HERITAGE REPORT ACCOMPANYING REVISED DESIGN SCHEME - 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032.
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HERITAGE REPORT ACCOMPANYING
REVISED DESIGN SCHEME
150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032.
04 June 2021
Prepared by Rennie Scurr Adendorff Architects on behalf of Flyt Property Investment (Pty) LtdCONTENTS
1.0 INTRODUCTION . . ................................................................................... 5
1.1 Purpose of Report................................................................................ 5
1.2 Case History......................................................................................... 5 APPLICATION OVERVIEW
1.3 Statutory Context................................................................................. 7
APPLICANT: Flyt Property Investment (Pty) Ltd - previously Any Side Investments
1.4 Study Methodology. . ............................................................................ 7
(Pty) Ltd.
1.5 Limitations............................................................................................ 7
1.6 Statement of Independence............................................................... 7 SITE ADDRESS: 150 Buitengracht, Bo-Kaap, Cape Town
ERF: 3032
2.0 SITE DESCRIPTION................................................................................. 8
EXISTING USE: Vacant lot/Parking area
3.0 BRIEF SITE AND CONTEXTUAL HISTORY................................................ 15 BUILT: 3 structures c1760-1860; demolished c1980-2008.
3.1 Early Development of Bo-Kaap ........................................................ 15 ACT: NHRA Section 34
3.2 Brief History of the Site & Its Built Context ......................................... 16
HPO: Bo-Kaap (gazetted 12 April 2019)
3.3 Clearance, Conservation and Gentrification................................... 19
GRADE: Pending/ungraded
4.0 HERITAGE RESOURCES IDENTIFIED....................................................... 20 STATEMENT OF SIGNIFICANCE:
4.1 Previously Identified Resources. . ........................................................ 20
4.2 Archaeological Resources................................................................. 22 This site is one of the first developed in Bo-Kaap, and is in immediate proximity
to several sites of the highest heritage significance. Its remaining 18th century
5.0 HERITAGE INDICATOR STUDY.............................................................. 23 bluestone retaining walls have high age and rarity significance. It has high
5.1 Archaeological Indicators................................................................. 23 significance for its contextual contribution to the pattern of development of
5.2 Intangible and Living Heritage.......................................................... 24 Bo-Kaap’s built environment. It has high associational significance with slavery,
5.3 Urban Indicators . . ............................................................................... 25 with the origins of Islam in South Africa, and with histories of resistance to race
policy. It has a direct relationship with an area of significant living heritage.
6.0 PROPOSED DESIGN REVISION............................................................. 27
WORKS: Development of a multi-storey hotel, with retail on the Ground Floor.
7.0 COMPARISON TO APPROVED SCHEME............................................... 35 PROJECT PROFESSIONALS: Rennie Scurr Adendorff Architects (Architect and
Heritage Practitioner).
8.0 CONCLUSIONS AND RECOMMENDATIONS......................................... 38 RECOMMENDATION:
We recommend that HWC endorse the proposed design revision, illustrated
BIBLIOGRAPHY .......................................................................................... 39 in Section 6.0 of this report, on the basis that is substantially in line with the
local authority approved scheme, and lessens impact and improves design
ANNEXURES interfaces in several key aspects.
Annexure A: Extension of Local Authority Building Plan............................... 41
Annexure B: Local Authority Building Plan (Approval 70451851/2019). . ....... 43
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 2EXECUTIVE SUMMARY
1.0 PURPOSE OF REPORT 2.0 PUBLIC PARTICIPATION PROCESS
This document was tabled for information at BELCom on 28 May 2021, where it was It was also confirmed at BELCom on 28 May 2021 that a public participation process
confirmed that this revised design scheme can be submitted for consideration as with Interested and Affected Parties (I&APs) who have commented previously on the
being substantially in accordance with the approved plans under the existing HWC design scheme is required. These I&APs include:
approval for redevelopment of Erf 3032.
- South African Heritage Resources Agency (SAHRA)
This application is therefore submitted now for BELCom’s endorsement as being - City of Cape Town Environmental &Heritage Management
substantially in accordance with the approved design.
- Cape Institute for Architecture
The property owner has engaged Rennie Scurr Adendorff Architects (RSA) to - Bo-Kaap Civic Residents Association
undertake a revision of the approved design. This document demonstrates that - Auwal Masjid Committee Members
the revised design scheme is substantially in accordance with the approved design
parameters, and lessens impact in several respects, viz.: - Zarir Jassiem
- Vimtha Matthews
1. The structure is reduced in overall height by 4.3 m - which is more than a standard - Noor Osman
floor height. - Shireen Sampson
2. The structure has been set back from its common boundaries, with additional set
backs at the upper levels. Balconies overlooking neighbouring properties have
been removed. 3.0 STATUS OF PREVIOUSLY APPROVED DESIGN SCHEME
3. The layout ensures views of the Grade IIIA building at 148 Buitengracht Street, The 2007/2008 HWC permit was conditional on the amended architectural design by
which is a potential Grade II heritage resource. This view corridor has been ARC Architects that accompanied the Record of Decision (ROD) of 14-05-2007.
increased from the previously approved scheme, and includes a landscaped
open courtyard between the two buildings. Following this, and a lengthily legal review process, building plans were finally
approved by the Local Authority in January 2020. This approval is currently extended
4. Both extant walls of archaeological significance are retained in the scheme. until 19 January 2022.
5. The facades are broken down into clear sections, with elements relating to
The building plans, as approved by HWC, are also valid and there are no legal
neighbouring buildings, to complement the surrounding fine-grained urban grain.
impediments to the commencement of works.
