Heritage Cases

Renewal of Expired Permit 11-271d for Demolition of the buildings on 246 Umbilo Road. The execution of the original Demolition Permit could not be effected because squatters occupied the building until recently. The permit validity period lapsed and a renewal of the Demolition Permit has become necessary. The demolition of the remaining structures on this site is being sought for the following reasons below : 1. The structural stability of the building has been seriously compromised by the last fire, to the extent that the integrity of the upper floor brickwork is considered unstable. Substantial horizontal and diagonal cracks have appeared at all upper floor openings, including the remaining gables. The relatively tall chimney stack is no longer restrained and could topple over in a strong wing. 2. While we are of the opinion that the original residence was a very fine example of its kind and of the architect F J Ing's work, we are of the opinion that less than half the original material is left on site, and of that at least 45% would have to be demolished and reconstructed to achieve an adequate degree of structural stability. If that were to be undertaken the residual building would be a copy of the original, consequently not a building of heritage merit. 3. The use of the remaining structure is also very problematic, in so far as it does not lend itself to an appropriate and efficient adaptation to a Light Industrial function as is called for in that stretch of Umbilo Road. Unfortunately the Local Authority's Town Planning has not taken the architectural heritage of the street into consideration, thereby putting it under threat of demolition. 4. In our professional opinion the historic fabric of the original building and its residual aesthetic merit have been so compromised that we cannot recommend its retention. We have acknowledged the Local Authority's stated concerns for safety, security and hygiene. The clearing of the site together with the residual structures at 5 Essex Road will permit the owner to consider a rational plan for much needed parking across both sites. The clearing up of these two sites may encourage an improvement in the condition of other sites in the area, hopefully leading to a better neighborhood.