TIFFANY SCHULTZ, SOMERSET WEST
Residents must be made aware of the proposed development of two blocks totalling 80 units on Main Road at the site of the old Arksey or current Somerset Lodge, a Grade 3a Heritage site. Unfortunately, the notice for development rezoning and departure from regulations was placed inconspicuously on the back gate of the lodge on Goldman Road, not visible to residents as per regulations.
The Somerset Lodge, with its rich history dating back to 1850, holds significant cultural importance for our town. It was “one of the oldest recognised resting spots for travellers in the area” and was “ the original horse and carriage changing station in Somerset West in 1895”. It is a Grade IIIa Heritage site, deserving maximum protection at the local level, according to Westerncape.gov.za.
The proposed development threatens the town’s character, setting a precedent for rapid densification that contradicts the guidelines outlined in the District Spatial Development Frameworks Helderberg District Plan which states the need for “moderately scaled densification where appropriate, in a manner that is sensitive to existing architectural quality worth of preservation, especially historic buildings, and is subject to infrastructure availability.”
Specific objections to the proposal include:
• The Heritage Western Cape permit, claimed by the developer, was issued in 2021 for different drawings and must be reassessed for the new plan.
• The proposed residential flats deviate from the Helderberg District Plan, which suggests limited forms of development for heritage sites, such as guest houses, not residential flats. This clause should not be removed from the zoning regulation.
• The design lacks consideration for the heritage style, it dwarfs the main building and obscures the view from Main Road, and compromises the heritage site’s forecourt and surrounding areas.
• The requested height increase contradicts guidelines to protect aesthetics and character of sites which fall within the Heritage Protection Overlay Zoning and doesn’t fit within the context of single residences which surround it, there being no other tall buildings nearby.
• Infrastructure concerns include water supply, sewage treatment, with potential adverse effects on groundwater, local water bodies, and flood risk management.
• Traffic and parking issues on the small residential road, Goldman Road, where the main entrance for 160+ vehicles if proposed. Access to Main Road, already overloaded at rush hours, via the intersection of Dummer Street, require a detailed specialist study.
• The proposed development exacerbates existing challenges in the education system, with a lack of spaces at public and private schools.
In summary, the proposed development does not align with council policies and planning guidelines, disregards the social and heritage importance of the building, and would adversely impact the character of the Main Road entrance and the neighbourhood. It is crucial for the council to reconsider this proposal in light of these concerns.
For those who share these objections, a group of over 160 residents opposes the development, and interested parties can contact me for assistance at 083 648 1324.
Residents are encouraged to submit objections before Monday March 4, using the provided case number 1500114267, ERF7669 address 5 Goldman, via email to comments_objections.helderberg@capetown.gov.za
Any objection, comment or representation on the proposal must be submitted on the prescribed form. The prescribed forms can be downloaded at: http://www.capetown.gov.za/LandUseObjections
