URBA IN Mc G E E A RCHITE CTU RE & DE SIGN C ONT EXTU A L AND BUILT FABRIC ANALY S IS 40 LION S T REET, BO KAAP MARCH 2 0 1 7
INTRODUCTION... 3 URBAN SCALE... 4 - Zoning Overlay... 4 - Figure Ground... 5 - Building Uses... 6 - Vehicular Movement Routes... 7 - Green Open Space / Pedestrian Routes...8 - Block study... 9 - Urban Sections.... 10 BLOCK SCALE... 12 - Block Study - 01 Bryant Street... 13 - Block Study - 02 Chiappini Street... 15 ARCHITECTURAL STUDY... 18 - Predominant Architectural Styles/Periods... 20 - Architectural Character... 21 TABLE OF CONTENTS 2
This report aims to examine the existing urban condition of the Bo Kaap within its contextual surroundings, as well as the architectural built fabric that defines the neighbourhood. It is approached as an observational study of the spatial hierarchies and order of the Bo Kaap and is not a prescriptive guideline or social examination of the existing community condition. Observations made, are intended to inform and guide a sympathetic and considered development that positively relates to the existing built scale and spacial orders found within the area. INTRODUCTION 3
For this report we selected a portion of the Bo Kaap to carry out the contextual analysis which places Erf 2970 in the middle upper portion of the selected area. This area was chosen to show the surrounding urban fabric and how it sits in its broader context. ERF 2970 The zoning overlay is taken from the City of Cape Towns Development Management Scheme. It shows that this area of the Bo Kaap contains a variety of uses. As it borders the CBD it transitions from Mixed Use zoning along the main vehicular corridors to Single Residential 01 and General Residential 04 as you move up the slopes of Signal Hill. There is also space allocated to Community 01 (Vista High School and St Pauls Primary School as well as Public Open Space which serves both the schools and surrounding communities in this highly dense area. AERIAL MAP OF SELECTED STUDY AREA ZONING OVERLAY URBAN SCALE 4
The figure ground diagram over the selected study area depicts a 2 dimensional diagram of built space in relation to unbuilt space. There is a clear scale breakdown between the buildings bordering east of Buitengracht Street (CBD side) and those bordering west (Bo Kaap side). The urban fabric found within the Bo Kaap area surrounding the proposed site is of a highly compact and dense nature. There is a strong street edge along most roads however there is a clear break of built edge to street surrounding the proposed site. This results in poor definition of the urban edge. A pattern of continuous narrow row houses dominates the lower slopes of the Bo Kaap blocks and then loosens into freestanding built forms as the built fabric rises up the slopes of signal hill. FIGURE GROUND DIAGRAM 1:5000 REVERSE FIGURE GROUND DIAGRAM 1:5000 URBAN SCALE 5
Example of row houses found in the residential fabric of Bo Kaap - Wale Street One of the many mosques found in the Bo Kaap neighbourhood Old Age Home Residential School Corner Shops/ Cafes Religious/Mosques Commercial/Mixed Use St Pauls Primary School which sits opposite proposed site. Mixed use/ commercial buildings found on the edges closest to CBD BUILDING USES 1:5000 URBAN SCALE One of the aspects that gives Bo Kaap its unique character is the variety of building uses found within its fabric. As it borders the CBD there is an overlap of mixed use and commercial activities along the edges where these two meet. The historical growth of Bo Kaap saw an interesting development of typologies throughout the various eras. The Late Georgian era introduced the corner shop typology that is integrated within the residential row houses. The dense nature of the fabric effortlessly accommodates a variety of mixed uses that is clearly evident along Buitengracht and Wale St. The predominant religion found within the Bo Kaap led to an interesting formation of Mosques concentrated in the old Malay Quarter. The schools are located within the higher areas of the Bo Kaap in closer proximity to more open space. Corner Shop - Many of these cafes are dispersed within the residential fabric contributing to the unique urbanity found within Bo Kaap Mixed use office space/residential 6
Residential scale road - Chiappini Street Congested parking along connected street to CBD - Wale Street. Congested parking areas at peak hours Residential roads Connected streets to CBD - no break Disconnected streets to CBD -break Principal movement corridor Main vehicular street Cobbled lane - Almonda street. Public communal parking for residents off Dorp Street. VEHICULAR MOVEMENT ROUTES 1:5000 URBAN SCALE Due to the locality of Bo Kaap within the greater city area a high volume of traffic passes along its periphery. Buitengracht Street is the principal movement corridor. The topography of this area results in a sharp incline setting the NW-SE orientated on slopes. Wale St, Leeuwen St and Bloem St have a direct connection across Buitengracht street leading to more parking congestion along these streets. Orphan Street which is one of the two main connecting street to the proposed site has been filled in which has disconnected it somewhat. Steep nature of streets running on slope - Upper Bloem Street Buitengracht main arterial seperates Bo Kaap from CBD 7
