Untapped potential in Nelson Mandela Bay’s decaying state-owned heritage buildings

Nelson Mandela Bay is home to a wealth of underutilised, state-owned heritage buildings that tell the story of the evolution of the metro’s culture and history, representing untapped potential for business and tourism development – if they can be rescued from decay and neglect before it is too late.

The historic city centre of the bay and surrounding neighbourhoods, as well as the harbour precinct linking to the beachfront, are home to a plethora of historic buildings, many of which stand empty or underutilised, severely neglected or even abandoned.

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Decaying buildings, sometimes illegally occupied, attract further social ills of crime, vandalism, litter and unhygienic conditions, ‘infecting’ neighbouring buildings to the point where a whole precinct becomes untenable for living or doing business.

Many of these buildings hold substantial architectural and historical significance and are located in key commercial, residential and tourism nodes, where they could be put to far better use in generating economic opportunities rather than being left to decay.

Many are also publicly-owned, either by state-owned entities (SOEs) such as Eskom, Telkom and Transnet, or the Nelson Mandela Bay Municipality and other government entities.

Disposing of non-core assets such as these would enable entities such as Transnet and municipalities to focus on their core business, unlocking capital to fund infrastructure and service delivery, while simultaneously unlocking economic and tourism potential for the area.

It is a relatively ‘quick win’.

By inviting acquisition of these properties by the private sector, or entering into public-private partnerships (PPPs) for their upgrading and repurposing, the potential of these sites could be unlocked for an immediate positive impact for the metro.

Telkom, for example, has been disposing of non-core and unused property assets to the private sector over the past few years as it seeks to refocus its core business.

This has led to the upgrading and repurposing of several sites in the metro.

Transnet’s opening up of a private sector participation (PSP) portfolio to attract private investment into upgrading and operations, particularly in modernising logistics infrastructure around key port terminals and rail corridors, aims to focus Transnet resources on its core functions and regulatory mandates.

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Similarly, it would make economic sense for entities to take a similar approach to their property assets, which in the bay represent a number of neglected heritage buildings as well as under-used industrial and commercial properties.

Many of these sites represent gateways into the city, such as industrial buildings, warehouses and goods sheds along the N2, entering the city from the Coega Special Economic Zone (SEZ).

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Others in these key locations around the metro are located around the harbour and railway station, a key entry point for tourists arriving on the growing number of cruise liners docking at the Port of Port Elizabeth – a market the metro is actively pursuing.

However, when these tourists disembark to go on tours of the bay and surrounding game reserves, they are greeted by the metro’s ‘low-hanging fruit’ selling point of heritage buildings in a state of decay.

Similarly, around the gateway to the beachfront, are a number of unused and deteriorating back-of-port buildings and the Humewood Road railway station, which could be put to far better use in private hands in order to develop tourist attractions.

The long-mooted waterfront development around the Port of Port Elizabeth remains a far-off dream, as it is dependent on the liquid bulk and manganese ore terminals being moved to the Port of Ngqura. These timelines have been regularly shifted out over the past decade or more.

However, rather than waiting for this to happen, a more immediate benefit would be to open up unused, non-core buildings and properties for the private sector to develop.

Opportunities in tourism, business, housing

The historic central area of Port Elizabeth was once known for having the highest concentration of art deco buildings in SA, along with numerous residential, commercial and public buildings reflecting various architectural styles of the past two centuries, providing a narrative of the city’s changing fortunes and development.

Many of these buildings still exist, but a state of decay of the buildings and their surroundings detracts from their potential for business and tourism attraction.

There is also a strong struggle history to tell, and one such example is the St George’s Park Tea Room, which was a crucial setting in renowned South African playwright and anti-apartheid activist Athol Fugard’s life.

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This was run by his mother, Elizabeth Potgieter, in the 1940s and 1950s, and it served as the setting for his well-known autobiographical play ‘Master Harold’ … and the Boys.

The potential exists to tap into the trend for experiential tourism, which goes beyond a destination and passive sightseeing to active engagement with local culture and people.

By using built heritage as an anchor for narrating history, such tourism offerings could explore the layers of local history and culture through the bay’s diverse vernacular, colonial and contemporary architectural styles.

This could incorporate heritage building restoration, urban regeneration and sustainability, integrated with local food, art, and cultural experiences guided by local experts.

In addition to the tourism potential of the metro’s built heritage, there are diverse business opportunities in these buildings and properties situated close to transport links and areas of commercial and tourism activity – be it in leisure, hospitality, tourist accommodation, retail or office space, or as hubs for innovation, skills training or enterprise development.

There is also potential for both affordable and high-end residential development in areas that are well located for transport, shopping, and leisure.

Partnerships and public commitment are needed

There are many examples of heritage buildings and historic precincts in Nelson Mandela Bay, whether originally public or privately owned, that have been restored, upgraded and repurposed – some public-funded, some by private enterprise, and some through PPPs.

These have had varying degrees of long-term success in retaining tenants, business activity and tourism appeal. This is largely due to the fact that buildings do not operate in isolation.

The private sector can only go so far in improving the surroundings of a building.

Municipal infrastructure and services – water and electricity supply, road maintenance, traffic control, waste removal, by-law enforcement – must also work.

Safety and security, lack of enforcement of by-laws, the ‘crime ‘n grime’ issues that are out of a building owner’s control, but lead to an area being deemed unsafe or unattractive to visit, are largely in the hands of local government and require constructive partnerships between investors and the metro administration to enable meaningful progress.

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NMB’s natural assets – another layer of tourism potential

Nelson Mandela Bay has long been a blend of both an industrial and commercial hub, with the potential to be a sought-after tourism and events destination.

These two key areas of economic activity, although very different, complement each other in terms of attracting visitors, investment and employment while also supporting sectors such as retail and services.

The metro’s natural assets and biodiversity, which hold significant ecological value and strong potential for sustainable tourism form another layer that needs to be integrated as we seek to preserve cultural and built heritage.

As the only city in the world where five distinct biomes converge, the bay has a natural environment rich in diverse marine and terrestrial life, alongside its renowned beaches, nature and game reserves, and ample opportunities for outdoor recreation and sport.

A window of opportunity

While some of the bay’s heritage buildings and others holding commercial or residential potential may now be beyond saving, there is still an imperative to act, in order to prevent further decay of the areas where they are located, and to unlock the value of land that may be freed up by demolition (albeit as a last resort).

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The potential for SOEs to engage with the private sector in the disposal of properties for private or public-private partnered investment and redevelopment is a window of opportunity that the metro’s business community is eager to embrace.

This is a ‘quick win’ opportunity to revive and revitalise neglected areas of Nelson Mandela Bay, delivering both social and economic benefits for the metro.

What is needed is a clear timeline and portfolio on which business can present offers, and for local government to get on board with the public investment in service delivery and infrastructure maintenance needed to encourage and support private investment.

* Denise van Huyssteen is CEO of the Nelson Mandela Bay Business Chamber.

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