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Home , Athlone Power Station, Elsieskraal River, Table Bay, Wingfield Aerodrome

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, , 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: DISTRICT

Area: District A covers approximately 10 750 ha. Its boundary extends from Paarden Eiland at the mouth of the along the coastline to just before Llandudno. There it cuts across to the at Estate. The eastern boundary runs along Settler’s Way () to Vanguard Drive and up to the freeway at Wingfield. District A incorporates the Central Business District (CBD) and the , 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 . District A is bordered by District B (Blaauwberg) to the north, District D () to the east, District G (Klipfontein and ) to the south-east and District H (Southern) to the south.

Nature: Nearly a third of the district’s area falls within the 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 coastline which is dominated by rocky shores interspersed with sandy beaches, notably at Clifton and . 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 . In general, the district is characterised by a compact urban form – areas like the , 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 / 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. • Provide opportunity: The district should offer a range of employment and housing opportunities by means of a spatial form that respects the sensitive context, but also enables compact, vibrant urban areas. 3. OPPORTUNITY ZONES • Quality public realm: The diverse precincts and natural elements in AND CIVIC CLUSTERS the district are to be complemented by a quality public realm with a focus on public open space and landscaped pedestrian linkages.

WHAT SPATIAL STRATEGIES WILL ACHIEVE THE VISION?

Five strategic directions or building blocks provide shape and give order to areas of Cape Town and the District.

The first building block is the METROPOLITAN OPEN SPACE SYSTEM (MOSS) aimed at retaining and enhancing key nature areas 4. EDGES (such as Table Mountain, biodiversity assets, the coastal environment and Salt River system) and providing an accessible system of open spaces, parks and sports fields in the district.

The second building block is an ACCESSIBILITY GRID consisting of a primary and secondary grid, forming the basis for city-wide and inter- district public transport routes and a tertiary grid forming the basis for local public transport routes.

The primary grid within the district includes the north-south routes of Koeberg Road and Victoria Road leading to the southern suburbs and 5. DESTINATION PLACES an east-west linkage along Voortrekker Road continuing into the city centre and Sea Point. The secondary system aims to provide further linkages within and across the district in order to move away from the existing radial movement system focussed on the CBD.

The third building block is a system of ECONOMIC OPPORTUNITY ZONES (including intense economic activities) and CIVIC CLUSTERS (including quality public space and social facilities). These are located on the ACCESSIBILITY GRID, meaning that opportunities are closer to public transport and people. Higher order OPPORTUNITY ZONES relate to the primary accessibility grid, in particular the urban core area stretching from the CBD along the Voortrekker Road corridor.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 4

The fourth building block is a system of EDGES that avoid development in unsuitable areas and manage the growth of the area. The urban edge in this district serves as a resource protection mechanism that protects Table Mountain. The coastal edge directs development according to key natural informants.

The fifth building block is a system of DESTINATION PLACES, which will provide improved and new high-quality public places for residents and visitors to enjoy the area. Destination places in the district are focussed on places of outstanding natural value, the connection to the coast as well urban places with unique character and amenity value.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 5 4. THE PLAN

WHERE SHOULD DEVELOPMENT BE AVOIDED OR LIMITED?

Six Environmental Impact Management (EIM) zone plans respond to this question. The EIM zones are based on the environmental attributes of the district. Attached to these zones is an indication of suitable types of activities (ranging from undesirable activities, to those that may not have a significant impact) as well as guidelines for management of these activities.

The EIM zones enable activities and development that support the vision for the district, and protect and enhance GREEN ROOMS AND LINKS while respecting EDGES.

EIM ZONE 1: HYDROLOGICAL ZONE

EIM Zone 1 includes areas at risk of flooding, rivers (e.g. around the Salt River system and ) and associated buffers, wetlands (riparian wetlands associated with the Black and Liesbeeck Rivers and semi- natural wetlands around Wingfield/Acacia Park), and aquifers (various small, mostly lower-yielding aquifers). In general, any land use or activity that will have an impact on the vegetation cover or hydrological functioning of this zone is not supported. There are a number of activities (e.g. essential road, rail, pipeline and cable crossings and bridges) that may have an impact and may be accepted once EIAs have been completed, provided appropriate mitigation measures are put in place. Low-impact activities such as conservation activities and low-impact public open space areas are generally accepted in this zone.

