12 March 2013
To : Richard Wilkinson, Chairman, Thesen
Islands Home Owners Association
Dear Richard
I read with great interest your circular
dated 4 December 2012 to TIHOA Homeowners, forwarded to me by my brother Ken. It was a well presented and comprehensive
review. I particularly laud your
commitment to remaining true to the TI Design Guidelines. This is essential for the integrity of Thesen
Islands. It brought a sense of déjà vu as I observed a similar situation unfold
at Belvidere Estate in the 90’s. I hope
my story below will help bolster this commitment and serve as a warning of what
can happen if one starts making exceptions based on the influence or insistence
of an owner.
I was a partner in the development of
Belvidere Estate in 1987/8 and was the motivator for the adoption of a strict
architectural code for buildings and the urban landscape. It emerged out of the
perceived need to harmonise all new buildings with the historic Belvidere House
at the centre of the development and pioneered the concept of a code based on
the Cape Colonial vernacular. To a large
extent the code was compiled by talented George architect Boets Smuts, who has
an intimate knowledge of our Cape architectural heritage through his work as a
restoration architect. (Incidentally the
Steenberg Estate you mentioned adopted
much of the Belvidere Estate code at the time of its development).
We set up an architectural committee
comprising Boets, myself and several different architects from time to time,
with observer representation for Homeowners.
We were challenged almost immediately with legal action by an owner who
decided that the code didn’t suit him.
Once that was seen off things went along fairly smoothly, the biggest
challenges always coming when owners wanting “minor”deviations. We did our best to be fair and even handed but had a
reputation as being “strict”. After
almost 4 years when 90% of the houses had been built I stepped down as Chairman
as I was now fully occupied in the construction of the Belvidere Manor Hotel
complex.
On my departure the committee took what
they thought was a more accommodating approach, approving some deviations and
exceptions. The problem was that one
deviation was used as a motivation for the next, often not in the same
context. These occurrences multiplied. The result was that several houses and
alterations were approved that in no way resembled the original architectural concept. Suddenly owners woke up, particularly those
near the deviant designs. It was too
late in some cases and these houses unfortunately still jar in their
streetscapes. The reaction from owners
was strong – the committee had to immediately return to strict adherence to the
Building Design Manual. In fact some
requirements were tightened up. It has
remained this way.
I would also like to record the background
to the Thesen Islands Design Guidelines insofar as they relate to the
architecture of the residential homes. These
Guidelines were adapted to a very large extent from the Belvidere Estate Design
Manual, reflecting lessons we learned there.
Smuts, CMAI and I then also incorporated the requirements of adifferent
waterfront environment. However they were
true to the ethic of our Cape Colonial architecture, hence “Colonial
Maritime”. The TI Guidelines are not an
import, although they have aspects common with British Colonial architecture in other
parts of the world such as the east
coast of the US, Australia and New Zealand.
A significant difference between our and American Colonial residential architecture
is their widespread use of elements of the Classical style, which did not
generally occur here in a residential context so would be
inappropriate on Thesen Island.
New Urbanist relates to urban design and
town planning and not to architectural style.
Whilst Thesen Islands has some aspects of New Urbanism it could not be
called a New Urban development. Thesen
Islands design was influenced by the Traditional Neighbourhood Development
movement, and in particular the Seaside development in Florida, which I visited
for the first time in the early 1990’s.
When we were busy with the planning of Thesen Islands I urged Chris and
Stef Mulder to visit Seaside, which they did.
We particularly liked its human scale and emphasis on pedestrian
amenities and walkways, public spaces and building setbacks thereby
facilitating greater community between residents. Some of these design elements can be seen on
Thesen Islands today.
Best regards,
Gray Rutherford
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