8 HEIGHT RELAXATION

The three buildings on Erven 1331, 2944 and 3556 Knysna will consist of three storey’s and a penthouse level. The building itself will be approximately 12,5 in height, with the floor level 1,5m above MSL and the basement 1,5m below MSL (Please refer Annexure N for indication of contour levels).

The design of the buildings plays an important role in the ambiance of the new precinct. Instead of forcing as many units as possible into a 10 or 12m high box where the maximum coverage of 100% and the maximum bulk factor of 1,5 is achieved, the proposal allows for a more articulated building where these parameters is not fully implemented, although the proposal will exceed the height limitation.

A basement level, three-storey’s and penthouse level is proposed on the three properties. In order to maintain the human scale in the precinct the buildings will be articulated with height and storey variations, lateral setbacks, balconies, roof gardens and court yards. The height and storey increase will contribute to create high density living areas, without compromising the quality of the living spaces to be created.

The fourth level proposed will form only approximately 17% of the total floor area on Erf 3556 and only approximately 14% of the total floor area on Erven 1331 and 2944 (to be consolidated). This is a clear indication of the generous setbacks, roof gardens and articulation to be provided.

The Knysna Lower Central Enhancement Study was conducted by CMAI in June 2007 and will be considered by Knysna Municipality in the near future. This study complements that of the Urban Conservation Guidelines, but is focused more on appropriate changes in land use, development parameters and management issues mainly related to the upgrading of the former industrial node in the southeastern sector of Central Knysna. The goal of this study is to promote the transformation of the area into a mixed use precinct which will contain a strong residential component, but also promote tourism-oriented uses. This study proposes three storey’s and a loft level.

The document classifies the area as “Urban Centre Zone 1” with the following use description:

“This zone should be primarily office and civic orientated with a residential component if appropriate at higher levels. The principal building shall be along the frontage line with pedestrian access on this frontage. Office fronts/windows on the frontage are strongly encouraged.”

The private properties in this area are for the most part zoned “Industrial”. According to the Knysna Zoning Scheme parameters, industrial building may have a height of 16m. The site is also situated in an area where the “Conservation Area Guide Lines” apply. A height limitation of 10m is recommended for the entire conservation area. It should however be kept in mind that these guidelines only represent broad principles and should not be regarded as regulations but rather as a checklist when considering a particular building operation. Furthermore, the Aesthetic Committee can recommend the amendment or extension of these guidelines on a continuous basis or it can be amended by the Council on its own initiative. These guidelines will be replaced by the Lower Central Enhancement Study once considered by the Municipality.

The Enhancement Study states that this unique area of town creates an ideal opportunity to achieve the recommended densification of the central town area without threatening to compromise the traditional “Village” Character of Knysna CBD based on the following reasons:

1. The current land use rights and zoning allows for high intensity land use that is at most of times not environmentally friendly or aesthetically pleasing and is not currently contributing to Knysna’s ambiance;
2. The area is effectively isolated from the rest of the CBD area by Waterfront Drive (which creates the opportunity for a unique new precinct);
3. The area does not contain any historical buildings.

The high property prices of these valuable waterfront properties, surrounded mostly by open space, require a certain economy of scale to ensure an end product that is acceptable within the South African market. The proposed heights are required to ensure sustainable development in a prime waterfront location without creating a “boxed in” effect, but rather quality living spaces. The proposal will also ensure more floor area that will generate the required capital that will ensure the delivery of the substantial infrastructure proposed for the benefit and enjoyment of all the people of Knysna. The private properties need to be optimized to ensure that the benefit can spill over onto public land. It is therefore proposed that the proposed height departures be favorably considered by Knysna Municipality.