February 23, 2004
By Philippa Garson
CALLING all potential developers or tenants keen to take up occupancy on Constitution Hill and become part of one of the most exciting developments the city has yet seen!
Constitution Hill planners are on the look out for organisations with an interest in human rights, or those who broadly align themselves with the goals of the Constitutional Court, to take up occupancy in the buildings adjacent to the court and the Old Fort prison buildings. "We're looking for commissions, like the Independent Electoral Commission (the Commission on Gender Equality is already moving in) and others like the Office of the Public Protector," says David Cort, project manager for the letting of commercial space for Constitution Hill.
All NGOs involved in the business of human rights, justice, equality, women's rights, heritage issues and so on are likely candidates to move in, says Cort. More conventional tenants, like advocates, law firms and other professional bodies related to court work, will also find a home in the huge area on the western side of Constitution Hill.
Beneath the site is the massive parking basement, which will accommodate 1 720 vehicles. Four development blocks have been earmarked on the site, each with space for one or more buildings. What has so far been designed is the "building envelope", says Cort. "Urban designers have specified the size, shape and position of the buildings on site." But within these parameters there is plenty of scope for architects to design individual buildings. "There is a building code but there is flexibility within this," Cort adds. Buildings must not exceed five storeys.
The two central players for Constitution Hill are the Johannesburg Development Agency and the Constitution Hill Development Company (Devco). The latter is co-owned by the JDA and Blue IQ. While Devco is looking for tenants, the JDA is helping to secure funding. At this stage, those wanting to develop above the parking garage can take out long-term leases. Blue IQ is funding all the infrastructure requirements of the site - water, sewerage, roads, services, high capacity data cabling and the parking garage.
The first of the commercial buildings set to go up are the two structures under construction in the northern courtyard of the Women's Gaol precinct. These three-storey buildings, each with 1 000mē of floor space, will be completed by August this year. The parking garage will also be completed this year.
Building on the western side is to start next year and be completed by 2006. Restaurants owned by Nino's and Party Design, both run by black franchisees, have won bids to open up shops on the site. A limited-service hotel run by the Hyatt group is also being built.
On the north-western corner of the site the old Queen Victoria Hospital, and the nurse's home next to it, will be converted into middle-income and luxury apartments. Many of the art deco features of the original buildings will be retained.
Constitution Hill is to be an open site, with no fencing. "People can walk on to the site both day and night from several points," says Cort. Given that the Constitutional Court is considered a high-risk building - more so than most other government buildings - the security requirements are high. There will be a central control room with closed circuit television cameras and 24-hour guards patrolling on foot.
The whole precinct is to be managed in an environmentally-friendly way: there is no air-conditioning in the Constitutional Court - instead air circulates naturally through spaces between blocks; waste materials are to be recycled; and indigenous trees will be planted in the landscaped areas.
The development of Constitution Hill has seen continual consultation with neighbouring residents in Hillbrow, many who have found work on the various projects. Opportunities still exist for the community itself to come forward with ideas for involvement and participation. Constitution Hill, with the Constitutional Court, the museums that preserve parts of the notorious Old Fort prison complex, and the many other cultural experiences on offer is expected to attract scores of tourists. Up until May this year access to museums will be free - thereafter entry will be R15 for adults.
Potential investors or tenants for Constitution Hill can email David Cort.
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