Architect and Builder September/October 2015 | Page 40

Windows in bedroom and
living areas have low
window sills allowing
uninterrupted views of the
gardens, mountain and
sea views

and, therefore, had an advantage so they could
design a highly successful building which is the
existing Palm Royale.
Concept
It was essential to keep the architectural
concept very much the same as the previous
buildings with a scope to make certain changes
in the planning and elevations so as to provide
the most successful building. Now that the three
tall buildings are standing together, their family
relationship is obvious.
Planning
Between the City of Cape Town Planning
Department and the Century City Property
Owners Association, there are strict parameters
which control all planning aspects. They include
maximum bulk areas, coverage area, habitable
rooms, height of structure, required parking
allocations, building line setbacks etc. Added
to these, there are many fire restrictions
and requirements.
During the planning stage, the City of Cape
Town also introduced a new set of zoning /
planning requirements which made planning a
little easier, on the one hand, and then more
difficult, on the other. All the new restrictions
had to be incorporated in the new design and
certain minor departures were requested in the
light of the changes. The end result was that

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a very successful 11-storey building could be
designed. To provide the necessary parking, a
double basement was also constructed. It was
imperative to supply adequate parking for all the
apartments and the minimum requirements for
parking were exceeded.
Description of Site and Existing Buildings
Oasis consists of a 5 hectare beautifully
landscaped site. The area used, at this stage,
was approximately 57% of the total area
available. Much attention had been given to
the planning and installation of landscaping
features to all vacant areas. A strong feature
was a 6m high berm between the building and
Ratanga Rd. Ratanga Rd is a busy thoroughfare
and the berm, apart from being a wonderful
feature, also served to shield the residents from
the continuous traffic. The berm achieves the
function of reducing the sound from the road
and also the visual motor activity. The success of
the berm was continued across the front of Palm
Royale to provide the same protection which has
previously been so successful.
Architectural Features
The two existing residential buildings, Palm
Springs and Palm Grove, had established a
handsome architectural design. A prominent
feature in all the buildings was the mansard
roof structure finished in charcoal grey. With

Palm Royale