EIM ZONE 2: COASTAL AND DUNE ZONE

EIM Zone 2 includes the coastal edge, flood and storm event areas (e.g. coastline and vulnerable areas around Paarden Eiland and the Salt River system), and embryo dunes (Paarden Eiland and Koeëlbaai). In general, any activities that will impact on the coastal environment and natural coastal processes are not supported in this zone. There are a number of other activities that may be considered dependent on EIA findings and appropriate mitigation measures. These include activities such as tourism facilities, agricultural activities, infrastructure, etc. Low-impact activities such as conservation activities and low- impact public open space areas are generally accepted in this zone.

EIM ZONE 3: CONSERVATION AND BIODIVERSITY ZONE

EIM Zone 3 includes conservation (Table Mountain National Park, Raapenberg Bird Sanctuary) and core flora sites, biodiversity network sites (Oudekraal, Two Rivers Urban Park area and Wingfield), and remaining natural remnants. In general, any activity that will have an impact on the vegetation cover or ecological functioning of an area is not supported in this zone. In particular, reserves should be regarded as “no-go” areas for development. It is recognised that certain infrastructure and essential engineering services may be required and could be considered dependent on EIA findings and mitigation measures. Low-impact activities such as conservation activities, hiking trails and walks, and low-impact public open space areas are generally accepted in this zone.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 6

EIM ZONE 4: CULTURAL AND RECREATIONAL RESOURCES ZONE

EIM Zone 4 includes UNESCO World Heritage Sites (Table Mountain and Robben Island), archaeological sites (Table Bay Harbour, burial sites in Green Point), significant heritage resource areas (a number of declared and proposed urban conservation/heritage areas), special areas, forced removal sites, scenic routes (De Waal Drive, Eastern Boulevard, Victoria, Kloofnek, Tafelberg Roads, etc) and structuring open spaces. Any development within these areas needs to be sensitive and context-appropriate within the surrounding landscape. In particular, any development edging a scenic route should not compromise or restrict views. Activities which could damage heritage buildings or sites must be avoided. Activities within an open space should not compromise the functioning of the open space as a recreational or biodiversity component.

EIM ZONE 5: ECONOMIC RESOURCES ZONE

EIM Zone 5 includes priority mineral resource areas (economically significant sand resources underlying eastern portion of the district). In terms of mineral resource areas, urban and infrastructure development should be avoided prior to mineral extraction. However, urban development has taken place on virtually all of this deposit, and it is therefore not available for mining.

EIM ZONE 6: URBAN USES AND UTILITIES ZONE

EIM Zone 6 includes an airport noise buffer area (relating to ), existing industrial (the Paarden Eiland, Epping and Woodstock/Salt River area along Voortekker Road) and commercial areas (CBD, V&A Waterfront and along main movement routes) and service infrastructure servitudes. Industrial activities need to comply with air emission standards and ensure management of storm water and treated effluent. In terms of infrastructure and utility servitude areas the construction of permanent structures, other than those related to service provision are not supported.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 7 4. THE PLAN

WHICH AREAS SHOULD BE DEVELOPED AND WHAT FORM SHOULD THIS TAKE?

The New Development Areas Plan identifies significant areas for new urban development on undeveloped land and proposes a form that supports the vision and is aimed at reinforcing the spatial building blocks for the area.

District Six

As a strategic land parcel close to the CBD, the appropriate redevelopment of District Six (1) will contribute to major urban restructuring in this district. The spatial impact of redevelopment of the approximately 42 ha area would be significant, not only in the historic sense of restitution, but also in the large number of housing opportunities that will be afforded and the return of life and activity into what is currently a derelict and degraded environment in a prominent location.

It is anticipated that development will take a medium to high-density (but relatively low-rise) form with a variety of housing types. An appropriate scale of development and a quality built environment with a strong focus on the public realm is necessary to ensure an integrated inner city development. A substantial green link is envisaged as part of future development – an open space system that stretches from Devil’s Peak through to Trafalgar Park. In addition, strong physical and visual links throughout the area are to be created by an emphasis on the public environment of streets, squares and parks. The movement system and layout are to be informed by the recognition of historical remnants while promoting physical integration with the surrounding urban fabric.

