Journal 48 2013/1 International C O N T E N T S 02 Editorial Ten Years After, the Continent of Hope and Modern Heritage by Ana Tostões 04 Lectures From Sentiment to Science — docomomo comes of Age by John Allan Essays 10 The Intertwinement of Modernism and Colonialism: a Theoretical Perspective by Hilde Heynen 20 Early Modern African Architecture. The House of Wonders Revisited by Antoni Folkers 30 Transcontinental Modernism: How to Find the Shortcut by Ana Tostões 34 A Resisting Modern Monument: Huambo Veterinary Academic Hospital by Margarida Quintã 40 Polana High School. A Modern Building Recovering Case Study in Mozambique by Vincenzo Riso 46 Introducing Modern Gallery Housing in Maputo: Design Experimentations, 1950–1968 by Susana Gomes 56 Aiton Court: Relocating Conservation between Poverty and Modern Idealism by Hannah Le Roux, Brendan Hart and Yasmin Mayat 62 Other Modernisms: Recording Diversity and Communicating History in Urban West Africa by Ola Uduku 70 Otto Koenigsberger and the Course on Tropical Architecture at the Architectural Association, London. Some Notes on the Portuguese Context by Jorge Figueira and Bruno Gil 76 De–Tropicalizing Africa: Architecture, Planning and Climate in the 1950s and 1960s by Petros Phokaides Documentation Issues 83 Local and Global Modern Thinking. Designing with Climate in Mozambique: School Buildings Production by Zara Ferreira 88 The Helsinki Olympic Stadium in Transition by Wessel de Jonge 91 docomomo Tributes 95 Book Reviews 96 Appendix 56 docomomo 48 — 2013/1 Aiton Court: Relocating Conservation between Poverty and Modern Idealism 57 Aiton Court’s History Aiton Court is an iconic and early Modern apart- ment building in Johannesburg’s dense suburb of Hillbrow [figure 1]. Designed by young South African architects Angus Stewart and Bernard Cooke in the mid–1930s, it reflects their exposure to the formal lan- guage of the CIAM architects through Cooke’s lecturer Rex Martienssen, the leader of what Le Corbusier termed the Groupe Transvaal (Le Corbusier, 1935; Herbert, 1975). The design of minimal apartments also shows the influence of their fellow student and political mentor Kurt Jonas who had studied housing rights in Berlin. Images of this first major work, likewise, circulated within Mod- ern circles, published first in the South African Architec- tural Record of 1938, and then the Architectural Review, l’Architecture d’Aujourd’hui and The Modern Flat (Yorke and Gibbert, 1948). Aiton Court’s compact design fits 40 units on a sin- gle, 50x100 foot (15,5 x 31m) property, in two parallel blocks separated by a courtyard, which is overlooked by the glazed stair tower and two access galleries [figures 2, 3, 4]. The roof of the front block is accessible as a so- larium. The four and seven storied blocks are orientated north and staggered in height to allow sun into most liv- ing rooms. The building typology is transitional between early 20th century rooming houses with courtyards, and the gallery blocks that were to follow after 1945. The top floors contain rooms with shared ablutions and the lower floors have more modern studio apartments with a bathroom and a fitted kitchen area. The caretaker’s flat was positioned at ground floor level to overlook the street and a generous entrance area. The building was well constructed with crisp plastered surfaces, modular steel windows and projecting balconies with steel balustrades, painted largely in white but with an expressive palette in its details [figure 5]. The building was built for commercial rental, so its Modern room norms, services and unelaborated finishes contributed to its relative economy. Nonetheless it was visually and spatially rich and welcoming. The build- ing’s entrance was raised up a half level to a platform edged by the western party wall which was painted a rich green color. The architect Herbert Prins, who lived there in the 1950s, said “It was a beautiful place. You came in through a red pivot door, that was usually open, and there was a fountain in the courtyard” [figure 6]. The rooms and apartments housed young, mainly single ten- ants, including artists [figure 7]. The only black residents were a few workers who were housed on the top floor of the rear block in small, set back rooms with tiny windows. Between the time of construction and the present, the tenant demographics of Aiton Court changed as white middle class tenants left the inner city and poorer African immigrants and former township residents moved in. In the 1980s it was taken over by two tenants of South African Malay descent, who allowed the courtyard to serve as a meeting space for anti–apartheid activities, and for po- litical exiles to stay clandestinely in the apartments. Until their death, the couple, as devout Muslims, managed it from their home in the caretaker’s flat with often chari- table intentions, using two apartments for a prayer room and feeding scheme. After passing into their daughter’s possession the building was run remotely, and manage- ment problems emerged until, heavily in arrears, it was re- sold to a large property management company, Trafalgar. Aiton Court in the Present The purchase of Aiton Court was financed through the Trust for Urban Housing Finance (TUHF), an innova- tive finance company that provides loans for lower–cost housing projects in South Africa’s inner city areas. Their Aiton Court, in Johannesburg, is a case study in how heritage and economics clash in economi- cally constrained cities. This iconic and formally innovative Modern apartment block from 1937 is located in an area where the income levels of tenants are now very low. Although the building is protected by legislation, the viability of its restoration is being further tested by a rent boycott. The article covers the building’s history, and questions how to approach its conser- vation differently, given the strong demand for housing at a cost level that would be excluded by purely market–led gentrification. We propose that locating conservation strategies in relation to the building’s history and to other subsidies aimed at the public good may provide other routes to preserving Aiton Court. By Hannah Le Roux, Brendan Hart and Yasmin Mayat1 Aiton Court: Relocating Conservation between Poverty and Modern Idealism docomomo 48 — 2013/1 < Figure 1. Aiton Court in Hillbrow, Johannesburg, by Angus Stewart and Bernard Cooke, in 1937. Image courtesy of Julian Cooke. 58 docomomo 48 — 2013/1 Aiton Court: Relocating Conservation between Poverty and Modern Idealism 4 6 7 Figure 2. Ground floor plan. Figure 3. First to third floor plan. Figure 4. Fourth floor plan. Figure 5. Street façade, 1937. Image courtesy of Julian Cooke. Figure 6. Courtyard, 1937. Image courtesy of Julian Cooke. Figure 7. Apartment interior, 1937. Image from South African Architectural Record. Figure 8. Street façade, 2012. 5 32 59 intention is to finance the renewal of the resource of tens of thousands of residential units in these areas, most of which were built between the 1930s and 1960s. These well located apartments provide a foothold in the city for people who were kept on the urban periphery during the years of urban segregation under apartheid. The new owners set about painting the balconies red, their corporate color [figure 8]. They were unaware that the building, as a structure over 60 years of age, was protected from change under South Africa’s National Heritage Resources Act (Republic of South Africa, 1999). When the alterations came to their attention, the Provin- cial Heritage Resources Authority stopped any work on the building until a heritage study and proposal had been approved. Working in partnership with the University of the Witwatersrand, the authors surveyed the building and began to prepare guidelines for restoration. The challenges faced in the repair and conservation of Aiton Court can be broadly defined into the follow- ing categories of failure: maintenance, material, detailing and lifespan failure (MacDonald, 1997, 38). The major failures in the building relate to services and structural maintenance. The overcrowding of the building, particu- larly while hijacked and unregulated, has further stressed an already deteriorating infrastructure and services. This, along with failure of the waterproofing of the trafficable surfaces of the courtyard and solarium and lack of gen- eral maintenance, has led to the corrosion of some of the steel in the reinforced concrete causing the spalling of the concrete work which could lead to long term structural deterioration if left unattended. The electrical installation of the building, having reached the end of its serviceable life, is unsafe and requires complete reinstallation. Beyond these pragmatic needs, the opportunity of- fered by Aiton Court lies in the fact that, despite the se- vere neglect of the building, its external appearance has remained largely unchanged. With most surviving inner city contemporaries of Aiton Court similarly neglected or substantially altered, Aiton Court provides an opportu- nity to become a recognizable example of early Modern Movement in Johannesburg. Subsequently the restoration of the original external Modern color scheme was felt to be essential. However, for the commercial property owner, ex- plains Trafalgar’s managing director Andrew Schaefer, the heritage value of the building is not of significance. Commercial viability is the motivation for all acquisitions. Schaefer elaborates that properties with perceived heri- tage value embody a great degree of uncertainty, with undetermined financial outlay and a potential “bottom- less pit” of maintenance costs. As incentive for declara- tion and the conservation of heritage resources the city of Johannesburg currently offers a municipal rates and taxes rebate of up to 20% on declared sites, which is financially insignificant in comparison to the additional costs involved in restoration. The funding of the restoration is further challenged by the socio–economic context of the tenants and their reactions to longstanding problems with the building. Schaefer explained that when a building is not financially viable, due to low or non–payment of rents, maintenance stops, creating a downward spiral which, in Aiton Court, resulted in the building being “hijacked” by frustrated tenants leaving a legacy of animosity between the new landlord and tenants. Evicting non–paying tenants is not simple, as housing rights and legislation make it