flexibility ( on a floorplate that changes from level to level due to building setbacks ) and to minimise circulation space .
The site is on the corner of Bree and Mechau Street , in a block with mostly two and three storey buildings . The retention of the Touchstone façade allows for an almost seamless integration of the larger building structure into the surrounding historical fabric . At street level one experiences a continuation of the historical façades . It is only when one steps back that the modern interface becomes visible .
Challenges As with any project involving heritage buildings , one should expect the unexpected .
Initial surveys of the buildings ( pre-demolition ) did not seem to indicate major issues , but once basement level of the adjacent building was reached , it became clear that the engineers were going to be in for an interesting time . The basement foundations were stone packed and in order to install the lateral support piles , about 1m of space in the basement had to be forfeited . The next surprise came when the survey of the excavation was received . The same building exceeded the erf boundary in an ever increasing manner , ending up a further 700mm into our property . This caused a major rethink of the escape routes and staircases in the area .
While the demolition and excavation was in process , final plan approval was in progress . FWJK Developments had already received provisional approval to commence with construction to ground level , when the Local Authority notified us of a land dedication that was made to the Council in the late ‘ 50 ’ s . A 36m 2 portion of land included in the design was affected by this dedication . This was not picked up during the due diligence period as the dedication was never registered against the property title deeds , but it was subsequently found to be legal and in effect . Plans then had to be amended to exclude this portion of the site in order to achieve plan approval and FWJK was forced to apply to purchase the land from Council and , on conclusion of the public process , we had to resubmit the plans with the dedicated section included .
PRESERVATION OF THE 4-STOREY HERITAGE FAÇADE & ENTRANCE FOYER The brief to engineers , Bergstan South Africa , was to preserve a 120-year old , 12m high firedamaged façade and entrance foyer built of unburnt clay bricks and weak mortar supported
394 Touchstone House