Centurion CBD Development Framework

November 2014

TABLE OF CONTENTS 4.4 PUBLIC SPACE AND LANDSCAPING FRAMEWORK ...... 34 4.4.1 Objectives ...... 34 1 INTRODUCTION ...... 1 4.4.2 Public Spaces...... 34 4.4.3 Landscape and Cityscape Strategy ...... 35 1.1 PURPOSE AND AIMS OF THE CENTURION DEVELOPMENT FRAMEWORK ...... 1 4.5 URBAN BLOCK AND BUILT FORM GUIDELINES ...... 45 1.2 REPORT STRUCTURE ...... 1 4.5.1 Objectives ...... 45 1.3 STUDY AREA ...... 1 4.5.2 Built Form Strategy ...... 45 2 STRATEGIC ASSESSMENTS...... 2 4.5.3 Urban Block and Building Form Principles...... 45 4.5.4 Development Control ...... 48 2.1 CONTEXT ...... 2 2.2 SUMMARY OF THE URBAN PERFORMANCE ASSESSMENTS ...... 3 5 ESTIMATED CAPITAL COSTS ...... 51 2.2.1 Thrust: Improving Accessibility, Connectivity and Efficiency (Access) ...... 4 5.1 QUANTIFICATION OF CENTURION CBD GROWTH TO 2020...... 51 2.2.2 Improve and Enhance Environmental Quality, Safety and Security (Vitality) ...... 4 5.2 IMPLEMENTATION APPROACH ...... 51 2.2.3 Establishing a sense of belonging Identity and dignity (Sense) ...... 5 5.3 IMPLEMENTATION COSTS ...... 52 2.2.4 Making space for lifestyle needs and growth (Fit) ...... 5 5.4 STORM WATER INFRASTRUCTURE AND FLOOD RISK MANAGEMENT: SUMMARY OF ESTIMATED COSTS ...... 53 2.2.5 People Development and Involvement (Control)...... 5 5.5 ELECTRICITY: SUMMARY OF ESTIMATED COSTS ...... 57 2.3 GROWTH ESTIMATES ...... 5 5.6 WATER AND SANITATION COSTS ...... 58 2.3.1 Growth Assumptions ...... 5 5.6.1 Water Costs ...... 58 3 CONCEPTUAL FRAMEWORK FOR DEVELOPMENT ...... 9 5.6.2 Sanitation Costs ...... 59 5.7 ENVIRONMENTAL ...... 60 3.1 ROLES FOR THE STUDY AREA ...... 9 5.8 ENVIRONMENTAL AUTHORISATIONS ...... 61 3.2 DEVELOPMENT PRINCIPLES ...... 9 5.9 TRANSPORTATION COST ESTIMATES ...... 63 3.3 VISION ...... 9 5.9.1 Infrastructure Improvements linked to the ICC ...... 63 3.4 SPATIAL CONCEPTS ...... 10 5.9.2 Infrastructure Improvements linked to Symbio City ...... 63 3.4.1 Connecting into the Wider Metropolis and surrounding region ...... 10 5.9.3 Infrastructure Improvements linked to Public Transport – BRT ...... 63 3.4.2 Providing Adequate Capacity for Growth in an Integrated Manner ...... 10 5.9.4 Infrastructure Improvements linked to Public Transport – NMT...... 63 3.4.3 Creating a more Responsive and Human Scaled Urban Environment ...... 10 5.9.5 Infrastructure Improvements for parking...... 63 4 SPATIAL DEVELOPMENT FRAMEWORKS...... 14 5.9.6 Infrastructure Improvements linked to the ICC ...... 63 5.9.7 Infrastructure Improvements linked to Symbio City ...... 63 4.1 LAND USE FRAMEWORK ...... 14 5.9.8 Infrastructure Improvements linked to Public Transport – BRT ...... 64 4.1.1 Land Use Objectives ...... 14 5.9.9 Infrastructure Improvements linked to Public Transport – NMT...... 64 4.1.2 Land Use Categories ...... 14 5.9.10 Infrastructure Improvements linked to Public Transport – NMT ...... 64 4.2 TRANSPORTATION FRAMEWORK ...... 17 4.2.1 Objectives ...... 17 6 APPENDICES ...... 65 4.2.2 Enhancing the Access and Circulation Networks ...... 17 6.1 APPENDIX 1: STRATEGIC INTEGRATED ASSESSMENT ...... 65 4.2.3 Regional Road Access Network ...... 17 6.2 APPENDIX 2 : TRANSPORT AND INFRASTRUCTURE MASTER PLANS...... 71 4.2.4 Local Circulation Network ...... 18 6.2.1 Appendix 2A : Traffic Engineering Report ...... 71 4.2.5 Public Transport ...... 19 6.2.2 Appendix 2B : Water and Sanitation Report...... 71 4.2.6 Non - Motorised Transport (NMT) ...... 19 6.2.3 Appendix 2C : Storm Water and Flood Management Report ...... 71 4.2.7 Parking ...... 20 6.2.4 Appendix 2D : Electricity Reports ...... 71 4.2.8 Traffic Safety ...... 21 6.2.5 Appendix 2E : Geotechnical Report...... 71 4.2.9 Transport Demand Management ...... 21 4.2.10 Intelligent Transport Systems ...... 21 4.3 ENVIRONMENTAL FRAMEWORK ...... 27 Note: cover aerial photograph sourced from www.aurecongroup.com 4.3.1 Objectives ...... 27 4.3.2 Open Space Assets ...... 27 4.3.3 The Open Space Framework ...... 27

Centurion CBD Master Plan – Development Framework – December 2013

LIST OF FIGURES are secondary access routes through centurion. The routes should become tree lined boulevards with low shrubs and groundcovers along property boundaries...... 40 Figure 1: Locality Plan ...... 1 Figure 30: Lenchen Avenue: Conceptual sketch of street upgrading showing tree lined boulevard and Figure 2: Study Area ...... 2 potential NMT facilities ...... 41 Figure 3: The Economic Triangle ...... 3 Figure 31: Impressions : Improve the pedestrian environment with tree planting, and canopies and Figure 4: Region 4 Spatial Development Framework ...... 3 colonnades that edge the civic space ...... 41 Figure 5: Urban Block Restructuring Concept ...... 11 Figure 32: Impressions : Reinforce the identity or sense of place in the proposed Centurion’s civic space with landscape elements that reflect Centurion’s riverside character ...... 41 Figure 6: Regional Spatial Structure ...... 12 Figure 33: Impressions : Emphasise the civic space with a key landmark building or landscape feature Figure 7: CBD Spatial Concept ...... 13 ...... 42 Figure 8: Land Use Framework ...... 16 Figure 34: Impressions : Facilitate public activity with hard surfacing, street furniture and trees/ Figure 9: Interchange Improvements ...... 18 planting ...... 42 Figure 10: Intersection Upgrading ...... 18 Figure 35: TICC: Conceptual sketch of the African Gateway Precinct landscaped civic space with trees Figure 11: Examples of Pedestrian Crossing Improvements ...... 20 and colonnaded building edge, including South Street as part of the overall public space ...... 42 Figure 12: Access and Road Circulation Network ...... 22 Figure 36: “Bazaar” Route within Gautrain Station Precinct: Conceptual sketch of pedestrian route showing overlooking of the space with an active ground floor and pedestrian focus ...... 43 Figure 13: Public Transport Network ...... 23 Figure 37: Public Space and Landscaping Framework ...... 44 Figure 14: Proposed IRPTN Alternatives 1-3 ...... 24 Figure 38: Perimeter buildings enclose streets and spaces and allow for active edges and overlooking Figure 15: NMT Framework...... 25 ...... 46 Figure 16: Parking Framework ...... 26 Figure 39: Perimeter blocks edging the street with internal communal courtyards – accessible from Figure 17: Open Space System ...... 33 both sides ...... 46 Figure 18: Moses Mabhida Stadium, Durban ...... 36 Figure 40: Wrap larger buildings with smaller units to create an active frontage ...... 46 Figure 19: Impression of Urban tree lined recreation route ...... 36 Figure 41: Global landmarks terminating views ...... 47 Figure 20: Impression of Circular recreation route ...... 37 Figure 42: Local landmarks – Unitas Hospital and Gautrain Station ...... 47 Figure 21: Impression of Landscaped pedestrian route edging park ...... 37 Figure 43: Keep well proportioned height ratios relative to type of street ...... 48 Figure 22: South Street between Heuwel/ Embankment Road: Conceptual Sketch indicating NMT Figure 44: Built Form Guidelines ...... 49 upgrading ...... 37 Figure 45: Centurion CBD Vision ...... 50 Figure 23: Jean Avenue: Conceptual sketch of street upgrading showing activity streets with active ground floor and pedestrian focus ...... 38

Figure 24: Impression of West Avenue special landscape treatment - wide tree lined pavement and active groundfloor ...... 38 Figure 25: Impression of West Avenue (north) running along Centurion Park -reinforce riverine character with an avenue of 'feature trees’ along the park-side with a wide pavement ...... 39 Figure 26: Extract of conceptual layout of West Avenue between Lenchen Avenue (south) and Gerhard Street (north) emphasis on pedestrian/ cycle priority with an avenue of trees, pedestrian boulevard, defined public spaces ...... 39 Figure 27: West Avenue: Conceptual sketch of street upgrading showing two way traffic with pedestrian boulevard , two way cycle route and active ground floor edge onto West Avenue ...... 39 Figure 28: Tree lined boulevards establish a strong identity and improve the micro climate ...... 40 Figure 29: John Vorster Drive: Conceptual sketch of street upgrading showing major tree lined boulevard and potential NMT facilities/ promenadeHendrik Verwoerd Drive and Lenchen Avenue

Centurion CBD Master Plan – Development Framework – December 2013

Table 27 : SCENARIO ONE: Includes normal incremental growth + additional development LIST OF TABLES applications not accounted for in CoT modelling for all sectors ...... 61 Table 1 : Urban Performance Dimensions (Kevin Lynch, Good City Form) ...... 4 Table 28 : SCENARIO TWO: Includes Scenario One + African Gateway Precinct ...... 61 Table 2 : Base Year 2013 Scenario – Existing Development Estimnate (Phase One) ...... 6 Table 29 : SCENARIO THREE: Includes Scenarios One and Two + Symbio City ...... 62 Table 3 : Phase Two Scenario – 2015 ...... 7

Table 4 : Phase Three Scenario – 2020...... 7 Table 5 : Phase Four Scenario – Ultimate Development ...... 8 Abbreviations Table 6 : Roles for Study Area ...... 9 CBD Central Business District Table 7 : Development Principles ...... 9 CoT City of Tshwane Table 8: Parking garages ...... 20 FAR Floor Area Ratio Table 9: Gautrain parking ...... 20 ICT Information and Communications Technologies Table 10: Parking areas ...... 21 IRT Integrated Rapid Transit Table 11 : Open Space System Elements ...... 27 IRPTN Integrated Rapid Public Transport Network Table 12 : Open Space System Elements in the Study Area...... 28 NMT Non Motorised Transport Table 13 : Open Space Character and Development Interventions ...... 29 SDF Strategic Development Framework – Table 14 : Summary of Costs for Growth Scenarios ...... 52 TOD Transit Oriented Development Table 15 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in

Identified Blocks – September 2013 (1) 2020 Scenario (includes incremental growth plus backlog) .53

Table 16 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in Identified Blocks – September 2013 (2) 2020 Scenario + African Gateway Precinct (includes incremental growth plus backlog) ...... 54 Table 17 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in Identified Blocks – September 2013 (2) 2020 Scenario + African Gateway Precinct + Symbio City (includes incremental growth plus backlog) ...... 55 Table 18 : Cashflow and Cost Summary for Rehabilitation of Centurion Lake based on Report by BKS (2008) – All Scenarios (1, 2 and 3) ...... 56 Table 19 : Implementation Plan for the Main Electrical Networks: 2014/15 to 2019/2020 Financial Years ...... 57 Table 20 : WATER SUPPLY SCENARIO 1 (Listing and costing of projects to implement requisite service) Estimates only ...... 58 Table 21 : WATER SUPPLY SCENARIO 2 (Listing and costing of projects to implement requisite service) ...... 58 Table 22 : WATER SUPPLY SCENARIO 3 (Listing and costing of projects to implement requisite service) ...... 58 Table 23 : SANITATION SCENARIO 1 (Listing and costing of projects to implement requisite service) 59 Table 24 : SANITATION SCENARIO 2 (Listing and costing of projects to implement requisite service) 59 Table 25 : SANITATION SCENARIO 3 (Listing and costing of projects to implement requisite service) 59 Table 26 : SECTOR PROJECTS (Listing and costing of projects to implement requisite service) ...... 60

