PROJECT dhk Architects
Client brief and evolution of the design
The original brief was for a 12-storey building on the southern part of the site. After Abland acquired the northern erven, the site was consolidated into a single square plot. Two non-heritage buildings were approved for demolition. A second brief called for a taller mixed-use tower. dhk Architects developed several design schemes, ultimately finalising a 91-metre tower with an elegant form that enhances the skyline rather than imposing a monolithic presence. This required a significant departure from existing zoning and height restrictions.
Design concept
Retail uses occupy the ground and first floors. Above this, a 10-storey parking podium is elevated above street level – challenging the conventional approach of wrapping parking at ground level. From floors 11 to 26, the office and residential levels are expressed as three orthogonal, twisting cubes rotated around a central axis, breaking the mass into smaller volumes and creating a dynamic sculptural composition. Smooth glazed planes capture changing reflections of the sky and surrounding buildings, enhancing visual interest.
The flush glazing system hides slab edges, fire panels and walls, creating a consistent appearance across residential and commercial façades. Recessed balconies are subtly incorporated within the cuboid volumes, maintaining the simplicity of the form.
Façade articulation
The podium façade mirrors the rhythm and proportions of nearby heritage buildings. It combines precast concrete, extruded aluminium, glazing, louvres and masonry infill panels in varied scales to minimise the appearance of the podium mass. The irregular façade pattern addresses concerns raised by Heritage Western Cape regarding earlier translucent screen proposals.
The first office floor above the podium is recessed to create a shadow line and emphasise activity, visually
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