context 3. Site context 4. George MSDF, 2019 5. Blanco LSDF, 2015 6. Simple flow diagram illustrating typical S38 NHRA process 7. SG Diagrams: 1816 and 1848 8. Broad-based heritage mapping 9. POW camp locality 10. 1862 village layout 11. 1993 village and countryside 12. Comparison: traditional layout vs estates 13. 1936 Aerial image 14. 1957 Aerial image 15. Figure Ground Plan 16. George Built Heritage Asset Register, 2016 17. Mapping of heritage resources and themes 18. Distinctive townscape “precincts”
IMAGES:
1-11 Historic images, Annexure 5 12 “Trunk House”, 10 Napier Street 13 Northern Gateway: Golden Valley 14 Southern Gateway: Modderrivier 15 Eastern Gateway: Malgas River 16 Montagu Street: Eastern side 17 Montagu Street: Western side 18 Enclosure: Napier Street 19 Site curtilage: Napier Street 20 Violet Street 21-23 Howitson Street
ABBREVIATIONS:
DEA&DP – Department of Environmental Affairs and Development Planning (WCG) GMA – George Museum Archive GMPA – George Museum Photographic Archive HIA – Heritage Impact Assessment HWC – Heritage Western Cape NGL – Natural Ground Level NGSI – National Geo-Spatial Information, Department of Rural Development and Land Reform NHRA – National Heritage Resources Act, 1999 (Act 25 of 1999) NID – Notice of Intent to Develop PHS – Provincial Heritage Site SAHRA – South African Heritage Resources Agency SAHRIS – South African Heritage Resources Information System
REFERENCES
1. Fortuin, S.D. (2008, February 21). Blanco gemengde buurt van begin af. George Herald Het-Suid Western, 42. 2. Milford, J. (2021, November 14). Kretzenshoop vier 100 Jaar. Eden Express , 14. 3. Rabinowitz, M. (2014, August 7). Blanco Anglican church celebrates centenary. George Herald, 24. 4. Sayers, C.O., 1982. Looking back on George , Herald Phoenix (Pty) Ltd. George, 1982 5. Schulz, K., 2015. Watsondorp/ Witfontein (Unpublished report). 6. Thompson, L., 2021. Blanco . [email]. 7. Fernridge Consulting (Pty) Ltd (2020). Retail Market Study Blanco, George Municipality, Western Cape Province (Unpublished report). 8. SMEC South Africa (2021). Traffic Impact Assessment: Proposed Montagu Village mixed use development, Blanco (Unpublished report)
COVER: Early (1957) aerial image of the village of Blanco (Aerial survey 403, Flight Strip 6, Image 3255, NGSI)
PERCEPTION Planning COPYRIGHT RESERVED 3 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
1. INTRODUCTION
PERCEPTION Planning was appointed by Mr. Gert Hooghiemstra as person holding proxy for GHDEVCO (Pty) Ltd (being the land owner) to compile and submit to Heritage Western Cape (HWC), an Integrated Heritage Impact Assessment (HIA) as required with HWC’s Interim comments dated 23 rd February 2021. A copy of the Power of Attorney, (signed by the representative of registered land owner), as well as copies of the relevant Title Deeds and General Plan are attached as part of Annexure 1 .
The cadastral land units subject to this application are: • Erf 194 (Montagu Street, Blanco), measuring 6,672m², registered to Superstrike Investments 84 (Pty) Ltd, held under Title Deed No. 23324/2007, situated within the jurisdiction of the George District and Municipality, Western Cape; • Erf 208 (Napier Street, Blanco), measuring 3,854m², registered to Superstrike Investments 84 (Pty) Ltd, held under Title Deed No. 39898/2007, situated within the jurisdiction of the George District and Municipality, Western Cape; • Remainder of Erf 209 (Montagu Street, Blanco), measuring 3,299m², registered to Superstrike Investments 84 (Pty) Ltd, held under deed of consolidated title, Title Deed No. 34377/2006, situated within the jurisdiction of the George District and Municipality, Western Cape; • Erf 914 (Montagu Street, Blanco), measuring 915m², registered to Superstrike Investments 84 (Pty) Ltd, held under deed of consolidated title, Title Deed No. 34377/2006, situated within the jurisdiction of the George District and Municipality, Western Cape. • Erf 915 (Howitson Street, Blanco), measuring 894m², registered to Superstrike Investments 84 (Pty) Ltd, held under deed of consolidated title, Title Deed No. 34377/2006, situated within the jurisdiction of the George District and Municipality, Western Cape. • Erf 1764 (Violet Street, Blanco), measuring 623m², registered to Petrus Samuel & Mariana du Preez, held under Title Deed No. 82972/2002, situated within the jurisdiction of the George District and Municipality, Western Cape.
1.1 Background to administrative process During January 2021 Perception Planning was appointed by the representative of the registered property owner to submit to HWC a Notification of Intent to Develop (NID) in terms of Section 38 of the National Heritage Resources Act, 1999 (Act 25 of 1999) (NHRA) in respect of a proposal to redevelop said properties as a commercial centre.
HWC responded to the above NID application (HWC Case ID 21020112SB0204E) through their Interim Comments dated 23 rd February 2021 (Annexure 2) as follows [sic]:
“You are hereby notified that, since there is reason to believe that the proposed consolidation in order to redevelopment erven 194, 208, 209, 914, 915, 1764, Montague And Napier Street, Blanco, George will impact on heritage resources, HWC requires that a Heritage Impact Assessment (HIA) that satisfies the provisions of Section 38(3) of the NHRA be submitted. Section 38(3) of the NHRA provides
(3) The responsible heritage resources authority must specify the information to be provided in a report required in terms of subsection (2)(a): Provided that the following must be included: (a) The identification and mapping of all heritage resources in the area affected; (b) an assessment of the significance of such resources in terms of the heritage assessment criteria set out in section 6(2) or prescribed under section 7; (c) an assessment of the impact of the development on such heritage resources; (d) an evaluation of the impact of the development on heritage resources relative to the sustainable social and economic benefits to be derived from the development; (e) the results of consultation with communities affected by the proposed development and other interested parties regarding the impact of the development on heritage resources; (f) if heritage resources will be adversely affected by the proposed development, The consideration of alternatives; and (g) plans for mitigation of any adverse effects during and after the completion of the proposed development.
This HIA must in addition have specific reference to the following: - built environment, streetscape and townscape.
The HIA must have an overall assessment of the impacts to heritage resources which are not limited to the specific studies referenced above. The required HIA must have an integrated set of recommendations. The comments of relevant registered conservation bodies; all Interested and Affected parties; and the relevant Municipality must be requested and included in the HIA where provided. Proof of these requests must be supplied.”
This Integrated HIA report focusses on addressing the aspects mentioned in the Interim comment dated 23 rd February 2021 whilst also adhering to the requirements specified in terms of Section 38(3) of the NHRA.
PERCEPTION Planning COPYRIGHT RESERVED 4 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
2. DESCRIPTION OF THE STUDY AREA
The subject properties (hereafter collectively referred to as, “the study area”) forms part of the historic centre of Blanco situated ±4.5km west of the George town centre. Once an entirely separate village, largely independent from George, Blanco has been integrated with the town thus defining its westernmost periphery (Figure 1) . The study area is located along Montagu Road (R404), connecting the Outeniqua Pass (and historic Montagu Pass, a PHS) with the George Airport, Great Brak River and beyond. It is furthermore ±550m northeast from the Fancourt Hotel and Country Golf Estate, part of which incorporates the “Fancourt House” Provincial Heritage Site 1 as depicted on Figure 2 .
Figure 1: Study area location within context of George urban area (CFM, 2019, as edited)
Figure 2: Study area shown within context of the (now) suburb Blanco (GeorgeMunGIS, 2019, as edited)
1 Declared on 4 th September 1992 (SAHRA File No. 9/2/030/0018)
PERCEPTION Planning COPYRIGHT RESERVED 5 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
Comprising six cadastral land units and with combined surface area of ±1,6257ha the irregular-shaped study area has curtilage onto four public roads, namely Montagu-, Napier- and Violet Streets as well as Howitson Road. During field work two (residential) buildings, the respective building footprints of which are older than 60 years, were noted. Both buildings have been materially altered through various interventions. Several buildings older than 60 years remain within the proximity of the study area (Figure 3) .
Figure 3: Study area shown within existing urban context (GeorgeMunGIS, 2019, as edited)
The following observations were made in respect of the individual cadastral land units: • Erf 194 – Vacant land with curtilage onto Montagu Street and Violet Street, contains no structures, historically utilized for urban agriculture/ cultivation (“market lot”); • Erf 208 – Vacant land with curtilage onto Napier- and Violet Streets, contains no structures, historically utilized for urban agriculture/ cultivation (“market lot”); • Erf 209 – Property contains structure older than 60 years (former “Copper Pot Restaurant”). Various additions and alterations were made to exterior as well as interior of said structure. However, its scale, bulk, typology and setback from Montagu Street – set behind a semi-private garden defined by low boundary wall onto Montagu Street, together with screening vegetation, is representative of local vernacular architecture and streetscape setting; • Erf 914 – Contains residential structure older than 60 years but significantly altered through various additions to the extent that the original built form is no longer prevalent. Also set back from Montagu Street by overgrown garden defined by low boundary wall; • Erf 915 – Vacant property essentially functioning as rear garden to aforementioned Erf 914; • Erf 1764 – Property developed, contains modern residential structure.
Further detailed analysis and description of the study area from local and broader contexts are unpacked in Section 7 of this report. Photographs of the study area and its surrounding context are attached to this report as Annexure 3.
3. PROPOSED DEVELOPMENT
According to information provided by Delplan Consulting the proposal is for consolidation of the subject properties in order to develop a neighbourhood convenience centre incorporating two supermarkets, medical rooms, eight small line shops, a restaurant, a liquor store and a pharmacy. A traffic circle is proposed in Montagu Street with three exits, one towards the west of Montagu Street, one towards the east and a new exit on the southern side running through the property which will extend Violet Street. Deliveries for the smaller grocer and pharmacy are proposed to be executed from Howitson Street.
