The proposed six-storey building in the Ballito lower village has raised hackles among many residents determined to preserve the “olde charm” of the original seaside village. While the village has sentimental value, she is also an old lady in need of a facelift.

The question is no longer whether the site may be developed, nor even whether environmental approval is possible, since that authorisation has been granted. The real question is whether a six-storey building can be designed, built and managed so that it adds value to Ballito’s old seaside village without overwhelming the very character that makes the area attractive.

Arguments in favour

The site is not pristine coastal land. It previously contained one of the original village buildings, notably Beth’s Beach Shop, Fred Parsons Estates and the original telephone exchange, which was demolished and has stood vacant for about a decade. From a planning point of view, redeveloping an empty, serviced plot within an existing settlement is generally preferable to pushing growth further outward. Ballito has grown significantly over the past 20 years, and some redevelopment of older areas is inevitable.

A well-designed mixed-use building could also bring life back into the old village. Permanent residents or short-stay visitors above ground-floor commercial space would support restaurants, cafés and shops, particularly outside the main holiday season. The existing village, while charming, is also tired in places. A good new building could improve the area and may also encourage neighbouring owners to smarten up their own properties.

There is also an economic argument. Ballito is no longer only a small holiday village; it is part of a growing coastal town. Some additional density near the beach is commercially understandable, provided it is handled sensitively and does not turn the old village into a generic high-rise strip.

There are high-rise buildings at the north end of Ballito, notably La Ballito at 15 storeys and La Montagne and others at six. The first is and always has looked like it was plonked down from Hillbrow but La Montagne is quite tastefully stepped back from the beach.

Arguments against
The strongest objection is scale. A six-storey building in a setting of one to four-storey buildings is a dramatic change. Even if legally permissible, it risks becoming the visual reference point for future applications. Residents are right to worry that one tall building may be followed by others, gradually eroding the low-rise seaside character of the original village.

There are also urban-design concerns. A six-storey block could cast shadows, reduce sky views, create overlooking, increase traffic, strain parking, and make the street feel less intimate. If poorly designed, it would damage the relaxed coastal atmosphere that distinguishes old Ballito from more intensively developed places such as Umhlanga.

How to make the building less intrusive
Who better to have a view about the development but an architect, so I turned to Angela Plekker, who has been designing buildings in this area for more than 30 years. She is generally in favour of The Square development, with a few conditions.

“If we as residents of the area could imagine the best possible building in this space it would address the street scape at street level on all four elevations and not just the side facing the beach. The worst result would be that the developer uses the side and rear elevations to place the parking garage areas which they would have to accommodate as part of the town planning regulations,” she said.

With regard to density and height, Angela points out that the entire village has been zoned for six storeys, so it’s just a matter of time before it all goes up. Umhlanga is a good example of high development but they have the advantage of much bigger property sizes where it is possible to step back the developments.

She believes the mixed use is a plus. “Having people living, working and being entertained in the same space means that there is human occupation 24 hours a day. That’s definitely a win!

“Developments with purely residential function are so concerned with security, parking and probably the expense of lifts that they end up being sterile at street level.

“Having mixed uses is a fabulous addition to a village. Perhaps we will get a different version of The Market at Lifestyle – that would be great!”

Thank you, Angela. I agree. Redevelopment is not the enemy of heritage; poor design is. The Square should proceed, but only if it enhances rather than dominates its surroundings. Like a gracious guest in a small home, it should be useful, attractive and, above all, respectful of the village that has welcomed it.