City Takes Action to Restore Rocklands Villa

The City of Cape Town and Heritage Western Cape are considering a Conservation Management Plan for Rocklands Villa in University Estate, an historical landmark and important example of Victorian architecture. This follows the recent construction of an office block for OASIS on the property, in the area just behind the Villa, during which the developer demolished part of the Villa. This was done without the developer seeking the City and Heritage Western Cape's authorisation.

Action is thus being taken to restore the Villa to its former state, which includes replicating and reconstructing demolished or destroyed elements to its former high standard of material finishes and detailing. The Conservation Management Plan will detail prescriptions on the conditions to preserve the building, the protection of remnants of the building, the protection of original materials which are in storage, appointment of a heritage architect and a reconstruction method statement. As part of the plan, Heritage Western Cape's Built Environment and Landscape Committee (BELCOM) have requested an inventory of the materials being kept in storage.

The Rocklands Villa was a Victorian homestead set in a spacious garden. It featured a pitched roof, three tall decorative chimneys, a covered verandah that wraps around two sides of the building, detailed plaster surrounds around the windows and door frames and cast iron mouldings. It has provided a sense of old-world charm to the area.

Approval was granted by both Heritage Western Cape and the City of Cape Town for the construction of a three storey office block above a double basement parking to be situated behind and abutting the Rocklands Villa, for the demolition of the more recently constructed back section of the Villa and for the excavation of a basement area below the Villa. The approval was subject to measures being taken to protect the historic part of the Villa. However, demolition of certain walls was undertaken by the developers on the grounds that, despite protective measures taken, the walls proved unsafe. No authorisation for this demolition was obtained from either Heritage Western Cape or the City of Cape Town and it contravened the building plans and land use conditions.

The City and Heritage Western Cape have both issued notices instructing the owner to cease work on and within a two metre (2m) wide area around the Villa, pending the submission of a report on the way forward (protection and restoration) by a heritage architect and structural engineer. Building work may continue elsewhere on site.

The building work at Rocklands Villa was subject to the approved building plan which was in accordance with the land use conditions and the environmental authorisation. Building plans were cleared by Heritage Western Cape's BELCOM and the City. The agreement stated that while a basement was permitted to be excavated beneath the Villa in terms of a Structural Engineer's report, the Villa itself was to be conserved. A Structural Engineer's Certificate verified that the excavation beneath the Villa was possible without causing the collapse of the Villa.

There was no agreement by the City or Heritage Western Cape to demolish parts of the Villa, apart from the demolition of the rear addition/wing of the building which was executed prior to commencement of construction and excavation beneath the Villa, and for which a permit was granted by Heritage Western Cape.

Heritage Western Cape was not informed of the latest developments by the developer. The City and Heritage Western Cape have been liaising with each other about the unauthorised demolition of parts of the Villa and the contravention of rezoning conditions by the developer, culminating in the City serving a cease works notice on 18 March 2010. The notices were to prevent any further building activity within the two metre (2m) wide area around the footprint of the Villa, until such time that the City and Heritage Western Cape were satisfied that work could proceed in this area.

The City informed Heritage Western Cape of the notices served on the owners and Heritage Western Cape likewise advised the City of actions on their side. Heritage Western Cape was not informed by the developer of the demolition of the walls and roof, as required in terms of the imposed Land Use Planning Ordinance (LUPO) rezoning conditions, nor did the developer inform the heritage authorities (prior to their action) that unforeseen extra demolition was required. In terms of the Heritage Resources Act, the onus is on the developer to inform Heritage Western Cape.

The building is a heritage site and has general protection in terms of Section 34 of the Heritage Resources Act which states that 'no person may alter or demolish any structure or part of a structure which is older than sixty (60) years'.

Both Heritage Western Cape and the City agree that the Villa must be restored to its former state.

Issued by:
Communication Department
City of Cape Town