PERCEPTION Planning COPYRIGHT RESERVED 6 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
The land use planning application to be submitted to George Municipality is likely to include the following components (as well as departures, which are not included below): • Subdivision in terms of Section 15(2) (d) of the George Municipality: Land Use Planning By-Law (2015) of Erf 208, Blanco into Portion A and Remainder Erf 208, Blanco. • Subdivision in terms of Section 15(2)(d) of the George Municipality: Land Use Planning By-Law (2015) of Erf 194, Blanco into Portion B and Remainder Erf 194, Blanco. • Rezoning in terms of Section 15(2) (a) of the George Municipality: Land Use Planning By-Law (2015) of Portion A & Portion B to Transport Zone II. • Consolidation in terms of Section 15(2)(e) of the George Municipality: Land Use Planning By-Law (2015) of Remainder Erf 208, Remainder Erf 194, Erf 209, Erf 1764, Erf 914 & Erf 915, Blanco into Portion C. • Rezoning in terms of Section 15(2) (a) of the George Municipality: Land Use Planning By-Law (2015) of Portion C to Business Zone III. • Consent Use in terms of Section 15(2)(o) of the George Municipality: Land Use Planning By-Law (2015) to allow for the following: o Supermarket o Liquor store o Restaurant
The conceptual Site Development Plan and conceptual Street Elevation (Montagu Road) is attached as part of Annexure 4 to this report.
4. SPATIAL PLANNING CONTEXT
According to the George Municipal Spatial Development Framework, 2019 the study area is situated along an “Activity Corridor” (i.e. Montagu Street) and within a “ 500m Catchment Zone for (urban) Intensification/ (Urban) Restructuring Zone ”. These are areas located along, inter alia , primary public transport corridors within which the focus is to “ add value through new investment to facilitate social inclusion, attract economic activity and private sector and household investment ”. According to the MSDF these areas, ( sic ) “should be the focus of any municipal investment incentives including expedited land use development procedures and/or relaxation of development controls ” (GM, 2019: 120). (Refer to Figure 4 )
Proposals for densification within the “Blanco Node” include the following: • Sensitive mix use development and densification along major routes (George Street and Montagu Street; • Infill residential development to densities of 35 units/ha or higher on identified vacant land parcels. (GM, 2019: 67)
The following planning policies apply within the “Blanco Node” within the context of its location within a designated “Priority Investment Area”: “Originally Blanco developed as a distinct settlement from George, but now it is an integral part of the George urban area. Despite significant “estate” type development in the area, it has managed to retain many historic buildings and its unique pastoral village character and ways of life. The Municipality will maintain the present environmental, rural and settlement character of Blanco. To this end it will: • Maintain ‘tight’ urban edges to protect the rural character of the area. • Apply land use management guidelines to protect the human scale and pastoral character of the village (including the placement of buildings close to street boundaries). • Permit sensitive mixed use development and densification along major routes (George Street and Montagu Street), including tourism-related facilities. • Review densities allowed for infill residential development on identified vacant land parcels to support formal public transport and to promote inclusionary housing development.” (GM, 2019: 131)
The Blanco Local Spatial Development Framework, 2015 acknowledges the importance of remaining historic built and urban fabric within Blanco (Refer to Figure 5 ): “Elements of the character of the historic village are still noticeable which contributes to the aesthetic quality of Blanco. It is, however, critical that these remnants be protected and conserved. Through proper planning and the implementation of revitalization programmes, these elements should reflect in new developments.” (BLSDF, 2015: 35)
Spatial planning proposals and policies contained in the BLSDF, as applicable to the proposal include, inter alia, the following: “It is proposed that the areas adjacent to George and Montagu Streets be redeveloped to a higher density, but still within the context of the traditional built form” (BLSDF, 2015: 52)
“[Along the] Eastern side of Montagu Street:
PERCEPTION Planning COPYRIGHT RESERVED 7 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
• Mix of retail / residential limited to tourist related uses; • Retaining of built form; • Encouragement of tourist related facilities; • Appropriate landscaping: tree planting, street furniture and outdoor signage; • Promote value capture services, appropriate to the context of it locality, at bus stops appropriately located; • Parking facilities to be provided at the “back” of buildings and not on street front”. (BLSDF, 2015: 65)
Figure 4: Study area shown within context of George MSDF, 2019 (George Municipality, 2019 as edited)
Figure 5: Study area shown within context of Blanco LSDF, 2015 (George Municipality, 2015 as edited)
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5. HERITAGE STATUTORY FRAMEWORK
5.1 Grading References to grading as meant within the context of this Integrated Heritage Impact Assessment are based on the categories as prescribed by HWC 2 and summarised in Table 1 below. Gradings presented are (a) aimed at formulating responses with relation to the perceived provincial and/ or local cultural significance of heritage resources identified and (b) assigning the appropriate level of management responsibility applicable to such heritage resources. Cultural Grading Description of resource Examples of possible Management Strategies Significance Her itage resources with special qualities which make them Exceptionally II significant in the context of a May be declared as a Provincial Heritage Site by HWC High province or region, but do not fulfil Significance the criteria for Grade I status. This grading is applied to buildings and sites that have sufficient Such a resource must be an intrinsic significance to be regarded as local heritage resources; excellent example of its kind or and are significant enough to warrant that any alteration, both must be sufficiently rare. These are High III A internal and external, is regulated. Such buildings and sites may heritage resources which are Significance be representative, being excellent examples of their kind, or may significant in the context of an be rare. In either case, they should receive maximum protection area. at local level. Such a resource might have similar significances to those of a Grade Like Grade IIIA buildings and sites, such buildings and sites may be III A resource, but to a lesser representative, being excellent examples of their kind, or may be degree. These are heritage Medium III B rare, but less so than Grade IIIA examples. They would receive less resources which are significant in Significance stringent protection than Grade IIIA buildings and sites at local the context of a townscape, level. neighbourhood, settlement or community. This grading is applied to buildings and/or sites whose significance Such a resource is of contributing is contextual, i.e. in large part due to its contribution to the significance to the environs. These character or significance of the environs. These buildings and sites are heritage resources which are should, as a consequence, only be regulated if the significance of Low III C significant in the context of a the environs is sufficient to warrant protective measures, Significance streetscape or direct regardless of whether the site falls within a Conservation or neighbourhood. Heritage Area. Internal alterations should not necessarily be regulated. A resource that, after appropriate investigation, has been No further actions under the NHRA are required. This must be No research determined to not have enough motivated by the applicant and approved by the authority. potential or NCW heritage significance to be Section 34 can even be lifted by HWC for structures in this other retained as part of the National category if they are older than 60 years. significance Estate. Table 1: Summary of grading and possible mgmt. strategies for Grade II and III heritage resources (Source: HWC, 2016)
5.2 Methodology This Integrated HIA process is undertaken in terms of Section 38(8) of the NHRA and in accordance with relevant HWC policies and guidelines and international practice principles. A flow diagram illustrating a normal, non-retrospective HIA process pertaining to development being proposed is as shown in Figure 6.
Tasks undertaken as part of the compilation of this Draft Integrated HIA included, inter alia , the following: • Liaise with project team including urban planner, architect, developer and planning authority; • Field work undertaken during the course of 9 th March 2021 - _ March 2021; • Archival research (access to local archives limited due to Covid-19 related restrictions); • Research including oral history, secondary archival sources; • Contextual analysis of the site and its environs, identification of spatial informants; • Identification of heritage-related issues and concerns with reference to built environment elements, streetscape and townscape elements and others, identification and mapping of spatial informants; • Establishing cultural significance and recommending grading based on criteria set out in NHRA; • Identification of heritage informants for decision making and input to the planning process; • Ongoing feedback and discussions with the project team w.r.t. above findings, transpose consequent design responses into the Draft Integrated HIA;
The following actions are still to be undertaken pending a 30 day public participation process: • Undertake focussed public participation process with registered conservation bodies, local planning authority and other stakeholders as requested by HWC in the Interim Response to the NID as well as placement of advertisements in local press and erecting ( four ) site notices, in accordance with the HWC Public Consultation Guidelines, June 2019 in accordance with the HWC Public Consultation Guidelines, June 2019; • Incorporate outcomes emanating from public participation process and formulate appropriate responses to comments received – include in Final Integrated HIA report;
2 Grading: Purpose and Management Implications, Heritage Western Cape, 16 th March 2016
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• Submission of Final Integrated HIA to HWC.
Figure 6: Flowchart illustrating a typical HIA process in terms of Section 38 of the NHRA (Act 25 of 1999).
6. HISTORIC BACKGROUND RESEARCH
Preliminary historic background research reflected in the NID was expanded upon and included further primary (Cape Town Archives, George Museum Archives/ Photographic Records, NGSI, SG Office, Deeds Office, etc.) and secondary archival sources (as referenced), oral history research as well as additional research undertaken by historian Kathleen Schulz.
6.1 Blanco village – broad historic context From a colonial perspective Blanco is situated on land that was expropriated by Government in the 1820’s whilst the (then adjoining) George was evolving as a town 3. Though a circular boundary is understood to have encompassed the early 1756 loan farm (Schulz, 2010), the subsequent “farm Modder Rivier 209” was formally framed in 1816, then measuring 1,560 morgen. By this time the farm is recorded as having been registered to Dirk Lamprecht (5/8 th shares), JC Lamprecht (1/8 th share) and Henry Fancourt White (2/8 th shares). An agreement between the owners led to its subdivision during November 1848, thus creating a new portion, Erf 72 (later renamed “Erf 1”) (Figure 7, overleaf). The property was surveyed by White and Erf 72 formally transferred to him during July 1849 whilst the remainder was transferred to JC and D Lamprecht 4.
White had his newly-acquired property re-subdivided and in 1862 the Village of Blanco, consisting of c. 214 lots, was registered 5 - essentially on an area earmarked as “grazing land” on the original loan farm (refer to Section 7.1 for further discussion).
