CONSERVATION MANAGEMENT PLAN FRAMEWORK FOR THE AREA AFFECTED
BY THE CONSTRUCTION OF A SKYBRIDGE AND ESTABLISHMENT OF AN
ARRIVAL SQUARE, BEIT STREET, NEW DOORNFONTEIN, UNIVERISITY OF
JOHANNESBURG
TABLE OF CONTENTS
1. Background and Context
2. Aims of the Conservation Management Plan
3. Description of the Affected Area
4. Statement of Cultural Significance of the affected area
5. Legislation
6. Conservation Guidelines
7. Bibliography
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1. Background and Context
Heritage conservation studies have been carried out in the Doornfontein area during
which themed heritage precincts were identified for development. These include an
Education Precinct centred on the University of Johannesburg Doornfontein Campus
and the Johannesburg Central College. During these studies two management
planning documents were prepared for the Education Precinct, although they have not
been adopted as official documents (Paine et al 2005, Albonico et al 2005). The
following conservation management planning guidelines cascade from documents
stated above to address site conservation issues in the UJ Doornfontein Campus where
the establishment of an arrival square and construction of a sky bridge have been
proposed. The conservation guidelines have been requested by the Provincial Heritage
Resources – Gauteng (PHRA-G) as a component of a Heritage Impact Assessment
which has been prescribed in terms of Section 38 of National Heritage Resources Act
(No 25, 1999).
2. Aims of the Conservation Management Plan
The Conservation Management Plan sets out guidelines for the protection of heritage
resources in the area to be affected by the proposed development. The guidelines must
be applied in conjunction with findings and recommendations contained in the Heritage
Impact Assessment Report (2011). Conservation of the heritage resources in the
affected area is in line with national legislation, in particular the National Heritage
Resources Act (No. 25, 1999). Conservation guidelines take cue from the Burra
(ICOMOS Australia) Charter on Places of Cultural Significance. One of its principal
tenets is to “change as much as necessary and as little as possible”.
The following are the principal aims of the Management Plan are to:

state the significance of heritage resources in the affected area, which is the raison
deter for their conservation; and

