Heritage Cases

1. Original date of construction/date of first approved plan: Estimated date of construction : 1900-1910 No record of original plans 2. Historical Significance : Original land owner : Louisa Watkins (1896) MrJ.B.Cottam (1901) 3. Architectural Significance: A single-storey house with A-symmetrical gable and veranda frontage. Veranda filled in. Original boundary wall and garden altered for off-street parking. Clay roof tiles probably replaced original sheet roof. Architectural style typical of the Morningside area. 4. Urban Setting & Adjoining Properties: The group of properties is in the central commercial zone of the Florida road precinct, in close proximity to Spar and First National bank. 258 is on the corner of Lambert and Florida roads, 264 and 268 are on the upper side of the intersection. The most prominent buildings on the intersection is “Cecile and Boyd’s” at no.764 diagonally across from no.258. The adjoining property on Lambert road is a double-storey house set back from the road with a garage and boundary wall on lambert road boundary. Many historic buildings in Florida road have been restored or converted to restaurants and B&B’s. They are interspersed with blocks of flats, churches – old and modern – and new office buildings. The street is wide with pavements both sides. Florida road is intersected by smaller residential streets at regular intervals. Socially the area has become a destination for eating out and for tourists, therefore having high vehicular and pedestrian traffic. D. PROPOSED WORK 1. Purpose of Application: DEMOLITION CONSOLIDATION (3 sites) REZONING 2. Motivation for proposed work: The property is to proposed to be consolidated with 264 and 268 Florida road. Commercial and mixed-use development has been encouraged in the Florida road development, listed and protected buildings have been identified for preservation and for adaptation. This group does not fall into any of the significant or aesthetically attractive groups in Florida road. Alterations and additions have not been sensitive to the existing and surrounding buildings. The integrity of the original houses have been lost through the replacement of materials with modern materials, the loss of front gardens and the placement of the “nursing home” addition on the corner of Lambert and Florida roads. The individual properties are currently used as businesses/restaurants and boarding houses all of which require off-street parking, single vehicle access and service areas. All houses and structures or part thereof are over 100years old and the fabric of the buildings have deteriorated substantially. The conversion of the individual buildings to a viable and compliant commercial development is difficult and it is more beneficial to the area to redevelop the 3 sites with compact services and parking. 3. Detail the work to be carried out: Proposed demolition of existing all structures. Proposed mixed use development, two levels of parking with access of Lambert and Florida roads, one level of commercial and three levels of residential. Conceptual drawing in process of being finalised. (to follow).