High-rise development raises heritage concerns in Cape Town's CBD
An aerial view of the historic Bo-Kaap, with its colourful houses and low-rise architecture that form part of Cape Town’s cultural and heritage landscape.
Image: Phando Jikelo / Independent Media
A high-rise development in the city’s historic core could cause irreversible damage, as concerns grow that too few people were aware of the application before the public comment period closed on May 5.
So warned Dr Petre Prins, owner of Huguenot House on the corner of Loop and Hout Streets, a structure dating back to around 1752 and located directly next to the proposed development site.
He described the project as a "monster building" that would tower over one of the few remaining low-rise blocks in the Old City.
Prins operates a diamond business, goldsmith factory, and museum from the site, and said he is supported by several neighbouring homeowners and business owners, who have long opposed large-scale developments in the area.
"Last year, my neighbours and I, together with Heritage Western Cape, successfully objected to an application to erect a massive 19-storey building that would have bisected one of the remaining low-level historic blocks in the Old City."
He said the revised proposal, now for two 17-storey towers separated by a courtyard and linked by a walkway, still fails to address concerns about scale and heritage impact.
"Next door, it would dwarf 10 separate historic buildings, none higher than six storeys. If passed, it will destroy the character of one of the best-preserved Old City blocks," he said.
Prins said the concerns raised are backed by detailed heritage analysis compiled by his appointed heritage architect, Dr Steve Townsend, whose documents were submitted to the Heritage Western Cape as part of their formal objection on May 5.
At the heart of the objection is the argument that the proposed development is out of scale with the surrounding precinct, which is defined by lower-rise, fine-grained historic buildings.
Prins also raised concerns about the direct impact on his property, noting that the centuries-old building, constructed without foundations and containing restored wall paintings dating back to around 1780, could be affected.
"This old two-storey building… stands to be damaged by the extreme gravity of a tower directly next to it," he said.
He warned that the development could set a dangerous precedent, especially as other large-scale projects emerge nearby.
"With the monster building going up on Buitengracht, this could open the door for developers to destroy the ambiance of Cape Town’s historic centre, a cultural treasure that has been attracting locals and visitors," he said.
Beyond the architectural concerns, Prins said there is frustration over what he believes was limited public awareness of the proposal.
"The commenting period on the proposal closed on the 5th of May, and I believe that very few of the public and conservative-minded citizens were aware of the application," he said.
Even after the deadline had passed, he said, there remains a sense that more people would have objected had they known.
Responding to queries, the City of Cape Town confirmed that four objections were received during the public participation process.
Eddie Andrews, the City’s deputy mayor and mayco member for Spatial Planning and Environment, said: "The City confirms that objections were received during the public participation process. A total of four objections were lodged within the prescribed period."
He added that the proposal had been referred to Heritage Western Cape, which did not support the development.
"The Land Use Management (LUM) application has been placed in abeyance at the request of the applicant to allow for the concerns raised by Heritage Western Cape (HWC) to be addressed," Andrews said.
The City did not respond to specific questions regarding the timing and reach of the public participation process or what the next steps would be, providing only the above comment.
Heritage Western Cape did not responded to questions by the time of publication.