state guidelines and provide a schedule of intervention for the sustainable
management of heritage resources in the affected area.
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3. Description of the Affected Area
The HIA report contains a list of the properties in the Education Precinct that will be
affected by the proposed development. Suffice it to state that the project is a southward
extension of the University of Johannesburg, Doornfontein Campus, from Beit Street to
Currey Street, and between Nind and Height Streets in the east and west respectively.
The project involves construction of a pedestrian sky bridge across Beit Street to
connect the John Orr and Perskor Buildings and demolition of the Crystal Confectionery
(now part of the Civil Engineering Building) to create an arrival square. Direct impacts
have been described in the HIA report as they pertain to physical works which will result
in alteration of the fabric and cause visual intrusion. Physical impacts pertain especially
to John Orr, Perskor and Dance Palace Buildings, of which the first is a confirmed
historic building. Indirect impacts are expected arising from visual intrusion and with
respect to the flow of vehicular and pedestrian traffic. Visual intrusion has been
assessed in terms of long range and short rage views. Similarly the affected area has
been defined in terms of the immediate area, an indirectly affected area around Nind,
Currey, Height and Beit Streets, and the general area beyond which takes into account
long range views.
4. Statement of Cultural Significance of the Affected Area
The establishment of a technical college in the late 1960s and its subsequent
development into a university (the University of Johannesburg Doornfontein Campus)
adds a distinct cultural layer and accentuate the area’s mixed zone character. The
University defines an Education Precinct within an area which combines residential and
commercial use. This is also the cradle of suburban and commercial Johannesburg
associated with wealth Randlords who started the mining city a century ago, but gave
way to mixed use development as they relocated to new upmarket suburbs to the north
of the city. Jewish immigrants who replaced them formed a closely knit community,
which introduced a package of cultural attributes – synagogues, schools and family
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businesses, which altered the New Doornfontein’s early Victorian appearance into
mixed use area. Public interest to retain the character of Doornfontein recognizes its
associational link with the “pioneering” ethos of the Johannesburg’s founders, which is
manifest in building styles as well as street vistas.
John Orr, one of the buildings which will be affected by the development takes its name
from Prof. John Orr and has become his personification. This famous academic,
scientist and civic leader was instrumental in the birth of all three premier academic
institutions in Gauteng, the Universities of Johannesburg, Witwatersrand and Pretoria.
The second affected building, the Apollo Cinema, is part of a valuable group of buildings
in the area, including the Standard Bank Building characterizing Johannesburg in the
period before and after WWII. Together with the Alhambra Theatre, (on Beit Street as
well to the east), it is one of the extant evidence of the city’s quest for entertainment and
recreation. This is the only extant cinema building in the area. The building forms part of
the streetscape of Beit Street an axis of tremendous commercial activity particularly in
the period before WWII.
The third affected building, the Crystal Bakery, is of Edwardian style in architectural
fashion of the time. But it has been extensively altered to the extent where its
architectural integrity and original fabric has been severely affected. Its historical
association with the Crystal Confectionery means that the building must be considered
on historical merit.
5. Legislation
The primary law for the management of heritage in South Africa is the National Heritage
Resource Act (No. 25 1999) – NHRA. The following sections of the NHRA have been
invoked in as the pertain to heritage identification, predevelopment impact assessment
and protection of heritage connected therewith:
Section 3 (2) defines the national estate as including:
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(a) Places, buildings, structures and equipment of cultural significance;
(b) Places to which oral traditions are attached or which are associated with the living
heritage;
(c) Historical settlements and townscapes.
(d) Landscapes and natural features of cultural significance;
(e) Geographical sites of scientific or cultural importance;
(f) Archaeological and palaeontological sites;
(g) Graves and burial grounds;
(h) Sites of significance relating to slavery in South Africa.
Section 34(1) of the National Heritage Resources Act No 25 (1999) prescribes
mandatory protection for structures which are older than 60 years. As such the Civil
Engineering Building was deemed protected, and as provided in the same Section the
proposal to alter and demolish part of this building has been adjudicated by PHRA-G.
A Heritage Impact Assessment has been carried out in accordance with Section 38 (1ag):
(a) the construction of a bridge or similar structure exceeding 50m in length;
(b) any development or other activity that will change the character of a site
(c) Involving three or more existing erven or subdivisions thereof; or
6. Conservation Guidelines
6.1.
International benchmarks
The following conservation policy guidelines and principles set out the framework for the
conservation of the Education Precinct. They are guided by national legislation. Some
are generic as they are inspired by international charters and conventions including the
Australia Charter for the Conservation of Places of Cultural Significance (the
Burra Charter 1999)
Some of Burra Charter Conservation Policy and Principles which are pertinent in this
respect are:
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(i)
Minimal Intervention and the Precautionary Principle
Conservation of the Education Precinct will adopt a total resource approach and will
cover elements such as landscape, built structures, artifacts, records, memories and
associations, uses and activities in the Precinct. The precautionary principle will be
adopted with respect to interventions that are likely to result in irreversible loss of
significance: change as much as is necessary and as little as possible.
(ii)
Determining and Grading Significance
All conservation will be guided by the significance attached to a place. The
determination of significance is a key component of understanding the conservation
needs of a place. Significance grading has been done to determine whether buildings
are of national, provincial or local significance in compliance with Section 7 of NHRA.
(iii)
Reversibility
Substantial additions and alterations may be acceptable to conserve and enhance
heritage, but they must be reversible retrospectively if they are found to be undesirable.
(iv)
Landscape Management
The Education Precinct will be managed as a complex cultural landscape with potential
conflict between the need to conserve and the dynamics inherent in living urban
environments, where day-to-day activities must necessarily continue. Significant
structural elements such as roads will be maintained.
Major landscaping will be permitted around the arrival square as it is necessary for
conservation and operational reasons. Pavement around the square will employ
appropriate materials. New materials may be introduced on a minimal scale for
landscaping where they are essential for operational and safety reasons, and when
there are no feasible alternatives. All such minimal interventions must be reversible.
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Existing plantings will be maintained, and vegetation that dies will be replaced by similar
species in the same location.
Significant views and vistas within and around the Precinct will be maintained.
(v)
Built Elements
(a) All types of structures such as buildings, walls and pavements contribute to the
significance of the Education Precinct. Interior renovations and extensions of
buildings older than 60 years are subject to authorization by heritage authorities
in terms of Section 34 of NHRA. It is critical to maintain building facades and
street views.
(b) Some built structures may be adapted for new uses such as offices and
classrooms provided that such adaptations entailing the addition of new elements
are reversible.
(c) Changes of use may be permitted provided that they do not compromise the
aesthetic and architectural quality of the structure and are compatible with the
scale, grain and proportions of structures compromising the streetscape.
(d) Where structures are older than 60 years any alteration, additions or demolitions
shall be approved in terms of Section 34 of the National Heritage Resources Act
(NHRA) by the responsible heritage authority.
(e) Buildings of lesser cultural significance should be chosen for adaptation over
those of greater significance.
(f) New buildings will be constructed in the Precinct where