Public park with sports facilities overlooking the roofscapes of Bo Kaap Open green space Community parks and recreation School open space/recreation Undeveloped erf Public communal parking lot Public staircases Pedestrian made footpaths Alleyways/Lanes View from the top of proposed site where an urban agriculture project is currently in place to sustain the old age home on the next door site GREEN OPEN SPACE/ PEDESTRIAN ROUTES/ ALLEYS 1:5000 URBAN SCALE The topography of Bo Kaap is steep in nature due to its position along the foot of Signal Hill. A network of pedestrian walkways and staircases has emerged to deal with linking the varying level streets. There are some open public spaces within the area which are heavily utilised due to the dense nature of living surrounding them. The basketball court / playground located between Bryant and Jordaan Street is particularly well utilised by the Primary School opposite. Urban farming has appeared on the fringes between the mountain and urban edges towards the top of Bo Kaap. The narrow streets and dense living configurations limits the amount of trees along some street edges. Pedestrian routes and lanes framed within a built envelope positively define and survey the route, whereas pedestrian stairs isolated in expansive green open space are unkept and unsurveyed. This results in a negative spatial experience. Public staircase linking streets on the slope. Community takes pride in the place making of this space Staircase linking primary school amenities from Lion Street. 8
Street edge along a typical 40x68 Block Back view of a group of row houses along a typical block BLOCK SIZE 1:5000 URBAN SCALE The block structure of Bo Kaap is a continuation of the cities modular grid line but begins to break down in scale to a residential level. The grid gets interrupted as it progresses up the slope of signal hill to adapt to the surrounding topography. The block dimensions as well as street widths have contributed to the positive urbanity and pedestrian scale which is found within the Bo Kaap. Stoeps used as a levelling device along block edge to continue the unity. Corners of blocks are often chamfered to treat the corner condition. 9
SIGNAL HILL VISTA HIGH SCHOOL URBAN EDGE GREEN OPEN SPACE ST MONICAS OLD AGE HOME LION STREET TERRACED RESIDENTIAL BRYANT STREET PUBLIC OPEN SPACE JORDAAN STREET MIXED USE / RESIDENTIAL URBAN CREEP MAIN ARTERIAL CBD URBAN SECTION 01 1:1000 The purpose of this section is to put the proposed site within a broader context in relation to the city centre and signal hill. The Bo Kaap is held between these two very different conditions of green open space and heavily built up high rises of the CBD. The topography has directly contributed to the terraced built form. URBAN SCALE 10
TERRACED RESIDENTIAL LION STREET TERRACED RESIDENTIAL BRYANT STREET TERRACED RESIDENTIAL JORDAAN STREET MIXED USE / RESIDENTIAL URBAN CREEP MAIN ARTERIAL CBD URBAN SECTION 02 1:1000 This section is taken between Lion Street going down to Buitengracht Street. The purpose of this section is to illustrate the density and scale of residential buildings typically found within the Bo Kaap s more historic fabric. The scale of residential buildings range from mostly one to three stories in height. As you move down the slope towards the CBD the heights of the buildings tend to increase some what in places. The sloped nature of the topography results in a terraced form of houses and roof scapes. 11
In order to take a closer look at what makes up the urban fabric which predominates within the Bo Kaap two blocks within the study area were analysed. They were chosen as a result of representing the varying conditions of the building types, architectural expressions and historical and heritage significance. BLOCK STUDY 2 Block Study 1 - This block is situated between Bryant St, Jordaan St, Upper Bloem St and Buiten Street. It sits in a very close proximity to the proposed site and varies in density and scale. It is the larger of the two blocks studied and appears to be built at a later stage. Block Study 2 - This block is situated between Wale St, Chiappini St, Helliger Lane and Pentz Street. It sits within a highly protected heritage zone and has the typical characteristics of what makes the Bo Kaap so unique in its built form and community based nature. BLOCK STUDY 1 BLOCK SCALE 12