Centurion CBD Master Plan – Development Framework – December 2013

1 Introduction Section Two Strategic Assessment – Summarises the work of the planning team around the status quo of the study area and integrates it into a strategic assessment of the issues and needs for the study area. 1.1 Purpose and Aims of the Centurion Development Framework Section Three Vision and Conceptual Framework for Development – Outlines the vision, roles, key The Centurion Metropolitan Node is currently facing a significant increase in development pressures development principles and concepts required to direct development in the study area. and interest as a result of its very high locational advantages within the Johannesburg, Tshwane, and Section Four Development Frameworks – Describes the growth scenarios anticipated for the area, Ekurhuleni economic triangle. as well as, the guiding frameworks for Environmental Management, Land Use and Activities, Access In the case of the Centurion CBD specifically the City of Tshwane (CoT) recognises the need to and Circulation, Public Space and Landscape. urgently review its planning as part of the Centurion Metropolitan Node planning across a number Section Five Appendices – Strategic Integrated Assessment and Infrastructure Master Plan reports. of built environment sectors so that development can be unblocked in a prioritised and phased manner in accordance with a clearly articulated development vision for the period up to 2055. 1.3 Study Area Moreover, the review is to also assess the implications of two key large scale development initiatives (i.e. the CoT driven African Gateway Precinct which consists of the Tshwane International The Study Area as shown in Figure 1 and Figure 2, is very well located within the economic triangle Convention Centre and Governmental Precinct, and the privately driven Symbio City proposals). of Johannesburg, Tshwane and Ekurhuleni and includes a triangular area of land approximately 1000 hectares in extent and which is bordered by the N1, the N14, and Clifton Avenue. The area forms the The CoT has also recognised that the CBD area, whilst still viable as a business and residential area Central Core of the Centurion Metropolitan Node as identified in both the Tshwane Metropolitan has lost its identity, human scale and overall townscape and urban quality. The significant SDF and the Tshwane Regional 4 SDF. development pressures thus represent a very real opportunity to restructure the urban fabric of the CBD and to upgrade it into a high quality metropolitan business destination and high performance urban living area. This document consolidates the key outcomes of a suite of Infrastructure Master Plans into an integrated development framework which articulates a longer term vision for the study area in accordance with the vision of higher levels of planning of CoT. As such, this framework, in conjunction with the Infrastructure Master Plans, provides the following:  a vision for the study area that directs future development so as to enable the creation of a more sustainable urban destination of choice  guidelines for land use mix, distribution and intensity, as well as, for built form, public space and landscape that will lead to a high quality and a high performance urban environment  an indication of short and medium term investment in infrastructure (i.e. roads, water , sanitation, electricity, storm water and flood risk) to accommodate anticipated urban development  a “tool” for managing day to day development applications from the private sector in accordance with the vision  an assessment of the implications of the proposed large scale development interventions of the African Gateway Precinct and Symbio City on transportation, water, sanitation, electricity, storm water and flood risk management infrastructure

1.2 Report Structure

Section One Introduction – Describes the study area and purpose and aims of the Centurion Development Framework. Figure 1: Locality Plan

Centurion CBD Master Plan – Development Framework – December 2013 Page 1

The study area contains a number of discernable urban districts each of which display different 2 Strategic Assessments characteristics and each of which are in different stages of development. The following sections provide a summary of the results of the assessments done by the team and  Zwartkop – The south western district is predominantly low density special residential with a highlight the important quantitative and qualitative informants that have been used to prepare the mix of zones accommodating low order commercial and community uses at the major Development Framework. entrances to this portion of the site. Development is in a regular suburban pattern with a clear structure with little change currently occurring.  Die Hoewes – The north eastern district is an old agricultural small holdings area and displays a 2.1 Context very mixed, irregular and suburban pattern of development indicating a precinct in significant The Centurion CBD forms the business core of the Region 4 Metropolitan Node identified in both the transition with significant potential for further rezoning, upgrading and development to occur. Tshwane Metropolitan Spatial Development Framework as well as the Region 4 Spatial Development  Centurion CBD – The original historic CBD of the town of Centurion is a mixed use district Framework. The node is centred on the original town and business centre of the old town of centred on a very large shopping centre and contains a mix of retail, offices, light/service Centurion and it accommodates and supports the expanding high technology cluster that has industrial and public open space. The spatial structure of the area is reasonably regular, but is established in this highly accessible location within the “economic triangle” of Johannesburg, suburban in character, significantly car oriented and displaying insular clusters of single use Tshwane and Ekurhuleni. zones separated by wide and “spaceless” road corridors. Figure 3 and Figure 4 below indicate the location of the node in the economic triangle and in Region

4 of the CoT. The key regional pressures driving development in the study area include:  Increasing urban and regional growth patterns and forces driven by significantly high locational advantages, rapidly emerging high technology and logistics industry and related financial and business service sectors resulting in numerous and varied business and higher density residential development applications.  Collective and strategic impacts of urban and regional scaled social, environmental and economic dynamics induced by policy shifts and / or associated large scale development programmes and infrastructural interventions and developments (e.g. Gautrain, BRT, housing, environmental management, spatial restructuring).  The need to respond to two key large scale development initiatives generated by the improving locational advantages of the Node (i.e. the CoT driven African Gateway Precinct consisting of the Tshwane International Convention Centre and Governmental Precinct, and the privately driven Symbio City project including the Zwartkop x 28 proposal).  Strategic development management imperatives motivated by climate change scenarios, increased social awareness and pressure on the use of, and management costs of, environmental resources and infrastructure, and the recognition by city managers of the need to create more “environmental shock” resistant / resilient human settlements.  The increasing recognition of the need to restructure and reshape urban areas into more integrated, more responsive and more competitive urban working, living and playing environments. In addition to the above it has been recognised in current planning reviews within the metropolitan region that the Centurion Node has the potential to be one of the most accessible locations within Figure 2: Study Area the economic triangle that still has significant expansion potential to accommodate growth, but more significantly to do so in a manner which responds to the significant policy imperatives calling for more sustainable, “smart” and innovative urban development responses. Figure 3 and Figure 4 indicate the excellent location of the study area within the Gauteng “economic triangle” and the extent of mixed use development proposed around the Centurion CBD.

Centurion CBD Master Plan – Development Framework – December 2013 Page 2

The following extract for the Regional SDF for Region 4 which describes the node within which the CBD falls and as such informs the future planning of the CBD. “Metropolitan Nodes - these are primary nodes of the highest order. These nodes accommodate the highest degree of service specialisation and offer the widest range of services. Often, metropolitan nodes will have regional/provincial significance. In the context of Tshwane, Metropolitan nodes are those nodes within the City benefiting from the investment of the private sector. Equally important is Centurion that these nodes serve as economic hubs and focal points for employment opportunities. The role of the public sector in such nodes is to manage the range of growth, provide infrastructure in line with the growth management plan and maintain the urban environment. Such localities are also where the most extensive land use rights, including densities, are likely to be supported, also in line with the growth management strategy.”

2.2 Summary of the Urban Performance Assessments

The quality and performance of the CBD as a living environment has been identified as wanting. This is a manifestation of decreasing regional accessibility, pressure on the capacity of infrastructure and, equally as important, a significant decrease in the environmental quality of the area evidenced by car dominance and poor pedestrian environment, degraded natural environment of the river, increasing development of gated business and residential communities and poor urban spatial quality. Figure 3: The Economic Triangle A set of urban performance dimensions, developed by theorist and urban planner Kevin Lynch in his book “Good City Form”, and described below in Table 1, was used to structure an integrated workshop session with a cross section of the CoT staff in order to assess how the study area was performing as an urban area, and to provide a basis for future planning and development initiatives and investment. The dimensions were used to structure debate so that cross cutting and related issues are grouped together and to break away from the usual linear sectoral assessments. The key issues emanating from the workshop are summarised below, whilst the full assessment is contained within the Appendices.

Centurion

Figure 4: Region 4 Spatial Development Framework

Centurion CBD Master Plan – Development Framework – December 2013 Page 3

Table 1 : Urban Performance Dimensions (Kevin Lynch, Good City Form)  Enable and reinforce the Transit Oriented Development initiatives of the Gautrain and BRT

Improve Urban Connectivity  Improve internal circulation and access to local level nodes, services and facilities  Consolidate Public Transport routes and facilities that traverse the area  Increase and improve pedestrian linkage networks and infrastructure within study area and to immediately adjacent residential areas and areas of social and economic opportunity Improve Accessibility to services and facilities  Establish an increased level of mixed land uses in high accessibility locations  Upgrade and increase provision of access to social facilities  Increase the number and capacity of, and rationalise the parking infrastructure and systems serving the Core Reduce the dominance of the car  Rationalise public transport routing  Prioritise pedestrian traffic safety needs at intersections and around public transport nodes  Enhance the attractiveness and convenience of the pedestrian environment  Reconfigure / landscape open parking areas

2.2.2 Improve and Enhance Environmental Quality, Safety and Security (Vitality)

Protect, rehabilitate and Enhance Environmental Assets  Rehabilitate the Hennops River as ecological corridor  Protect and integrate environmental assets and enhance their ability to contribute to eco services delivery  Increase the capacity of the green assets of the area to improve air quality  Improve water quality in the Hennops River including the lake

Maintain and Improve Basic Services  Improve refuse management in the River catchment  Upgrade water reticulation infrastructure and management in areas with high 2.2.1 Thrust: Improving Accessibility, Connectivity and Efficiency (Access) levels of sinkhole risk Establish improved Regional Access and Integration Promote More Responsive Building Typologies and Forms  Increase and improve regional vehicular access off the N1 and N14 to the CBD Core  Encourage use of perimeter block buildings that provide active building frontages on  Increase/improve vehicular and pedestrian linkage and connectivity between the public environment study area and immediately adjacent areas

Centurion CBD Master Plan – Development Framework – December 2013 Page 4

 Encourage building form and designs that ensure overlooking of public spaces  Provide for a range of housing types and costs (defensible space)  Promote higher density residential development  Encourage use of buildings that define public and private space clearly Increase social facilities 2.2.3 Establishing a sense of belonging Identity and dignity (Sense)  Provide more local level open space and recreation  Provide opportunities for additional schools Review and strengthen the spatial structure of the study area Utilise more responsive Building Typologies  Identify and Strengthen the roles and functions of districts and precincts  Promote the establishment of land uses and activities which contribute to, and 2.2.5 People Development and Involvement (Control) compliment the vision and roles of the node and its districts, precincts and neighbourhoods Enhance Coordination and Cooperation between Stakeholder Groups  Establish, Consolidate and / or reinforce a diversity of local level activity nodes throughout the area  Coordinate existing stakeholder initiatives and energies.  Involve stakeholder groups in the current planning process Establish and enhance Imageability and Legibility Build Management Capacity within the stakeholder community  Celebrate key gateways into the area i.e. off N1 and N14 Gautrain Station etc.  Upgrade and enhance the quality public space in nodes, corridors and  Promote the establishment of Interest based groups e.g. UIP’s neighbourhoods  Link communities and businesses to surrounding and metropolitan business  Protect and celebrate natural and manmade (cultural) Landmarks  Environmental Management Training and Education

Establish Identity a sense of belonging 2.3 Growth Estimates  Promote and/or create district, precinct and neighbourhood identity for the Core, residential and recreation areas Three growth phases have been identified and quantified to generate estimated development yields  Encourage built form that contributes to street and neighbourhood identity within the study area for the immediate future and long term future. The estimated development yields form the basis of the overall Development Framework for the Centurion Study Area in that they are direct inputs to land use, transportation, water, sanitation, electricity and storm water 2.2.4 Making space for lifestyle needs and growth (Fit) modelling and master planning. The estimates also build in anticipated impacts of the two major initiatives currently being contemplated by the CoT i.e. African Gateway Precinct and the Accommodate urban growth patterns development of Centurion Lake viz. Symbio City.  Accommodate estimated incremental growth in the CBD  Assess the implications of current large scale flagship initiatives 2.3.1 Growth Assumptions

