The City’s proposal to include the Bo-Kaap area in a Heritage Protection Overlay Zone (HPOZ) is aimed at conserving the neighbourhood’s unique historical character and way of life by managing development in a sustainable and considered manner.

‘The public participation process for the proposed HPOZ for the Bo-Kaap area commenced last week Friday. I’m urging property owners, in particular, to read the guideline document so that they can understand the impact of the proposed zoning, and to submit their comments to the City before or on 22 February 2019,’ said the City’s Mayoral Committee Member for Spatial Planning and Environment, Alderman Marian Nieuwoudt.

All land units within the City have a base zoning that determines what the land can be used for, and how the land may be developed. A Heritage Protection Overlay Zone sets additional development rules over and above the provisions of a base zoning. Thus, development applications for properties within an HPOZ are assessed more critically, with additional focus on the impact that the development proposal will have on the heritage value of the building and site, and the area at large.

‘At least 615 properties in the Bo-Kaap will be affected by the City’s proposed HPOZ. In other words, the heritage value of these properties must be protected and enhanced when owners want to undertake alterations, restorations, and general maintenance. As for new developments, the proposed HPOZ will not prevent development, but new development of open land in the Bo-Kaap will have to be appropriate and desirable in terms of the impact it may have on the heritage value of the area,’ said Alderman Nieuwoudt.

The bulk of the heritage resources – these are buildings and open sites – in the Bo-Kaap are Grade III and must be managed by the City, should the proposed HPOZ be approved:

• Grade IIIA properties are nearly as significant as provincial heritage sites. These properties have high heritage significance, including architectural value, and are associated with the socio-historical story of the Bo-Kaap within greater Cape Town
• Grade IIIB properties are typical of the Bo-Kaap and could be described as a landmark building or place
• Grade IIIC properties are typical examples of the Bo-Kaap architecture which form the setting, character, and context of the neighbourhood
• Potential Grade III are buildings that are older than 60 years and have been much altered over the years. These buildings may appear at first glance not to be worthy of conservation but could be rehabilitated or restored to improve their heritage value

‘The majority of properties in the Bo-Kaap are Grade IIIC. These are, among others, the bright coloured terrace houses that are iconic and characteristic of the Bo-Kaap. These houses, known as huurhuise, give visitors a rare glimpse of city living where boundary walls are mostly absent and neighbours and children are still mingling in the street. Should the HPOZ be approved, the community-oriented character of the Bo-Kaap street will be protected, meaning owners won’t be allowed to install solid high boundary walls that isolate the house from the street,’ said Alderman Nieuwoudt.

The City has a heritage database that residents and land owners can use to determine whether their properties have heritage value. The database can be accessed as follows:

• By visiting https://citymaps.capetown.gov.za/EGISViewer
• By sending an email to heritage.management@capetown.gov.za
• By phoning the Environment and Heritage Resources Information Centre on 021 487 2012

‘For some actions, owners don’t need City approval. For example, normal gardening activities that don’t include the removal of mature trees or hedges. Minor maintenance such as repainting, but this doesn’t include the painting of decorative features such as stone, metal, ceramic, and unpainted wood that form part of the historical building. Or, internal alterations that aren’t visible from the outside as long as these don’t affect the structural soundness of the building,’ said Alderman Nieuwoudt.

Generally speaking, owners of properties in an HPOZ are expected to conserve the area’s historical character by doing alterations that are in keeping with the character and style of the building; by retaining as many of the original and heritage characteristics as possible when altering or adding to a historical building; and by repurposing an old building instead of demolishing the structure.

‘This may sound very complicated and some property owners may feel overwhelmed, or even confused. But the City has heritage professionals at all of the Spatial Planning district offices who will assist and advise homeowners and this advice is free of charge,’ said Alderman Nieuwoudt.

The main purpose of an HPOZ is to prevent inappropriate development and alterations within an area of significant heritage value. The HPOZ also allows the City to impose conditions to the approval to ensure that the heritage value of the building or site is protected or enhanced.

The proposed HPOZ for the Bo-Kaap extends to the Table Mountain National Park, and includes the northern green verges to the north-west of Strand Street, and includes Buitengracht between the intersections with Carisbrook and Strand Street.

The guideline document is available on the City’s website at www.capetown.gov.za/haveyoursay and provides information about the history of the Bo-Kaap and the purpose of the HPOZ, the heritage principles, how the proposed HPOZ will be implemented and managed, and the implications to property owners and potential developers.

Other relevant information such as frequently asked questions and answers, as well as maps of the proposed HPOZ, is included in the guideline document.

Apart from being accessible online, the document is available for public viewing during office hours at the following venues:

• Subcouncil 16 office on the 11th floor at 44 Wale Street
• Metro Office on the 5th floor at 44 Wale Street
• Table Bay District Planning Office on the 2nd floor of the Media City Building on the corner of Adderley Street and Hertzog Boulevard

Objections and comments, together with reasons, may be submitted before or on 22 February 2019:

• By sending an email to lums@capetown.gov.za
• Online at www.capetown.gov.za/haveyoursay
• By visiting the Metro Office or Table Bay District Planning Office

The City will also host a sectoral hearing at the Civic Centre on Saturday 9 February 2019, where community-based organisations and the business sector will make oral presentations.

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