District Six has the potential to become an important location in the City for educational, religious and cultural facilities that serve both the community and the wider region. The intention is for the future development to offer a mix of land uses in close proximity to residential opportunities. Land uses are to be compatible and may include a variety of commercial, institutional and public uses as well as light industrial activities. The major streets and other points of high accessibility, particularly Keizersgracht and Tennant Street, should allow for an appropriate mix of uses (with residential uses located above more commercial uses on the ground and first floors).

Wingfield

Given its strategic location and size Wingfield (2) offers a significant urban redevelopment opportunity. However, this would require a coordinated attempt to develop various landholdings resulting in a complicated spatial configuration and challenging procedural issues.

The development vision for the site is that of a mixed-use area with a high residential density that contributes to a liveable environment. The housing mix should focus on social and gap housing but should not preclude higher income housing. The facilities planned for the site should serve the new residents but also become part of a node that is accessible to the wider community. It is suggested that, where possible, areas of natural value in particular along the eastern boundary be retained as natural corridors that complement the proposed adjacent urban development. The site should be developed in such a way that it is accessible from surrounding areas and integrates with the local context. Apart from the residential opportunities that it holds, the development of the site is also integral to the notion of the “urban backbone” and the intensification of the Voortrekker Road corridor.

Infill opportunities

Given this district’s potential in terms of employment opportunities and other amenities, smaller parcels of vacant land and infill sites can potentially address the need for affordable residential fabric by means of medium and high-density mixed-use development. Various pockets of land of varying size are available across the district (3). Not all of these might be suitable for development. In areas where there are insufficient levels of public open space, vacant land should rather be preserved and upgraded to provide recreational facilities and parks. In any instance where development is considered, the built form and integration with the surrounding urban fabric will be of utmost importance. An audit of such land parcels within the district is currently being completed and will provide guidance on land availability and suitable development options.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 8 2009 Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 9

4. THE PLAN

WHAT NEEDS TO CHANGE IN EXISTING AREAS TO MAKE THEM WORK BETTER?

The Urban Restructuring and Major Upgrading Plan responds to this question. It promotes significant changes in land use in particular areas and identifies areas where major upgrading and investment is required.

Open space system

The open space system reflected in this framework promotes integration between various green components as part of a linked system. The upgrading and enhancement of the natural environment and the development of sports and recreational facilities are important elements in this district. The following are to be considered in particular:

Table Mountain (1) is a major environmental feature that requires appropriate protection, particularly around areas where there is conflict between development interests and the conservation of the natural environment. Instances where possible urban edge amendments could be considered in future to allow sensitive interventions include the Magazine site and the quarry. The natural topography of the Table Mountain chain is to be integrated into the urban fabric by means of a series of “green fingers” or mountain-to-sea linkages (2) that extend towards the coast. These areas are intended to contain recreational green spaces that form part of a continuous open space system. A continuous pedestrian link along the coast (3), stretching from the Atlantic Seaboard to the area is to be enhanced where it is already in place (existing promenade) and added to in order to create an amenity of metropolitan value. Innovative design can enable new green amenities in areas of residential density, for example the upgrade of Maitland Cemetery (4) to act as a multi- functional open space. Metropolitan scale parks are proposed at Green Point and as part of the Two Rivers Urban Park (5). It is proposed that open space upgrading in the form of local parks seek opportunities within the local linear open space system. Similarly, an approach should be followed whereby rivers are considered as important natural elements that not only have a recreational purpose but also serve an ecological function (6).

Transport infrastructure

The vehicular movement pattern in District A is characterised by strong traffic flow towards the Cape Town CBD during the morning peak period and away from it during the afternoon peak period. In order to move towards the envisaged accessibility grid, several route connections are proposed to promote integration in the area and to strengthen connectivity and general mobility. In the Wingfield area (7), in addition to new internal circulation routes, the completion of Aerodrome Road is encouraged as well as the extension of Frans Conradie from Goodwood in the east, through Wingfield along an extension of Sable Road that would link into Koeberg Road. As part of an inter- district development route, a proposed extension to Berkley Road (8) that connects with Malta Road/ Albert Road (Lower Main) is supported.

Other changes to the movement system focus on key interventions as part of the current Integrated Rapid Transport (IRT) initiative. Several routes that form part of the initial implementation phase are located in this district and a significant improvement in public transport operations is expected. In addition, various non-motorised transport initiatives have been identified, some of which are currently being implemented in the central city (9). The Cape Town Station (10) is currently undergoing major upgrading and feasibility studies are exploring the possibility of sinking the railway lines.