Increase supply of functional Public Space The following assumptions were used to estimate growth in each of the phases and should be read in conjunction with the drawings and tables below.  Enhance the quality and capacity of public space in Nodes and Corridors  Enhance visual and functional quality of streets and public spaces and establish  Study Area – This is the area determined by CoT as the area of study for the Centurion Master new public spaces Planning Initiative and is indicated in Figure 2 on page 2. It is acknowledged that the study area might not overlap with existing or conventional planning zone boundaries for transport or the Increase and improve Economic Spaces catchment boundaries for water and sanitation planning, and accordingly development yields  Promote a balanced mix of complimentary use and activities i.e. balanced have been organised into smaller more flexible spatial units i.e. town/city blocks. These can community then be aggregated as required by respective sector planners.  Create Districts, Precincts and Neighbourhoods of discernable character  Minimise the potential adverse impacts of incompatible land uses and activities on one another Increase and enhance Housing Choice

Centurion CBD Master Plan – Development Framework – December 2013 Page 5

 Blocks – These are city blocks determined by the planning team and which are invariably NOT Town Planning Zonings, but rather indicate the mix and intensity of development that defined by major road corridors, natural features or study area boundaries and which each should be permitted in the future and are described in the Development Parameters Table. contain a number of discrete subdivisions that accommodate, or could accommodate Suitable zonings will need to be identified and or created at a later stage by CoT. development that will generate a floor area. The blocks do not include road areas.  Residential Unit Yields – These have been calculated by dividing the portion of the floor area in  Floor Area Ratio’s (FAR’s) – Floor Area Ratios for each growth period differ in that each FAR’s a block that is anticipated to be residential by an average residential unit size which is for each phase have tried to “build in” the existing FAR’s, new FAR’s as the CoT’s response to considered appropriate for that block (e.g. smaller residential unit size in denser urban areas the need to densify development, as well as, to respond to the market demand for increased and larger unit sizes in the suburban areas). floor area yields as property prices increase over time.  Land Use Categories – The mix and type of land uses will increase and diversify over time thus generating a complex mix of land use in the area and in each Block (and indeed on each subdivision). For purposes of generating development yields for each phase a set of land use categories, each of which contain a mix of land uses and associated FAR’s that are considered desirable for the area in the long term, have been identified. These Land Use Categories are a) Base Year 2013 – Existing Development Estimate (Phase One) Existing development estimates were calculated by applying the Floor Area Ratio’s (FAR’s) currently contained within the applicable Centurion Town Planning Schemes to the subdivisions that currently have development on them. These yields were tested and “ground truthed” as far as possible with the Town Planning officials. Table 2 : Base Year 2013 Scenario – Existing Development Estimnate (Phase One)

Scenario 1 –

pact pact Existing

Space

Street

Impact Impact Im Impact

Existing

Medium Medium

Business Business Business

VeryLow

Residential LowImpact Residential LowImpact

Residential Residential

Grand Total

HighImpact HighImpact

PublicOpen

VacantLand

Institutional

Density (FAR) 0.00 0.00-0.50 0.00 Various 0.40 0.40 0.03 0.25 0.50-1.20 0.60 0.50 - Total Commercial - 195 487 - - 142 030 382 620 - 48 645 311 466 12 501 4 024 1 096 774 Floor Area (m2) Total Residential - - - - 804 839 95 655 24 096 275 654 77 867 23 216 1 006 1 302 333 Floor Area (m2) Total Floor Area - 195 487 - - 946 869 478 275 24 096 324 299 389 333 35 717 5 030 2 399 107 (m2) Total Residential - - - - 8 048 957 80 1 378 779 232 10 11 484 Units

Total Block Area 1 623 338 472 060 789 868 1 105 116 2 367 175 1 195 687 803 205 1 297 194 369 918 59 529 10 060 10 093 147 (m2)

b) Phase Two – 2015 This phase consists of the estimated 2013 footprint plus the anticipated development yields that would be generated by current development applications within the area. FAR’s used are those that are approved or are likely to be approved by the CoT for these applications.

Centurion CBD Master Plan – Development Framework – December 2013 Page 6

Table 3 : Phase Two Scenario – 2015

Scenario 2 – 2015

Space

Street

Impact Impact Impact Impact

Existing

Medium Medium

Business Business Business

VeryLow

Residential LowImpact Residential LowImpact Residential Residential

Grand Total

HighImpact HighImpact

PublicOpen

VacantLand

Institutional

Density (FAR) 0.00 0.00-0.50 0.00-0.10 Various 0.40 0.40 0.03 0.25 0.50-2.00 0.60 0.50 - Total Commercial - 195 487 11 800 - 142 211 372 992 60 810 - 48 645 374 474 64 530 1 270 950 Floor Area (m2) Total Residential - - - - 805 863 93 248 112 933 19 123 275 654 93 619 16 132 1 416 571 Floor Area (m2) Total Floor Area - 195 487 11 800 - 948 074 466 240 173 743 19 123 324 299 468 093 80 662 2 687 521 (m2) Total Residential - - - - 8 059 932 1 129 64 1 378 936 161 12 660 Units

Total Block Area 1 623 338 472 060 789 868 759 141 2 370 185 1 165 600 289 571 637 428 1 297 194 527 439 161 324 10 093 147 (m2)

c) Phase Three – 2020 This phase consists of the yields from both the previous phases plus the anticipated yields from major development initiatives that are being entertained by the CoT at present (i.e. African Gateway Precinct and Symbio City), as well as, normal incremental growth that can be anticipated to occur during the next seven years (i.e. infill on vacant land and densification of existing properties in response to infrastructure upgrades in the area).

Table 4 : Phase Three Scenario – 2020

tial tial Scenario 3 – 2020

Space

Impact Impact Impact Impact Impact

Medium Medium

Business Business Business Business

VeryLow

VeryHigh

Residential Residential Residen

Residential

LowImpact LowImpact

Grand TotalGrand

PublicOpen HighImpact HighImpact

Institutional

Existing StreetExisting

Density (FAR) 0.00 0.00-0.50 0.00-0.10 0.40 0.40 0.60 0.03 0.25 0.50-2.00 0.50 4.50 - Total Commercial - 195 487 11 800 143 420 374 898 92 260 - 51 261 976 375 144 120 591 291 2 580 914 Floor Area (m2) Total Residential - - - 812 716 93 725 171 339 19 123 290 475 244 094 36 030 147 823 1 815 324 Floor Area (m2) Total Floor Area 0 195 487 11 800 956 136 468 623 263 599 19 123 341 736 1 220 469 180 150 739 114 4 396 238 (m2) Total Residential - - - 8 127 937 1 713 64 1 452 2 441 360 1 971 17 066 Units

Total Block Area 1 623 338 472 060 726 644 2 390 341 1 171 557 439 331 637 428 1 366 939 903 627 260 857 101 024 10 093 147 (m2)

Centurion CBD Master Plan – Development Framework – December 2013 Page 7 d) Phase Four – Ultimate Development This phase is an estimate of what the total long term development potential of the area could be, based on full development of all land according to a set of land uses and FAR’s that make provision for the demand for increased development densities and mix of land use.

Table 5 : Phase Four Scenario – Ultimate Development

Scenario 4 –

Ultimate

Space

Street

Impact Impact Impact Impact Impact

Existing

Medium Medium

Business Business Business Business Business

VeryLow

VeryHigh

Residential Residential Residential

LowImpact LowImpact

Grand TotalGrand

PublicOpen HighImpact HighImpact

Institutional

Density (FAR) 0.00 1.00 0.10 2.00 0.40 0.50 0.60 0.30 0.30 1.00 9.00 - Total Commercial - 390 975 69 565 2 254 467 153 251 199 457 210 334 28 649 138 339 459 717 591 291 4 496 046 Floor Area (m2) Total Residential - - - 563 617 868 423 49 864 390 621 162 345 34 585 114 929 147 823 2 332 207 Floor Area (m2) Total Floor Area 0 390 975 69 565 2 818 084 1 021 674 249 321 600 955 190 994 172 924 574 646 739 114 6 828 253 (m2) Total Residential - - - 5 636 8 684 499 3 906 811 173 1 149 1 971 22 830 Units

Total Sum of Block 1 623 338 390 975 726 644 1 409 042 2 554 185 498 643 1 001 592 636 646 576 412 574 646 101 024 10 093 147 Area (m2)

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3 Conceptual Framework for development with nature and ensuring a realistic level of resilience to effects of climate change. Development Table 6 : Roles for Study Area ROLES ENVIRONMENT SOCIAL ECONOMIC International / National Sports Hub NATIONAL Water Quality Management Specialised Health Node 3.1 Roles for the Study Area Corporate Business Hub Transportation Hub Water Quality Management Regional Business Node Inner City areas and metropolitan nodes all play a variety of PROVINCIAL / REGIONAL Regional Health Node Biodiversity Linkage Techno Industry Support Centre roles from time to time and during their life cycles. These Sport and Recreation roles are related to their hinterlands and the changes and Regional Civic Centre Water Quality Retail Node Health Node trends in the economy and society that influence them. The METROPOLITAN Biodiversity Linkage Business Node Regional Sport/Recreation Node following table indicates the roles that were identified Flood Management High Density Residential Node during the workshop sessions with the CoT staff. Transportation Node Biodiversity Asset Local Sport/Recreation Hub Business Centre LOCAL Landscape Determinant Urban Residential District Service Centre 3.2 Development Principles Flood Management

The following development principles were generated in the Table 7 : Development Principles integrated workshop and provide a framework for future ACCESS VITALITY SENSE FIT CONTROL planning. IMPROVE URBAN BE SUSTAINABLE AND MAKE CENTURION A ESTABLISH AND OPTIMISE PROMOTE 3.3 Vision MOBILITY RESILIENT BEAUTIFUL PLACE USE OF INFRASTRUCTURE INCLUSIVE PLANNING The vision for Centurion CBD must support the wider development vision and development imperatives for the Prioritize Pedestrian Promote Green Technology Protect Heritage And Natural Promote Mixed Land Use Promote UIP’s metropolitan node within which it is situated. Movement and And Infrastructure Landscape Assets And Mixed Use Buildings Environment Coordinate “The Centurion CBD, as part of the Region 4 Metropolitan Rehabilitate/ Enhance/ Utilise Responsive Built Subscribe To Existing Sans Urban Node, will be a highly accessible civic, business, tourism, Prioritize Public Transport Protect Biodiversity And Forms and Typologies Codes for managing Management finance, recreation and residential urban district of choice Ecology geological conditions within the economic triangle of Johannesburg, Ekurhuleni Maintain High Level Make the River a Strong Engage Regional Accessibility Comply with Catchment Focus Consolidate Pubic Spaces Stakeholder and Tshwane providing a high quality, safe and secure, Management Imperatives and the Public Realm into a Associations convenient and attractive working and living environment Increase Residential Invest in Structured and useable and robust system supported by “green” infrastructure which provides a Densities Promote Efficient use of Functional Public Places and Natural Resources Spaces Expand ICT Systems platform for the achievement of higher levels of sustainable Integrate Transportation and “smart” development and urban living. Modes Ensure Resilience To Climatic Hazards – Floods, It will contain a number of identifiable and integrated mixed Geophysical use and high density urban districts and precincts, each with their own role and purpose and interconnected by an affordable, fully integrated and convenient public transportation system and pedestrian prioritised environment based on Transit Oriented Development (TOD) Principles. A well designed network and hierarchy of public places will integrate business and residential districts and communities without compromising the operational characteristics and quality of each, and will provide the backbone for accommodating and balancing urban