BLOCK STUDY 01 ST. PAUL S PRIMARY SCHOOL BRYANT STREET UPPER BLOEM STREET The first area of detailed study is a typical residential block to the area north of Buitengracht street and south of Lion Street. It is located just outside of the Provincial Heritage Site situated in the Malay Quarter. The urban block is roughly 2120 sqm in area and comprises of seventeen individual erven with residential dwellings, ranging from single to triple storey. JORDAAN STREET The urban grain could be classified as high density. Majority of the dwellings are semi-detached, particularly on the sloped streets running from the mountain to the city. The overall block is divided by servitudes and pedestrian pathways (indicated in red dashed lines) that run up and down the hill and separate the houses into smaller clusters. The result is a different architectural response between these clusters, dependant on the character of the street onto which they are orientated. The dwellings along Jordaan and Bryant Street are larger and in many instances detached from their neighbour. The stand alone dwellings has resulted in a larger range in architectural expressions, it varies from Cape Georgian and Victorian to more modern interpretations along the street edges. Irrespective of the style, the architectural response has been to create hard, walled facades that enable privacy from the busier streets. BRYANT STREET N BLOCK ROOF PLAN 1:500 BLOCK SCALE BUITEN STREET JORDAAN STREET The dwellings along the steeper Upper Bloem Street are narrower and separated from the street edge by a front stoep. The stoep was necessary to deal with the steep road side and create steps to the respective front doors. The quieter, parking streets have heavier planting and are more socially active in comparison. The dwellings all have a similar architectural character and could be viewed as a collective. 13
A combination of Cape Dutch and Cape Georgian house fronts along Upper Bloem Street. The dwellings are similar in their architectural expression and can be viewed as a collective. This is more common in the steep roads running from the mountain down to the city. COBBLED UPPER BLOEM STREET OFFERS A PEDESTRIAN FRIENDLY SURFACE. The stoeps (front porches) are elevated from the street to create privacy but also to deal with the steep road side and access. BRYANT STREET JORDAAN STREET At the lower end of the block, but also along Upper Bloem Street the height of the dwellings changes from a single storey to a double and triple storey. The scale however is not as affected due to the steep slope and the original character of the dwellings is retained. Stoeps (front porches) are elevated but are also covered by the buildings above. BLOCK DIAGRAM The dwellings along Jordaan and Bryant Street are larger, particularly on Jordaan Street (the lower edge). The architectural response has been to create hard, walled facades that enable privacy from the busier streets. ORIENTATED TOWARDS STREET CORNER BLOCK SCALE 14
BLOCK STUDY 2 The second area of detailed study is another typical residential block, this block forms part of a National Monument and is a Provincial Heritage Site east of Wale Street, along Chiappini Street. YUSUF DRIVE The urban block is roughly 1795 sqm in area and comprises of a similar seventeen individual erven and residential dwellings. Majority of these are two storey. PENTZ STREET HELLIGER LANE JAMIE MASJID The erven are smaller in comparison to the first block study and surround a semi-private courtyard that has been appropriated as resident parking area to the centre. All of the dwellings are semi-detached, with two access points off the quieter Pentz Street and Hellinger Lane. RESIDENT PARKING The typical dwelling is about six meters wide with entrances to the houses elevated from the streets. All the dwelling have stoeps (front porches) facing onto the sidewalks of the streets. The internal courtyard/resident s parking offers a second entrance to the back of the properties. WALE STREET CHIAPPINI STREET Even though all the buildings are of a similar height, shape and scale, the character of the overall block is varied. There are certain features, that are typical to the Bo -Kaap, that are present in almost all of the buildings that tie the buildings together. The result could be interpreted as a building collective. (This is analysed in the detailed sections later in the analysis report). N BLOCK ROOF PLAN 1:500 BLOCK SCALE 15
North Pentz Street with vehicular access into shared court. VEHICULAR ACCESS TO COURT PAVED INNER COURTYARD USED FOR RESIDENT S PARKING AND SECURE OUTSIDE AREA. A typical feature of the housing in the area is the parapet to the top of the front facade. In this instance the parapet is raised at the centre of the building, at the entrances to the two dwellings. A decorative moulded cornice is incorporated to create a strong horizontal band above the punctured windows and doors. A PEDESTRIAN SERVITUDE ACCESS/ PENTZ STREET Cobbled Helliger Lane and row houses. Even though all the buildings are of a similar height, shape and scale, the character of the overall block is varied. CHIAPPINI STREET WALE STREET BLOCK DIAGRAM A The dwellings along Chiappini Street. There are certain features, that are typical to the Bo -Kaap, that are present in almost all of the buildings that tie the buildings together. The result could be interpreted as a building collective. Wale Street BLOCK SECTION A-A BLOCK SCALE 16