neces- sary for good, alternative accommodation to be found (Tissington, 2011). As a result, Aiton Court’s restoration is caught between two logics, that of social housing rights and that of market–driven gentrification. Breaking the Deadlock This research has pinpointed the tensions between tenant and landlord rights as the cause of Aiton Court’s ongoing deterioration. Despite its obvious global signifi- cance as an iconic Modern design, and its important lo- cal history, the resources available to support heritage restorations are insufficient to stop its decay and restore Aiton Court: Relocating Conservation between Poverty and Modern Idealism docomomo 48 — 2013/1 8 60 docomomo 48 — 2013/1 Aiton Court: Relocating Conservation between Poverty and Modern Idealism Development Agency of up to 70% of the capital costs of public space upgrade. The case needs to be made that the nominally private, but street–oriented spaces of Aiton Court would substantially improve the public realm. Lastly, the carbon savings represented by the resto- ration of the building may qualify it for support by the Green Fund, a national initiative “that seeks to support green initiatives to assist South Africa’s transition to a low carbon, resource efficient and climate resilient develop- ment path delivering high impact economic, environmen- tal and social benefits” (Development Bank of South Africa, 2013). This funding could be applied in research and reinstating the many plants that the original design included, and so become a capacity–building showcase for inner city greening. It could also restore the front win- dows, replacing them with solar–responsive double glaz- ing that would alleviate the daytime use of curtains and reinstate relationships between residents and the street. Critical Conservation Critical conservation is a strategy that imagines a staged renewal of a building that mediates between a realistic approach to what is possible and the ideal of total restoration, without stopping the possibility of such a return. The immediate needs in Aiton Court are for the restoration of basic services, and the protection of the en- velope. But beyond this, the staging of restoration could be planned strategically, to take advantage of alternative subsidies to those available for heritage buildings. The impact of the three strategies is illustrated in draw- ings that show the areas of the building that could be dealt with through three stages of restoration that might qualify for other areas of potential funding. The first im- age considers spaces in and beyond the building enve- lope that could be considered, and so renovated, as part of the public realm. The second image locates potential green surfaces that could be renovated via the Green Fund. The final image identifies the area of the building that could be managed as social housing for lower–in- come residents, so creating continuity in the tenant body and avoiding evictions [figure 10]. Conclusion Although this is a single case study, many more inner city buildings, most less iconic but nonetheless valuable assets, are caught between economics and heritage [fig- ure 11]. Getting Aiton Court’s restoration right will have an impact on all of them. The interlinked issues around Aiton Court need not be antagonistic and ultimately de- structive. Low–income tenants and this heritage building could, with sufficient research and alignment with exist- ing funding initiatives, once again become compatible. it. Raising rental income through gentrification, which would involve the eviction of existing tenants, is legally difficult and morally inappropriate. As a way of breaking this deadlock, it proposes that the conservation methodol- ogy expands to consider issues beyond its physical condi- tion, to locate it in its history of use, its urban context, and a broader landscape of public subsidies. This research will in turn inform a strategy of critical conservation that proposes realistic and incremental renewals that do not exclude the possibility of a full restoration. Three Contexts beyond Conservation The first context is the historical record. Researching the building’s use across history, especially through oral narratives, allows insights into those times at which the building worked well. At the outset, it was successful in drawing innovative tenants who appreciated the physi- cal support of well serviced, affordable apartments, and their visual qualities. The cultural capital represented by the design may again be rewarded by a high quality restoration, but at the moment, the urban context and its rental levels deny this option. However, the physical qualities of the public areas, the flow between public and private realms and the po- tentially attractive courtyard, as well as the social benefit offered by these spaces, can be restored at a lower cost. History also suggests that the tenant–centered location of the caretaker’s flat supports better management. A trained, socially responsive caretaker could manage a social housing component in the upper floor rooms that could access further rental subsidies. Finally, the combi- nation of such cheaper, communally serviced rooms and more independent apartments allows for tenants to move