A tall lighthouse is useful, especially in windswept Cape Agulhas.
The same cannot be said of a new five-storey apartment block rising within sight of the famous southern tip of Africa, where residents are fuming over what will soon be their second-tallest building, visible from out at sea.
“The structure on the coast as you leave Struisbaai for L’Agulhas should have never been allowed,” the Agulhas Heritage Society said this week.
“The structure is an eyesore compromising forever the heritage landscape and scenic route towards the southernmost tip of Africa and the Cape Agulhas lighthouse, spoiling the once undisturbed coastal vegetation and the sense of place of the coastline.”
But business owner Christo van Wyk — who runs a winelands-based transport company — said his development was completely legal and had the necessary approvals.
“Concerned residents met the local municipality and [the matter] was escalated to provincial level — the outcome was that the development adheres to all legal requirements and is within the rights of the owner of erf 1252 Struisbaai,” said Van Wyk, a boating enthusiast.
“The property always had business rights since I bought the erf in 2015. The building plans were approved in March 2023 by Cape Agulhas municipality and adhere to all the title deed restrictions and local building rules.”
The building — already at its full height — has cast a shadow across the close-knit coastal community. It has also sparked scathing articles in the local press, notably the Suidernuus.
“Stay away from the coast,” one resident warned developers in an angry social media post.
Suidpunt Residents' Association chair Celia Van Zyl-Lourens believes the municipality failed the community in allowing the extent of the development.
“We strongly feel the municipality can do more to preserve the integrity of the coastal towns of Struisbaai and Agulhas. They should be more sensitive to the needs of the residents and appreciate the sense of place of the southernmost region,” she said.
Though technically legal in terms of local bylaws, a title deed restriction was lifted, paving the way for a large commercial development. The original title deed stipulates the property “should be used for shop purposes only”. This restriction was lifted in 2022.
In addition, the property was designated a “development island” as per provincial legislation, even though it is situated within the development buffer zone extending 100m from the coast.
“Erf 1252 is located within the 100m high water mark, but it is a development island and is therefore exempted from any environmental application,” said municipal manager Eben Phillips. “This [development island] was reaffirmed with the department of environmental affairs & development planning.
“To avoid unfairly limiting development rights, a boundary is drawn around existing legal developments or properties with executable development rights, creating a limited ‘island’ of developable area within a larger restricted zone,” he said.
Some residents say the municipality should have used its powers to protect the coast, rather than grant development rights.
“That is one lonely plot on a long, previously scenic stretch of road in Struisbaai,” said Van Zyl-Lourens. “No matter which way one looks at this, it is definitely not a building that is sensitive to the area, that blends in.
“Are we going to get used to it? I doubt it. It will stand as a reminder of everything that is wrong with a ‘one size fits all’ approach to scheme regulations.”
Why must Struisbaai be spoiled? Is this the progress we want for our town? It won’t be long before we become a second Hermanus.
— Brenda van Rensburg, resident
A well-placed source said the erf was part of a farm that was sold for the development of Struisbaai.
“The question is whether, with changed legislation, it is still legitimate to develop land within the flood line?”
The provincial department of local government, environment affairs & development planning did not respond to enquiries about the property.
Struisbaai residents are worried the development will set a precedent, with another new development already planned within 100m of the coast.
Brenda van Rensburg, in a series of residents’ comments published in Suidernuus, said: “Why must Struisbaai be spoiled? Is this the progress we want for our town? It won’t be long before we become a second Hermanus.”
But the municipality insists it maintains a balanced approach to densification.
“By focusing on densification, we hope to optimise land use, reduce urban sprawl, promote walkable and transit-orientated communities, and ultimately preserve the unique character and environmental assets that define our region while catering to the evolving needs of our residents.”
But the heritage society says the municipality’s approach is redefining the region, considered a cradle of human culture — where modern man indulged in cave art and advanced toolmaking.
“The coastline is dotted with shell middens, fish traps, remnants of and artefacts from shipwrecks, shipwreck sites, possible graves, coastal fynbos used for food and medicine, and traditional fishing and swimming spots,” said the society.
Added to that now is the continent’s southernmost multistorey commercial development.
Would you like to comment on this article?
Sign up (it's quick and free) or sign in now.
Please read our Comment Policy before commenting.