9 HOPKINS , SALT RIVER , CAPE TOWN
9 Hopkins is a new mixed-use building in the Salt River Triangle , between Woodstock and Observatory in Cape Town , designed by GASS Architecture Studios for Divercity Urban Property Group .
The development aims to help ease the housing shortage in Cape Town ’ s city centre and surrounds by adding nearly 400 affordable rental housing units to the area , mostly one-bedroom and studio apartments . It also seeks to energise the precinct and activate the public space around the building , defining the urban character and setting the tone for future development .
GASS Architecture Studio ’ s approach was context driven , responding positively not only to the existing urban fabric , but also harnessing the potential of architectural interventions to create economic opportunities and integrate with the community .
Rather than a typically introverted building , 9 Hopkins has been designed to integrate with its environment . It has been designed as a perimeter building with an open central courtyard , carved open on the north-facing façade to maximise natural light and fresh air throughout .
The ground floor perimeter is outward facing , making provision for small businesses such as retailers , artisanal tradesmen , restaurants , coffee shops and even offices to “ live out ” onto the sidewalk . This approach responds to the nearby Salt Orchard development , which also features micro-enterprises and other small-scale economic activity .
The mass of the building - essentially constituting the residential component above retail level - is set back in response to the scale of the surrounding buildings while forming a wraparound balcony . Historically , the main streets in Salt River and surrounds have been characterised by colonnades , which provide shelter and establish human scale , providing a pedestrian-friendly experience . GASS Architecture Studios has recreated this condition , taking their cue from the traditional corner shops that characterised the area to sustain the fine grain of the urban fabric . The building ’ s interface with the public is made friendlier and softened with the introduction of trees and planters , which also addresses the lack of public space in the precinct .
The upper levels feature outward-facing windows and pop-out balconies , as well as a communal terrace on the first level , which interacts directly with the street and the small park opposite , contributing to their safety through passive surveillance . The mixed-use approach also encourages a “ 24-hour building ”, active throughout the day .
As far as the larger scale elements of 9 Hopkins was concerned , the adjacent Rex Trueform building proved a significant informant . Not only is it an architectural landmark , but it is also central to the history of the textile industry at the heart of the area . While the ground floor and certain elevations of 9 Hopkins took inspiration in their materiality from the facebrick that characterises the smaller scale industrial buildings in the areas , the Rex Trueform ’ s flush-jointed and painted façade provided inspiration for the upper levels .
Just as the shopfronts and windows of the building have been designed according to human scale , so the building mass on street fronting façades has been broken down and articulated with slim recesses and floating elements to respond sensitively to the grain of the surrounding buildings .
9 Hopkins makes a harmonious addition to the neighbourhood , while introducing something new and potentially transformative with the aim of fostering a healthier , vibrant community able to thrive in a sustainable , interconnected urban environment .
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