6.2 Economic development It is important to appreciate that Blanco became a significant economic hub within the area during the late 19 th century – notably through shoe and boot manufacturing and associated enterprises, which even resulted in the in-migration of specialised skills from other countries. This contributed to establishment of the Blanco Village Management Board, constituted on the 12 th January 1923. Some key events associated with this particular historic theme are outlined as part of the timeline below (Images referred to in the text are displayed in Annexure 5 to this report):
3 George established in 1811 4 SG Diagram 374/1848 5 SG Diagram 1907/1862
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Figure 7: Extracts from 1816 and 1848 SG Diagrams depicting the farm Modderrivier 209 and location of the study area in relation to Erf 1, Blanco upon which the village was developed (SGO, as edited)
Section 6.2 cont. 1843 British-born immigrant Henry Fancourt White originally settling in the Cape in the 1820’s, subsequently serving in New South Wales, Australia as colonial assistant surveyor, is commissioned be the then Colonial Secretary John Montagu to build the historic Montagu Pass outside George. 1848 Opening of the Montagu Pass (named after the then Colonial Secretary John Montagu) during January 1848 meant the opening of an important new postal route between Cape Town and the then Grahamstown which incidentally passed through Blanco. The new route effectively replaced the earlier Cradock Pass (1816), which was more difficult to traverse. It also bypassed the town of George and postal carts were able to travel eastwards via the Langkloof until, after completion of easier routes via Knysna around 1885, the main post office moved to George (Thompson, 2021). 1851 As a result a postal station was opened in the village on 4 th December 1851 with Mr. R Gould the first post master. At the time this was the main post office for the area (including George). Gould was succeeded by Harry Hooper in 1853. Image 1 shows an early view of Mr. Hooper’s home along Montagu Street. 1857 Robert Drummond arrived in the Cape from Scotland and arrives in Blanco. 1859 The Overberg Courant reports on a visit by Henry Fancourt White to the village of Blanco and the announcement of plans: “all sorts of improvement are now projected; a lock up for the disorderly, and all kinds of encouragement for the better disposed. A large mansion for himself, and several cottages for his more humble neighbours, are about to be set about forthwith” 6. Construction works to “Blanco House”, built in the style of a typical, “Cotswold residence” commences shortly thereafter (Sayers, 1982:97). 1859 First arriving in South Africa during 1859, Charles Searle (Snr) and his wife first moved to the village of Blanco where he served as keeper at the Montagu Pass tollhouse for a few months. They soon after moved to the nearby Great Brak River where he served as the “Keeper of the Gate”. In time Searles and his three sons greatly expanded their businesses and holdings, the sons trading under the title of C. Searle & Co throughout the region. 1866 Henry Fancourt White passes away. 1869 Having arrived in the Cape in 1857 from Scotland, Robert Drummond settles in Blanco and for some years ran a general store (Sayers, 1982:46). 1875 Henry Fancourt White’s wife dies in 1875. On 23 rd August 1875 the property “Blanco House” was put up to auction in an insolvent estate in the Mossel Bay Advertiser, described as, “A thatched-roof, double-storey building comprising of airy rooms, kitchen, pantry, outbuildings and servants’ rooms”. 1876 Blanco House purchased by Henri de Marrilac who also built a large shoe factory at Blanco close to “White’s Bridge”. Marrilac, who also enlisted the services of a number of Scottish hands imported by M de Marrilac 7, but goes insolvent March 1887 8. It was during this time that Captain Max Jurisch, the brother-in-law of Marrilac, established the first tannery and “harness factory” in Blanco.
6 Overberg Courant dated 5 th October 1859 7 George Museum Archives 8 George and Knysna Herald, 2 nd March 1887
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1879 Blanco House purchased by Robert Drummond who also operated Blanco boot and shoe manufacturers 9 and enlisted the services of Scottish worked imported by Marrilac (Sayers, 1982:46). The Mossel Bay Advertiser in 1878 reports that Drummond “had acquired a complete plant of boot and shoe machinery”. Drummond later also operated a tannery, which supplied the factory, “so that the factory drew nearly all its raw materials from its own and surrounding districts” (Sayers, 1982:46) thus supporting a substantial local work force. Late The exact date for commencement of the Searles brothers’ interests in Blanco is not clear. However, oral 1870’s history sources suggest that they were associated with “an inn overlooking the market plain” (refer Figure 7) and known as “Searles Corner” (Images 2,3). During the late 1870’s this inn was taken over by Mr & Mrs Howitson who called the inn a hotel in the late 1870s – and Searles’ Corner became later Howitson’s Corner (Image 2). Howitson also owned a shop next door to the inn (Thompson, 2021). The site, situated on the corner of Montagu and Voortrekker Streets is now known as “Pollock’s Corner”. 1883 By 1883, four professional shoemakers were employed by Searles and an additional eight independent shoemakers had settled in the village. Tasks related to tanning hides and shoe production provided job opportunities to residents. An engineer and surveyor formed part of the community. Wagon drivers and couriers also lived in the village, providing assistance to travellers making their way over the Montagu Pass 10 . 1886 The Searles brothers opened a boot and shoe factory in Great Brak River and gradually expanded their business interests across the region. Opened a shop in George in 1895. In fact, the Searles brothers’ had established quite a presence within the village and notably had a street corner named after them, i.e. Searles Corner. This later became known as Howitsons Corner/ hotel. 1895 Searles brothers open their first shop in the town of George and in the 1890’s (exact date unknown) also acquires the old Blanco Mill established by T. Melvill in 1854 (Sayers, 1982:58). A photo of the former mill, once situated close to the site of White’s Bridge is shown as Image 4. 1903 Fancourt House changed hands several times until Henry’s son, Ernest Montagu White purchased it in 1903 for £3,250 and renamed it “Fancourt”, after his father’s second name. Montagu rebuilt the building, during which time the former thatched-roof was presumably replaced with shingles as it is in present day.
Ernest Montagu White, only 11 years of age when his father died, was born in Surbiton, England but moved to South African shortly thereafter to grow up in “Blanco House” while he attended St. Mark’s Grammar School in George. From St. Mark’s he attended the Diocesan College, Rondebosch and at age 17 started in a career in the public service until 1878 when he resigned to start his own business in Komga where he stayed until 1887. After an unsuccessful year on the Barberton and Steynsrus minefield he again became a civil servant, including Transvaal Consul in London until 1900. After spending some time in America to enlist sympathy and aid for the Boer cause he returned to Blanco in 1903. 1905 During April 1905, “Lot E” of the farm Modderrivier was sold by the “widow of the late Dirk Uwes” to Charles Searle Jnr & Others (trading as C. Searle & Co) 11 . 1916 Montagu White died in April 1916 together with most of his guests after a party held the evening at the mansion during which poisonous mushrooms were consumed. While Montagu was said to have been familiar with growing mushrooms, a “foreigner” seems to have picked mushrooms unfit for human consumption to the consequence that these were eaten together with the edible ones cultivated by Montagu. After this event Fancourt became known as a “haunted mansion” to locals and changed hands several times until purchased and developed by the present owners during the 1990’s. 1923 Blanco Village Management Board established. 1933 Malgas River bridge constructed, replacing the earlier timber “White’s Bridge” (Images 5,6) washed away by a flood in 1931 (Sayers, 1982:20). Though now closed the 1933 bridge (Image 7) is still visible directly west of the current bridge (1964). 1951 Outeniqua Pass completed. The new alignment of the pass bypassing the village of Blanco. 1964 Present Malgas River bridge opened. 1973 The Blanco Village Board ceases to exist in 1973 when the village was incorporated into the George municipal area.
Blanco’s economic growth and prospects came to an abrupt end with opening of the Outeniqua Pass first built 1942 – 1951, the new alignment of which bypassed the village and instead provided direct access into George, which subsequently became the leading town.
6.3 Socio-historic themes Juxtaposed to the colonial historic theme pertinent to the village of Blanco are those of two adjoining settlements, namely Watsonsdorp and Preto . Where possible the locality of places and sites referred to is shown spatially through mapping presented as Figure 8. Note this particular theme emanates from research and findings of historian Kathleen Schulz, 2015.
Watsondorp township was planned in 1847 on the farm Wiftontein, George district. The informal settlement was already home to emancipated slaves by 1842. The settlement was also referred to as a Dutch Reformed Mission in archival records. People were self-sufficient and had access to enough ground to cultivate crops and keep a small amount of livestock. Originally the settlement was situated on crown land and rental monies were paid to the local magistrate. In 1883 the owner of Witfontein acquired the twenty two morgen occupied by the community and annexed the ground to Witfontein.
A burial ground that served the entire district’s coloured community remains on the property (Figure 7). In 1898 it was reported by the Blanco Dutch Reformed Church missionary, Reverend Johann Kretzen, that over six hundred people had been buried there.
9 George and Knysna Herald, 8 th February 1882 10 Burgher lists 1883, private archives 11 SG Diagram 6259/1902
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The settlement of Watsondorp was demolished sometime after the Department of Forestry bought the farm Witfontein in 1903. Alternative residential land was provided in Blanco and the burial ground fell into disuse. It is unknown at this stage when the last burial took place.
Records state that in 1847 Alexander Watson was the owner. He had plans drawn for a township named Watsondorp situated on the south western portion of the farm. The Montagu Pass was near completion and perhaps Watson was of the impression that Witfontein, being situated on the wagon road at the low end of the pass, would attract commercial and property investors. Only four erven were sold and the thriving village envisaged by Watson never materialized.
By 1872 Witfontein was owned by William Charles Guest, a farmer and district councillor in the George region. Documentation regarding Watsondorp becomes alive in the archives when Guest applies for the portion of crown land adjoining the southern and western border of his farm Witfontein. Reverend Johann Kretzen objected strongly to Guest’s request for ownership, stating that members of his congregation had lived there for upwards of 30 years and paid monthly rentals to the George magistrate for that privilege.
Reverend Kretzen wrote to Government offering to match the amount that Guest was offering to pay for the 22 morgen (18.8 hectares) 12 . The offer was not considered and Guest received his grant on 23 rd February 1883. The portion was re-named portion 22 Malgaskraal 13 . The historic Kretzenshoop Primary School (established 1892) has its early beginnings as a small school within the former Watsonsdorp in 1885 (Milford, 2012). Prominent persons who attended the school include South African Rugby Union players Bevin Fortuin and Zane Kirchner. The location of the school is shown in Figure 8.
Adjoining Watsondorp was another village named Preto owned by J.de le Harpe in 1833. Preto was later occupied and owned by coloured families who were evicted in 1987 as a result of the Group Area’s Act. The piece of land named Preto appears on the abovementioned 1883 SG Diagram, and was referred to as Watsondorp during land claims. Early (1957) aerial images clearly show the settlement Preto as being occupied by a substantial number of structures surrounded by cultivated fields. An image of a historic cottage at Preto, as located in the George Museum Photographic Archive (GMPA), is presented as Image 8, Annexure 5 to this report.
St. Mary’s Anglican Church , situated on the corner of Montagu and Maitland Streets was completed in 1915. Early history associated with the church includes the in-migration of many coloured families to Blanco between 1921 and 1935 as a result of severe drought in the Langkloof (Rabinowitz, 2014).
The “Trunk house” or “Kofferhuis” situated at No. 10 Napier Street (Image 12) is of historic and architectural cultural significance. It was built in c. 1879 in Scandinavian style by Swedish carpenter CJ Nicolas who at age 60 in 1900 was appointed as toll keeper at the Montagu Pass.
Several authors have remarked that early history of the village of Blanco was characterised by an absence of racial segregation. These references include research undertaken by historian Kathleen Schulz as well as commentary provided by historian and former Kretzenshoop student Dr. SD Fortuin and Ms. Deanne Viljoen in her dissertation titled “Blanco Town Centre”, 1993.