6. The windows are punctured openings in the masonry wall, with vertical proportions
that reference those of surrounding buildings.
04 June 2021
7. The reprogramming of the building as a hotel has enabled the parking component
of the previous scheme to be removed. This, in turn, removes negative elements
on the facade and streetscape.
8. The property’s street edge is activated by spaces where the public are welcome.
Tall, glass windows are used on the street and corner to ensure a positive
relationship with the street.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 3COMPARISON OF APPROVED SCHEME
AND CURRENTLY PROPOSED SCHEME KEY
Approved
scheme
Figure 3. View from Leeuwen Street.
Figure 1. Proposed design: Front elevation.
Figure 2. Proposed design: View on Buitengracht Street, looking north-west. Figure 4. View from Buitengracht Street.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 41.0 INTRODUCTION
1.1 Purpose of Report
Rennie Scurr Adendorff Architects have been appointed as Heritage Consultants
and Architects to investigate alternative design strategies for the development
of a multi-storey development at erf 3032, 150 Buitengracht Street, Cape Town.
1.2 Case History
1.2.1 Demolition Permit and Envelope Concept Proposal (ARC Architects,
2007)
The property’s previous owner, Western Investments (Pty) Ltd, appointed
ARC Architects to oversee demolition of the site’s single-storey structure and
develop “envelope concepts” for a replacement building. Mr. Barry Benjamin
was appointed as Heritage Practitioner, and recommended that “despite
its grading as iii(b)...permission be granted for demolition of all structures on
the site except the retaining walls to the rear and to the north.” (“Heritage
Statement,” 2007).
Figure 5. Approved concept design (ARC Architects, 2007).
Dr Ute Seemann prepared a Phase 1 Archaeological Impact Assessment (AIA),
which also concluded that permission be granted for demolition of the “main
building and yard annex”, but not the bluestone retaining wall. A phase I
archaeological shovel test excavation was recommended and, dependant
on results, a Phase II rescue evacuation.
The above document and proposed envelope design were submitted to HWC
and, after a number of revised designs, a permit for demolition was issued on
14 May 2007. The permit was conditional on:
a) An archaeological permit for excavations by a professional archaeologist.
b) The development of the site to the agreed scheme by ARC architects, as
recorded on 20 April 2007.
c) Final building plans being cleared by Heritage Western Cape.
The above conditions were met, and the scheme approved by the local
authority in September 2008. The existing structure was demolished, but
development was placed on hold. An extension was applied for and granted
until 4 September 2010, and the site used as a parking area in the interim. Figure 6. Approved concept design (ARC Architects, 2007).
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 51.2.2 Revised Architectural Design (Objek, 2018)
The empty site was eventually purchased by Any Side Investments (Pty) Ltd, who
disliked the approved design scheme, and entered into a re-design process.
The property owner invited five architectural firms to submit design proposals,
and OBJEK was selected in November 2017. A revised design proposal was
formally submitted to HWC on 7 March 2018.
After protracted communications between the applicant and HWC regarding
correct legal procedure and design limitations, the application was declined
by BELCom on 12 December 2018.
1.2.3 Appeals Process (2019)
The BELCom December 2018 decision was appealed at a Meeting of the HWC
Appeals Committee on 20 February 2019. The appeal was dismissed on the
grounds of the “negative impact of the amended development proposal on
the highly significant identified heritage resources” (Smart, 14 March 2019).
The property owner lodged an appeal with the MEC of Cultural Affairs and
Sports, Western Cape, in terms of section 49(2) of NHRA. The Appeal Tribunal
Hearing, June/July 2019 reviewed issues of uncertainty regarding the validity
and transferability of the 2007 permit, finding that it remained valid for a
property owner and contingent on the 2007 design.
The Tribunal reviewed the proposed new design, and drew attention to the
changed heritage landscape as a result of the 2019 declaration of the Bo-
Kaap HPO and several Grade I National Heritage Sites. It found that, “The new
building cannot be argued to be an appropriate response to the heritage
qualities of the immediate environment in which it is situated.” (Roux, Retief,
Robinson 30 September 2019). The appeal was dismissed.
PROPOSED NEW SCHEME
150 BUITENGRACHT Amended Draft Proposal - Artist's Impression 2
02/10/2018 15:58:29 SCALE -
Figure 7. Revised proposal (Objek Architects, 2018), which was declined by BELCom (12/12/2018).
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 61.2.4 Summary Timeline of Case History The site, like its block, is zoned Mixed Use 3. This allows for a blend of business,
appropriate industrial and residential use, with a wide range of acceptable
CHRONOLOGY: 150 BUITENGRAGHT STREET DEVELOPMENT APPLICATION uses including retail and dwelling. The MU3 allows for development to 100% floor
coverage and maximum height of 38m.
14 May 2007 Record of Decision (ROD) for a Section 34 permit
application permitting demolition of structures subject to
conditions.
June 2007-February 2008 Interaction with HWC and records of decision regarding 1.4 Study Methodology
archaeology, engineering, design revision.