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Centurion CBD will enhance its identity and role as an urban riverfront CBD supporting a nationally 3.4.2 Providing Adequate Capacity for Growth in an Integrated Manner significant metropolitan node focused on high technology and logistics business, and its residents and visitors will take pride in its attractiveness and human scale and the opportunity it provides for  Consolidate, expand and enhance the mixed use civic, retail and business CBD core that the integration of communities in the working, living and playing environment.” straddles the Hennops River through integrated development of the African Gateway Precinct, the Centurion Lake Precinct and the Gautrain Station precinct. 3.4 Spatial Concepts o The African Gateway Precinct is a major civic and business precinct accommodating an international convention centre, a new government, office The Centurion Metropolitan Node exists as a key spatial element at the level of the metropolitan and business precinct focused around a new civic square and regional (i.e. Region 4) SDF’s. However, there are a number of distinctive regional spatial o The Centurion Lake Precinct (i.e. the Centurion Lake site) is a multifunctional structuring elements within the metropolitan “super block” formed by M10, R101, M31, and the “development bridge”, consisting of iconic scaled development and urban M18 which can be clearly identified and which each play an important role in the overall identity, space, that connects the north and south banks of the Hennops River through function and operation of the study area and they contribute directly to its connectivity to the substantial development over the lake, but without compromising the role of region and to its spatial structure. the precinct in wider flood risk management strategies o The Gautrain Precinct includes the expansion of the mixed use commercial and Accordingly, the spatial concept for the study area is informed by the following metropolitan residential precinct along West Avenue around a new intermodal terminal and structuring elements of the surrounding region within which it falls and which include: associated public space accommodating the Gautrain, the BRT and other public  The Hennops River Catchment and associated ecological system transport services  The national highway system (i.e. N1 and N14) which links the study area into the o All of the precincts are to be connected by a pedestrian spine (“Bazaar” Route) Johannesburg, Tshwane and Ekurhuleni economic “triangle” and which provides primary that links the public spaces of each of the abovementioned precincts regional road access to the area  Redevelop and re-establish the riverfront as a waterfront focus and integrator for the  The Gautrain rapid rail system which connects the area into the primary rapid rail system CBD core and adjacent residential districts of the economic “triangle”  Develop the Hennops River into a multifunctional open space corridor including four  The metropolitan railway system and associated stations of Verwoerdburg and Sportpark distinct precincts that cater for ecology and conservation, regional and local recreation, which links the area into the wider metropolitan public transportation system sport events and development and flood risk management  The metropolitan road network which links the area into the surrounding urban “super  Consolidate the districts on the north banks of the Hennops into high density mixed use, block” of commercial and residential development and also into the myriad road based but primarily residential districts public transport routes  Create an interconnected system of public spaces that structure and link all districts,  The mixed and diverse regional land use pattern which generates the energy, thresholds precincts and neighbourhoods, and that provides for inclusive recreation opportunities and identity of the Centurion Metropolitan Node and the Centurion CBD and activities  Increase and enhance pedestrian prioritisation in the various CBD, business and If the Centurion CBD is to be transformed to fulfil the vision outlined in earlier sections, then a residential districts and adjacent districts through improved and expanded public number of spatial thrusts need to be entertained. The thrusts are aimed at firstly, ensuring the transport and pedestrian networks and infrastructure effective connection of the CBD into the wider region and surrounding metropolitan area, secondly, by providing adequate transportation and infrastructure capacity within the CBD to accommodate 3.4.3 Creating a more Responsive and Human Scaled Urban Environment the shift towards TOD and the anticipated growth in an integrated, “smart” and sustainable manner, and thirdly, on transforming the CBD into a high quality, more identifiable, more cohesive, The levels of spatial restructuring discussed above articulate how the CBD area connects into its more responsive and more human scaled urban environment. context and how it will fulfil its role within the broader metropolitan node. But the “liveability” of the area, in terms of comfort and convenience, safety, security, legibility, meaning and identity for 3.4.1 Connecting into the Wider Metropolis and surrounding region people, requires the restructuring of the “grain” of the urban fabric across the area as well as the introduction of more urban building typologies.  Increase and enhance the accessibility of the CBD from the regional freeway system through additional interchanges and/or enhanced interchange capacity This requires that the generally large scaled and impermeable urban blocks that currently  Create the networks and infrastructure within the CBD that is necessary to effectively link accommodate activity are restructured over time so that a finer “grain” of activity, movement and the CBD into the existing and emerging new regional road and rail based public accessibility (i.e. freedom of choice of vehicular and pedestrian movement) can be achieved. This is transportation systems critical to establishing a more human and urban scale to development in all the districts of the area  Rehabilitate and develop the portion of the Hennops River within the CBD to perform its and for reducing the dominance of the car and prioritising the pedestrian. role as part of the wider regional and multifunctional ecological and recreational spine

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The drawing below indicates, conceptually, how the “grain” of the block structure could be improved in each of the districts of the study area whilst Section 4.5 elaborates further on block layouts and built form typologies in this regard.

Figure 5: Urban Block Restructuring Concept

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Figure 6: Regional Spatial Structure

Regional Land Use Patterns

Regional Access Movement Network

Local Vehicle and Pedestrian Routes

Public Transport Interchanges

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Figure 7: CBD Spatial Concept

Mixed use civic, retail and business core

Multifunctional green spine with active riverfront

BRT public transport system

Integrated pedestrian

network and system of public spaces

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4 Spatial Development Frameworks (Symbio City). This category also accommodates the “development bridge” concept envisaged for the Centurion Lake Precinct 4.1 Land Use Framework Densities are high and reflected in Floor Area Ratio’s (FAR’s) of up to 4.5

b) High Impact Business 4.1.1 Land Use Objectives Uses include high end retail, corporate offices and high density residential and this category is The following objectives for land use are geared toward promoting and enabling a shift from a proposed to accommodate existing and established developments and some expansion to them as predominantly suburban mono functional land use mix and unresponsive built form to one which is well as new compact mixed use business, commercial and civic uses in the core of the CBD. more urban, integrated and sustainable, and one which supports the transition from a private car dominance to Transit Oriented Development (TOD) i.e. public transport and Non- Motorised Densities are high and reflected in FAR’s of up to 2.0 Transport orientation. c) Medium Impact Business  Provide a flexible framework to accommodate a significant change in the land use mix of the area as it realises its potential as the core to the metropolitan node of Region 4 Uses include corporate and general offices with limited retail and this category is proposed to  Encourage and promote higher levels of urban diversity and complexity through mixed uses in accommodate existing and established developments, some expansion to them, as well as, new individual buildings and in districts, precincts and neighbourhoods compact but medium density mixed use business development on the outskirts of the CBD core.  Create higher intensity urban areas with more sustainable thresholds for economic activity, Densities are medium and reflected in FAR’s of up to 1.0 social facilities, service infrastructure and public transportation  Provide the preconditions for the transition of the remainder of agricultural small holdings and d) Low Impact Business existing “suburban” environments to more responsive holistic, resilient and urban living environments Uses include general offices with limited retail and this category is proposed to accommodate  Provide for expansion and transformation of existing activity, infill on underdeveloped sites existing and established developments, some expansion to them, as well as, new compact but and optimal development on vacant land lower density mixed use business development on the outskirts of the CBD core.  Create a range of mixed use commercial, residential and recreation districts, precincts and Densities are low to medium and reflected in FAR’s of up to 0.5 neighbourhoods  Create a range of appropriate mixed use nodes for the different districts, precincts and e) Very Low Impact Business neighbourhoods  Provide for the development of the African Gateway Precinct and the redevelopment of the Uses include limited office and residential and this category is proposed to accommodate existing Centurion Lake Precinct and established developments, some expansion to them, as well as, new low density office development in areas outside the CBD core but which are impacted by adverse environmental 4.1.2 Land Use Categories conditions and changes in the overall character of the central area. Densities are low and reflected in FAR’s of up to 0.3 The Land Use framework required to accommodate the growth phases and the Development Concept consists of a number of mixed land use categories which are allocated to specific areas f) High Impact Residential based on existing development patterns and commitments, locational attributes, market demand and development objectives of the CoT. Uses include high density residential with limited offices and / or retail and community facilities and this category is proposed to accommodate existing and established developments, some The categories are not land use “zones” per se, but rather indications of the land use type, mix and expansion to them, as well as, new high density residential development in areas outside the intensities that are preferred for specific areas. immediate CBD core and in the Die Hoewe district. a) Very High Impact Business Densities are medium to high and reflected in FAR’s of up to 1.0 Uses include high end retail, corporate offices, high density residential and this category is g) Medium Impact Residential proposed to accommodate existing development applications and development initiatives that the CoT are promoting or considering i.e. the African Gateway Precinct and Centurion Lake Precinct Uses include medium to low density residential with limited local offices and / or retail and community facilities and this category is proposed to accommodate existing and established

Centurion CBD Master Plan – Development Framework – December 2013 Page 14 developments, some expansion to them, as well as, new low to medium density residential development in areas outside the immediate CBD core and in Die Hoewe district. Densities are medium to high and reflected in FAR’s of up to 0.4 h) Low Impact Residential Uses include low density residential with local retail and community facilities and this category is proposed to accommodate existing and established developments, some expansion to them, as well as, new low to medium density residential development in areas outside the immediate CBD core and in Die Hoewe district. Densities are medium to high and reflected in FAR’s of up to 0.3 i) Very Low Impact Residential Uses include very low density residential associated with the existing agricultural activity and this category is proposed to accommodate existing and established developments until such time as they transform to urban uses. Densities are medium to high and reflected in FAR’s of up to 0.03 j) Institutional Uses include local and regional government and or community focused uses with limited retail and this category is proposed to accommodate existing and established institutional developments and community facilities in residential areas and some expansion to them. Densities are medium to high and reflected in FAR’s of up to 1.00 k) Public Open Space Uses include mixed uses associated with local and regional event based recreation, sport, tourism and related business. The category is proposed to accommodate a range of mixed public space uses that will increase usage and viability of open space.

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Figure 8: Land Use Framework

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This improvement in the “street grid” system is enabled through the addition of new access points, 4.2 Transportation Framework new road links, and multi modal use of space and through the addition of new infrastructure in the “grids” so as to provide greater choice for access and circulation for all modes of travel. These 4.2.1 Objectives additions are discussed in more detail in the sections that follow. The following objectives reflect the intention of this Development Framework to enable a 4.2.3 Regional Road Access Network significant shift from private owned transportation (i.e. private cars) to Public and Non- Motorised forms of transportation. These objectives work with the Land Use Objectives (see previous sections) Regional accessibility is provided off the N1 and N14 road systems at two interchanges (i.e. Class and seek to spatially restructure and enhance the movement network of the study area so as to One Roads). The anticipated future development will require additional capacity either in the form accommodate a transition toward Transit Oriented Development (TOD). of upgraded interchanges and / or additional interchanges. These interchanges will also be part of the access infrastructure for the wider Centurion Metropolitan Node and accordingly the modelling  Encourage and facilitate the shift from a car dominated environment to one based on Transit area for private transport (cars) is much larger than only the Centurion study area. The suburbs that Oriented Development. have been added included Rooihuiskraal North, Eldoraigne, Wierdapark, Clubview, Tamara park,  Increase regional accessibility points off the N1 and N14 in a manner that will assist in Cranbrook Vale, Celtisdal, Amberfield, Eco Park Estate, Highveld Techno Park, Highveld, Centurion spreading traffic loads across the road and street grid within the CBD thus providing greater Golf Estate, Irene Security Village and Irene Farm Villages. choice of route to and from the area.  Increase and improve the accessibility of the CBD Core within the Centurion Metropolitan Node The following interchange improvements are proposed: across all modes of transportation including public transport and NMT.  John Vorster Drive interchange on the N1 (upgrade)  Establish an integrated vehicular and pedestrian network with capacity that will improve local  Parclo interchange at the intersection of the N1 and Botha Avenue access and circulation and accommodate existing and longer term development expectations.  Parclo interchange at the intersection of the N14 and Jean Avenue  Establish a significantly enhanced level of pedestrian prioritisation via a network throughout  Full interchange at the intersection of the N14 and West Avenue the area that effectively and safely links transport nodes, land use districts and  Parclo interchange at the intersection of N14 and Rooihuiskraal Drive neighbourhoods.

 Rationalise the various public transport systems running through or converging in the CBD so as to optimise public transportation accessibility, services and infrastructure.  Introduce a private vehicle parking system that supports existing and increased development activity within the node, but that encourages and supports the transition to public transport and pedestrian prioritisation.  Establish the physical transportation networks and operation systems in a manner that will be able to accommodate Integrated Transport Management Systems (i.e. Smart City Concept).