Image 12: The “Trunk House” situated at 10 Napier Street
For example, Fortuin mentions that, between 1884 and 1892, many Watsonsdorp families resettled in Blanco on land owned by the DR Church of George (Fortuin, 2008:42). Fortuin argues that there had been a tendency for people of colour to settle north of George Road, though this settlement pattern “changed radically when Searle sold a number of erven” and at least 26 coloured families settled within the village thus attaining full ownership of land. Rabinowitz comments that, notwithstanding “a European dominance” during the early history of the St. Mary’s Anglican Church in church it is of interest that the church was open to anyone before 1948 (Rabinowitz, 2014).
These early settlement patterns were of course radically altered through the implementation of racial-based political apartheid policies, which invariably greatly impacted the village of Blanco. In addition to forced removals already mentioned another radical “intervention” imposed within the village included creating a “buffer strip” along George Road – intended to spatially segregate racial groups north and south of George Road. This led to demolition of several dwellings closer towards the northwest end of George Road (Figure 14). This area remains largely vacant to present day.
12 CTAR; LND 1.327 13 CTDO; George Quitrents 13.3
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lage (CFM, 2019 as edited) as 2019 (CFM, lage Broad-based heritage resource mapping of Blanco vil Blanco of mapping resource heritage Broad-based Figure 8: Figure
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6.4 Prisoners of War (POW) Having been taken as Prisoners of War at Bardia (Libya) in the North African campaign in 1941 by the British army during the 2 nd World War many Italian prisoners were sent to South Africa to be accommodated in numerous camps across the country. The SA government decided to enrol these prisoners as labourers in various roles, including e.g. agriculture, forestry and construction of roads.
Figure 9: Former location of the Montagu Pass POW camp (GeorgeMunGIS, 2019, as edited)
In the George area, POW camps were established at Witfontein and the Montagu Pass (Figure 9). The latter camp for Italian prisoners of war was established during November 1942 after the National Roads Board was authorised to proceed with construction of the Montagu Pass. By December 1942 this camp accommodated 505 POW. The Department of Defence was to provide accommodation, clothing, utensils and medical attention whilst the National Roads Board was to make arrangements with relation to the camp as well as a water supply. Though by July 1945 the Montagu Pass camp accommodated 530 POW, they were repatriated to their homeland after August 1945 (GMA). A detailed layout plan of the Montagu Pass POW camp dated 10 th August 1945 is included as Image 9 (Annexure 5 to this report)
6.5 Ownership Comprehensive deed searches were not deemed necessary in this instance. The following ownership timelines in relation to the respective properties were derived from basic archival research as well as data obtained through the Deeds Office digital archive: Erf No. Transfer date/ Title Transferred To: Deed No. 194 T23324/2007 Superstrike Inv 84 Pty Ltd T21210/1953 Ned Ger Kerk-Blanco 208 T39898/2007 Superstrike Inv 84 Pty Ltd T488/1974 Old Apostolic Church Of Africa 209 T34377/2006 Superstrike Inv 84 Pty Ltd T43220/1989 ID Fraser & L Werry T3566/1963 MJ Fraser, RJ Fourie, CP Young, DJ Young, D Young, JJ Young, RE Young 914 T34377/2006 Superstrike Inv 84 Pty Ltd T43713/2003 Erf 209 Blanco CC T40693/1998 Steyn Charles Guiseppe T35864/1992 Theron Nicolaas A & C J T26654/1988 Gibbs Peter John T23327/1984 Nel Eugene T6855/1984 Moolman Helena 915 T34377/2006 Superstrike Inv 84 Pty Ltd T85996/2001 Erf 209 Blanco CC T62237/1994 AS & JC Hughes T51425/1991 JMB, MDLP & JM Macedo
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T28967/1985 EADJ Macedo T6854/1984 Andre Jonck 1746 T82972/2002 PS & M du Preez T94554/1996 Stephen Michael Kosloff
6.6 Synthesis From a colonial perspective, establishment of the village is associated with the early (1796) loan farm Modderrivier and thus early development of the region – preceding that of the town of George. The village developed gradually – at first in support of agriculture and travellers initially crossing the Outeniqua mountain range via the “steep and treacherous” Cradock Pass.
In addition to shoe and boot factories and associated tanning industries generating a substantial number of work opportunities in the area, construction and opening of the Montagu Pass brought saw a significant increase in traffic and thus associated business opportunities by ways of professionals, workers as well as business, commercial and accommodation facilities. A significant number of prisoners of war housed nearby would have brought the need for additional support services, albeit for a limited period.
These factors likely contributed to Henry Fancourt White’s plans to formally establish and expand the village through additional services and infrastructure. Growth opportunities however came to an abrupt end with opening of the Outeniqua Pass, which completely bypassed the village in favour of a direct connection with the now-leading town George.
While from some research material and accounts, the village appears to have been characterised by diversity and inclusivity, the degree to which these may have applied to all residents prior to forced removals are unclear as several sources also points towards conflicts regarding access to land. Certainly several forced removals directly impacted families living along the periphery of the village (Watsonsdorp and Preto) as well as families residing within the village.
7. HERITAGE RESOURCES AND ISSUES
While HWC in the Interim comment dated 23 rd February 2021 requested an Integrated HIA assessing heritage-related informants pertaining to the “built environment, streetscape and townscape”, this integrated HIA report was undertaken in adherence to the requirements specified in terms of Section 38(3) of the NHRA.
7.1 Townscape Although situated within relative close proximity (± 7km) to George, and while often perceived as a suburb of the main town, the village of Blanco in fact has a distinctive character which lends it a unique identity. This section analyses the nature and morphology of the settlement in more detail.
7.1.1 Historic context Blanco is situated on land that was expropriated by Government in the 1820’s when George was evolving as a town 14 . A circular boundary encompassed the farm Modderrivier that represented the earlier 1756 loan farm boundary. An expropriated portion of the loan farmland was earmarked as Government grazing land, that later emerged as the village of Blanco 15 . Henry Fancourt White acquired a portion of the farm Modderrivier in 1849 and his plans for “laying out a town making provision for a hotel, school, market place and public facilities” (Sayers, 1982:97) came to fruition in 1862 (Figure 10).
An early proposal to name the village “Whitesville”, after HF White, was rejected in favour of “Blanco”, which was considered more euphonious (Viljoen, 1994:20).
The village initially developed through the need for various services required to support agriculture as well as travellers between the coast and interior. Initially it was the first (or last, depending on direction of travel) settlement visited when travelling between the coast (e.g. George, Mossel Bay and beyond) and the interior (e.g. Oudtshoorn, Prince Albert and beyond). The village experienced growth during the 19 th century up until the mid-20 th century with completion of the Outeniqua pass as further described in Section 6.2.
7.1.2 Broader natural landscape context (see Figure 8) Set along the undulating, south-facing foothills of the Outeniqua mountains, the village is framed by the Malgas River valley to the north and east with the Modder River defining the western periphery, as illustrated with Figure 8. The location and orientation of the village in relation to the Malgas River is fortunate in that the river offers natural protection against severe flooding. The location furthermore means that the village was set upon very fertile soils, as attested through the importance of agriculture/ cultivation in the area since its early beginnings from as early as the 18 th century.
4 George was established in 1811 5 CTNA M1/606
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Figure 10: Location of study area in relation to 1862 SG Diagram of “Blanco Village” (SGO as edited).
7.1.3 Settlement form Consistency in terms of the scale and subdivision pattern of the village, still evident within the urban fabric today, serves as evidence that it was initially designed and laid out as a single phase –more recent addition of low density residential estates being incongruent and deviating from the original design intent.
Further to its response to the natural environment, the initial layout for the village prioritised connectivity to surrounding areas, notably Montagu Street which led long distance travellers between the interior and coastline directly through the heart of the village whereas George Street serves as an important route across the Malgas River to the nearby town of George. A third route, Factory/ Voortrekker Streets, (former “Knysna Road”, the name of which was in itself explanatory) served as a “shortcut” between the town of George and coastal towns such as Great Brak River and Mossel Bay. From the outset these three movement systems served as key structural elements contributing to the roughly triangular shape of the core of the village remains evident within the urban fabric in present day.
The homogenous grid-pattern of the early village was designed concurrently with the three movement routes defining its primary physical form. The urban fabric south of George Street is generally characterised by a coarse-grained texture featuring longer, narrow erven with modest dwellings sited closer to streets thus allowing for backyards ideal for urban agriculture and cultivation (“market garden lots”)). Initially this was supported through a public irrigation system, which was formed an integral part of the physical urban structure. This irrigation system was unfortunately destroyed with upgrading of roads. Typically, there existed a visual-spatial relationship between private living space and the public street. As mentioned, buildings were generally placed close to the street, thereby creating deep backyards 16 .
Settlement morphology north of George Street is characterised by finer-grained urban fabric the layout of which tends to be organic in response to the Malgas River valley, whilst adapting to being more linear in nature in response to the buffer strip and George Street alignment.
As illustrated in Figure 10, the study area incorporates early (1862) Lots 98, 99, 100, 101 & 145 and straddles portions of early Lots 104, 105 and 106.
From an urban morphological perspective, various residential “estates” developed along the periphery of the village in recent years stand out from the traditional settlement patterns. Almost without exception, these estates are inwardly-orientated and have become private, thus excluding potential opportunities for cohesion and/or integration with traditional urban fabric or the surrounding countryside. A sketch (drawn 1993) highlighting the urban fabric of Blanco village at the time (Figure 11) as compared with the current
16 Preliminary Heritage Survey for proposed George Western Bypass, Perception, 20 th September 2008
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subdivision pattern transposed onto a recent aerial image (Figure 12) shows the typology of more recent urban development in relation to that of the historic fabric of the village.
Figure 11: Sketch highlighting urban fabric/ countryside as in 1993 (Viljoen, D 1993:23)
Figure 12: Highlighting inward-orientated nature of several more recently-developed estates as juxtaposed to the open, publicly-orientated nature of traditional urban fabric of Blanco village (CFM, 2019, as edited)
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7.1.4 Gateways (see Figure 8) Along the north-south orientated Montagu Street the northern gateway is situated along the NW periphery of the village where historically the inland road (replaced by the Outeniqua Pass) meanders down a narrow valley (Image 13) before arriving at a major intersection defined by Montagu Street. The southern gateway to the village along this axis is at the small bridge where Montagu Street crosses the Modderrivier (Image 14) as the river corridor serves as a natural boundary between the urban area and agricultural hinterland beyond. The western gateway along the east-west orientated George Street is essentially tied with the above northern gateway while the eastern gateway is defined by the Malgas River bridge where George Road dips through the river valley (Image 15) upon exiting the neighbouring suburb Heather Park and before emerging on the opposite river bank and plateau above the river upon which the village sits.