25 March 2008 Final ROD approving the replacement building.
Multiple historical and design studies have been conducted on this particular
site, as part of two previous applications to HWC. The histories, significances
4 September 2008 Local authority building plan approval (plan approval
4077/2008).
and design approaches of these reports are used as main references, with
additional input from the following resources:
2008 Structures on Erf 3032 demolished.
4 September 2009 Local authority 1-year extension granted on plans; lapsed - Historic maps and surveys from the City of Cape Town’s historical maps
September 2010.
collection the National Archives in Cape Town;
2017 Property aquired by Any Side Investments (Pty) Ltd.
- Historic aerial photography from the NGI, Mowbray;
7 November 2018 Application by a new property owner for approval of
a new replacement building in terms of the approved - Historic photographic research in the Special Collections of the South African
2007/2008 permit. National Library and UCT Jagger Library, and the Cape Archives;
12 December 2018 Application reviewed at BELCom, and rejected in terms of - Site inspections and recordings;
impact to heritage resources.
- Review of available literature—books, papers, studies and articles—on Bo-
20 February 2019 BELCom decision appealed by applicant. Appeal Kaap.
dismissed (see Appeal Tribunal Ruling, Case No:
18030611ZK 0307E). The team involved in the research and creation of this report is led by Mike Scurr
2019 Any Side Investments (Pty) Ltd legally transferred to Flyt (Architect and Professional Heritage Practitioner) and Shaun Adendorff
Property Investment (Pty) Ltd. (Architect) of Rennie Scurr Adendorff.
20 January 2020 Local authority building plan approval (plan approval
70451851/2019). This approval is currently extended until 19 1.5 Limitations
January 2022.
No limitations have been encountered in drawing up this report. Full access has
1.3 Statutory Context been available to the site, and documentation regarding previous applications.
Erf 3032 is currently an empty site, as the previous single-storey structure was
demolished. A retaining wall remains, as per the conditions of the 2007 HWC 1.6 Statement of Independence
permit. This wall is older than 60 years, and as such is subject to S.34 of the
National Heritage Resources Act 1999 (NHRA). Rennie Scurr Adendorff Architects have no legal or personal ties to the developers
or other professionals involved in this proposal, nor to any companies that may
The site is not graded in the City of Cape Town (CoCT) Environment & Heritage be involved in the proposal or bidding process that is to follow.
Resources Management Audit, but is shown as “requires further information”.
Rennie Scurr Adendorff Architects will be appointed as project architect, should
The site falls within the CoCT Bo-Kaap Heritage Protection Overlay Zone, which the scheme presented in this report be endorsed. However, the professional
was officially gazetted on 12 April 2019. fees for the compilation of this heritage application will be paid by the client
regardless of HWC’s decision, and are not linked to any desired outcome.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 7Leg
23
2.0 SITE DESCRIPTION
The empty, L-shaped site is currently tarred, and used as a parking lot. The site KEY
slopes noticeably, and is accessed off a ramp on the Buitengracht “service
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road”. This is a one-way street running parallel and at a higher level than the Points
busy, double carriage Buitengracht Street (M62). A large ficus tree on the
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Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 8SITE PHOTOGRAPHS Figure 11. View towards entrance to site. Figure 12. View from interior of site. Figure 13. Boundary with south-west neighbour. Figure 14. Boundary with south-west neighbour. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 9
SITE PHOTOGRAPHS Figure 15. Boundary with south-west neighbour. Figure 16. Boundary with western neighbour. Figure 17. Boundary with north-east neighbour. Figure 18. Boundary with north-east neighbour and 148 Buitengracht. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 10
CONTEXT PHOTOGRAPHS Figure 19. North-west neighbour on Buitengracht Street. Figure 20. South-east neighbour on Buitengracht Street. Figure 21. North-west view down Buitengracht Street. Figure 22. Intersection between Leeuwen and Buitengracht Streets. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 11
CONTEXT PHOTOGRAPHS Figure 23. View up Leeuwen Street. Figure 24. View towards CBD on Leeuwen Street. Figure 25. View down Jordaan Street, towards the Auwal Masjid. Figure 26. Dorp Street stairs on Buitengracht Street retaining wall. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 12
Study site’s block
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Figure 27. Streetscape studies of Buitengracht Street, looking north-west (towards the site) and south-east (towards the CBD).
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 13View CC: Leeuwen
View DD: Dorp
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Figure 28. Streetscape studies of Leeuwen Street and Dorp Street.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 143.0 BRIEF SITE AND CONTEXTUAL HISTORY
“Bo-Kaap,” as noted in the SAHRA Statement of Significance accompanying
the 2019 declaration of Grade I National Heritage Sites in the area, “contains
the largest concentration of pre-1850 architecture in the country and is the
oldest surviving residential neighbourhood in Cape Town” (SAHRA 2019). Its
long and richly complex history is well-studied and documented, with much
recent work reflecting contemporary, post-colonial approaches. This has
produced a powerful counter-argument to the paternalistic thinking typified
by the work of ID du Plessis.
3.1 Early Development of Bo-Kaap
Five years after the 1652 establishment of the Cape as refreshment station by
the Dutch East India Company (VOC), labour needs of the young settlement
were such that enslaved people and convict labourers were imported, most
coming from Company settlements in South East Asia. The population grew Figure 29. 1777 extract Schumacher “No 2 Gezigt van de Caabstad” with Waalendorp outlined
steadily (although slowly), totalling over 3100 by 1731, a make up of enslaved and site marked by an arrow (VOC Atlas, sheet 147).
people (the majority), Company employees, Free Burghers and freed blacks.
This society lived either in Company accommodation or intermingled in town
houses, backyard dwellings and in rooms beneath raised stoeps, as best fitted
their social station (Worden et al 1998).
