November 22, 2002
By Lucille Davie
IN April, the 98-year-old Drill Hall burnt down. In October, part of the 89-year-old Marshall Street Barracks burnt down. It would be easy to deduce that the city does not care about its heritage - but that would be far from true.
A heritage Task Team, established in May, aims to address the immediate crisis of "bad buildings" in the inner city, and to integrate development and heritage strategies. To achieve these goals, a knowledge base of heritage assets had first to be compiled. This report, a detailed study of 80 heritage inner city buildings, recently completed, provides the information to analyse crisis situations case by case.
The report was commissioned from historians Johann and Catharina Bruwer, who developed an inventory of 18 city blocks in a broad rectangular area. The blocks are bounded by Commissioner Street in the south, Joubert Street in the east, Pritchard Street in the north, and Diagonal Street in the west - in other words, the area where Johannesburg was originally established.
The report drew on a 1975 Rand Afrikaans University survey, which considered only buildings of architectural value, not taking into account their cultural significance. The Bruwers also joined an ongoing foot survey team, which was surveying inner-city buildings to ascertain their present condition and whether they are dangerous to human life and in need of urgent attention.
The detail of the report is impressive - each building's plans have been assessed, and the report describes the style of building, construction materials, alterations and additions, architect, and the history and pre-history of the site on which the building is built.
The report has a broader significance. Gauteng is establishing a Provincial Heritage Resources Authority, in terms of the National Heritage Resources Act. The Act sets in place a three-tier management system:
- Level 1: The South African Heritage Resources Agency (SAHRA) has overall responsibility for heritage resources of national significance.
- Level 2: The Provincial Heritage Resources Authority (PHRA) will manage heritage resources within the province.
- Level 3: the local authority will be responsible for managing and protecting other heritage resources worthy of conservation.
General protection is given to all buildings built before 1942, in other words, buildings older than 60 years. A permit is required for alteration or demolition of buildings older than 60 years. This does not mean that all buildings over 60 years are worthy of preservation - they must have cultural, historical or architectural significance. Alternatively, buildings younger than 60 years may have great historical importance, and will therefore be preserved.
For the past two years SAHRA has issued permits, but that authority now rests with the provincial body, PHRA. The PHRA is still setting up its structures, and in the meantime SAHRA will act as its agent.
The purpose of PHRA is to develop registers of heritage sites and investigate their cultural significance, and it will look to the City to supply it with relevant heritage information on Johannesburg's buildings. Which is where the Bruwer report fits in.
The general findings of the Bruwer report are: most of the buildings of conservation value are in a "relatively good condition" although many need repairs, even if only of a cosmetic nature, like painting the exterior, or fixing lose electrical wiring hanging out the building. There's a second category of building: those that are "potentially problematic"; and thirdly, those that are "already problematic".
The importance of heritage cannot be underestimated. It affects land use applications and building plan approvals, and therefore needs to be co-ordinated with development planning, building control, law enforcement and other functions.
In addition, there are economic benefits to pursuing a proactive preservation policy. Building rehabilitation outperforms manufacturing and new construction when it comes to job creation, as well as creating a capital asset in the form of the rehabilitated building. Secondly, heritage tourism is the fastest growing segment of the tourism industry. The reason to encourage heritage tourists is that they visit more places, stay longer and spend more money than other tourists.
There are other benefits - historic properties can play a role in providing housing which is affordable, safe and attractive. In addition, small businesses often find the quality accommodation at reasonable prices offered by rehabilitated buildings ideal.
And finally, the preservation of buildings in downtown Johannesburg is a key element in the revitalisation of the city.
Quick action on buildings
THE city has reacted quickly to the Heritage Report. Two buildings - Milton Court in Pritchard Street and Benn's Building in Delvers Street - are examples of the city's Art Deco heritage. They are structurally sound but in crisis - they are overcrowded with tenants living in slum conditions, contravening the city's fire and health by-laws.
In the case of Milton Court, high court action has been launched to have the tenants removed. The building will be sealed and the owner intends refurbishing it. The owner of Benn's Building is not co-operating in removing tenants, and a court order is being obtained to clear the building.
Fifteen other buildings have been identified as being potentially problematic with some requiring urgent action, and the City will be sending out a taskforce to inspect the buildings. They are:
- Commissioner Street: Security Building, Investment Building, Corporation Building
- Joubert Street: Johannesburg Building Society, Oppenheimer Park
- Diagonal Street: Grand Hotel, Rosenberg Buildings
- President Street: Patidar Mansion, Barbican Building
- Market Street: Mia's Building, Joffe's Building, Rose Gable Shop
- Kort Street: Kapitan's Building
- Pritchard Street: Elizabeth House and Hotel
- Rissik Street: Post Office