Image 13: Northern gateway, narrow valley, Montagu Street Image 14: Southern gateway, Montagu Street, Modderrivier bridge
Image 15: Eastern gateway, George Street, Malgas River bridge
The NS-orientated Montagu Street remains the dominant axis, focussing on the old Anglican Church (St. Mary’s Church), which is situated on the corners of Montagu- and Maitland Streets, ±315m northeast of the study area.
7.1.5 Cultural landscape context Although the NHRA does not clearly define the term “cultural landscape”, it briefly refers to it in the schedule of definitions. A working definition suggested by Winter, S (2004) is: “A place of cultural significance, which engenders qualities relating to its aesthetic, architectural, historical, scientific, social, spiritual, linguistic, technological, archaeological or palaeontological value 17 ”
Cultural landscapes relate to the imprint created on a natural landscape through human habitation and cultivation over an extended period of time, as defined by a human geographer (Carl O. Sauer, 1925): “The cultural landscape is fashioned from a natural landscape by a cultural group. Culture is the agent, the natural area is the medium, the cultural landscape is the result".
Essentially then cultural landscapes create a broad (spatial and temporal) relational framework within which all other heritage resources are rooted. The definition of cultural landscapes therefore enables broader understanding of the spatial and spiritual evolution of a landscape over time as expressed through perceivable “patterns” or associations relating to aspects such as socio-historic aspects, land use, settlement pattern, built form, vegetation cover, topography and so on.
This concept is pertinent within the context of Blanco village as some evidence regarding the spatial and spiritual evolution of the place remains evident within the urban landscape. In addition to archival research, analysis of earliest available aerial photography assists us with the identification of traditional (i.e. Pre- Modern) landscape patterns, which in turn broadens our understanding of elements remnant of this evolution of place.
17 Baumann & Winter Heritage Consultants (2004)
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Earliest available (1936) aerial imagery (Figure 13) shows the urban landscape of Blanco, mostly undeveloped save for small structures (residential dwellings) scattered along public roads and featuring narrow cultivated market lots to the rear, thus leaving the centres of street blocks undeveloped, save for “market gardens”. It is evident that the overall intensity of land use within the street block defined by Napier-, Voortrekker- and Montagu Streets (i.e. within which the study area is situated) is comparatively lower than that evident within the adjoining street block directly to the north, defined by Napier-, Montagu- and Maitland Streets. Established tree lines are noted along sections of Montagu, George, Maitland and Voortrekker (Knysna) Streets mainly – few trees are noted along Napier Street and/or the study area. The 1936 image furthermore shows only two dwellings and a single outbuilding within the study area (along Montagu Street). Linear planting (small orchard) to rear of the main building of current Erf 209 is noted.
Figure 13: Location of the study area transposed onto 1936 aerial imagery for the area. Note prevalence of several structures along Montagu Street (Aerial survey 114, Flight Strip 17, Image 18511, NGSI)
Subsequent (1957) aerial imagery (Figure 14) shows little densification of urban fabric and the overall land use pattern remains mostly similar to that noted in 1936 imagery. As with the earlier image the landscape is characterised by low density development with modest-sized buildings orientated towards public roadways and long, narrow cultivated gardens to the rear. Whilst the urban landscape then appears dissimilar to that noted in the earlier image, the addition of a rectangular building and small outbuilding is noted within the study area (along Napier Street). The latter two structures have since been demolished. Of (broader) interest is the occurrence of a row structures along the northern side of George Street (circled red), which have since been demolished. The occurrence of treelines within the urban fabric is similar to that evident in 1936 imagery.
7.1.6 Green system From archival research (including early photographs as shown in Annexure 5) it emerges that early development of the village (i.e. within the 19 th century) was set within a natural landscape along the foothills of the Outeniqua mountains and framed by forested river corridors densely overgrown by indigenous vegetation. Beyond these river corridors would have been rural landscapes already transformed through agriculture/ cultivation. Within the village the urban grid allowed for irrigated market garden lots ideal for supporting urban-agriculture, which together with normal gardens would have constituted an urban green system.
It would also appear that, with formalisation of public roads which led to removal the irrigation furrow systems throughout the village, urban agriculture became less viable. The establishment of tree lines along public roads of the village therefore following after the 1960’s as evidenced through semi-mature yellowwood trees along Napier Street and Montagu Street.
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Figure 14: Location of study area as transposed onto 1957 aerial imagery for the area. (Aerial survey 403, Flight Strip 6, Image 3255, NGSI)
7.2 Built environment This section assesses the cultural significance of historic structures situated within the boundaries of the study area as well as its direct vicinity.
7.2.1 Erven 209 and 914 Further to preliminary information provided in the NID submission, this assessment include more detailed analysis of two structures older than 60 years situated on Erven 209 and 914, Blanco, respectively, both of which form part of the study area. A comprehensive photographic record of the interiors and exteriors to the structures situated on said properties are attached part of Annexure 3. Erf 209 (12 Montagu Street) Description Property contains hipped-roof structure older than 60 years (former “Copper Pot Restaurant”). Modern extensions added to all elevations except the front (street) elevation. Front façade facing towards Montagu Street defined by central archway. Original front door together with transom window above decorated with coloured glass recessed into archway. Two narrow original sash windows on either side of front door. Three non-opening windows on either side of archway added to street- facing façade detract as do blank wall protruding from modern addition to NE elevation. Apart from that mentioned above, no original fenestration remains.
Original timber flooring and ceiling remaining throughout much of the historic core of the building however generally appeared in poor state of
repair, marked by rusting nails. Damage to parts of the ceiling noted as a result of water ingress. To the interior several original architraves, door and picture rails remain. Two internal doors with transom windows decorated with coloured glass remain (albeit coloured glass design less elaborate than that fitted to front door transom window). Interesting feature to interior include two archway similar to that defining front door entrance.
The overall scale, bulk and typology of the historic core of the structure are representative of local vernacular architecture. The setting and orientation of the building in relation to Montagu Street as defined by a narrow, semi-private garden set behind a low boundary wall interspersed by screening vegetation is representative of local vernacular streetscape
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setting. Erf 914 (10 Montagu Street) Description Historic core of the now-sprawling structure defined by the hipped roof. Substantial modern additions made to the front, side and rear elevations. No original fenestration remains, original apertures appear to have been altered.
No original timber floors remain. Remaining section of original timber ceiling in very condition, damage as a result of water ingress noted in several instances. Only remaining fabric two architraves and doors to the interior.
Apart from loss of historic fabric, the original built form is barely visible as a result of various inappropriate alterations and additions. Addition to front (street-facing) façade severed former visual-spatial connection and contribution to original streetscape.
Overall scale, bulk and typology of original structure, together with its setback from Montagu Street with a semi-private garden set behind a low boundary wall and further defined by screening vegetation may also be considered representative of local vernacular architecture and streetscape setting.
7.2.2 Built form A figure ground plan produced for an area covering a ±250m radius from the study area is useful in understanding the relationship between built and unbuilt space (i.e. the mass-to-void relationship) and the grain or pattern of built form of urban fabric within the environs of the study area (Figure 15) . The diagram highlights the siting, orientation and physical platforms occupied by buildings around the study area and essentially points towards a relatively low density (or “loose-grained”) urban form.
Figure 15: Figure ground plan highlighting the pattern of built form within the proximity of the study area (CFM 2021, as edited)
The diagram furthermore shows the spacing/ “rhythm” of built form set along various public roads, which serve as an informant to refinement of the proposed site development plan. Often, when the percentage of open space exceeds that of building mass, buildings tend to become disconnected, and voids lack spatial definition. The study area includes open land, initially intended for use as market garden lots in the 1862 village layout. These have unfortunately become redundant for a variety of reasons, including removal of the historic water furrow system throughout the village and its replacement with a municipal water reticulation system, which whilst undoubtedly crucial infrastructure, brought an end to the availability of an affordable water source for irrigation of market garden lots.
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In instances where overall density of built form is greater than open space, spatial continuity may also be achieved through e.g. landscaping, articulated public spaces, creating a mixed-use urban environment that fosters pedestrian activity.
7.2.3 Broader context Architectural styles of historic structures remaining on and within the direct proximity of the study area are generally visually interesting and contribute contextually to the quality of townscape and streetscape settings along these roads, Violet Street being the exception to this observation. Even so, many of these historic structures have been altered through interventions that do not necessarily appreciate local vernacular styles and/or the authenticity of historic built form thus tending to erode the perceived cultural significance of individual structures.
While confirmed as containing “many omissions and inaccuracies” 18 the George Built Heritage Asset Register, 2016 makes reference to some historic buildings within the village of Blanco. The locations of buildings listed in this document, situated within the proximity of the study area are mapped in Figure 16 below. Green dots added highlight properties not surveyed at the time. Note that these sites/ buildings are in addition to structures/ sites noted as being of high local social cultural significance (Section 6.3/ Figure 7 above). Buildings/ sites of further interest, not highlighted in Section 6.3 include the DR Church hall and parsonage (c. 1953) as well as the Blanco Primary School established 1857, both of which are located on the corners of Montagu and Napier Streets.
It is therefore evident that many historic buildings linked to the early history of the village remain, albeit mostly altered through layers of interventions over the years. With exception of the two buildings described in 7.2.1, no other historic structures would be impacted through the proposed development.
7.3 Streetscape
7.3.1 Montagu Street From a historical perspective this is the primary north-south axis upon which the 1862 town layout emerged. Land use patterns along this axis varies in that uses occurring along the northern end, directly south of the George Street intersection are mixed. From this “mixed use precinct”, the land use pattern is mostly dominated by single-storeyed, single residential erven interspersed by occasional community-orientated uses (e.g. St Marks Anglican church, DR church, Blanco Primary) and tourism-orientated uses (e.g. restaurants, guest houses, service station).
Image 16: Curtilage of study area onto the eastern side of Montagu Street
Image 17: North-facing view along Montagu Street
Within the direct proximity of the study area there are subtle differences to the streetscape character: The eastern side of Montagu Street is defined by semi-mature yellowwood trees creating an intimate, pedestrian-scaled gravel walkway. Buildings are predominantly single-storeyed residential dwellings (with the exception of one office building containing within a former single residential dwelling). Property boundaries are defined through dense vegetation, mostly low boundary walls defining semi-private gardens thus allowing for intermittent views of buildings set behind. Approximately 7 yellowwood trees and two residential buildings define the study area curtilage (also see 7.2.1).