COMPANY GARDENS
Urban expansion followed the standard pattern of Dutch planning, a rigorous
process involving fixed block sizes and building guidelines with, from as early
as 1686, title deeds issued on grant or transfer, documenting erven boundaries
and ownership (Van Oers 2000). This grid easily accommodated expansion
while retaining a cordon sanitaire around the castle precinct.
An early land grant on the slopes of Signal Hill was made to Alexander Coel for
agricultural purposes: the Schotscheskloof farm. A flurry of growth in the 1760s
led to the first speculative housing development. In 1763, after acquiring a WALE STREET
lower portion of the farm and adjacent land, Jan de Waal began building two
blocks of small houses specifically as rental properties (“huurhuisjes”), in what
became Waalendorp. The barrier formed by the walled Buitengraght canal
was created around 1771 (Picard 1968), and came to segregate the city from
the residential precinct that evolved on the slopes.
The site block is one of the first two developed in Bo-Kaap, with148 Buitengraght
with its curvilinear parapet presumed to have been built during this phase. Figure 30. 1827 extract G Thompson, black lines show built form which suggests the wall defining
A buttressed 18 th century bluestone retaining wall, 4m high and typical of back edge of the Waalendorp site, with Schotscheskloof farm land behind. (KAB)
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 15retaining walls in the area, backs the site (Seeman 2007). The land directly
behind the stone wall remained “tuÿnland” until subdivision in the early 1800s.
Shifting European political tides in the 1770s and 1780s made the Cape
vulnerable to strategic takeover. The result was something of a boom time.
Dutch allied troops—French and German—arrived bringing their wider support
network of servants and family. Fortifications were built, requiring more labour,
and related services such as accommodation, public buildings and churches
(Worden et al. 1998). Much residential development in Bo-Kaap resulted from
this, taking place from 1790 continuing to 1840, a factor which has contributed
to the homogeneous quality of the early architecture, lot size and grain (Cook
1977, Townsend & Townsend 1977).
The first British Occupation (1795) and eventual takeover in 1806, along with
the foreshadowing of universal slave emancipation (1834/1838), led to a social
shake-up of the Cape, felt in changes to legal processes, employment, and
living arrangements. Bo-Kaap had long been a place for Muslim worship and
burial. While discouraged by the Dutch authorities, the British administration
gave permission for a warehouse in Dorp Street to be converted into a mosque
in 1797, the Auwal Masjid on the site block. Full religious freedom was granted
in 1804. The influx of Muslims able to buy and rent houses led to this being Figure 31. Auwal Masjid, the first mosque building in South Africa 1794-1807, on Dorp Street, c1970
recognised as a “Malay Quarter”, although it remained mixed along lines of (National Library)
race and religion (Davids 1990).
The built form of the precinct was predominantly attached two- and three-
bay flat roofed row houses, or small groups of houses set along the terrace
slopes, one above and behind the other, fronted by stoeps and steps. This is the
form that development took on the site and its immediate context. Subsequent
alteration and expansion of the built fabric reflected the influence of styles
DORP STREET
and available materials of the Georgian and Victorian eras, evidence of what
is described as “piecemeal” development (Davids 1990). By 1900 the Bo-Kaap
street grid (excluding the council-built flats) was essentially complete (Townsend
and Townsend 1977).
WALE STREET
3.2 Brief History of the Site & Its Built Context
Erf 3032 has a long history of occupation from the mid 1700s. It appears to be
fully constructed by 1860. The vacant site today is a consolation of 4 erven,
previously the site of 3 dwellings, with two positioned on Buitengraght street Figure 32. 1862, site block development shows two aligned houses to the rear of site; narrow
demolished before 1983 (traces of stoeps and foundations were still evident fronted house on the street edge; shed-type structure in front of No. 148, and the open central
in 2007). The remaining structure at the back of the site was an early parapet access (CoCT E&HMS)
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 16roof dwelling, seemingly matched in size and form to the house at 148. It was
much altered in 1952 to function as a workshop (Louw 1983), and demolished
in 2008 in terms of the HWC permit. The bluestone party wall between 148 and
150 has an embedded door frame, believed to contemporary with the original
structures and therefore of high architectural heritage value (Seemann 2007).
Deeds research undertaken for the 2007 application concluded (tentatively) E ET
S TR
that the site was first surveyed for subdivision in 1768, with first recorded owners E
AL
being Jurgen Spengler (1768), Jan Minne (1777), Frank Walker (1800) and JW W
Stuckeris (1811). The properties were divided and consolidated several times BUITENGRAGHT STREET
during the 19 th century with the 1897 survey showing three dwellings, two fronting
on to Buitengraght Street and masking the street view of 148 Buitengraght
(Seemann 2007).
The built context and its relationship to the city changed c1900 with the extension
of the tram system, the Kloof Neck line. Construction, completed in 1902, resulted
in the levelling and dropping of Buitengraght Street, and construction of the
bluestone retaining wall that is a distinctive and significant built form element
between Wale and Carisbrook Streets (declared a Grade I NHS in 2019). This Figure 35. 1884 shows scale and form of the built environment. The site, circled, with curvilinear
parapet visible. (Pocock panorama, J. Rennie)
enhanced the separation of residential Bo-Kaap from the city.
The built lots of erf 3032 were partly consolidated in the early 20 th century,
transferring mid-century to local property owners, AE Hoosen and Hadji Ebrahim
Arnold, possibly bought as a result of the Group Areas Act (see below). The
erven were consolidated into erf 3032 in 1973 by then owner Ismail Dada Allie,
who sold the site to Joseph Marks in 1981. Demolition of the two street edge
houses followed shortly after.