they do not adversely impact on the overall cultural significance of the
Precinct;
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
are essential for the conservation of the Precinct;

are essential for the operational requirements and can be removed if
necessary.

Are compatible with the scale, proportions and height of the structures
contributing to the character of the streetscape and its grain. Grain
has to do with the prevailing erven size and therefore the historical
footprint of any development as determined by the erf’s dimensions
when seen from the street.
6.2.
General Conservation Guidelines
General guidelines stem from the principles and emphasize best practices as follows:
6.2.1. Interpretation
A memorial plaque will be erected on the green square to be created on the site of
Crystal confectionery outlining its associational links with Jewish community and
business development of the area
6.2.2. Consultation with Local Stakeholders
Conservation practices must take into account the desires and aspirations of local
stakeholders (interested and affected parties). Conservation strategies will give room for
dialogue and consensus among all interested and affected parties.
6.2.3. Retaining Visual Identity
It is necessary to retain as much as possible the specific visual identity of the area
6.2.4. Restoration
Restoration is necessary to maintain the integrity and completeness of a place. It may
include reassembling dismembered parts, or replacing of missing or fractured parts of
the fabric. The process of restoration must respect original materials and must be
properly documented.
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6.2.5. Research
Research is necessary to identify and understand key components of heritage.
Significant gaps still exist in the history of buildings affected by the proposed
development. Further research much be conducted on the history of the buildings in the
affected area. Research must be carried out to adopt sound conservation techniques
and approaches.
6.2.6. Documentation and Inventorying of Heritage
An inventory of heritage buildings and buildings protected under the 60 year rule must
be prepared and regularly updated.
7. Bibliography
Albonico, M, S. Sack, M. Mzumara. 2005. GEP Education Precinct Draft Precinct
Plan.
Gov. of Western Cape. 2005. Guidelines for Involving Visual and Aesthetic Specialists
in Environmental Impact Assessment Processes.
Lurie, J. 2000. Technikon Witwatersrand: A History, 1925-2000. Johannesburg:
Technikon Witwatersrand
Lurie, J. 2005. Technikon Witwatersrand School of Mines and its Alumni 1926-2002.
Johannesburg: Technikon Witwatersrand
Paine, H., M. Martinson, J. Bruwer, C. Bruwer & J. Manning. 2005. Heritage
Resources Surveying Form. Apollo Cinema, Catalogue No: 444, 445
Paine, H., M. H. Martinson, J. Bruwer; C. Bruwer & J. Manning. 2005. Heritage
Resources Surveying Form. Crystal Building, Catalogue No: 478, 479.
Paine, H., O. Lange & Ikemeleng. 2005. Great Ellis Park Development, Heritage
Management Framework: Precinct 1: Education Precinct
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