18 Noted by HWC’s Inventories Grading and Interpretation Committee dated 20 th May 2016
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Trees lining the western side of Montagu Street are varied (e.g. camphor, liquid amber and others) and present a higher canopy thus affording slightly less protection to pedestrians following a broken tarmac walkway in poor condition. Boundaries are mostly enforced through higher, solid or partly-solid fencing which tend to be monotonous, detract from the overall streetscape quality. While several historic buildings occur opposite site study area, most have been materially altered through inappropriate interventions or are hidden through visually obtrusive fencing.
7.3.2 Napier Street Presently land use along this road is dominated by single residential use. The road is relatively narrow and lined by semi- mature yellowwood trees along both sides offering a sense of enclosure and scale. Approximately eleven dwellings, the historic cores of which are older than 60 years were noted along this road. However, with the exception of the “Trunk House” (10 Napier Street), most of these have been significantly altered and are generally considered of low cultural significance. Mostly single- storeyed built forms along the street have become interspersed by modern two-storeyed residential buildings in recent years.
Image 18: Sense of enclosure, scale created through tree lines along Napier Street
Image 19: Curtilage of the study area onto Napier Street is defined by three semi-mature yellowwood trees.
7.3.3 Violet Street The streetscape along this road is characterised by single residential land use. A cul-de-sac, it contains no built form of interest, no significant trees and is visually dominated by a monotonous residential complex directly adjoining the study area all of which contributes to its overall poor streetscape quality.
Image 20: The streetscape along Violet Street (a cul-de-sac) is visually dominated by a residential complex.
7.3.4 Howitson Street Named after the former inn-keeper and his wife operating their business on the nearby former “Howitson’s Corner” (now “Pollock’s Corner”), this short and very narrow residential street provides access to five modestly-sized modern homes. Boundary fences, which are defined by vegetated hedges, are set within close proximity to the road surface thus contributing to an interesting and unique streetscape character.
Images 21-23: Unique streetscape character along Howitson Street
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ritage Asset Register, 2016 (CFM, 2019 as edited) as 2019 (CFM, 2016 Register, Asset ritage the study area as reflected in the George Built He Built the George in reflected as area study the Grading of buildings on and within the proximity of proximity the and within on buildings of Grading Figure 16: Figure
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7.4 Archaeology and Palaeontology The study area forms part of a largely-developed urban landscape, which has been subject to (modern) human intervention over several centuries through e.g. agriculture/ cultivation, construction of roads, buildings, etc. Furthermore, there are no graveyards on or within the proximity of the study area and it is therefore concluded that the study area does not form part of an area that may be considered sensitive from an archaeological perspective.
According to SAHRIS paleo-sensitivity mapping the study area is situated within an area which is not sensitive from a palaeontological perspective and within which no such specialist studies are required.
8. SIGNIFICANCE AND GRADING
It was found that heritage informants emanating from the analysis of townscape, streetscape and built environment tend to overlap as these are physically and intrinsically linked. The findings outlined in this section should therefore be read within this context. Basic mapping of heritage resources and themes within the proximity of the study area are shown in Figure 17.
Figure 17: Proposed grading of heritage resources and themes discussed in this Section (CFM, 2020 as edited)
8.1 Townscape From the analysis it becomes apparent that the settlement morphology of the historic core of the village comprises two distinctive “precincts”, namely (a) the formal grid layout primarily defined by George, Montagu, Voortrekker and Fabriek Streets and (b) the mixed-formal and organic/ finer-grained layout to the north, defined by George Street and the riverine context of the Malgas River as its northern boundary as illustrated in Figure 18. From research it also becomes evident that racial-based ideologies contributed to the ways in which the historic core village developed and expanded. This particular historic theme is considered of high local historic cultural significance (Grade 3A) .
Figure 18 furthermore highlights the disjuncture between historic urban form and inwardly-orientated residential estates permitted around the village and how the latter tend to inhibit connectivity and preclude opportunities for balanced urban growth, urban opportunities and urban intensification.
The early grid layout of the village consisted of long narrow erven or “market lots” primarily used for urban- agricultural activities supported by a network of irrigation furrows channelling surface water throughout the village to water urban gardens. This traditional land use pattern thus inevitably contributed to very low urban densities or what may be termed “rough-grained urban form”. However, construction and formalisation of
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roads in the past directly impacted and effectively removed irrigation furrows thus bringing an end to the availability of an affordable water supply and thus, feasibility of urban agricultural land use.
Figure 18: Distinctive “precincts” comprising the historic core of the village. Note disjuncture between historic urban fabric and that of modern “estates” around the village (CFM, 2020, as edited)
While Erven 194, 208, 209 are remnant of traditional urban-agricultural practices, this land use was effectively made redundant through modern development and the land had been laying fallow for some time. Notwithstanding, the relevance of this heritage theme within the context of the study area and its direct environs is considered of local contextual value and deemed of moderate-low historic and aesthetic local cultural significance (Grade 3C) .
Contributing to the overall quality of the townscape (and overlapping with the perception of streetscape and built environment) is the visual-spatial relationship of buildings along public streets within the historic core of the village. Within the context of this assessment this observation applies particularly along Montagu and Napier where the scale, setting and orientation of mostly single-storeyed dwellings positively contribute to the overall quality of townscape. The significance of this theme is addressed in 8.3 below.
8.2 Built environment The following two structures situated within the study area boundaries were found to be older than 60 years: • Erf 209 (12 Montagu Street) – the building retains some historic built fabric but in the same token have been altered through numerous inappropriate interventions in the past and considered of low local architectural cultural significance (Grade 3C) . • Erf 914 (10 Montagu Street) – the building has been altered to such an extent that virtually no authentic built fabric remains and considered of no local architectural cultural significance (Grade NCW) .
Mapping of historic buildings within the proximity of the study area (Figure 16) shows few buildings of local cultural significance within the proximity of the study area as most have already been compromised through various interventions, which negatively impacted its authenticity. Notwithstanding, the general scale, height, bulk, architectural typology, setting and orientation of buildings (i.e. built form) along Montagu, Napier as well as Howitson Streets tend to positively contribute to streetscape quality.
The pattern/ rhythm of built form along these streets tend to be defined through strong visual-spatial relationship between street (public) and home (private) spaces – as for example evident in the tendency towards relatively low street boundary walls often defining shallow semi-private gardens separating the private dwelling and public street interface. Remnants of this pattern of built form along sections of Montagu, Napier and Howitson Streets are considered of high local aesthetic cultural significance (Grade 3A).
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8.3 Streetscape The authenticity and quality of streetscapes within the proximity of the study area were found to vary considerably along stretches of the respective streets and in some instances also varied from one side of the street to the other.
Undoubtedly the least significant streetscape was found to be that of Violet Street, which is visually dominated by a modern town house complex, several other modern dwellings and a lack of landscape, the collective result of which contributes to poor streetscape quality. The streetscape along Violet Street is therefore considered of no local aesthetic cultural significance (Grade NCW).
Whilst devoid of historic context, the intimate (quaintly “overgrown”) streetscape setting along Howitson Street with its row of modest modern dwellings set behind hedging along street boundaries is considered of moderate local aesthetic cultural significance (Grade 3B) .
Within the proximity of the study area, streetscape qualities along the eastern and western sides of Montagu Street were found to vary as described in 7.3.1. Once more overlapping with the other themes above (8.1, 8.2) the rhythm of single-storey height, residential buildings, together with its setting and orientation in relation to the eastern side of Montagu Street , as well as the established tree line of similarly-sized semi-mature yellowwood trees are considered to be of moderate to high local aesthetic cultural significance (Grade 3B) . The streetscape along the western side of Montagu Street , directly opposite the study area lack many of these aesthetic qualities and are therefore considered of low local aesthetic cultural significance (Grade 3C) .
Despite few significant historic structures still intact and the intrusion of modern two storey structures diagonally opposite the study area curtilage onto Napier Street , its narrow, intimate scale, as partly attributes by two rows of semi-mature yellow wood trees significantly adds to the streetscape setting, which is considered of moderate local aesthetic cultural significance (Grade 3B) .
9. ASSESSMENT OF IMPACTS
As with Section 8, potential impacts likely to be associated with the proposal are tangible in nature, relates to the built environment and therefore tend to overlap with townscape, built environment and streetscape. Whereas the assessment below attempt to separate and isolate manner in which the proposal is likely to impact upon the three themes respectively, it was found that proposed mitigation measure generally overlap and require a coordinated design approach.
9.1 Townscape The proposal implies substantial urban densification and intensified land use on and within the proximity of study area – along Montagu, Napier, Howitson and Violet Streets as well as the presently-vacant midblock. The components that form part of the proposal (i.e. two convenience stores, pharmacy, medical facility, restaurants, line shops) characteristically require larger floor space the collective physical footprint of which will be incongruent with that of the existing pattern of largely single residential development within the proximity.
Secondly the proposal would transform a long-standing vacant site remnant of former “market lots” that historically formed the backbone of the village’s settlement morphology. As discussed this form of land use has however become redundant over time due to removal of former irrigation furrows and the consequent lack of affordable water source. Municipal water rates would preclude the feasibility of the reintroduction of urban-agriculture on the site.
From the conceptual layout (Annexure 4) the development will allow for permeability – i.e. establish physical connectivity between Montagu and Violet, Napier Streets, which from the perspective of “place making” may be considered a positive impact. The conceptual layout proposes vehicular as well as pedestrian access between Montagu and Violet Streets and pedestrian access to Napier and Howitson Streets.
However the degree to which the proposed development, when implemented, would allow for legibility of variety of choice not known – for example differentiation between pedestrian and vehicular movement routes would still have to be developed. Similarly the conceptual layout does not yet provide information regarding the efficiency, visual appropriateness and quality of interfaces between individual buildings and outdoor space. Both these aspects would therefore require further evolution through a comprehensive site development plan prior to the commencement of the development.
An outline statement from a landscape architect focussing on aspects such as general landscape design considerations, treatment of proposed site entrances is attached as Annexure 6 to this report. A comprehensive landscaping plan, preferably undertaken by a suitably-qualified landscape architect would be required prior to the commencement of the development.
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Though the proposal is primarily focussed on business and commercial-orientated use, and does not provide for e.g. residential opportunities, it would most likely set the scene for such future development within its proximity – e.g. adjoining Erf 193, directly north of the study area. Given the need for more affordable housing opportunities locally, this is considered a potential positive spin-off.