Figure 33. 1895, site has two 2-bay houses either side of the access way, which remained open to the Figure 34. c1900 corner of Wale and Buitengraght Street during the laying of the tramline to Kloof Nek
two earlier dwellings to the rear of the site. Buitengraght’s bluestone wall is not yet built. (CoCT EHMR) (removed 1930). Site marked by arrow. (KAB E7836)
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 17Figure 36. c1900 148 Buitengraght Street partly masked from view by one of the sites street-facing Figure 38. 1945 Aerial survey shows the site with two matched dwellings at the rear, open access and buildings, demolished pre-1983. (KAB E1882) street edge dwellings (NGI 203_06_00506) Figure 37. c1910 Buitengraght Street shows the bluestone retaining wall, the Nova Scotia Hotel (now Figure 39. Much altered structure to the rear of the site pre-demolition 2008 (Seemann 2007) the Dutch Manor Antique Hotel) and site neighbour. Early site dwelling outlined, demolished pre-1983. (KAB AG16798) Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 18
3.3 Clearance, Conservation and Gentrification
Bo-Kaap’s location on the edge of the city has made it vulnerable to
encroachment by urban development, while simultaneously, its aesthetic has
made it the focus of conservation ambitions.
At the start of the 20 th century, Bo-Kaap (District 2) felt the impact of the Public
Health Act of 1883. Created following the smallpox pandemic to control disease,
it coincided with colonial ambitions to “formalise” social organisation with
“scientific rationalisation for the separation of the races” (van Heyningen 1998).
Racially mixed, low income sectors of District 1 dock area were cleared of people
in a “sanitation syndrome” and razed. Bo-Kaap absorbed many Muslim residents
forced to relocate, an intense densification that was repeated following the
impact of the Group Areas Act (1950) (GAA) on de Waterkant (1965), and the
forced removals and land clearance of District 6 from1966.
The flue epidemic of 1918/19 further racialised attitudes to the densely occupied,
multi-generational living that typified Bo-Kaap. It led to the Slums Act No. 53 of
1934, which outlined the criteria—overcrowding, provision (or lack) of latrines Figure 40. The dotted line denoting the area of National Monument appears to include a portion of
and cooking areas—by which a place could be declared a slum. Declaration the site block (circled), with the Auwal Masjid and 148 Buitengraght (CoCT EHMR)
gave the City the power to expropriate property for the value of the land only, for further work in the 1980s (Truluck 1991). However, this brought with it increased
demolition. Many Bo-Kaap residents were forced to sell and relocate. However, rents and rates, which stimulated push back from residents.
demolition was stalled, in part because the City determined that the buildings
were actually sound, and leased them to address an accommodation shortage. The Schotsche Kloof Civic Association (SKCA), formed in 1972, motivated to
have more control over the area as a community. It pointed to the concept of
Intervention by groups such as the “Group for the Preservation of the Malay kanallah (“help me please”), described as the “voluntary services neighbours
Quarter” established in 1943, which highlighted the aesthetic value of the render each other in the building of their community sentiment”, which allows
architecture, prevented houses making way for commercial buildings. This, for community assistance and resource-sharing (Davids 1990). Davids identifies
along with the 1957 declaration of a Malay Group Area for much of Bo-Kaap this community participation as valuable to its conservation and development.
under the GAA, stayed demolition and further social dissolution. Buitengraght
Street formed a hard line of segregation between the “White” city and zones Since the repel of the GAA in 1991 and the release of spatial boundaries, Bo-Kaap’s
reserved for people classed as Coloured and Cape Malay, thus imposing socially homogeneity has been somewhat dissolved by market driven urban
spatial homogeneity (Toffa 2015). The site block was on a zone reserved for the creep, and a lack of blanket heritage control. Large scale new developments
occupation and ownership of people in the “Malay Group”. have threatened “way of life” and identity, with gentrification impacting the
poorest residents (Tomer 2006, Kotze 2013 Toffa 2016).
In 1966 a group of houses on Rose Street restored in 1950, and a portion of
Wale Street, was declared a National Monument for reasons of historical value, However the past decade has refined and solidified heritage attitudes. In 2011
architectural aesthetics and “character” derived from “social customs and way Bo-Kaap was identified as a potential Heritage Area by the CoCT. Procedures
of life” (BKCRA 2015). In the 1970s a programme of rehabilitation, restoration and for declaration resulted in the April 2019 declaration of an HPO for the area,
development was undertaken, again in recognition of the aesthetics, and in with the objective that “where there is development, it is sensitive to the area’s
acknowledgement of the socio-cultural uniqueness of the “Malay Quarter”, with architecture, community, and history” (Mayor’s Office, 2018).