4.2.2 Enhancing the Access and Circulation Networks

The current patterns of movement in the Centurion CBD (i.e. for all modes of travel) is determined by the incompleteness and/or lack of integration of the various “street grid” layouts of the different districts within the study area. The “street grids” were developed at different periods in the growth of the area and were developed for different forms of development i.e. residential, business, industry and agriculture, each having their own structure, scale and level of permeability (i.e. ability for people to access and move thorough the urban fabric). As a first step in integrating the transportation systems and modes within the study area there is a need to restructure and integrate the “grids”. Firstly, provide additional access points into the study area from surrounding regional movement systems and networks. Secondly, connect the various “street grids” with each other so that movement flows through the area are more continuous and structured, and thirdly, create a greater level of permeability in the urban fabric through introducing lower levels (i.e. classes) of road and more pedestrian routes.

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 Intersection Gerhard Street / West Avenue  Intersection Rabie Avenue / Jean Avenue Infrastructure linked to Symbio City  Widening of John Vorster Drive between Verwoerd Avenue and Jean Avenue New interchange provided at National Route 14 and West Avenue  Upgrade existing interchange and add Parclo Interchange to National Route 1 and Botha Avenue (to be funded by developer)  Provision of a Parclo Interchange at the intersection of Kruger Avenue and N1 (to be funded by developer)  Link to Hendrik Verwoerd one way pair in Centurion CBD

Figure 9: Interchange Improvements

4.2.4 Local Circulation Network

At the local level the study area is currently served by a network of Class 2, 3 and 4(b) roads which link it to higher order systems via the existing and proposed new interchanges and intersections and integrate the area with its immediate surroundings. Some elements of the grid are incomplete and these will need to be constructed or upgraded according to development demand, priorities and phasing and they include: Figure 10: Intersection Upgrading  Widening John Vorster Drive between the southern off ramp of National Route 1 and Lenchen Avenue north.  Widening of Lenchen Avenue to John Vorster Drive and National Route 14 and upgrading of the bridge over National Route 14. Critical intersections that need to be upgraded include:  Intersection John Vorster / Heuwel Road  Intersection John Vorster / Lenchen Avenue North

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residential areas before returning to Rooihuiskraal North by following the route via Lenchen 4.2.5 Public Transport Avenue, Clifton Avenue, Gerhard Street and Hendrik Verwoerd Avenue. Alternative Route (3) IRPTN Alternative route (3) is shown in Figure 14: Proposed IRPTN Alternatives 1-3. The proposed route There is currently considerable overlap of road based bus public transport services supplied in the will link the proposed Five O’clock development with the Centurion CBD. The service will follow a study area. The following services are provided: route along Jean Avenue, Gerhard Street and Heuwel Road. The bus will return to the proposed Five  Atteridgeville Bus Service O’clock development by following the route via Heuwel Road, Lenchen Avenue and Jean Avenue.  Bohlaba Bus Service The proposed IRPTN route is linked into the Gautrain and Metro Rail stations and nodes and  Putco Soshanguve Bus Service appropriate intermodal facilities are to be provided at these points.  Putco Distribution  Thari Bus Service CBD Secondary Public Transport Route  Tshwane Municipal Bus Service  Gautrain Feeder and Distributor Service In addition to the municipal public transport system discussed above, an internal local public CBD It is proposed that the routes of these regional bus services within the Centurion Core be public transport route is proposed that will cater for “intra” CBD movements between the various consolidated with the proposed new IRPTN route system. (Note: Intermodal Terminals, dedicated districts and precincts of the CBD. The system would connect the system of parking garages and bus lanes and an integrated system of bus stops for all the various operations are currently being park ‘n ride facilities proposed for the CBD. It could also be linked into the proposed Symbio City planned along these alignments and the detail will need to be brought into this report at a later development and could include a PPP arrangement for the operation of the system. This is also to stage). be integrated with the wider transport system including the various components of the NMT system. The IRPTN Route proposal (Figure 13: Public Transport Network) has been obtained from the IRPTN team of Tshwane. Three alternative routes (Routes 1, 2, and 3) have been considered (Figure 14: 4.2.6 Non - Motorised Transport (NMT) Proposed IRPTN Alternatives 1-3). Alternative route 1 originates from the Centurion station, alternative route 2 from Hendrik Verwoerd Drive and alternative route 3 from Jean Avenue. The high density development in the Core Area will generate a wide range of pedestrian trips and accordingly a number of pedestrian network and infrastructure improvements are proposed. Integration of the IRPTN route proposal into the Centurion Study  New pedestrian paths are proposed on all roads within 500 metres of public transport routes IRPTN Route Proposal and perpendicular to the public transport routes where they do not exist. There are two IRPTN routes proposed and which converge in the CBD to serve Centurion. The  A pedestrian boulevard “ring” route is planned for the Core Area and which will link the African Olievenhoutbosch to Centurion CBD service follows a route via Hendrik Verwoerd Avenue in a west Gateway Precinct, Centurion Lake Precinct and the Gautrain Station Precinct to mixed use east direction, while the Pretoria CBD to Centurion CBD service follows a route along Botha Avenue, districts situated immediately adjacent to them. Topaz Avenue, River Road, Jean Avenue and Gerhard Street. Error! Reference source not found.  Intersections of major routes are to be upgraded to accommodate safe crossings and to shows the two IRPTN routes proposed for Centurion and the station planned within the area. emphasise pedestrian prioritisation in the area.  Pedestrian infrastructure upgrades are proposed at public transport stops, terminals and Alternative Route (1) stations and at key intersections of main roads. The alternative route (1) is shown in Figure 14: Proposed IRPTN Alternatives 1-3; it is proposed to  To ensure safety of pedestrians and cyclists, traffic signals will be increased and additional serve Centurion in order to avoid the narrow residential streets. The Pretoria CBD to Centurion CBD signage will be provided. service follows a route along Botha Avenue, Station Road, Gerhard Street and Heuwel Road. The  Storage facilities for bicycles should be planned for at major public transport stops and bus will return to Pretoria CBD by following the route via Heuwel Road, Lenchen Avenue, Jean stations. Avenue, Gerhard Street, Station Road and Botha Avenue. In addition to the above it is recommended that urban blocks throughout the study area are Alternative Route (2) reconfigured to reduce their size and improve pedestrian permeability and convenience (Figure 5: Urban Block Restructuring Concept). Guidelines are contained under the Built Form Section later in Alternative route (2) is shown in Figure 14: Proposed IRPTN Alternatives 1-3, it is proposed to serve the document that indicates where additional streets and/or pedestrian routes could be located. Centurion. This route will link Olievenhoutbosch with Centurion CBD. The service will follow a route along Hendrik Verwoerd Avenue, Heuwel Road and Lenchen Avenue. The bus will pass offices and Two proposals for pedestrianisation are planned within the Core CBD:

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 West Avenue – pedestrianisation of northern side of West Avenue between Lenchen/ Gerhard  Tshwane ITP, 2006–2011Tshwane Inner City Development and Regeneration Strategy, 2005- Street, and adjacent to the Gautrain Station, to accommodate pedestrian movements 2006 generated by proposed intermodal facilities related to Gautrain station and the crossings  points through Lake Precinct “development bridge” to the south side of the Hennops River. Tshwane Integrated Rapid Transit (IRT) Refer to Figure 26: Extract of conceptual layout of West Avenue between Lenchen Avenue  Growth and Development Strategy for the City of Tshwane, 2055 (south) and Gerhard Street (north) emphasis on pedestrian/ cycle priority with an avenue of trees, pedestrian boulevard, defined public spaces, as well as Figure 27: West Avenue: 4.2.7 Parking Conceptual sketch of street upgrading showing two way traffic with pedestrian boulevard , two way cycle route and active ground floor edge onto West Avenue. Significant development is anticipated within the CBD in the near future. Proposed  “Bazaar” Route – an extension of the pedestrian route through the Centurion Shopping centre developments include The African Gateway Precinct, Symbio City, Gautrain Station southwards into the African Gateway Precinct, and northwards into the Centurion Lake precinct and parking and numerous other redevelopments and new projects to be Precinct and the Gautrain Station Precinct. The route could also be extended further developed on vacant land. These developments will be expected to provide parking northwards through the urban fabric of Die Hoewe into Jean Avenue. garages to compliment the current parking supply of the CBD.

Figure 13 indicates several locations for new parking areas in the study area. Three parking garages and six parking areas are shown and all the proposed parking facilities are to be connected by the proposed Secondary Public Transport Route as also shown in Figure 13. The estimated number of parking bays per development is indicated in the following Tables 8, 9 and 10 below: Table 8 shows the total number of parking garages per development. Table 8: Parking garages Parking Garage No

Symbio City 1 20000 Source: images sourced from www.google.com Symbio City 2 319

ICC 7513

Total 27832

Table 9 shows total number of Gautrain parking bays to be developed. Table 9: Gautrain parking Figure 11: Examples of Pedestrian Parking Areas No Crossing Improvements The abovementioned proposals to the “public” space components of the NMT system also need to Gautrain 1355 be complemented by additions and / or improvements within individual developments to be complete. Accordingly, the Municipal guidelines pertaining to the provision and accommodation of Total 1355 NMT facilities and infrastructure in Private Sector Development should form part of this Framework Existing and future NMT guidance in this regard includes:  Tshwane Bicycle Master Plan, 2010

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Table 10: Parking areas  Enforcement of safe road user behaviour  Ongoing Education and public awareness regarding the changes proposed for the CBD Parking Areas No pedestrian and traffic environment  Improved intersection and pedestrian crossings design to ensure pedestrian prioritisation (see A Hendrik 302 Figure 11) Verwoerd/N14 4.2.9 Transport Demand Management B West Street Ext / N14 803 As indicated, travel demand and associated patterns may change in the study area and the overall C West Street Ext / N14 197 demand will increase and it will be essential to assist the network improvements through focused Transport Demand Management. The purpose of Transport Demand Management is to reduce the D Jean Avenue 285 trips made to the study area or to spread out the peak period traffic flow. A number of Travel Demand Management Strategies could be implemented. For example, commuter trip reductions E South Street 270 programmes could include:  Businesses and households could be encouraged to voluntarily employ variable and staggered Total 1877 working hours  Commuter financial incentives related to more sustainable modal choices The parking provision described above needs to be supported by additional parking strategies and  Rideshare matching by means of Transport Brokerage Associations policies which could include:  Telework (working from home)  Variable parking tariffs by time of day and duration to accommodate permanent residents,  Marketing and promotion of different modal choices workers and visitors. Operational efficiencies relating to deliveries by heavy vehicles should be implemented whereby  Advanced Parking Management System assisted by ICT systems. deliveries are restricted during peak periods and companies do deliveries for 18 hours per day  Utilisation of underutilised parking facilities for Gautrain passengers, as well as, the general (excluding the two peak periods). workforce.  Develop a range of “Park n’ Ride” facilities around the periphery of the core 4.2.10 Intelligent Transport Systems  Make the cost of “Park and Ride” facilities on the periphery of the core more attractive.  Revised parking standards for higher density TOD residential developments. The implementation of Intelligent Transport Systems will enhance public transport travel information that can be used to manage traffic as well as make public transport and private travel 4.2.8 Traffic Safety more efficient and convenient. Closed Circuit Television Cameras at transport terminals will enhance the safety of passengers. Advanced Vehicle Locations Systems and bus priority at traffic During the Status Quo investigation the following streets have been identified where a high number signals will improve the operations of bus services. of accidents occur:

 John Vorster Drive  Jean Avenue  Hendrik Verwoerd Drive  Botha Avenue  Lenchen Avenue

Whilst the proposed shift to Public Transport and NMT oriented development will promote greater traffic and pedestrian safety the following additional interventions should also be considered:  Create Safer road environment (traffic calming)  Visibility of pedestrians (street lighting)  Skid resistance (road surfaces)

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Figure 12: Access and Road Circulation Network

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Figure 13: Public Transport Network

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Figure 14: Proposed IRPTN Alternatives 1-3

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Figure 15: NMT Framework

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Figure 16: Parking Framework

