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District Plans by Writing To: City Space News Go To DRAFT FOR COMMENT TABLE BAY DISTRICT PLAN SPATIAL DEVELOPMENT PLAN & ENVIRONMENTAL MANAGEMENT FRAMEWORK EXECUTIVE SUMMARY WHAT DO YOU THINK? VISIT: Tell us what you think about the ideas in the draft To keep up to date with District Plans by writing to: City Space news go to: Spatial Planning and Urban Design Department www.capetown.gov.za/en/sdf PO Box 4511, Cape Town, 8000 [email protected] 2007/2008 2008 2009 2010 APPROVAL (We are here) Advertising and 1st PUBLIC CONSULTATION 2nd PUBLIC 3rd PUBLIC registration of interested Awareness, vision and CONSULTATION CONSULTATION and affected parties principle issues Content of SDF Final draft of SDF Public participation process 1. INTRODUCTION WHAT IS THE DISTRICT SPATIAL DEVELOPMENT PLAN (SDP)? A district Spatial Development Plan (SDP) is a framework of policies and plans that will guide the physical development of a district (in the same way that the City Spatial Development Framework will guide development of the City). The SDP, along with the City SDF and local plans will be used by the City to assess applications submitted by property developers to: • guide significant changes in land use; and • guide public investment in infrastructure (such as roads, clinics and sports fields). WHAT IS AN ENVIRONMENTAL MANAGEMENT FRAMEWORK? An Environmental Management Framework (EMF) guides decision-making in terms of Environmental Impact Assessment (EIA) regulations. An EMF identifies: • the environmental characteristics of an area; • the environmental management priorities for a district; • constraints and opportunities for development activities as influenced by the characteristics of the natural and socio-economic environments as well as development pressures or trends; and • the kinds of activities that would be undesirable in a district or a part of a district. The EMF forms a component of the SDP and therefore informs land use decision making. WHAT WILL THE SDP/EMF DO? The SDP/EMF will guide the City’s decisions regarding: • Environmental Impact Management (EIM) zones – where urban development should not be promoted or should be limited in order to avoid/mitigate environmental impact. • New development areas – where direction is given to the location and form of new development. • Urban restructuring and upgrading – where direction is given to major changes in land use in existing urban areas as well as to significant public investment in infrastructure, facilities and public space. HOW DOES A DISTRICT SDP RELATE TO OTHER SPATIAL PLANS FOR THE AREA? District plans are aligned with higher level plans such as the City and provincial SDF. Existing spatial plans for the district have been assessed, and several interventions will occur, namely: • Withdrawal: The Cape Metropolitan Area Guide Plan (1988) will be withdrawn and replaced by the Cape Town SDF. • Retaining relevant plans: A number of local area plans will continue to operate within the framework of the district plan. Where contradictions occur, the district plan will take precedence. HOW DOES THE DISTRICT SDP RELATE TO THE ZONING SCHEME? The district plan does not give or take away zoning rights. This can only occur through a land use process (e.g. rezoning) in terms of the appropriate legislation. The district plan does, however, provide a guide when decisions regarding land use and zoning are made. The SDP may also identify areas for further detailed planning work which can provide a detailed level of guidance to land use processes. Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 1 2. THE CONTEXT SNAPSHOT: TABLE BAY DISTRICT Area: District A covers approximately 10 750 ha. Its boundary extends from Paarden Eiland at the mouth of the Black River along the coastline to just before Llandudno. There it cuts across to the M3 at Groote Schuur Estate. The eastern boundary runs along Settler’s Way (N2) to Vanguard Drive and up to the N1 freeway at Wingfield. District A incorporates the Central Business District (CBD) and the Port of Cape Town, part of the Atlantic Seaboard, the suburbs of Observatory, Pinelands, Maitland and Langa as well as the industrial areas of Paarden Eiland and Epping. The district also includes Robben Island. District A is bordered by District B (Blaauwberg) to the north, District D (Tygerberg) to the east, District G (Klipfontein and False Bay) to the south-east and District H (Southern) to the south. Nature: Nearly a third of the district’s area falls within the Table Mountain National Park, which forms part of the Cape Floral Region Protected Areas World Heritage Site. The biodiversity is of international significance and the district is home to critically endangered vegetation types. District A includes a portion of the Atlantic Ocean coastline which is dominated by rocky shores interspersed with sandy beaches, notably at Clifton and Camps Bay. The district contains a number of rivers, including the Salt, Liesbeek, Black and Elsieskraal Rivers and a number of small streams and rivers flowing from the Table Mountain