Intensification and major land use change

To promote development within economic opportunity zones, several strategic sites are identified where intensification of land use and a greater mix of uses should occur. These include the Athlone (11), Somerset Hospital precinct (12), Culemborg (13), Maitland Abattoir (14), Oude Molen (15), and the old Conradie Hospital site (16).

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 10 2009 Other opportunities in the district relate to changes of use and intensification of existing development. The CBD and Foreshore (17) remains the focus of intense commercial, business and residential land uses. This trend is set to continue and should be supported by policies that facilitate an appropriate built form and public environment. The East City (18) stretching towards Woodstock is seen as an intensive mixed-use area with significant urban regeneration potential. A number of private initiatives illustrate the trend towards creative industries locating in this area. The beachfront area of Sea Point (19) is suitable for more mixed land uses on the ground level of existing buildings in order to maximise the recreational opportunities of the area. The emphasis should be on the improvement of the pedestrian environment and amenities related to this. A gradual change of land use is foreseen in Paarden Eiland (20). Traditionally an industrial area, it is suited to mixed-use development, including retail, offices and residential use as a result of its location attributes. Intensification is also identified for the activity route along Voortrekker Road (21) linking Cape Town and the Bellville CBD. This proposed intensification places a greater emphasis on mixed land use opportunities along the corridor while making provision for high-density housing opportunities together with more commercial nodes at selected locations. In addition to the precinct, mixed-use intensification in Langa (22) should be focussed on Washington Drive.

Public facilities and public space

Urban and civic upgrade areas have been identified where investment should be directed towards public space and/or facilities and include the following: parts of the CBD, in particular the foreshore and areas associated with critical public links and NMT routes (23) and Woodstock along Victoria Road, focussing on the Woodstock Town Hall precinct and further along Victoria Road towards Observatory around Station Road (24). In future, the interface between the Wingfield site and Voortrekker Road will become critical as an area for civic upgrade (25). Parts of Langa, in particular Bhunga Drive and Washington Drive (26) have also been identified as improvement areas.

A number of special places have been proposed in this district. Various levels of intervention and investment are necessary to enable these places to function as attractions that facilitate celebration, recreation, amenity, memorial and cultural interest. Natural special places include Table Mountain, and the Two Rivers Urban Park. The city/sea interface (V&A Waterfront and potentially the harbour precinct) is a coastal special place, while urban special places include the (as part of a network of public spaces), Athlone Power Station and the Maitland Cemetery.

Public housing: informal settlement upgrade

Informal settlement upgrade is a priority. The City has a constitutional obligation to provide basic services to residents. In addition and where possible in terms of human safety considerations, informal settlements will be upgraded incrementally to permanent settlement areas, as dignified neighbourhoods with associated social and economic opportunities. Local area plans will guide this process.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 11 2009 Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 12

4. THE PLAN: THE FULL PICTURE

The composite district Spatial Development Plan combines new development area and urban restructuring proposals with informants drawn from the environmental management framework’s EIM zones. It therefore serves to synthesise and resolve land use proposals. The following proposals are reflected in the plan:

• Natural open space: This includes major areas to be conserved as natural open space comprising existing protected areas; elements of the biodiversity network which should be subject to protection and which form key components of a linked network of natural open space as well as flood prone areas, river courses, wetlands and associated buffers; areas within the coastal protection zone and sensitive embryo dunes. These areas include the Table Mountain National Park, the coastline, various wetlands and the Salt River system.

• Open space: This includes open space which could be used for a range of active and passive social, recreational, cultural and economic activities and utility services at both a metropolitan and district level. The focus is on promoting continuities in the system and maximising diversity in its use.

• Land use transport network: The plan reflects route links to complete the accessibility network contributing to improved transport links with the rest of the City and within the district. Increased intensity of land use is proposed along key activity routes (Victoria Drive in Camps Bay; Somerset Road and Main Road Sea Point; ; Darling Street along Sir Lowry and into Victoria Road/Main Road; from Victoria Road along the Salt River and continuing along Voortrekker Road), at points along development routes (Jan Smuts Drive from Athlone northwards through Pinelands and into Berkley Road with a proposed extension; Buitengracht; Frans Conradie Road, continuing from Goodwood in the east, with a proposed extension along the upper end of Wingfield; and Marine Drive ), which will form the backbone of the trunk or line haul road-based public transport network, as well as in relation to accessible modal interchanges. A greater mix of land use activity should also be considered along local activity routes and other structuring routes in support of feeder road-based public transport services.