The socio-historic (i.e. intangible) heritage themes identified in Section 6.3 would not be impacted through the proposed development. It could be argued that the proposal would provide a choice of two convenient stores and other higher order urban functions within the village not presently available. Many residents currently have no choice but to access the closest convenient store (situated ±2,2km east of the village, along the western periphery of George) by foot or public transport.
The proposal would not impact on the heritage theme related to early settlement morphology or “distinctive precincts” still evident within the village and the associated socio-historic heritage theme highlighted in Section 8.1.
9.2 Built environment Implementing the proposal implies demolition of both structures older than 60 years situated within the study area. Neither of the two structures is considered of high local cultural significance. As discussed in Section 7.2.1 remains of the original structure located on Erf 914 retains virtually no historic fabric. Though in comparison, the structure located on Erf 209 retains more historic fabric than that on the adjoining Erf 914, its authenticity has been compromised through numerous inappropriate interventions in the past and the viability of restoring this building is low as extensive works (e.g. replacement of roof, ceilings, flooring, plumbing and electrical works would be required. It is however recommended that remaining historic fabric (e.g. front door and timber framing/ stained glass, interior architraves and doors must be carefully removed, reused.
Gradings outlined in the George Built Heritage Asset Register, 2016 or for the village of Blanco (see Figure 16) are not comprehensive and in the author’s view, not always accurate. With the exception of the so-called “Trunk House” situated at 10 Napier Street (see Section 6.3, Image 12), there are no buildings considered of high local cultural significance within proximity of the study area (Figure 17). It is the author’s view that the proposal would not unduly impact on built environment resources of high local cultural significance within the proximity of the study area.
9.3 Streetscape The impact of the proposed development on affected streetscapes would vary and preliminary sketches showing the anticipated visual impact of the proposal, together with design interventions envisaged, along Montagu, Napier and Violet Street (Figures 19-21 and Annexure 7) are discussed in further detail below.
An outline statement from a landscape architect (Annexure 6) focussing on aspects such as general landscape design considerations, mitigatory measures/ management of potential impact on existing semi- mature yellowwood trees along Montagu and Napier Streets as well as treatment of proposed site entrances is attached as Annexure 6 to this report. A comprehensive landscaping plan, preferably undertaken by a suitably-qualified landscape architect would be required prior to the commencement of the development.
Montagu Street: A preliminary sketch showing the proposed streetscape elevation onto Montagu Street is shown in Figure 19 . The architectural design response is aimed at reducing overall building height and to create visual interest and focus point within the street-facing elevation at intervals that corresponds with the siting and orientation of residential buildings along Montagu Road, as recorded in the figure ground plan (Figure 15). Design strategies that will be employed to achieve are shown in Figure 19 and include e.g. definition of entrances, various architectural features through varied use of materials, colours and texture. A living “green wall” is proposed within the southern section of the streetscape so as to mitigate the potential visual impact.
Figure 19: Preliminary sketch showing streetscape elevation onto Montagu Street (Thomashoff+Partner, 2021)
With the exception of a single semi-mature yellowwood tree located in front of Erf 209, all existing trees along the streetscape would be retained. The outline statement provided by a landscape indicated that this particular tree may be possibly be relocated elsewhere.
Napier Street: According to the conceptual site development plan this entrance will serve as an access to the service and delivery yard to be provided to the rear of one of the convenient stores as well as staff parking. A preliminary sketch showing the proposed street boundary treatment along Napier Street shows a visually permeable
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boundary with landscaping directly behind to mitigate overlooking into the service yard area. An access gate would be provided to this entrance. Existing semi-mature trees along the streetscape would be retained.
There is some concern regarding potential damage of yellowwood trees along Napier Street by larger delivery vehicles and a suitable management strategy aimed at mitigating such potential impact would need to be provided prior to the commencement of the development.
Figure 20: Preliminary sketch showing streetscape elevation onto Napier Street (Thomashoff+Partner, 2021)
Violet Street: A preliminary sketch showing the proposed south-facing streetscape elevation onto Violet Street is shown in Figure 21 . Extensive landscaping along this façade of one of the proposed convenient stores including a green “living wall” set behind trees to be planted along the pavement. Given the low significance rating of the existing streetscape along Violet Street it is considered that the proposal would most likely improve the overall streetscape quality.
Figure 21: Preliminary sketch showing streetscape elevation onto Violet Street (Thomashoff+Partner, 2021)
Howitson Street: According to the Traffic Impact Assessment (TIA) the proposal would require widening of this street to accommodate service vehicles (SMEC, 2021:27). The TIA indicates that, “ The service entrance is for the secondary tenant and pharmacy. Vehicles will perform a hammerhead turn to access the service lane running along the western boundary of the site. ” (SMEC, 2021: 31) The proposal would therefore invariably change the existing character of this street through (a) the physical widening and (b) changing its use as from local residential access to also accommodate delivery vehicles. Detailed design proposals and management strategies aimed at reducing the overall impact of the proposal along this streetscape would need to be developed and clarified prior to the commencement of the development.
9.4 Socio-economic development Section 38(3)(d) of the NHRA requires an evaluation of the impact of the development on heritage resources relative to the sustainable social and economic benefit to be derived from the development.
According to a comprehensive retail market study undertaken considering two potential sites within Blanco for the development, the proposed development site was chosen as the preferred alternative. The study considered, inter alia, “catchment area demographics, associated retail spent, the proposed centre’s viability and required market share” (Fernridge Consulting, 2020). The study indicates that 12% of the Blanco population is unemployed (Fernridge Consulting, 2020:23). It is however reasonable to assume that the severity of economic impacts as a result of the Covid-19 pandemic may not have fully realised at the time of publishing of the report and that the current employment figure is in fact higher than 12%. Taken in conjunction with urban development of the same order and scale, it is estimated that the proposed development may provide ±184 local permanent job opportunities (GHDEVCO (Pty) Ltd, 2021).
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Considering the impact of the proposal on heritage resources and heritage themes identified, the significance ratings assigned as taken within the context of the potential benefit to the local community in terms of permanent work opportunities, the availability of locally-based convenience store it is felt that said impacts are warranted in this case.
9.5 Conclusions The proposal entails redevelopment of six cadastral land units, three of which are remnant of former market gardens once prevalent throughout the village. Urban-agricultural land use within the village has however declined due to aspects such as the unavailability of affordable water for irrigation, economic viability and security reasons and as a result these open portions have been lying fallow for some time. The proposal would provide much needed higher order urban facilities within the village, establish permeability by ways of physical connectivity between the various public streets, which presently do not exists.
Two structures older than 60 years would be demolished as part of the proposal. Neither of the structures are considered of high local significance.
The proposal would create a substantial number of permanent work opportunities and is likely to improve feasibility thresholds for associated urban development such as more affordable housing opportunities within the village. From a broader sustainable perspective it is therefore considered that the development may proceed, subject to the conditions outlined in Section 11 of this report, which must be met to the satisfaction of Heritage Western Cape prior to the implementation and commencement of the development.
10. PUBLIC PARTICIPATION PROCESS
The public participation process (PPP) will be conducted in accordance with requirements outlined in the HWC Public Consultation Guidelines, June 2019. The study area is situated within the jurisdiction of George Municipality.
Situated within an area covered by two local conservation bodies registered with HWC in terms of Section 25 of the National Heritage Resources Act, 1999 (Act 25 of 1999). The PPP (30 day period) will incorporate the following components:
• Details regarding the proposal to be circulated to the local planning authority (George Municipality); • Details regarding the proposal to be circulated to the local conservation bodies (George Heritage Trust and Simon van der Stel Foundation: Southern Cape); • Formal notices to be published in local press (______) on ___ June 2021; • Notices to be installed on the site for the duration of the PPP;
Contact details of interested and affected parties are listed in the table below. Organisation / Department Contact Person Postal Address E-mail Contact No George Municipality PO Box 19, George, (Planning & Building Ms. Jeanne Fourie [email protected] 044 801 9138 6530 Control) c/o George Museum, Private George Heritage Trust Mr. Henry Paine [email protected] - Bag X6568, George, 6530 PO Box 4037, Simon v/d Stel Foundation Dr. Natie de George East, [email protected] 083 7529340 (Southern Cape) Swardt 6539
11. RECOMMENDATIONS
This report satisfies the requirements of Section 38(3) of the NHRA Act 25 of 1999 for a Heritage Impact Assessment, namely: 1) Identification and mapping of all heritage resources in the area affected; 2) Assessment of the significance of such resources in terms of the heritage assessment criteria set out in section 6(2) or prescribed under section 7; 3) Results of consultation with communities affected by the proposed development and other interested parties regarding the impact of the development on heritage resources.
It is recommended that HWC endorse the findings of this HIA report including the following Conditions of Approval, to be assimilated into future outcome(s) of the NEMA Part 2 amendment currently underway: No Recommended Conditions of Approval 11.1 Historic fabric remaining as part of the existing structure situated on Erf 209, including but not limited to e.g. the front door and surrounding timber framing/ stained glass, interior architraves and doors must be carefully removed, reused. 11.2 Detailed architectural and urban design proposals necessarily showing potential impact of the proposal along
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Montagu, Napier and Howitson Streets must be submitted to Heritage Western Cape for approval prior to the implementation of the development. 11.3 Detailed design proposals to clarify design strategies aimed at managing pedestrian and vehicular movement throughout the site as well as interface between individual buildings and outdoor spaces must be submitted to Heritage Western Cape for approval prior to the implementation of the development. 11.4 A comprehensive landscaping plan, undertaken by a suitably-qualified landscape architect must be submitted to Heritage Western Cape for approval prior to the implementation of the development. 11.5 Management strategies aimed at avoiding potential physical damage of yellowwood trees along Napier Street by larger delivery vehicles, compiled by a suitably qualified professional, must be provided prior to the commencement of the development.