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Table 11 : Open Space System Elements 4.3 Environmental Framework Nodes Ways (The following is an extract of the salient points of the Environmental Framework Report prepared Green Node: are areas that have ecological by Royal HaskoningDHV September 2013) Green Ways: Consists of ridge systems and areas systems, processes and value which are that provide linkages and connectivity The Centurion Node is a significant area in the metropolitan and regional context, and is endowed concentrates with important ecological features and assets, such as the Hennops River and wetlands, as well as Blue Node: Dams, wetlands, peat lands and Blue Ways: includes all rivers and spruits which large regional open public spaces. Unfortunately these features have to a large degree been transformed and degraded and are in dire need of maintenance and rehabilitation. areas that contains a permanent water body may be permanent or perennial water flows and or saturated soils does not include storm water infrastructure There is significant opportunity to develop the river and lake system, as well as other open space Brown Ways: these are described as movement resources, to form an important Public Open Space network which could be rehabilitated and Brown Nodes: predominantly formalized space that include roads, activity corridors, revitalised as the key structuring element at a local as well as a metropolitan scale. and informal recreational spaces and socio- linkages, the reserves and the accompanying The Environmental Framework sets out the principles to guide future development of open space in economic centres open space the Centurion node, and outlines the open space typologies with associated development interventions. Grey Nodes: Open spaces that have utility Grey Ways: these include railways and uses servitudes 4.3.1 Objectives Red Nodes: these refer to areas that have The following principles inform the Environmental Framework: place making value which include Red Ways: Ceremonial Routes and Boulevards  Improve the study areas resilience to environmental “shocks” and Climate change landmarks, gateways, squares and those have symbolic meaning  Ensure the ecological integrity of the Hennops River Catchment and associated systems that have cultural and historical significance and the delivery of ecological services  Protect Critical Biodiversity Areas and Ecological Support Areas which are required to The study area is a highly transformed suburban and urban area and there is very little natural asset meet biodiversity targets base remaining, and as such the environmental, or ecological, “backbone” of the study area will be  Improve the environmental quality of the area (water purification and retention, heat formed largely by the other categories of open space cited above. islands, air quality, carbon capture, etc.) The only area which provides some natural asset base is the portion of the Hennops River Corridor  Use the natural features as assets that contribute to unique city character and place falling between the N1 and N14. Although this asset is largely disturbed by the impacts of adjacent making urban development it still plays a vital role in ensuring that the Hennops River Catchment is  Maximise access to and use of open space network and resources sustainable as an ecological system.

4.3.2 Open Space Assets 4.3.3 The Open Space Framework

The environmental (or ecological) asset base that delivers the ecological services and benefits to The Open Space Framework for the study area is made up of the other elements falling within the human communities (i.e. vital services of clean air, water, etc.) and the buffer to environmental catchment of the Hennops River and includes the following “nodes” and “ways”: “shocks” is normally contained within the open space system of an area. The Open Space System of the CoT is well documented and its elements are categorised as per the table below, i.e. as “nodes” or “ways”.

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Table 12 : Open Space System Elements in the Study Area Function Nodes Ways Ecological Green Node: Green Node: Green Way: Green Way:  Protected Area  Centurion Park North  e.g. Ridge System  Ridge along Hennops River  Conservation Area  Hennops River floodlines  GDACE - Irreplaceable Site  GDACE Important Site  High Ecological Sensitivity  Hills Blue Node: Blue Node: Blue Way: Blue Way:  Dam  Centurion Lake  Watercourse of any order, defined by a  Hennops River  Wetland natural contour low point.  Peatland  Not a watercourse  An area defined by the presence of a  for outright purpose of stormwater permanent water body or water  management saturated soils, housing aquatic fauna  Inclusive of both Riverine/ Riparian and flora. Zones within the 1: 50 year floodline.  Not an area for the outright purpose of stormwater management Socio-Economic Brown Node: Brown Node: Brown Way: Brown Way:  Capital, Urban and Metropolitan Core  Central Park  Corridor  Local connector and access  Multipurpose Sports Facility  Super Sport Park  Linkage roads  Sports Stadium  Private Open Spaces (offices/  Activity Street  Recreational Park residential)  Collector Street  Resort  Vacant road reserves Grey Node: Grey Node: Grey Way: Servitude Grey Way:  Landfill Site  Centurion Cemetery  Railway Line  Gautrain railway reserve  Cemetery  Zwartkop Reservoir and associated  Clifton Road electricity  Mine, Quarry pipeline servitude servitude  Parking Lot  Reservoirs in De Hoewe  Leonie Road electricity  De Hoewe electrical sub-station servitude Place-making Red Node: Red Node: Red Way: Red Way:  Gateway  Ben Schoeman/ Jean Avenue offramp  Ceremonial Street  Centurion Bazaar Route  Landmark  N1/ John Vorster Drive offramp  Boulevard  John Vorster Drive  Culture Historical  Gautrain station and proposed  Jean Avenue  Feature/ Destination, Square precinct square  Lenchen Avenue  Proposed West Avenue/ Ben  South Street Schoeman offramp  Hendrik Verwoerd Drive  Hendrik Verwoerd Avenue / Ben Schoeman Highway  Proposed Central Square in lake (between Symbio City and Lake)  Gautrain Station Square  Proposed TICC African Gateway Precinct square

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Function Nodes Ways  Proposed Jean Avenue square  Proposed local public spaces and squares The elements identified above need to be consolidated and linked into an integrated open space system to provide optimum environmental services to the local communities and to contribute to the CoT’s overall open space system. Consolidation includes:  Ensuring protection from inappropriate development within the nodes and ways  Appropriate planting and landscaping treatment within the nodes and ways  Appropriate development within flood risk areas  Appropriate management of assets by property owners Figure 17 and Table 13 indicate the open space system and associated development and use interventions in terms of the Tshwane Open Space Policy. Table 13 : Open Space Character and Development Interventions TOSF Open Space Precinct Character Development interventions Typology Blue way • Super Sport Park • Regional sport and recreation • Ensure direct linkage and interface with the river – no fences and structures to block access and visual connection; facilities aim to enhance the river as a feature and asset • SuperSport Park • Construct appropriate infrastructure – bridges, culverts, gabions – to facilitate access, limit flood risk, and promote • Active recreation uses ecological functioning as proposed in the Stormwater Development Framework • Improve wetland functioning through rehabilitation and ongoing maintenance • Remove alien invasive plant species • Improve water quality through appropriate upstream interventions as proposed in the Stormwater Development Framework • Ensure adequate measures are in place to mitigate flooding risks as proposed in the Stormwater Development Framework Brown node  Super Sport Park • Regional Sport and recreation • Construct pedestrian walkways and cycle tracks linking various sports facilities and surrounding urban precinct facilities • Appropriate landscaping, infrastructure and signage as outlined in the Urban Design Development Framework to • SuperSport Park enhance place making and use of the area (walkways, signage, park furniture – benches, litter bins, fencing, etc) • Active recreation uses • Focus on promoting active activities linked to the broader sporting precinct – an example is to install “trim park” equipment Blue node  Central Park • High order, high density urban uses • Improve water quality through appropriate upstream interventions as proposed in the Stormwater Development (office and retail) Framework • Hard open spaces • Ensure adequate measures are in place to mitigate flooding risks as proposed in the Stormwater Development • Proposed Symbio City Framework Blue way  Central Park • High order, high density urban uses • Ensure direct linkage and interface with the river – no fences and structures to block access and visual connection; (office and retail) enhance the river as a feature and asset • Hard open spaces • Construct appropriate infrastructure – bridges, culverts, gabions – to facilitate access, limit flood risk, and promote • Proposed Symbio City ecological functioning • Improve wetland conservation and functioning through rehabilitation and ongoing maintenance • Improve water quality through appropriate upstream interventions as proposed in the Stormwater Development Framework • Ensure adequate measures are in place to mitigate flooding risks as proposed in the Stormwater Development

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TOSF Open Space Precinct Character Development interventions Typology Framework Brown node  Central Park • High order, high density urban uses • Construct pedestrian walkways and cycle tracks around the lake linking various parts of the open space system (office and retail) • Ensure direct linkage and interface with the lake – buildings to face onto the lake rather than turn back on it and • Hard open spaces block off with fences and parking lots • Proposed Symbio City • Appropriate landscaping, infrastructure and signage as outlined in the Urban Design Development Framework to enhance place making and use of the area (walkways, signage, park furniture – benches, litter bins, fencing, etc.) Green node  Centurion Park North • Local recreation uses • Protect indigenous vegetation and large trees found along section of the river • Office parks and higher density • Development should face appropriately onto this green space with permeable visible connect ion residential use • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e. • Miniature train and mashie golf plant trees, veld grass, indigenous vegetation, etc. course • Endemic vegetation only • Natural vegetation and river function • Remove alien invasive plant species • Construct pedestrian walkways and cycle tracks around the river and wetlands linking various parts of the open space system i.e. environmentally friendly boardwalks • Install green infrastructure to encourage biodiversity i.e. owl boxes, bird feeders, water features, etc. • Install eco-tourism infrastructure (i.e. bird hides, wooden boardwalks and viewing decks) Blue way  Centurion Park North • Local recreation uses • Ensure direct linkage and interface with the river – no fences and structures to block access and visual connection; • Office parks and higher density enhance the river as a feature and asset residential use • Construct appropriate infrastructure – bridges, culverts, gabions – to facilitate access, limit flood risk, and promote • Miniature train and mashie golf ecological functioning course • Improve wetland conservation and functioning through rehabilitation and ongoing maintenance • Natural vegetation and river function • Remove alien invasive plant species • Rehabilitation of disturbed and eroded sections of the river Blue node  Centurion Park North • Local recreation uses • New developments to promote direct linkage and interface with the river and water bodies – enhance as a feature • Office parks and higher density and asset residential use • Conservation uses along river, wetlands and water bodies – bird hides, boardwalks, etc. • Miniature train and mashie golf • Wetland conservation and functioning course • Remove alien invasive plant species • Natural vegetation and river function • Improve water quality through appropriate upstream interventions as proposed in the Stormwater Development Framework • Ensure adequate measures are in place to mitigate flooding risks as proposed in the Stormwater Development Framework Brown node  Centurion Park North • Local recreation uses • Construct pedestrian walkways and cycle tracks linking various parts of the open space system • Office parks and higher density • New developments to promote direct linkage and interface with the river and water bodies – enhance as a feature residential use and asset • Miniature train and mashie golf • Install park furniture (picnic sites, play equipment, benches, litter bins, signage) course • Conservation uses along river, wetlands and water bodies – bird hides, boardwalks, etc. • Natural vegetation and river function • Wetland conservation and functioning • Landscaping along red ways and red nodes • Urban design interventions to enhance place making – sidewalks, signage, street furniture, etc. Brown node  Private Open Spaces • Private open space in office • Ensure the sufficient quality open space is provided in terms of the Town Planning Ordinance (rather than the (offices/ residential) complexes and residential alternative cash endowment) developments • Ensure that the open space is appropriately designed and depicted on the Site Development Plan prior to Council

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TOSF Open Space Precinct Character Development interventions Typology approval Brown node  Private and state • Vacant land that is owned by private • Negotiate with landowners for the possible multi-use of facilities to meet the need for socio-economic open space owned vacant land and state entities (particularly with local schools) - follow the guidelines and provisions outlined in the Tshwane Open Space Framework with reference to the Alternative Service Delivery Strategy (public private partnerships) and Institutional Arrangements • Possible acquisition of land in De Hoewes to develop a local play park as insufficient socio-economic open space in this area - follow the guidelines and provisions outlined in the Tshwane Open Space Framework with reference to the Open Space Development Strategy • Develop a local play park at the Council offices to meet the need for socio-economic open space Brown way  Local connector and • Lower order connector and access • Appropriate landscaping as outlined in the Urban Design Development Framework access roads roads • Implement recommendations as per the Tshwane Open Space Framework Road Reserve Tree Strategy Grey node  Centurion Cemetery • Large cemetery on the periphery of • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e. the study area plant trees, veld grass, indigenous vegetation, etc. • Install green infrastructure to encourage biodiversity i.e. owl boxes, bird feeders, water features, etc. • Explore potential for rehabilitation and utilisation as recreational open space or to restore ecological and spatial linkages Grey node  Zwartkop Reservoir • Reservoir infrastructure • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e. and associated plant trees, veld grass, indigenous vegetation etc (where appropriate and possible) pipeline servitude • Explore potential for rehabilitation and utilisation as recreational open space or to restore ecological and spatial  Reservoirs in De linkages Hoewe Grey node  De Hoewe electrical • Electrical infrastructure • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e. sub-station plant trees, veld grass, indigenous vegetation etc (where appropriate and possible) • Explore potential for rehabilitation and utilisation as recreational open space or to restore ecological and spatial linkages Grey way  Gautrain railway • Undeveloped space under the • Install passive recreational infrastructure i.e. walkways, cycle tracks reserve Gautrain viaduct • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e. plant trees, veld grass, indigenous vegetation etc (where appropriate and possible) • Explore potential for rehabilitation and utilisation as recreational open space or to restore ecological and spatial linkages Grey node  Clifton Road electricity • Vacant land set aside for future • Potential to establish passive recreational infrastructure i.e. walkways, cycle tracks servitude electrical infrastructure • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity, i.e.  Leonie Road electricity plant trees, veld grass, indigenous vegetation etc (where appropriate and possible) servitude • Explore potential for rehabilitation and utilisation as recreational open space or to restore ecological and spatial linkages Red node  Ben Schoeman/ Jean • Important entrances to Centurion • Appropriate landscaping and signage as outlined in the Urban Design Development Framework Avenue off ramp from highways • Use landscaping and natural features to enhance “sense of place”  N1/ John Vorster Drive off ramp  Proposed West Avenue/ Ben Schoeman offramp  Hendrik Verwoerd

