PROPOSED REDEVELOPMENT: REMAINDER ERF 9209 PAARL

Figure 1: View east, down the proposed pedestrian path focussed on the homestead

SUPPLEMENTARY HERITAGE IMPACT ASSESSMENT REPORT

Prepared in compliance with Section 38(8) of the National Heritage Resources Act (No 25 of 1999)

AIKMAN ASSOCIATES September 2017

HERITAGE MANAGEMENT

P O Box 140

Tulbagh 6820

Cell 083 306 67 68

HWC Case number: 16081003

DEA&D reference: 16/3/3/6/7/1/B3/28/1202/28

CONTENTS

1 BACKGROUND

2. RESIDENTIAL DEVELOPMENT

3. RETAIL POCKET

4. HOMESTEAD

5. OFFICE POCKET

6. VINEYARD CHARACTER

7. FARM WORKERS

8. RECOMMENDATIONS

1 BACKGROUND

At the meeting of the Impact Assessment Committee (IAComm) held on 12 July 2017 it was resolved to not support the proposed development in its then current form. This decision followed an earlier IAComm meeting in June and subsequent site inspection. The notes from the site inspection set out the concerns expressed by members of IAComm who undertook the inspection. In response, the design team has revised aspects of the proposed development:

  • The orchards flanking the Main Road and Optenhorst Street are to be replaced with vines on trellises at a height of 2m;
  • More detail of the boundary treatment along the Main Road and Optenhorst Street has been provided;
  • A more “werf-like” setting for the homestead has been provided as well as detailing of the pedestrian access; and
  • Reduction of the office complex from three to two stories.

More illustrative material (see attached) has been provided and the specific concerns raised by the Committee are addressed below:

2. RESIDENTIAL DEVELOPMENT

Members of the Committee expressed concern that this part of the development... does not respond to the significance of the site itself. It is noted that when the HIA was reviewed in June, it was minuted that...the Committee understands the identified IIIC significance of the farm to mean it has historic and visual contributory significance to the character of the Paarl Main Road which is regarded as a heritage resource in its own right.

This residential pocket of the development is visuallyisolated from the Main Road and framed on three sides by existing high density residential development and the school on the east, the recently completed “Vrede” townhouse residential development to the south and on the west, the backyards and outbuildings of a strip of historic Main Road residential properties. As shown below, this part of the site is not visible from the Paarl Main Road and therefore makes no contribution to its significance.

Figure 2: As can be seen the residential pocket is framed on three sides by existing development

3. RETAIL POCKET

In the notes from the site inspection it was stated that the retail development model...was not dissimilar to Access Park in Kenilworth.In response to this observation the architects have prepared the attached Sections A, C and D showing that this is not an accurate description. At Access Park there is no planted edge condition. The sections show that the retailanchor part of the complex is to be 32.5m from the back of the Optenhorst Street footway with a band of trellised grapes 11m wide. The trellises are to be 2m high like those in the current vineyards. The smaller retail pocket is to be 37m from the back of the Optenhorst Street footway with a broad band of trellised vines and the delivery area screened by walling. The retail pocket would be 39m from the back of the Main Road footway with a double line of oak trees and trellised vines.

4. HOMESTEAD

Members of the Committee were of the opinion that...much significance of the homestead is wholly related to and integrated with its surrounding vineyards. As shown below only the main facade is partly related to the vineyards as heavy tree planting in fact isolates it. As proposed and illustrated on the cover of this report, the main facade of the homestead is to be given visual prominence in the development as the focal point of the pedestrian path and landscaping from the Main Road. It should be noted that at this stage the tenancy of the homestead has yet to be finalised. A possibility is that it be remodelled as a restaurant with outdoor seating. Once decided detailed plans would be prepared and submitted to HWC for approval.

Figure 3: Only the west facade can be seen from the Main Road-Optenhorst Street intersection

Figure 4: The homestead will still be glimpsed across a foreground of trellised vines

Figure 5: The setting of the homestead has been revised. Consideration is being given for it to be remodelled as a restaurant which would have landscaped outdoor seating areas

5. OFFICE POCKET

The Committee questioned the architectural treatment of the office portion of the development. This has been modified, reduced in height and will now be only two stories with traditional double pitch roofs. It will probably accommodate medical uses. A broad band of vines on 2m high trellises is to be planted on the Optenhorst Street side.

Figure 6: The design of the office component has been modified in response to the Committee’s comment and is more traditional in form

6. VINEYARD CHARACTER

In the previous development proposal, bands of trees were shown on the Main Road and Optenhorst Street edges. Broad bands of vines on 2m high trellises are now proposed to reinforce the vineyard character of the site.

7. FARM WORKERS

The Committee expressed concern that although it had been stated that the families would be accommodated on the site it was felt that their future would be rendered uncertain. This is not the case. The farm workers are part of Carstens Farms workforce and work on the Paarl Mountain farms nearby as well as theirWindmeul farms on the R44. The company will continue to provide transport to their various farms. To ensure their security of tenure Carstens Farms has appointed and paid for an attorney to represent them and their interests. The eight families have been offered houses within the proposed development on its east boundary. As an alternative they can opt for houses in a nearby new development paid for by Carstens Farms.

8. RECOMMENDATIONS

It is hoped that the proposed revisions have addressed the Committee’s concerns and that the development can now be supported.