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 19Zoning Scheme
23 St
Agricultural Roads
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4.0 HERITAGE RESOURCES IDENTIFIED Community 1 : Local
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Council To Deem
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The site falls within the declared Bo-Kaap HPOZ, which was gazetted in April site of the old stables; a section of historic walling, and the Bo-Kaap Museum. Pr
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Kaap neighbourhood in Cape Town. The Bo-Kaap is the oldest residential suburb The erf is surrounded by graded structures on all sides, with the eastern extent
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in Cape Town, and holds high socio-historic significance as well as very high of the site bounded between the service road and Buitengracht, by an historic St
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associational significance through its links to the Muslim community of Cape wall that has been graded as a National Heritage Site, and which runs from Wale Su
FA
Town. Street to Carisbrook Street. The surrounding properties and their statements
General Business 5 of
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significance are included in table form for reference. General Business 6 FA
The neighbourhood was previously graded as a Grade I area, but this blanket General Business 7 FA
grading has subsequently fallen away due to the decision to proclaim several Beyond the adjacent properties to the north, on the corner of Dorp Street, are a FA
buildings within the neighbourhood as National Heritage Sites. These 19 Grade IIIA property, 37 Dorp Street/144 Buitengracht, and the Auwal Mosque,
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Figure 41. Map showing Heritage Grading and Heritage Protection Overlay Zone (https://citymaps.capetown.gov.za/EGISViewer/, accessed: 19 May 2021).
Utility
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 20ADDRESS ERF DESCRIPTION SIGNIFICANCE GRADE ADDRESS ERF DESCRIPTION SIGNIFICANCE GRADE
154 2846Re The Discover Islam Expo The structure has IIIB 36/34 2847Re An extensively renovated Good interface with the IIIC
Buitengracht Centre is a residential architectural integrity, Leeuwen property comprising streetscape. Medium/
structure from the early a good street interface, 2 units consolidated high contextual
to mid C19th that may and constitutes a into one dwelling that significance, and rarity,
contain earlier fabric. The landmark building represents a good replica medium aesthetic
house is double storey, of the traditional typology, significance, and low
has a raised stoep and and may contain earlier age significance.
hipped roof. fabric. Consideration for
146 2841 early C20th shop/ Some architectural IIIC IIIB depending on degree A family home
Buitengracht workshop conversion of merit. Good interface of fabric preserved in associated with the
earlier structure. with and forms part of a renovation. manufacture of the
coherent streetscape. iconic red fez until the
Medium/high contextual 1970s.
significance, medium 32 Leeuwen 2845Re Remodelled early/ Historic layering IIIC
age and aesthetic mid C19th dwelling, contributes to the
significance originally 2 units, similar significance of the
148 2838Re One of very few surviving Very good architectural IIIA to adjoining No 36. Some building. Good interface
Buitengracht examples of 'wavy' example also (Grade alterations, but remains a with and contributes
parapet, dating to the representing inner block II status representative example. to the streetscape.
late c1770. Three bay densification which has pending) Medium/high contextual,
cottage with flat roof and largely disappeared in age and associational
curvilinear parapet. One the City centre. significance, and
of rare remaining pair of representivity, medium
wavy parapet cottages Built as a residential aesthetic significance.
- original Waalendorp dwelling, it retains this
cottage? Potential Grade use. 30 Leeuwen Two bay double storey, Late C19th residential IIIC
2 on confirmation of late C19th residence densification. Fairly good
interior. High contextual, architectural example.
age and aesthetic Good interface with and
significance; medium/high contributes to a relatively
associational significance, intact streetscape.
representivity and rarity. Medium/high contextual
42 Leeuwen 173395 Early/mid C19th terrace, Some architectural IIIC significance and
associated conversion interest. representivity, medium
of old stable block. May age and aesthetic
contain significantly significance.
earlier fabric.
38 Leeuwen 2850 Early to mid C19th two Presents as a well IIIB
bay, flat roofed residence. preserved early/
Possibly one of the original mid C19th dwelling.
Walendorp development Some historic layering.
Very good interface
streetscapes. Contributes
to the historic layering.
High contextual and
age significance
and representivity,
medium/high aesthetic
significance and rarity.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 214.2 Archaeological Resources Demolition of the structure at the rear of Erf 3023 saw the floor and stoep of
the old building removed, and only the south west wall against Erf 2847, and
4.2.1 Previous Archaeological Investigations of the Site some portions of the front and back walls abutting that left intact. Test trenches
machine dug in the area revealed wall foundation that were documented and
The site was subject to archaeological investigation by Dr Ute Seemann as drawn, providing a ground plan of the demolished building. The structure had
part of the 2007/8 demolition application to assess the site for the presence of external footings of 500-600mm wide, and interior wall footings of 400-450mm; it
significant archaeological fabric, and, subsequently, to excavation as part of was determined that the raised stoep was not original to the structure.
the mitigation proposed in terms of the demolition permit.
The house had one room to the left of the entrance, and one to the right. A
The evidence on site supported what could be established from transfer histories large room was located behind the room to the left, and this did not appear
pertaining to the site, namely that it was a final consolidation of four erven, and to have any internal dividing walls. Behind the room to the right, the second
that three dwellings had once existed on the property. While the two structures room retained its cement floor, and this was not lifted due to time constraints.
on Buitengracht had been demolished earlier, the third, towards the rear of A further, smaller room at the rear on the right contained a paved area which
the property, was the subject of the 2008 demolition permit sought in terms had two layers of dressed bluestone cobbles surrounded by stamped orange
of Section 34 of the NHRA. This structure had been extensively remodelled to brick. Given the presence of charcoal in this area, it was posited that this room
accommodate a vehicle workshop, with most internal walls removed, and a was the kitchen and that the paving possibly supported a hearth, although no
screeded concrete floor throughout. chimney footings were identified.