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TOSF Open Space Precinct Character Development interventions Typology Avenue / Ben Schoeman Highway Red node  Gautrain station and • Important public space associated • Appropriate landscaping and signage as outlined in the Urban Design Development Framework proposed precinct with the Gautrain station • Use landscaping and natural features to enhance “sense of place” square Red node  Proposed African • Important new public square • Appropriate landscaping and signage as outlined in the Urban Design Development Framework Gateway Precinct associated with the new African • Use landscaping and natural features to enhance “sense of place” square Gateway Precinct, as well as lower  Proposed Jean Avenue order square in Jean Avenue square  Proposed Central Square in lake (between Symbio City and Lake) Red node  Proposed local public • Local public spaces and squares • Appropriate landscaping and signage as outlined in the Urban Design Development Framework spaces and squares • Use landscaping and natural features to enhance “sense of place” Red way  Centurion Bazaar • Important place-making roads and • Appropriate landscaping and signage as outlined in the Urban Design Development Framework Route boulevards • Ensure appropriate landscaping maintenance to encourage ecological functioning and enhanced biodiversity i.e.  John Vorster Drive plant trees, veld grass, indigenous vegetation, etc.  Jean Avenue • Implement recommendations as per the Tshwane Open Space Framework Road Reserve Tree Strategy  Lenchen Avenue • Use landscaping and natural features to enhance “sense of place”  South Street  Hendrik Verwoerd Drive

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Figure 17: Open Space System

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with flood management landscaping and infrastructure to ensure that the precinct’s flood 4.4 Public Space and Landscaping Framework management role is not compromised.  Centurion Park – between Hendrik Verwoerd Drive and N14 to be developed and 4.4.1 Objectives landscaped as a local and regional park featuring more infrastructure and facilities suitable to serve a more inclusive range of regional and local residential recreation and open space The primary objective is to expand, enhance and integrate the network of “hard” and “soft” activities e.g. picnic/braai areas, jogging and cycling trails, trim parks, children’s play public open spaces, including streets, into a cohesive system of spaces and places that re- equipment and facilities, pools etc. as well as opportunities for conservation education structure urban space and that add value to, and improve the sustainability of the living, associated with wetlands and the river. working and “playing” environment. Other key objectives aim to:  Re-establish a high quality and distinctive identity, “sense of place” and imageability for b) Boulevards and Avenues the CBD at the metropolitan level, and for each of the districts, nodes and neighbourhoods  John Vorster Boulevard – a primary gateway access route into the CBD off the N1 and N14 within it. To this end the notion of Centurion CBD being an urban riverfront CBD serving a and a key link to the proposed new African Gateway Precinct. This route could “hi tech” metropolitan node should be promoted. accommodate the new BRT infrastructure and associated NMT facilities.  Enhance the attractiveness and usability of the public environment i.e. spaces and places,  Lenchen Avenue and Hendrik Verwoerd / Gerhard Avenue are important structuring streets and parks through high quality and sustainable infrastructure and landscaping elements linking the Core to the western employment zones of the Metropolitan Node treatment. and these should be designed with high levels of pedestrian prioritisation and associated  Establish an environment with a human scale and urban “feel” that prioritises the landscaping. pedestrian and supports increased community activity and life.  Increase the capacity of open space to accommodate the recreation needs of visitors and c) Dedicated Pedestrian Routes residents through provision of additional appropriately designed spaces and  The “Bazaar” pedestrian spine is a concept that has been mooted historically as an infrastructure. important link between the north and south banks of the Hennops River. The proposed “development bridge” concept proposed for the Centurion Lake Precinct provides an 4.4.2 Public Spaces opportunity for this link to be achieved. The link runs from the proposed new African Gateway Precinct through the existing Centurion Mall, through the Centurion Lake a) Primary Open Space Corridor Precinct, through the Gautrain Station Precinct and possibly up to Jean Avenue.  An internal loop system along South Street/West Avenue will link the various precincts and The section of the Hennops River within the CBD Core should be redeveloped into a primary nodes located within the core business district and should incorporate pedestrian and public space corridor of the Metropolitan Node and should contribute to the overall character cycle infrastructure, a dedicated CBD public transport system that links CBD users into the and identity of the Centurion CBD area. This should be a linear park with multiple recreation, wider city public transport network. conservation, sport, tourism and associated business opportunities and it should be developed to provide a diversity of public space experiences. d) Key Focal Spaces The corridor will have four distinctive precincts: A system of interlinked public spaces is proposed to provide focus, structure and cohesiveness to the  Wetland Park (between N1 and West Avenue) – the degraded wetland area lies to the urban fabric. Key spaces that provide foci for the three main precincts include: north of the N1 and should be rehabilitated to become part of the conservation hub of the open space corridor. Rehabilitation could include the introduction of new “engineered”  Creating a new civic square as the focus for the proposed new African Gateway Precinct. wetlands that assist with flood risk management in an attractive and sensitive manner. This should be a large scale piazza landscaped to offset the civic buildings and provide a  Super Sport Park - between N1 and Lenchen Avenue, to be developed as a new 24/7 significant focal point within the CBD. public space that integrates the southern end of the linear park with the Super Sport  Re-establishing, expanding and enhancing the waterfront square on the southern bank of Stadium node and which includes a variety of active and passive recreation, sporting and the Hennops River as a primary foci and multi-purpose space to accommodate public life tourism related activities focused around landscaped public space. Additional flood in the metropolitan node. management infrastructure in the form of new retention dams/wetlands should be  Creating a new public square related the Gautrain Station Precinct to link into, and provide introduced here as well. focal points along the “Bazaar” pedestrian spine system and on the northern banks of the  Central Urban Park – between Lenchen Avenue and Hendrik Verwoerd / Gerhard Streets. Hennops River. This portion is to be integrated with the development (e.g. Symbio City) so as to achieve  Creating a new public space on intersection of Jean and “Bazaar” route as an end point to the “development bridge” role of the Centurion Lake Precinct. It is to be developed as an the spine and a focal space along Jean Avenue and within Die Hoewe. urban riverfront park with a substantial urban square on its southern bank, and provided

Centurion CBD Master Plan – Development Framework – December 2013 Page 34 e) Local Spaces Public Spaces and Landscape Zones The need for local public space that will support high density residential life is to be provided The public realm will be made up of a variety of “soft” and “hard” public spaces which will each have through the following open space elements; their own identity and character, i.e. commercial, recreational and residential, and they will each play a role in the area, i.e. civic, regional, and local, etc. Paving, planting, street furniture, signage  The Hennops River System and the associated array of recreation opportunities associated and lighting should be coordinated per public space element to reflect the role and character of with each of its Precincts. each.  The Development of a new park underneath the elevated portions of the Gautrain rail line between West Avenue Extension and Jean Avenue. The key hard spaces proposed include:  The development of small urban parks within each of the larger urban blocks with Die  Main public spaces – Super Sport Park; Gautrain Station and African Gateway Precinct. Hoewe on undeveloped parcels of land. Land for these is to be negotiated as part of These are discussed in more detail in points b and e below development contributions associated with new development proposals and applications  Centurion Mall public square connecting to the Central Urban Park; in this area.  Jean Avenue - termination of the “Bazaar” pedestrian spine;  Private parks and spaces provided as part of new developments.  Community precinct cnr Rabie Street/ Clifton Avenue;  Local spaces at the junction of the main transport routes with a mixed commercial land f) Local Streets use. These include: The need for local public streets to support high density residential life by prioritising pedestrians Jean Avenue/ Leonie Street; Jean Avenue/ Lenchen Avenue; Jean Avenue/ Gerhard Street; and cyclists, i.e; Von Willich/ Rabie Street; West Avenue/ Gerhard Street; West Avenue / Rabie Street;  The development of “woonerwe” where pedestrians and cyclists have legal priority over West Avenue/ Lenchen Avenue; West Avenue/ Hendrik Verwoerd Drive motorists on selected lower order streets within each of the urban blocks, see Figure 12 Special landscape treatment for these incidental public spaces is proposed to improve the identity for proposed locations of new local streets. and legibility of the local area. The key place making elements should include buildings that overlook the space with active edges (entrances and shops open onto space) and canopies, shade trees and 4.4.3 Landscape and Cityscape Strategy paved surfacing with street furniture such as benches and bins. The space should be generously proportioned, with the possibility of accommodating a number of activities such as shopping, local Establishing the Landscape Character markets and commercial activities (outdoor cafes) that spill into the square. Car parking should be provided within the building footprint to the rear of the building to not detract or impact on the The landscape and cityscape of the area should be consolidated around the integration of the public space. existing inherent natural character of the Hennops River Valley with a new “cityscape” that reflects its metropolitan role. The key landscape zones proposed include: The Hennops River valley and associated topography is the primary informant of landscape  Open Space Corridor with four distinctive precincts discussed in point b below. character and which should be reinforced through the use of riparian vegetation, flowing water  Key landscaped streets (; South Street/West Avenue; Activity Streets – key shopping elements and associated colours and textures, and through ensuring that association with the River streets; Key local residential streets; servitude on Clifton Street and West Street special is maintained through views and vistas of the River from adjacent districts and precincts. landscape treatment) discussed in point c below.  Boulevards discussed in point d below. Given that the area will be densely developed in the future it is imperative that a rigorous “greening” programme be established to combat urban heating and other climatic effects, complement built form and humanise pedestrian and public spaces. The programme should also a) Regional Green System contribute to the role of landscape in creating identity and legibility particularly in public spaces and  Ecological role: The Hennops River forms part of a regional river system that bisects the places. study area and has a strong ecological/ hydrological function. Appropriate hard and soft landscape proposals are required to respond sensitively to this critical role. Use The study area consists of a diverse range of districts, precincts and neighbourhoods and there appropriate materials for all paths, hard surfacing for cycle paths, and gravel paths with should not be an attempt to coordinate all the landscaping within each of the areas. An attempt edge treatment in clay brick/ stone for pedestrian routes, ensuring permeability to reduce should be made, rather, to coordinate landscaping on key integrating elements which run through runoff and encourage dispersed percolation with a permeable sub-base. Sensitive wetland or connect different districts, precincts and neighbourhoods e.g. boulevards, avenues, key gateways, areas should have raised timber boardwalks with hand rails to protect the sensitive major pedestrian spines, whilst establishing local landscape character on a district, precinct or ecology. Soft landscape treatment should where possible be waterwise, drought-resistant neighbourhood level based on local inherent characteristics, features and history. indigenous plant species that enhance biodiversity in the area. The natural character of