Range. People: District A has a total population of 170 671 people with an average age of 29 years. This is only 5,9% of the total city population and reflects the second-lowest district population figure. The highest densities are evident in Langa, Windermere and Sea Point. In general, the district is characterised by a compact urban form – areas like the City bowl, Woodstock, Salt River and Observatory have relatively high residential densities compared to the more suburban form of Pinelands. Living: The majority of dwellings in this district consist of formal dwellings (76,71%), compared to 13,8% informal dwellings. The area in the district with the most informal dwellings is Joe Slovo, Langa, with significant numbers also in the District Six/Zonnebloem area. Limited entry-level housing opportunities exist in this district as a result of the lack of developable land and high property values. The district is relatively well serviced, except for areas in Langa and Maitland Garden Village which have the lowest service levels. Working: Most of the economically active people in the district are employed (52,9% of the total population), while 15,5% are unemployed. About a third of the district’s population is not economically active. District A comprises the main area of economic opportunity in the City with the largest concentration of economic activities and employment options. Limited affordable housing in the district and the monocentric development pattern focussed on the CBD, result in long travel distances that place strain on the road and public transport infrastructure. WHAT ISSUES SHOULD THE SPATIAL PLAN WHERE DO THE OPPORTUNITIES LIE? CONSIDER? Priorities within this district include the protection of Within and linked to the district, various spatial various environmental assets and characteristic urban opportunities exist that if exploited can contribute to precincts. Access to these attributes as well as to addressing developmental challenges. economic opportunities within the district should be improved by focussing on the provision of well-located affordable housing and improved public transport. The spatial plan cannot comprehensively address these issues but can contribute to creating better living, working and recreational environments. Spatial opportunities that will contribute to addressing the Key issues are: issues include: o The protection of significant environmental and o Natural and heritage assets as attractions that heritage assets. contribute to the character and spatial quality of the area. o Amenity value of natural resources (mountain, sea, river systems, open spaces) to be increased through improved access and linkages to urban context. o Interface between natural and built environment to be improved where possible. Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 2 o Management of development pressure, the demand o Strategic and infill sites to contribute to the need for for well-located land and subsequent built form. mixed-use development (affordable residential land uses close to economic activity and public amenities). o Particular role and function of the central City to be developed. o Built form of new and redevelopment to be sensitive to existing natural and built context to create distinctive urban environment. o An appropriate and sustainable development path o Enhanced open spaces and quality environments that considers the quality of the urban environment, throughout the district. open space systems and public space together with o Investment in special places that capitalise on a balanced provision of land uses. location attributes. o Facilities and amenities to provide in residents’ needs. Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 3 3. THE VISION The draft spatial vision for the district is: “It is to be a district in which locals and visitors can enjoy the remarkable natural and coastal environment and scenic beauty while having the THE BUILDING BLOCKS opportunity to benefit from continued economic growth and extensive social and cultural amenities. It is a district where people can work, live 1. MOSS and relax in a world-renowned setting where intense mixed land uses and natural areas complement each other. Its broad range of employment and recreation opportunities are accessible by means of efficient public transport linkages, while a focus is maintained on the provision of well-located affordable residential opportunities. The district is characterised by quality open spaces and pedestrian linkages that tie its diverse precincts together to create a liveable and vibrant area.” Within the City, the district should reflect several roles that relate to the vision: 2. ACCESSIBILITY GRID • Protect and enhance: The significant environmental assets are to be protected to sustain ecological processes but also to provide recreational opportunities and amenity value. • Accommodate infill development: The well-located publicly-owned land parcels and infill sites should be developed to provide in the need for affordable housing in this district.
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