The site survey determined that there were two separate stoep walls, representing A small sample of artefacts was retrieved from site. Artefacts from below the
the front stoeps of the demolished structures fronting onto Buitengracht. The floor levels of the house included C19th Chinese coarse porcelain; refined
section of stoep wall to the south of the central ramp entrance to the property earthenware and creamware from the early and mid-C19th. Glass from this
showed that the property had been accessed by a central flight of steps up assemblage included late C18th Constantia bottle fragments, C19th and C20th
from Buitengracht, while the northern stoep wall had no such central steps. A food container fragments, and ornamental pressed glass, likely from a front door.
buttressed bluestone retaining wall along the rear boundary, typical of retaining Nails and a table knife fragment were retrieved, as well as sheep and fowl bone,
walls in the area, dates to the C18th, and was kept intact in terms of that limpet shell and charcoal. Artefacts from between the paving layers included
demolition permit. late C18th/early C19th Chinese export porcelain and creamware; late C19th
whiteware; wine bottle fragments; sheep and fowl bones; and C19th building
The survey determined that the foundations of the extant structure, up to c. 1m, material.
as well as the connecting wall and embedded door frame between 148 and
150 Buitengracht were of significance as remnant, early fabric. The outbuildings, Based on the relative paucity of artefactual remains uncovered, considered
including a late C19th flushing toilet, annexes to the extant building, and in light of the relative wealth of historic ownership and occupant information,
temporary sheds at the rear of it, were all of no historic value. it was determined that the site be released for redevelopment subject to the
retention of the historic retaining wall at the rear of the property.
The report further concluded that the property had an occupational history of
around 250 years, and that not only was it likely that the foundations of the two 4.2.2 Assessment of the Archaeological Status Quo
C18th dwellings on Buitengracht might be found below ground level, but that
there was likely accumulated occupational debris across the whole site. Clearly only a portion of the site was investigated, and even that was hampered
by time constraints. As such, not only is there potential that further information
The report concluded with recommendation that the demolition application could be yielded by re-examination of the structure exposed and surveyed in 2008,
be approved, but that intact C18th masonry or brickwork be retained, and but other portions of the site, i.e. the two structures fronting onto Buitengracht.
that the connecting wall between 148 and 150 Buitengracht be retained However, it should be noted that material remains encountered on site were
and/or incorporated into the new design; the demolition was to be subject very sparse, and that the outcome of the 2008 excavations, namely that the site
to archaeological monitoring. The report further recommended shovel testing could be redeveloped without further archaeological investigation was upheld
following demolition, and possible excavation if warranted. by HWC.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 225.0 HERITAGE INDICATOR STUDY
KEY
5.1 Archaeological Indicators
Bluestone
The previous AIA (Seemann 2007) identifies a number or remnant structures as retaining
having significance. Of these remnant structures, the following are recommended wall
for retention and inclusion in future development of the site: Boundary
wall
- The buttressed bluestone retaining wall along the rear boundary shared
with 148
- The connecting wall between 148 and 150 Buitengracht Buiten-
gracht
The remaining stoep walls and floors of the site’s two demolished structures do
not have sufficient intrinsic or contextual value to retain, although there is an
opportunity to reference their shape and placement in abstracted form in the
new design.
Figure 42. Diagram indicating remnant walls that must be factored into future development.
Figure 44. Bluestone retaining wall at the back of the site. Figure 43. Boundary wall shared with neighbouring 148 Buitengracht Street.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 235.2 Intangible and Living Heritage KEY
Study site
The 2019 HPO declaration for Bo-Kaap clarified that the living heritage of Bo-
Kaap is associated with the Muslim way of life and daily practice (E&HMS 2019). Declared HPOZ
Proposed HPOZ
Living heritage values applicable to Bo-Kaap can be summarised as follows:
- Collective identity (resulting from the Cape’s social history of slavery, colonial
racial segregation, apartheid spatial practice, and religion).
- Generational continuity.
- Active social networks such as kanallah.
- Activities of community of practice in the expression of Muslim religious customs.
- Deep association with a particular place
The public and communal spaces of Bo-Kaap, in particular, play an important
role in traditional cultural practices, including commercial, social, family, and
religious. This communal space extends to the pedestrian movement routes
through courtyards and lanes. It is also temporal peaking at certain times of the
day, of the week and of the calendar year.
The appropriate response to intangible living heritage, is to acknowledge it and
ensure that it has an environment that enables it to thrive. This is achieved, in
part, through the involvement of the local community in decisions affecting
public space, and in the consideration of mitigations when a legitimate negative
impact is identified.
Figure 45. Heritage Protection Overlay Zone (https://citymaps.capetown.gov.za/EGISViewer/,
accessed: 19 May 2021).
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 24DESIGN INFORMANT - GRAIN DESIGN INFORMANT - ACTIVE STREET EDGE 5.3 Urban Indicators
Current context CURRENT CONTEXT Current context CURRENT CONTEXT
As part of their 2018 proposal, Objek Designers compiled a number of valuable
LEEUWEN STREET
PEPPER STREET
DORP STREET
WALE STREET
indicators at the urban scale to inform their design. The following are agreed
BUITENGRACHT STREET
with and adopted by this report:
- Building Grain
2007 Proposal (ARC) PREVIOUS RESPONSE 2007 Proposal (ARC) PREVIOUS RESPONSE
The urban blocks of Bo-Kaap are made up of many, smaller land parcels. The
majority of these erven are long and thin, maximising the number of plots
LEEUWEN STREET
PEPPER STREET
DORP STREET
WALE STREET
with access towards the street. The plots are densely developed, often with
BUITENGRACHT STREET
incremental additions to the core structure over generations. The result of the
above pattern is a fine-grained urban pattern, in plan and elevation.
