Heritage Cases

RE: MOTIVATION LETTER Proposed extensions and alterations to existing dwelling on Erf 277, 10 Serpentine Road, Pinelands Background to Proposal The subject property is located in the residential suburb of Pinelands. Neighbours consent through City of Cape Town Town Planning Department pending official Heritage Application outcome and approval. Reason for permanent departure: The current building design & position leaves little room for design man-oeuvre; Because the dwelling was built before the current zoning regulations, in order to provide a desired extension to the existing dwelling, we have to encroach the current building lines. Compatibility with surrounding uses: The use of the property remains Single Residential 1 and therefore remains compatible; No additional parking etc. required, as the purpose of the property is as per mentioned above, but still are enough parking space on site as well as a permanent structure on site which is a single garage currently connected to the building/dwelling. Impact on Safety, Health and Well-being of surrounding community: No negative impact expected; The proposal will improve the value and appearance of the property; The proposal will improve the streetscape; The proposal will improve it's own security by means on boundary walls/fences to give added protection against crime, burglaries, etc. In terms of Section 99 of the City of Cape Town Municipal Planning Bylaws 2015 20, please see below for further motivation the the proposed building plan submission. (a) Socio-Economic impact: The proposal would contribute positively towards the continued growth of Cape Town's construction sector by unlocking employment opportunities necessary for facilitation livelihoods. The importance of this is highlighted by both the Social Development as well as the Economic Growth strategy. (b) Social Impact: The proposal will allow for better usage of the dwelling because the spaces are better utilized and the flow of the dwelling is improved without changing the type of building currently on the site. (c) Scale of the Capital Investment: The proposal would form part of a total renovation and improvement to the existing house. The owner feels the need to take this opportunity the improve the current dwelling in order the maintain its purpose and value. (d) Compatibility with surrounding uses: The Single Residential zoning of the subject property makes provision for a dwelling house as a primary use right. The proposal entails a mere extension to the existing dwelling's first floor and does not incorporate a use other than that permitted in the SR1 zoning of the property. (e) Impact on the external Engineering services: The scale of the proposed additions is not envisioned to place and insurmountable pressure on the existing services available to the property. The End product will be a 6 bedroom, 5 bathroom dwelling with single kitchen and open-plan living areas and tandem garage. (f) Impact on Safety, Health and Well-being of the the surrounding community: The proposal is not deemed to to have negative health and safety impacts for reasons as stated above. The proposed design for the extensions also matches the current design and architecture of the existing house. (g) Impact on Heritage: The subject property does contain a built structure older than 60 years and is located within a Heritage sensitive area. (h) Impact on the Biophysical environment: No impact as the proposed building work would not abut or encroach on an area of biophysical significance. (i) Traffic Impacts, parking, access and other transport related considerations: No negative impact for reasons as explained above in this report. (j) Whether the imposition of conditions can mitigate an adverse impact of the proposed land use: As per reasons stated above, the current zoning allows for a single residential dwelling unit with an allowed coverage of 50%. The complete dwelling after these proposed extensions will be at 46,1% coverage which is still less then what is allowed for. (j) Historical Background: It is not clear when the original house was built. The Surveyor General diagram dates back to 1927 and no approved plans are on record from that period that are known of. The last addition/alteration to the house was done in 2010 and included the addition of a first floor, scullery & bathroom, covered patio and conversion of a carport into a garage as well as minor internal alterations.