CATEGORY WINNER: MIXED-USE DEVELOPMENTS
The Mirage
Situated on the border of the historic De
Waterkant and Bo Kaap districts in Cape Town, The
Mirage is a contemporary mixed–use development
that faced the multi-faceted challenge of erecting a
modern building in a sensitive heritage area.
Developed by The Nova Group and Careline in a
50/50 partnership, the project underwent numerous
architectural and design changes over a number of
years before Kevin Gadd Architects, (working in
collaboration with architect, Scott Johnston), were
appointed to answer the brief from the developers.
The site sits on the corner of Strand, Chiappini
and Hudson Streets. This places the building on the
very edge of the CBD zoning boundary, which has
generous bulk and height allocations. Outside of this
boundary, from Hudson Street onwards, the zoning
allocations are more onerous, which highlight the
contrast between the two zones – essentially the
new city meeting the old.
One of the major considerations with regards to
design was establishing the connection with the
street. Once the street level design was in place,
attention could be paid to maximising the bulk
requirements of the developer on the upper levels.
The upper storeys were an exercise in mitigation
and balancing between the design and maximising
the square meterage requirements.
The building is divided into a number of elements,
including retail, a hotel, luxuriously appointed private
apartments and a rooftop terrace and bar.
The challenge was to seamlessly integrate these
separate mixed-use aspects whilst still affording
them a certain degree of individual identity.
The street level is ‘capped off’ by a horizontal
glass light box that runs around the building and
acts as an effective transition to the upper levels,
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especially when lit up at night and is achieved
largely by the inconspicuous parking levels within.
Another vertical light box, borrowing from the lit
lift lobbies, runs up the lift shaft on the outside of
the building emphasising the corner of Strand and
Chiapinni Streets.
Zoning requirements dictated a degree of setback
on the upper levels which softens the bulk whilst the
finishes also give a feel of ‘rooftop living’. Delicate
pergolas echo the surrounding roof terraces of older
buildings in the area.
The varied use of glass, lighting, wooden cladding
and pergolas on each façade has ensured that all the
‘layers’ of the building form a cohesive entity, whilst
still retaining interest and the ‘human element’
essential in any successful mixed-use development.
The developers were open to using finishes that
are not traditionally used in a commercial building,
which allowed for more creativity when it came
to defining key aspects of the façade; locating
imageable references to the adjacent residential
communities, as well as the city beyond.
Developers in a JV: The Nova Group;
Careline Living Spaces
Architects: Kevin Gadd Architects
(with Scott Johnston Architect)
Quantity Surveyors: Rubiquant
Structural, Mechanical, Fire:
Sutherland Engineers
Electrical: McAvinchey Consulting Engineers
Health and Safety: Frontline Consultants
Green Consultants: Terramanzi Group
Interior Design - Hotel:
Source Interior Brand Architecture
Main Contractor: The Nova Group
SAPOA Awards