2018 Proposal (Objek) PROPOSED RESPONSE 2018 Proposal (Objek) PROPOSED RESPONSE
- Active Street Edge
LEEUWEN STREET
PEPPER STREET
DORP STREET
WALE STREET
BUITENGRACHT STREET
As shown in the 2018 proposal, it is vital that the property’s street edge is activated
by spaces where the public are welcome. This can be achieved by placing
commerce, or public facilities, on the street boundary for the benefit of passing
pedestrians.
DESIGN INFORMANT - BUILDING HEIGHTS DESIGN INFORMANT - COLOUR
Current context CURRENT CONTEXT Current context CURRENT CONTEXT
- Building Height
The 2018 proposal discussed the need for varying building heights on the
Buitengracht street edge. While the varying of height is a valid indicator, it is felt
SITE
that the overall height of the building must also be taken into consideration.
2007 Proposal (ARC) PREVIOUS RESPONSE 2007 Proposal (ARC) PREVIOUS RESPONSE In an effort to mediate between the approved, nine-storey envelope, and an
ideal height, this study argues that ANY height lower than nine storeys is a more
appropriate response than the previous 2018 and 2007 proposal. As such, the
indicator of “less than nine storeys” has been used as a bench mark for the new
proposal.
2018 Proposal (Objek) PROPOSED RESPONSE 2018 Proposal (Objek) PROPOSED RESPONSE
- Colour
Buildings with brightly painted walls and delicately painted detailing are
synonymous with the Bo-Kaap area. As such, the site’s new design must consider
the careful use of colour in it’s visible facades, and ensure that the colours are
compliment the surrounding structures without appropriating the community’s
identity through this practice.
Figure 46. Previously identified indicators: Grain; Active Street Edge; Height and Colour (Objek, 2018)
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 25- Visual Link to Erf 2838 KEY
Maintaining the visual link for the public to view the historic building at Erf 2838, View
with its distinct curvilinear parapet, remains an important indicator for future corridor
to remain
development on the study site, which sits directly in front of Erf 2838.
open
- Continuous Street Edge Gr.IIIA site
at 148
Objek architects accurately notes that “...uninterrupted street edges are Buiten-
a pattern within the Bo-Kaap, including Buitengracht Street” and that “...this gracht
attitude to the street in an urban context is seen to be a sound Urban Design
principle.” This report is in agreement with these sentiments, and maintains that
future development of the site should have a street edge that continues onto its
neighbours.
In addition to the indicators adopted from previous studies, the following have
been identified:
- Set Back from Common Boundaries
Erf 3032 is surrounded by single and double storey residences on all common
boundaries. As such, future development of the site should remain cognisant of
Figure 47. Diagram indicating view corridor to 148 Buitengracht.
the proximity of these properties, and set back from the neighbouring houses to
mitigate the impact of the new structure on sunlight, views and sense of space.
- Reduction of Bulk at Higher Levels
Following on from the aim to mediate between the approved nine-storey
envelope, and an ideal height for the site, a mitigating approach is to reduce
the bulk of any new structure as it increases in height.
- Relation of facade elements to surrounding buildings
Elements such as parapet lines, eaves and ridge heights, window and door
proportions, and landmark minarets or trees from the site’s surrounds must be
used as reference points in the facade treatment of a new structure on the site.
In this way, any new building can begin to relate to the existing Bo-Kaap context.
Figure 48. Facade elements of neighbouring structure.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 266.0 PROPOSED DESIGN REVISION
The design revision is of a contemporary style that relates to the site’s neighbours
and immediate environment. The facades are broken down into the following
layers:
LEVEL 1: GROUND LEVEL
- A canopy is used to define the separate entities of the entrance lounge and
the office space, and relates to the eave line of the stoep covering and
balustrade height of the two neighbouring structures.
- A low stone planter wall separates the pedestrian level from the public level
of traffic.
- Tall, glass windows are used on the street and corner to ensure a positive
relationship with the street.
LEVEL 2 - 5: THE LIVING AREAS
- A simple, concrete frame construction has been used, which relates to the
urban proportions of the nearby CBD structures on Buitengracht Street.
- Scaling elements are introduced to relate to the residential areas of Bo-Kaap.
For example, the floor slabs of upper floors are pulled forward to allow living
Figure 49. Proposed design: Front elevation.
for small balconies and section of coloured masonry.
- The floor slabs of the second and first floors align to those of the green building
next door.
- The windows are punctured openings in the masonry wall, with vertical
proportions that reference those of surrounding buildings and help with light
and ventilation to the living units.
LEVEL 6 - 7: THE TERRACE
- The upper levels are set back from the fourth level roof slab, to reduce visibility
when seen from the street below.
- The floor slabs of these levels are pulled forward to break the double storey
height and to reduce scale.
- These levels are a darker colour, with a repeated window style and module.
LEVEL 8: THE PAVILION
- The top storey is a light weight glass and steel structure, set back from the
boundary.
- The stair becomes a vertical element that stretches the entire height, up to this
level.
Figure 50. Proposed design: View on Buitengracht Street, looking north-west.
Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 273D IMAGES: PROPOSED DESIGN Figure 51. Figure 52. Figure 53. Figure 54. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 28
3D IMAGES: PROPOSED DESIGN SEEN IN CONTEXT Figure 55. Figure 56. Figure 57. Figure 58. Revised Design Scheme: 150 Buitengracht Street, Bo-Kaap, Cape Town, Erf 3032 Rennie Scurr Adendorff 04 June 2021 29
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