Heritage Cases

STATUS QUO Last year we submitted an application for the remodelling of the Old Bethlehem Homestead and ‘Apple Shed’, which was approved by HWC, Permit dated 15 July 2016. In summary, the following was approved: Homestead: Corrugated iron roof replaced with thatch roof with simple leg-of-mutton front gable and half-hipped end gables with casement dormers to the rear of the homestead; Later internal walls demolished to reclaim the original room proportions; Voorkamer wall demolished, to be replaced with a period timber screen; A new internal staircase to the attic; Contemporary inappropriate door and window joinery replaced with doors, sash windows and casement windows more appropriate to the original building; Remodelling of the kitchen and bathroom. ‘Apple Shed’: Outbuilding storerooms converted to guest suite with new door and window joinery, and the inclusion of bathrooms and fireplaces. REVISED PROPOSALS All of the items described below are shown on the attached drawings Since the clients have relocated with their family to the Cape, they have spent much time at Old Bethlehem, and apart from their requirements changing slightly, further investigation of the existing buildings has revealed a few issues that need to be resolved in the detail. External staircase: The most significant amendment is the addition of an external stair to the eastern wing of the Homestead. The reason for this stair being required is that once the reinforced concrete slab to the attic had been cast, and the fall of the existing attic floor boards taken into account, the final ground floor level to finished attic floor level is approx. 4,1m. For a stair of this height to conform to SANS 10400, the going would be approx. 6,8m [including a regulatory landing]. This would necessitate a dog-leg stair or quarter-turn stair that would be architecturally and historically inappropriate to the kitchen [apart from taking up a considerable amount of floor area.] To resolve this issue, it is proposed that a traditional ‘ladder’ type staircase be installed in the kitchen [similar the kitchen stair at Meerlust] for authenticity, and an external masonry stair, modelled on traditional external attic stairs, be provided to allow access to the attic that conforms to SANS 10400. Attic changes: It has been agreed by all parties that locating the attic bathrooms against the inner walls [as opposed to the gable walls] creates a far better bedroom space, and the complicated offset flue and chimney is easily simplified by a chimney integrated into the end gable wall. Dormer windows: A template of the casement window was made up, and the horizontal proportions conflicted with the vertical sash windows. It is proposed to change the casements to sash windows to resolve the proportional issues. To increase the amount of natural light and ventilation in the attic, it is proposed to add an additional dormer to Bathroom 3. Ground floor Dressing room: Original approved dressing room is too small. It is proposed to extend it to include part of the original ‘afdak’ to increase the cupboard area. The wall separating the bathroom form the dressing room is proposed to be demolished. Bathroom under the external stair: The proposed external stair allows the opportunity of providing a bathroom [shower and wc] under the stair. Doors and Windows: Some minor changes are proposed to the doors and windows, mainly due to re-using existing joinery. To increase the amount of natural light and ventilation in the kitchen, an additional sash window is proposed on the west elevation. ‘Apple Shed’: A bathroom was omitted, and the remaining bathroom relocated to the middle room The fireplace is proposed to be relocated to an internal wall. An additional door is proposed between the ‘Apple Shed’ and the double-storey ‘Ostler’s Cottage’ adjacent. Positions of doors and windows have been slightly altered.