• Urban development: These areas should be considered for a wide variety of urban uses which could include housing development, public open spaces, community facilities, local business development (where appropriate), but should not include noxious industrial uses. Several uses are specifically differentiated within the broad urban development category. o Mixed-use intensification: These areas (which contribute to realising the concept of economic opportunity zones) should be promoted as the focus for intense urban development accommodating a mix of space-intensive uses. This is proposed in areas that are accessible and reinforce the public transport network and system of structuring routes. Major opportunities relate to the central city, the Main Road and Voortrekker Road corridors in particular. o General industrial development: This type of activity is retained in Epping and portions of and Paarden Eiland.

• Urban/civic precincts: These areas should be the focus of public investment in public and social facilities contributing to clusters of complementary uses and quality public spaces which improve the urban environment. These are associated with intense urban environments, located close to public transport where commercial and high-density residential activity is encouraged. Higher order urban civic precincts include portions of the central city, Woodstock, Observatory, Wingfield and Langa with other lower clusters throughout the district.

• Destination places: A set of destination places are identified in this district with core proposals relating to: o Realising development opportunities associated with the central city’s proximity to the sea and the potential reconnection to the water’s edge. o Promoting the natural and recreational role of Table Mountain, Signal Hill and the proposed Two Rivers Urban Park.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 13 2009 o Public investment in a number of urban special places – the Grand Parade as part of a network of central city public spaces, the proposed mixed-use precinct at the Athlone Power Station and a focus on the potential role that the Maitland Cemetery can play in an urban environment.

• Urban and coastal edge: The urban edge in this district serves as a resource protection mechanism for the Table Mountain National Park. The coastal edge is defined in order to protect coastal ecological processes and to steer development away from flood prone areas in future.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 14 2009 Key Major land use designations

Mixed-use Mixed use and intensification high-density residential development New urban infill New urban development with the opportunity for a range of urban uses, excluding noxious industry New industrial General development industrial development Urban Urban development development with the opportunity for a range of urban uses, excluding noxious industry Risk industry Noxious industry or industry that carries high risk Industrial General development industrial development Natural open Nature areas space Open space Public open space use

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 15

5. IMPLEMENTING THE PLAN

WHERE ARE THE PRIORITIES AND WHAT IS THE PLAN OF ACTION?

Several priority local planning and investment areas will be identified in order to implement the plan. Input from public engagement is an essential part of this process. These inputs will be balanced with the need to be strategic in focussing on projects with maximum impact and highest alignment with the spatial strategies of the City SDF and district SDP and programmed with due regard for resources available to undertake projects.

Based on the technical review and inputs to date, several planning and investment focus areas have been identified including:

• preliminary local planning areas where further planning is required to guide local land use change or define capital investment interventions; and • capital investment action areas both in the short, medium and longer term.

These are included in Annexure A and will be amended, prioritised and programmed with inputs from the engagement process on the draft SDP.

It should be noted that capital investment will occur across the district on a range of public facilities, infrastructure and services (roads, bulk services, etc). The focus on action areas is therefore not comprehensive but strategic, focussing on areas where multi-sectoral intervention is needed to ensure high-impact restructuring and upgrading within the district.

HOW WILL THE PLAN GUIDE DECISION-MAKING REGARDING DEVELOPMENT APPLICATIONS?

While the SDP/EMF will guide areas for future planning and capital investment, it also forms part of a package of policies that will guide land use and environmental decision-making. As part of the implementation of the plan, decision support tools are proposed to simplify access to information for decision makers in the public and private sector.

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 16 2009 Annexure A: Preliminary local area planning projects matrix Local action area project Lead actions Responsibility Timeframe Priority planning area Capital investment focus

High Medium Low Short Medium Long

rid term term term g

cessibility cessibility Green Ac Opportunityzones Civicprecincts places Destination

• Central City Development Strategy • Voortrekker Road activity corridor • Paarden Eiland focus area • Wingfield redevelopment proposals • Green Point and Sea Point development guidelines • Culemborg/Maitland planning area Note: This table will be completed and updated following stakeholder engagement

Draft Technical Report 1: SDP / EMF District A - Exec Summary - For comment Aug 2009 17