PRIVATE STOEP REPLACES PAVEMENT DORPT STREET VEHICLE & PEDESTRIAN ROUTE PRIVATE STOEP REPLACES PAVEMENT ROOF TERRACE COMMUNITY PARKING INNER COURTYARD BACK ALLEY ROOF TERRACE STOEP PAVEMENT WALE STREET PAVEMENT STOEP INNER COURTYARD COMMUNITY PARKING INNER COURTYARD PRIVATE STOEP REPLACES PAVEMENT HELLIGER LANE VEHICLE & PEDESTRIAN ROUTE PAVEMENT MOSQUE Negotiated space for pedestrians and cars as pavement becomes stoep SECTION THROUGH TWO RESIDENTIAL BLOCKS BETWEEN DORP ST & HELLIGER LANE 1:500 Negative Street edge as parking garage dominates ground level The Bo Kaap s urban fabric is not uniform and varies in rhythm and scale. It is however, dominated by an order of continuous narrow row houses, staggering down the slopes of Signal Hill. The row housing bound the blocks and offer inner courts which offer communal outside space, in some instances they are large enough to accommodate off street parking. Facades are street facing with principle entrances accessed directly off the street via a stoep resulting in a positive street edge definition and sociable spaces. Vehicular and pedestrian movement routes as well as parking areas successfully negotiate and overlap. BLOCK SCALE Positive parking space created within an inner courtyard. 17
HOUSES RANGE FROM MOSTLY ONE TO TWO SOMETIMES THREE LEVELS DEPENDING ON THE SLOPE STRAIGHT PARAPET WITH DECORATED MOULDING WINDOWS ARE USUALLLY SIMILAR IN PROPORTION ALONG STREET FRONT PARAPET WALLS CREATE LINEAR FORMS OF ROOF SCAPES COMMON IN THE BO KAAP TYPICAL WIDTH IS AROUND 6M THE DENSE CONFIGURATIONS HAS RESULTED IN THE FORMA- TION OF ROOF TERRACES Private stoep replaces pavement area on smaller streets. FRONT ENTRANCE DIRECT OFF STREET/STOEP STOEP TYPICALLY RAISED FROM STREET LEVEL STOEP COMPRISES OF LOW WALL WITH BUILT-IN SEATING INNER BACK COURTYARD/ SERVICE ALLEY Buildings terracing back on site helps to break down scale. SECTION THROUGH DORP STREET 1:100 ARCHITECTURAL SCALE Back alley/ service space 18
STEPPING BACK OF FACADE AS IT RAISES LEVEL CONTRIBUTES TO A POSITIVE HUMAN SCALE STREET EDGE CONDITION ROOF HEIGHTS ARE USUALLY STAGGERED ALONG STREET EDGE DEPENDING ON THE SLOPE OF THE STREET COMMUNAL PUBLIC PARKING AREA HELPS EASE PARKING CONGESTION FRONT ENTRANCE DIRECT OFF STREET/STOEP STOEP TYPICALLY RAISED FROM PAVEMENT LEVEL SECTION THROUGH WALE STREET 1:100 19
Typical Cape Georgian Style Modern renovation sensitive to the main principles to the Georgian style Predominantly Cape Georgian/Cape Dutch Predominantly Victorian Other Typical Victorian Row house Modern interpretation of Victorian style ARCHITECTURAL STYLES 1:5000 This map serves to broadly map out the predominant styles found within the architecture of the Bo Kaap. ARCHITECTURAL SCALE An example of a house which falls within the other category. An example of a house further up the slope further away from typical Bo Kaap styles 20
Doors and windows: Small, vertically orientated punctured openings within large walls are an unmistakable character of the Bo- Kaap. The window and door opening proportions are typical of the Cape Dutch, Cape Georgian and Victorian era. The windows and doors themselves vary in materiality and components. This is reflective of the materials available, economy and the style at the time of construction. The detail of these elements are fundamental to the character of the individual homes. Facades: Generally are a flat relief dominated by the masonry walls. Expression results from window and door opening treatment and decorative mouldings. In a similar nature to the window and doors, the building facades vary in materiality and building elements. This is reflective of the material available, the economy and the style at the time of construction. As well as of the positioning of the dwelling within the topography. The entrance to the houses are usually elevated from the streets. Parapets and cornices are a common feature. Masonry: Brickwork is commonly used in the construction of walls above ground floor level and in detailing. These were usually plastered and painted in the vertical use of the material. Hard-burnt bricks are used for paving in stairs and occasionally used for steps and the edges of stoeps. The local stone of Signal Hill is used for the foundations of dwellings, retaining walls, as well as hard wearing surfaces and roads. Decorative elements: Plaster mouldings are utilised in nearly all instances and styles. These are toned down on the Cape Georgian facades, but highly decorative on the Cape Dutch and Victorian elevations. Colour is used extensively in the Bo Kaap. Architecturally it is used to express the individuality of each dwelling and creates an iconic language along street fronts. Iron is extensively used in decoration, in stoep coverings, railings, locks and hinges. Brass was imported and used in door handles, escutcheon plates and bolts. ARCHITECTURAL SCALE 21