PERCEPTION Planning 7th June 2021
SE DE KOCK Hons (TRP) EIA Mgmt (IRL) PrPln PHP
PERCEPTION Planning COPYRIGHT RESERVED 32 INTEGRATED HIA ERVEN 194,208,209,914,915 &1764, BLANCO
SCHEDULE 1: PROJECT TEAM AND STATEMENT OF INDEPENDENCE
With relation to the authors’ appointment as an independent specialists responsible for the compilation of an Integrated Heritage Impact Assessment in terms of Section 38(3) of the National Heritage Resources Act, 1999 (Act 25 of 1999) for this project, it is hereby declared that the undersigned: • Acts as an independent specialist in this application; • Regards the information contained in this report as it relates to my specialist input/study to be true and correct; • Have and will not have any vested interest in the proposed activity proceeding; • Does not have and will not have any financial interest in the undertaking of the activity, other than remuneration for work performed in terms of the NEMA, the Environmental Impact Assessment Regulations, 2014 and any specific environmental management Act; • Have disclosed, to the applicant, EAP and competent authority, any material information that have or may have the potential to influence the decision of the competent authority or the objectivity of any report, plan or document required in terms of the NEMA, the Environmental Impact Assessment Regulations, 2014 and any specific environmental management Act; • Is fully aware of and meet the responsibilities in terms of NEMA, the Environmental Impact Assessment Regulations, 2014 (specifically in terms of regulation 13 of GN No. R. 982) and any specific environmental management Act, and that failure to comply with these requirements may constitute and result in disqualification; • Is aware that a false declaration is an offence in terms of regulation 48 of GN No. R. 982.
It is certified that SE de Kock has 26 years’ professional experience as urban planner (3 years of which were abroad) and 16 years’ experience as professional heritage practitioner. He is professionally registered/ affiliated as follows: • Professional Heritage Practitioner (Association for Professional Heritage Practitioners) • Professional Planner (South African Council for Planners, Royal Town Planning Institute)
PERCEPTION Planning COPYRIGHT RESERVED 33
GEORGE MUNICIPALITY
APPLICATION FORM FOR APPLICATION SUBMITTED IN TERMS OF THE LAND-USE PLANNING BY-LAW FOR GEORGE MUNICIPALITY
NOTE: Please complete this form using BLOCK capitals and ticking the appropriate boxes. PART A: APPLICANT DETAILS DELAREY First name(s)
VILJOEN Surname
SACPLAN Reg No. A/1021/1998 (if applicable) Company name DELPLAN CONSULTING (if applicable) PO BOX 9956
Postal Address Postal GEORGE 6530 Code
Email [email protected]
Tel Fax 044 873 4568 Cell 082 808 9624 044 873 4566 PART B: REGISTERED OWNER(S) DETAILS (if different from applicant) Registered owner Superstrike Investments 84 (Pty) Ltd & Petrus Samuel du Preez and Mariana du Preez Erven 194, 208, 209, 914, 915 & 1764, Blanco Address Postal
code E-mail [email protected]
Tel Fax Cell 084 321 0041
PART C: PROPERTY DETAILS (in accordance with Title Deed) Property Erven 194, 208, 209, 914, 915 & 1764, Blanco Description
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[Erf / Erven / Portion(s) and Farm number(s), allotment area.] Blanco Physical Address
Lat: -33.948194 | Lon: 22.409873 GPS Coordinates Town/City George
894m²; 3299m²; Ext Are there existing Current Zoning Single Residential Zone I 3854m²; 623m²; Y N ent buildings? 6672m²; 915m² Erven 208, 194 & 915 are all vacant and Erven 209, 914 & 1764 are developed with dwelling Current Land Use houses. Erf 915, Blanco - T34377/2006 Erf 209, Blanco - T34377/2006 Title Deed Erf 208, Blanco - T39898/2007 number & date Erf 1764, Blanco - T82972/2002 Erf 194, Blanco - T23324/2007 Erf 914, Blanco - T34377/2006 Any restrictive conditions If Yes, list condition Y N prohibiting number(s). application? Are the restrictive conditions in If Yes, list the Y N favour of a third party(ies). party(ies)? Is the property If Yes, list encumbered by Y N Bondholder(s)? a bond? Has the Municipality If yes, list reference already decided Y N number(s)? on the application(s)? Any existing unauthorized buildings and/or land use If yes, is this application to legalize Y N Y N on the subject property(ies)? the building / land use? Are there any land claim(s) Are there any pending court case / order relating to Y N registered on the subject Y N the subject property(ies)? property(ies)? PART D: PRE-APPLICATION CONSULTATION Has there been any pre- If Yes, please complete the information below and attach the Y N application consultation? minutes.
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Reference Date of Official’s name Ilané Huyser 1124/GEO/21 number consultation 20/01/2020
PART E: LAND USE APPLICATIONS IN TERMS OF SECTION 15 OF THE LAND USE PLANNING BY-LAW FOR GEORGE MUNICIPALITY & APPLICATION FEES PAYABLE
*Application fees that are paid to the Municipality are non-refundable and proof of payment of the application fees must accompany the application.
BANKING DETAILS Name: George Municipality Bank: ABSA Branch no.: 632005 Account no.: 01022220981 Type: Cheque Swift Code: ABSAZAJJCPE-SORTCODE 632005 VAT Registration Nr: 4630193664 E-MAIL: [email protected] Erven 194, 208, 209, 914, 915 & 1764, Blanco *Payment reference:
PART F: DETAILS OF PROPOSAL Brief description of proposed development / intent of application: The application for Erven 194, 208, 209, 914, 915 & 1764, Blanco entails the following: 1. Consolidation in terms of Section 15(2)(e) of the George Municipality: Land Use Planning By-Law (2015) of Remainder Erf 194, Erf 208, Remainder of Erf 209, Erf 914 & Erf 915 & Erf 1764, Blanco into one Portion (± 16,257.46m²). 2. Rezoning in terms of Section 15(2) (a) of the George Municipality: Land Use Planning By-Law (2015) of the consolidated Portion from Single Residential Zone I to Subdivisional Area. 3. Subdivision in terms of Section 15(2) (d) of the George Municipality: Land Use Planning By-Law (2015) of the Subdivisional Area to accommodate the following zonings: • Portion 1 (± 300.86m²) - Transport Zone II – Public Street - • Remainder (± 15,956.59m²) - Business Zone III – Neighbourhood Shop 4. Consent Use in terms of Section 15(2)(o) of the George Municipality: Land Use Planning By-Law (2015) to allow for the following consent uses on the remainder: • Supermarket • Liquor store • Restaurant • Service trade
PART G: ATTACHMENTS & SUPPORTING INFORMATION FOR LAND USE PLANNING APPLICATIONS Please complete the following checklist and attach all the information relevant to the proposal. Failure to submit all information required will result in the application being deemed incomplete. Is the following compulsory information attached?
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Pre-application Checklist (where Y N Completed application form Y N applicable) Power of Attorney / Owner’s consent if Y N Y N Bondholder’s consent applicant is not owner Y N Motivation report / letter Y N Proof of payment of fees S.G. noting sheet extract / Erf diagram / Y N Full copy of the Title Deed Y N General Plan Y N Locality Plan Y N Site layout plan Minimum and additional requirements: Y N N/A Conveyancer’s Certificate Y N N/A Land Use Plan / Zoning plan Proposed Subdivision Plan Y N N/A (including street names and Y N N/A Phasing Plan numbers) Copy of original approval letter Y N N/A Consolidation Plan Y N N/A (if applicable) Y N N/A Site Development Plan Y N N/A Landscaping / Tree Plan Home Owners’ Association Y N N/A Abutting owner’s consent Y N N/A consent Copy of Environmental Impact Assessment (EIA) / Heritage Impact Assessment (HIA) / Traffic Impact Assessment (TIA) / 1 : 50 / 1:100 Flood line Y N N/A Traffic Impact Statement (TIS) / Y N N/A determination (plan / report) Major Hazard Impact Assessment (MHIA) / Environmental Authorisation (EA) / Record of Decision (ROD) (strikethrough irrelevant) Services Report or indication of Required number of Y N N/A all municipal services / Y N N/A documentation copies 2 copies registered servitudes Any additional documents or information required as listed in Y N N/A Y N N/A Other (specify) the pre-application consultation form / minutes PART H: AUTHORISATION(S) IN TERMS OF OTHER LEGISLATION
National Heritage Resources Act, 1999 Specific Environmental Management Y N/A (Act 25 of 1999) Act(s) (SEMA) National Environmental Management (e.g. Environmental Conservation Act, Y N/A Y N/A Act, 1998 (Act 107 of 1998) 1989 (Act 73 of 1989), National Subdivision of Agricultural Land Act, Environmental Management: Air Quality Y N/A 1970 (Act 70 of 1970) Act, 2004 (Act 39 of 2004),
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Spatial Planning and Land Use National Environmental Integrated Y N/A Management Act, 2013 (Act 16 of Coastal Management Act, 2008 (Act 24 2013)(SPLUMA) of 2008), National Environmental Occupational Health and Safety Act, Management: Waste Act, 2008 (Act 59 1993 (Act 85 of 1993): Major Hazard of 2008), Y N/A Installations Regulations National Water Act, 1998 (Act 36 of 1998) (strikethrough irrelevant) Land Use Planning Act, 2014 (Act 3 of Y N/A Y N/A Other (specify) 2014) (LUPA) If required, has application for EIA / HIA / TIA / TIS / MHIA approval been made? If yes, attach Y N documents / plans / proof of submission etc. N/A If required, do you want to follow an integrated application procedure in terms of section 44(1)of Y N the Land-Use Planning By-law for George Municipality?
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SECTION I: DECLARATION I hereby wish to confirm the following: 1. That the information contained in this application form and accompanying documentation is complete and correct. 2. The Municipality has not already decided on the application. 3. I’m aware that it is an offense in terms of section 86(1)(d) to supply particulars, information or answers in an application, knowing it to be false, incorrect or misleading or not believing them to be correct. 4. I am properly authorized to make this application on behalf of the owner and (where applicable) copies of such full relevant Powers of Attorney/Consent are attached hereto. 5. I have been appointed to submit this application on behalf of the owner and it is accepted that correspondence from and notifications by the Municipality in terms of the by-law will be sent only to me as the authorised agent and the owner will regularly consult with the agent in this regard (where applicable). 6. That this submission includes all necessary land use planning applications required to enable the development proposed herein. 7. I confirm that the relevant title deed(s) have been read and that there are no restrictive title deed restrictions, which impact on this application, or alternatively an application for removal/amendment/suspension forms part of this submission. 8. I am aware of the status of the existing bulk services and infrastructure in the subject area and that I am liable for any possible development charges which may be payable as a result of the proposed development.
Applicant’s signature: Date: 2021 / 06 / 23
Full name: DELAREY VILJOEN
PROFESSIONAL PLANNER Professional capacity:
A/1021/1998 SACPLAN Reg. Nr:
FOR OFFICE USE ONLY
Date received: Received by:
Receipt number:
Date application complete
ANNEXURES Annexure A: Exemplar of locality plan (consult guidelines for precise requirements) Please do not submit these Annexure exemplars with Annexure B: Application submission checklist the application form. Annexure C: Exemplar of typical layout plan (consult
guidelines for precise requirements Annexure D: Examples of required documents
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