An application for the rezoning of Somerset Guest Lodge at 5 Goldman Road in Dorhill, near the Somerset West CBD, for the construction of a residential development has been widely criticised by residents of the area, who have bemoaned multiple negative effects of such a development, including infrastructure constraints and increased traffic among other concerns.
According to the application the proposal is for the consideration to permit the property to be redeveloped for 80 flats, incorporating the Somerset Lodge as a reception and clubhouse.
“The intention to build a four-storey, high-density block of flats opposite the police station will result in the heritage building (Somerset Lodge) being completely surrounded with four storeys of ugly blocks of flats,” said resident Tiffany Schultz, “and it will add to the already enormous burden of traffic on Dummer Street and Main Road as well as water and sanitation infrastructure, which we all know are not sufficient given ongoing issues”. She added dozens of other residents will object to the application.
The development specifications indicate that the residential units will comprise studio, one-bedroom and two-bedroom apartments along with 120 parking bays.
“This will impact the whole town as we currently have no high buildings in the area, the closest to this being inside the centre of town,” added Schultz. “It is surrounded by one or two-storey residential houses (some converted to businesses) that are also heritage. The trees will be cut down and a beautiful asset to our town essentially destroyed and access removed”.
Developers stated in their motivation, among other things that services infrastructure have the required basic civil engineering services for the proposed development, which can be accommodated by City of Cape Town in their existing infrastructure, or by approved alternative methods such as the sewage of which cannot be accommodated by the Macassar Wastewater Treatment Works (WWTW).
“(The) City of Cape Town agrees to the principle of a temporary sewage package plant for the development until the proposed development’s sewage run-off can be accommodated by the WWTW,” reads the motivation. “It is proposed to install the sewage package plant below the parking area in the lowest area of the development. The treated effluent will be used for irrigation inside the development. The treated effluent will undergo regular testing and needs to comply with the applicable standards according to the Water Act for release into a watercourse.”
It is also stated that informal discussions were conducted with several immediate neighbouring properties to gather their insights and potential concerns regarding the proposed development.
“While this process was not an official public participation process, it served as a proactive demonstration of the developer’s willingness to engage with the community and potentially address pertinent concerns,” reads the motivation, and continues: “These conversations were held prior to the formal application submission to ensure that the official application would be more comprehensive, having already considered the potential issues raised by the neighbouring residents.”
According to non-profit heritage conservation body the Helderberg Renaissance Foundation (HRF), which is registered with Heritage Western Cape and as such required to comment on Heritage related applications in the Helderberg area, the current proposals are different from those presented in 2020-’21 and do not comply with the scale, street context and visibility requirements of the HWC at the time of the last submission in 2020-’21.
“The latest proposals for the development of the site should be reviewed by Heritage Western Cape, and in particular regarding the scale and relationship to the Main Road streetscape and views of the historical core building, and the impact on the general area,” it stated.
“Helderberg Renaissance emphasises that development of the site is encouraged, but it should be done with sensitivity and careful acknowledgement of the context of this historic site, with the approval of Heritage Western Cape and the local authority in consultation with all affected parties”.
Another resident who objected to the development was Greg Smith, who said he lived close to Somerset Lodge, and a four-storey block of flats would significantly contribute to “chaotic traffic increases during peak hours” and he was concerned that property values of homes in the immediate vicinity would be negatively affected.
“There’s no doubt increasing the number of residents by providing 80 flats along the stretch of road will be a nightmare for traffic. I am not opposed to development, but rather the consequences of what is being proposed. The answer is less flats, maybe 10 will work out better.”
. Any objection, comment or representation on the proposal must be submitted on the prescribed form with reasons, and may be submitted to the following e-mail address: comments_objections.helderberg@capetown.gov.za.
. Download the prescribed form at www.capetown.gov.za/LandUseObjections