between these two housing options depending on their economic situation, so ensuring a longer stay within the same building and its community [figure 9]. The second context is the building’s precinct, the Ekha- ya Neighbourhood, which is an award–winning, socially driven neighborhood renewal project (The Housing De- velopment Agency 2012). In its present state, Aiton Court brings down the appearance of the area and makes the adjacent buildings less attractive to tenants. The potential for its renovation to support this neighborhood improve- ment lies in the close physical relationship between the front apartments, roof terrace, entrance lobby and care- taker’s flat and the street. If this set of relationships could be restored then the precinct as a whole would benefit. The third context regards the funding sources and subsidies that may exist as an alternative to the small heritage rebates on offer. These include a tax rebate on building improvements in the inner city (The National Treasury, 2004), and a contribution by the Johannesburg 61 Aiton Court: Relocating Conservation between Poverty and Modern Idealism docomomo 48 — 2013/1 Tissington, Kate, A Resource Guide to Housing in South Africa 1994– 2010, Johannesburg, Socio–economic Resource Institute of South Africa (SERI), 2011. Yorke, F. R. S.; Gibberd, Frederick, The Modern Flat, London, The Archi- tectural Press, 1948. South African Architectural Record, 1938. The Architectural Review, 1937. L’Architecture d’Aujourd’hui. Hannah Le Roux Teaches, practices, curates and writes about architecture. She is an aca- demic at the School of Architecture and Planning of the University of the Witwatersrand. As an architect in practice, she has worked on private and public projects including consulting on the redesign of public space in Alexandra and Johannesburg’s inner city. Her current research, “Lived Modernism”, is based on the observation of change in time of Modern spaces, and proposes and maps designerly practices that catalyze the social appropriation of space. Brendan Hart Obtained his architectural degrees at the University of the Witwa- tersrand and co–founded Mayat Hart Architects, an architectural and heritage consultancy. He teaches at the University of the Witwatersrand and studied a Masters of Philosophy in the Conservation of the Built Environment through the University of Cape Town. Yasmin Mayat Qualified as an architect at the University of the Witwatersrand after completing a BSc at the University of Cape Town. She co–founded Mayat Hart Architects where she combines her interest in heritage with an interest in the history and identity of the diverse communities of Johan- nesburg. She also studied a Masters of Philosophy in the Conservation of the Built Environment through the University of Cape Town.. This achievement, by balancing social and physical en- vironments would be in tune with the original ideologies behind Modern architecture. Towards this, conservation needs to be relocated into a broader but more nuanced public discussion, taking into account affordability, sus- tainability, history and incremental change. Notes 1. School of Architecture and Planning, University of the Witwa- tersrand, Johannesburg (http://www.wits.ac.za/) and Mayat Hart Architects. References Interviews with Rehana Rawat (2005); Yousof Rawat (2005); Herbert Prins (2005) and Andrew Schaefer (2012) Development Bank of South Africa, 2013. Green Fund: 2nd request for proposals. D. o. E. Affairs. South Africa, Department of Environmen- tal Affairs. Herbert, Gilbert, Martienssen and the International Style: The Modern Movement in South African architectur, Cape Town–Rotterdam, AA Balkema, 1975. Le Corbusier, Le Corbusier et Pierre Jeanneret–Oeuvre complète de 1929–1934, Zurich, H. Girsberger, 1935. MacDonald, Susan, “Authenticity is More than Skin Deep: Conserving Britain’s Postwar Concrete Architecture”, APT Bulletin 28 (4), 1997, 8. Republic of South Africa, 1999. National Heritage Resources Act, no 25. G. Gazette. The Housing Development Agency, 2012. Regenerating a neighbour- hood: useful lessons from eKhaya. Case Studies. T. H. D. Agency. Johannesburg, The Housing Development Agency. The National Treasury, 2004. Urban Renewal Tax Incentive. T. P. Direc- torate. South Africa, South African Revenue Services. Figure 9. Stair tower, 2012. Figure 10. Spatial strategies for renewal: the location of public spaces, green elements and social housing. Mayat Hart Architects, Johannesburg. Figure 11. Hillbrow, Johannesburg, ca. 1960. Photo from Davids. 9 10 11 96 docomomo 48 — 2013/1 Appendix — d oc om om o International Specialist Committees ISC Registers Panayotis Tournikiotis, chair Marieke Kuipers, vice–chair www.docomomo.com dirdocomomoiberico@coac.cat ISC Technology Kyle Normandin, chair Susan MacDonald, secretary www.docomomo.com knormandin@wje.com ISC Urbanism + Landscape Miles Glendinning, chair m.glendinning@eca.ac.uk www.sites.ace.ed.ac.uk/docomomoiscul ISC Education + Theory Theodore Prudon, chair Lorena Pérez, secretary info@docomomo–us.org www.docomomo-isc-et.org docomomo Argentina Carolina Quiroga, coordinator University of Buenos Aires Faculty of Architecture Av. 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