DRAFT MADE AVAILABLE FOR PUBLIC COMMENT HERITAGE STATEMENT PROVIDED IN RESPECT OF AN APPLICATION IN TERMS OF SECTION 34(1)

Transcription

1 DRAFT MADE AVAILABLE FOR PUBLIC COMMENT HERITAGE STATEMENT PROVIDED IN RESPECT OF AN APPLICATION IN TERMS OF SECTION 34(1) Kloof Road, Bantry Bay, Cape Town (Erven 117RE & 619, Bantry Bay) PREPARED BY ASHLEY LILLIE 1 MARCH 2018 Ashley Lillie - Heritage Specialist P O Box 109, Cape Town, ashley@ashleylillie.com Tel:

2 CONTENTS 1. Application 2. Property description and location 3. Heritage status 4. Historical background 5. Description of building and site 6. Context 7. Heritage values and significance 8. Discussion/Conclusion 9. Recommendation 10. Comments from interested and affected parties 1

3 1. APPLICATION An application for a permit in terms of section 34(1) is to be submitted to Heritage Western Cape. The proposed work comprises the demolition of the structures located on the property. A previous application was lodged with Heritage Western Cape in January 2015 and a permit authorising demolition issued on 11 March 2015 (valid for three years). 2. PROPERTY DESCRIPTION AND LOCATION The property comprises Erven 117RE & 619, Bantry Bay (Diagrams 2922/1933 & 8661/1954). The property is located at 146 Kloof Road, Bantry Bay (see figures 1 4). The property is owned by Deborah Silver (T72662/1992). Figure 1: The property is located on the corner of Kloof Road and Avenue Charmante, Bantry Bay. 3. HERITAGE STATUS The building is protected in terms of section 34 of the National Heritage Resources Act as it includes structure older than 60 years, the building having been constructed in c

4 Figure 2: 146 Kloof Road is located on the corner of Avenue Charmante, Bantry Bay. Figure 3: Erven 117 & 619, Bantry Bay. 3

5 Figure 4: The property comprises Erven 117 & 619, Bantry Bay. 4. HISTORICAL BACKGROUND A large portion of Bantry Bay (formerly known at Botany Bay) was consolidated by Casper van Zyl in 1901 (Diagram 1399/1901 Cape Quitrents 40-28, dated 20 November 1901). At 4

6 that time there were already various dwellings located in the vicinity on Kloof Road as well as along Victoria Road. Van Zyl disposed of his property in small portions from 1902 onwards and in 1907 Samuel Ramsay acquired a portion on Kloof Road (T9435/1907, dated 28 November 1907). Ramsay had a house designed by John Lyon (plan approval 892/1907). 5

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8 Section A-A 7

9 Section B-B John Devitt acquired the property in 1911 (T8001/1911, dated 16 October 1911) and it was in turn sold to William Simms in 1926 (T1447/1926, dated 23 February 1926). In 1934 Simms consolidated his properties (diagram 2922/1933) and in turn subdivided and sold two portions. The remainder of Erf 117 was sold to Petrus Hofmeyr (T2314/1934, dated 28 March 1934). Werner Hinder (who had acquired the property in 1953) sub-divided the property and sold Erf 619 to Eleanor Hermann in 1954 (T18140/1954, dated 3 November 1954). Hermann bought the remainder of Erf 117 from Hinder in 1955 (T20124/1955, dated 1 December 1955). The properties were acquired by Jospeh Fintz in 1980 (T41633/1980, dated 31 October 1980). The property was transferred to Von Palace Kolbatshenko Trust in 1987 (T29883/1987) before being acquired by the current owner, Deborah Silver, in 1992 (T72662/1992, dated 12 November 1992). Extensions to the house were designed by Tobias Lochner Architects for Mr R Palazzolo (Plan approval , dated 24 June 1992). The extensions comprised the construction of an additional storey to the garages located the corner of Kloof Road and Avenue Charmante (there is no record of the date of construction of the garage). In October 1992 plans were prepared by Kotlowitz Adler Architects for alterations & additions to House Silver (Building plan approval , 5 November 1992). 8

10 Building plans prepared by Kotlowitz Adler, October Ground floor. While retaining much of the essential form of the building, the alterations made significant changes to the character and materials of the house. Most notably, the garden elevation was substantially altered by way of replacement of windows and enclosing of the verandah at both ground and first floor. All internal doors to the living areas were replaced. Building plans prepared by Kotlowitz Adler, October First floor. 9

11 Building plans prepared by Kotlowitz Adler, October Garden elevation, illustrating extensive replacement of fenestration. 5. DESCRIPTION OF BUILDING AND SITE Double-storey residence under pitched roof with later tiles. The original character of the house is sill evident with Arts & Crafts details. The exterior has been extensively refenestrated and the original verandah enclosed. The interior of the house retains the essence of the original floor plan but has otherwise undergone considerable changes in detail and as a result lost much of its period character. The house is set against the Kloof Road boundary of the property leaving a large garden to the northern side of the property. 10

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22 6. CONTEXT The property is located in an area of Bantry Bay comprising a mix of intact old buildings, much altered old buildings and modern buildings. Few of the buildings in the context are conservation-worth and the context as a whole does not warrant management as a heritage area. 21

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24 Kloof Road. 23

25 Kloof Road. 24

26 Kloof Road/Avenue Charmante intersection. 25

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28 Avenue Charmante 27

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31 Ravine Road. 30

32 7. HERITAGE VALUES AND SIGNIFICANCE Samuel Ramsay acquired an undeveloped property on Kloof Road in The architect John Lyon designed a double-storeyed villa for the site. The house typified the character of the period. The house appears to have remained substantially unaltered until 1992 when substantial alterations were made to both the exterior character of the building and the ground floor living areas. Given the substantial changes made to the original character of the building it is considered to warrant a grading of 3(c). As such it could warrant conservation in an area of consistent fabric. As an isolated building within a context of no special heritage character the building would not appear to warrant any form of formal protection in terms of the National Heritage Resources Act. 8. DISCUSSION/CONCLUSION This report concludes that the building warrants a grading of 3(c), having lost a considerable amount of original fabric, most notably all joinery to the front elevation. This, together with the general alterations that have been undertaken the building is not considered to warrant a grading of 3(b), which would presuppose a higher degree of integrity. The qualities of the building, together with the scattered remains of potentially conservation-worthy buildings in the environs are not considered such as to warrant refusal of the application. 9. RECOMMENDATION It is recommended that Heritage Western Cape issue a permit authorising the proposed demolition of the structures located on Erven 117RE & 619, Bantry Bay. 10. COMMENTS FROM INTERESTED AND AFFECTED PARTIES This report will be made available for comment following the placement of advertisements in the Cape Times and Die Burger as well as a notice on the site. All comments and/or objections received will be made available to HWC and addressed in the final version of this report, to be submitted to Heritage Western Cape. Ashley Lillie 1 March