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the riverine area should be reinforced and complimented with appropriate hard and soft landscape detailing and materials.  Recreational role: the linear nature of the green system connecting many different areas and communities facilitates regional recreational walking and cycling. The most important considerations with regards the route will be appropriate surfacing to provide suitable access that allows both for pedestrians and cyclists, and has suitably located access points that works for all users especially, safety is a big factor and appropriate facilities such as parking and ablutions are important considerations to ensure a successful route. Access points, parking and facilities should be located in areas that are safe, where overlooking occurs from nearby development. b) Primary Open Space Corridor As discussed in section 4.4.2 the Hennops River corridor has the potential to become a linear park that contributes to the overall character and identity of the Centurion CBD. The linear park should provide multi functionality – one park with discrete functions i.e. recreation/ flood attenuation Source: iyer.co.za sport, tourism and associated business opportunities and varied public space experiences, but the design and materials of the hard and soft landscape palette should be coordinated to contribute to Figure 18: Moses Mabhida Stadium, Durban continuity within the park, linking the spaces and areas across the CBD.  The Central Urban Park is a bridging precinct integrating the CBD and the business park to The corridor will have four distinctive precincts: the east. The key element of the park is a generously proportioned tree lined circular  The open space to the north of the N1 is currently a degraded wetland. The proposal will route that follows the perimeter of the park connecting into several links across the see this area riverine landscape rehabilitated to a fully functional wetland with watercourse, bridging the adjacent districts. The hard surfaced circular route should be conservation oriented activities. Key landscape elements to reinforce the riverine wide enough to comfortably accommodate pedestrians and cyclists, and the landscape character and include timber boardwalk, bird hides and educational information boards. detailing (i.e. hard surface material and design) should facilitate walking and cycling.  The Super Sport Park is of international significance, with this in mind the hard and soft Developments that surround the park should actively encourage overlooking allowing for landscape treatment and attention to detail is critical, and should be to international surveillance with active ground floors onto the circular route. Should development (i.e. standards. The focus of the Super Sport Park is a new 24/7 public space that integrates Simbio City) take place within the park the main principles proposed above should be the southern end of the linear park with the Super Sport Stadium node. New retained. The internal spaces of the park should be designed to be visually permeable development is proposed to edge the sport stadium. The building edge should contribute facilitating surveillance with no high walls or large dense shrubs. Adequate and well positively to the creation of a civic space. An essential element is an active ground floor located lighting with appropriate facilities such as open lawns for ball games and (with possible uses such as hotel/ gym/ restaurants) face onto an uncluttered and picnicking, shade trees, children’s play areas. generously proportioned public space accommodating tens of thousands of fans awaiting games, as well as opportunities for other events such as markets and live event broadcasting (i.e. include opportunity for a big screen) etc. Robust and uncomplicated hard and soft landscape design and materials that reinforce the river edge location is essential. It is important to bring unity throughout the public space corridor through the use of strong landscape elements, i.e. unify the landscape elements such as the planting palette, benches, bins, lighting and signage. Bold public art could bring further distinction and legibility to the space. Parking should be provided in shaded pockets at the rear of the stadium to not interrupt the street scene and public space.

Source: google.com

Figure 19: Impression of Urban tree lined recreation route

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c) Landscaped Streets This sub section contains conceptual design sketches indicating how streets can be upgraded to accommodate more integrated and multi functional movement and activities.  The South Street/West Avenue circular pedestrian route is a key route that links the various precincts and nodes located within the core business district. The route will incorporate cycle routes and could accommodate the core public transport route that links the CBD to all public transport routes and systems. Key pedestrian improvements should include wide pavements (min 2m) (sidewalk), drop kerbs and safe crossings, and planting to include indigenous shade trees planted to form a continuous canopy.

Source: awoltours.co.za- Greenpoint Park Cape Town Figure 20: Impression of Circular recreation route

 Centurion Park located between Hendrik Verwoerd Drive/Gerhard Street and N14 is an important passive local and regional park. Incorporate the current road into the park, adding a tree lined boulevard with pedestrian and cycle facilities connected by means of a pedestrian bridge in the north of the park extending off South Street connecting to West Street.

TREED LANDSCAPE SEATING PEDESTRIAN CYCLE CYCLE PEDESTRIAN The hard surfaced pedestrian area should be wide enough to comfortably accommodate SOUTH STREET/ WEST AVENUE pedestrians and cyclists, have good quality lighting and be bounded by trees either side. In addition good quality landscape furniture should include benches, bins and signage. Wherever possible, developments that surround the park should have active ground floors

and overlook the street allowing for surveillance onto the boulevard. Figure 22: South Street between Heuwel/ Embankment Road: Conceptual Sketch indicating NMT upgrading

 Activity Streets are streets that have a pedestrian focus for shoppers and office workers, such as Jean Avenue and Von Willich Avenue. They should have a special treatment to improve their legibility and identity, and provide an appropriate environment for pedestrians and shoppers. The streets should be overlooked and have active edges (entrances and shops open onto pavement (sidewalk)) with canopies or shade trees. Pavements (sidewalks) should be paved and be generously wide, with the possibility of accommodating a number of activities such as pedestrians, shoppers and commercial activities that spill onto the paved surface (outdoor cafes).

Source: google.com

Figure 21: Impression of Landscaped pedestrian route edging park

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WIDE PAVEMENT WIDE PAVEMENT JEAN AVENUE JEAN AVENUE SHOPPING STREET SHOPPING STREET

Figure 23: Jean Avenue: Conceptual sketch of street upgrading showing activity streets with active ground floor and pedestrian focus

 Key local linkage routes that are predominantly residential, such as Migmatite Drive; Phyllite Avenue; Blinkblaar Street; Hippo Avenue; Akkerboom Street; Glover Street; North Street; Clifton Avenue; South Street (De Hoewe) to receive specific landscape treatment to improve the pedestrian experience and safety, while enriching the local ecological biodiversity as well as reinforcing local character and identity. Improvements to include wider pavements (min 2m), drop kerbs and safe crossings at key points. Planting to include indigenous shade tree planting planted no further than 6m apart to form a continuous shaded canopy and green edge to the street, some appropriate species are Acacia caffra; Acacia galpinii, Calodendrum capense; Celtis africana; Erythrina lysistemon; Ekebergia capensis; Harpephyllum caffrum, etc.  The wide servitude on Clifton Avenue should receive a similar treatment to the key local linkage routes above. The large open space accommodating the servitude should be a local park. Where possible the area should be landscaped with surfaced pathways and groupings of trees.  West Avenue Special Landscape Treatment recognises that as an important linkage route Source: Context Sensitive Solution: ITE (2006) in the core CBD area and the public transport network there should be good pedestrian and cycling facilities. The street should have an identifiable character that includes wide Figure 24: Impression of West Avenue special landscape treatment - wide tree lined pavement and pavements with a dedicated cycleway, feature shade tree planting and a good quality active groundfloor landscape that includes a paved surface, benches, bins, cycle parking, signage and shrub and groundcover planting. Shade trees should create an identifiable feature. The street should be overlooked and have active groundfloor edges (entrances and shops open onto pavement) with canopies or colonnades onto the street.

Centurion CBD Master Plan – Development Framework – December 2013 Page 38

Source: Google.com –Camps Bay

Figure 25: Impression of West Avenue (north) running along Centurion Park -reinforce riverine Figure 26: Extract of conceptual layout of West Avenue between Lenchen character with an avenue of 'feature trees’ along the park-side with a wide pavement Avenue (south) and Gerhard Street (north) emphasis on pedestrian/ cycle priority with an avenue of trees, pedestrian boulevard, defined public spaces

SIDEWALK WEST AVENUE TWO WAY TRAFFIC TWO-WAY LANDSCAPED PEDESTRIAN BOULEVARD FLEXIBLE LANDSCAPED SPACE OVERLOOKING WEST AVENUE ON STREET PARKING/ DELIVERY CYCLE ROUTE

WEST AVENUE GAUTRAIN RAIL RESERVE AND SURROUNDING LAND

Figure 27: West Avenue: Conceptual sketch of street upgrading showing two way traffic with pedestrian boulevard , two way cycle route and active ground floor edge onto West Avenue

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d) Boulevards

This sub section contains conceptual design sketches indicating how streets can be upgraded to  John Vorster Drive is the primary access through centurion and should become a major boulevards that accommodate more integrated and multi functional movement and activities. The tree lined boulevard with landscaping. There is an existing boulevard on the northern part three important primary and secondary access routes in Centurion should receive significant tree of John Vorster Boulevard, and it is proposed that the entire route receive a double row of planting to upgrade the environmental quality of the routes and to establish strong identity. large growing shade trees either side of the carriageway, as well as on the central island. Improve the pedestrian experience and safety with wide, continuous pavements, and safe crossings.

Source: google.com –Umhlanga Ridge

Figure 28: Tree lined boulevards establish a strong identity and improve the micro climate

PEDESTRIANS CYCLES JOHN VORSTER Dr TREE LINED CENTRAL NMT ROUTE JOHN VORSTER Dr CYCLES PEDESTRIANS JOHN VORSTER Dr

Figure 29: John Vorster Drive: Conceptual sketch of street upgrading showing major tree lined boulevard and potential NMT facilities/ promenade

Centurion CBD Master Plan – Development Framework – December 2013 Page 40

Hendrik Verwoerd Drive and Lenchen Avenue are secondary access routes through centurion. centre. All the surrounding development should as far as is practicably possible have active The routes should become tree lined boulevards with low shrubs and groundcovers along ground floors that face onto an uncluttered and generously proportioned public space. property boundaries. The public space should easily accommodate the vast numbers of commuters and other pedestrians. Robust and durable hard and soft landscape design and materials are recommended. The essential landscape elements to be integrated into the design of the public space should include indigenous shade trees; comfortable benches, bins, good lighting and pedestrian signage preferably with a descriptive map for easier way finding;  The African Gateway Precinct to be developed with a large high quality, well proportioned multi functional civic square that will form a book end to the dedicated pedestrian Bazaar route running east /west from Jean Avenue to South Street. The space should have robust, high quality hard and soft landscape materials and detailing, with bold groupings of tree planting to add structure to the space, provide shade and improve the micro climate. As with all public spaces, the African Gateway Precinct square should be overlooked by the surrounding buildings and have active ground floors that front onto the paved surface CYCLES CYCLES (outdoor cafes). TREE LINED PEDESTRIAN ROUTE LENCHEN AVENUE TREE LINED PEDESTRIAN ROUTE Car parking provided within building footprint to not detract on the public space.

Figure 30: Lenchen Avenue: Conceptual sketch of street upgrading showing tree lined boulevard and potential NMT facilities e) Major Gateway Nodes and Major Public Squares This sub section contains conceptual design sketches indicating how major gateway nodes and major public spaces can be upgraded to accommodate more integrated and multi functional activities.

 The new interchange between N14 and Jean Avenue / West Avenue will be a new primary entrance area and the built form and landscaping of new development should reinforce Figure 31: Impressions : Improve the pedestrian environment with tree planting, and canopies and the gateway role. Opportunities for introducing landmark buildings are good and these colonnades that edge the civic space should reflect the role and character of the Metropolitan node as a whole. All hard and Source: all images from www.google.com

soft landscape treatment should be striking and have uncluttered detailing, paving with a strong and uncomplicated pattern, planting to be in large swathes of the same/similar indigenous drought hardy groundcover and shrubby plants (i.e. Agapanthus africanus; Clivia miniata; Dietes grandiflora; Carissa macrocarpa; Gardenia thunbergia; Grewia occidentalis; Euclea crispa; Scenecio oxyodontus; Plumbago auriculata; Leonotis leonurus; Zantedeschia aethiopica); grouping of indigenous shade trees, as well as architectural trees species, such as Aloe bainsii/ dichotoma/ xanthophloea and Cussonia paniculata grouped to form focal points in key locations, such as at the termination of a view. Reinforce identity and legibility with bold lighting highlighting architectural accents on buildings and focal elements in the landscape.  The interchange at N1 and John Vorster will also be a primary entrance area and whilst Figure 32: Impressions : Reinforce the identity or sense of place in the proposed Centurion’s civic this area is significantly built up already new developments should reflect its status as space with landscape elements that reflect Centurion’s riverside character gateway. Hard and soft landscape treatment should apply the same principles as the N14 Source: all images from www.google.com and Jean Avenue/ West Avenue gateway mentioned above.  Gautrain Precinct will be a primary public transport gateway and a key public space. The design and landscape of the public space should reflect the vision for the core business

Centurion CBD Master Plan – Development Framework – December 2013 Page 41

Figure 34: Impressions : Facilitate public activity with hard surfacing, street furniture and trees/ Figure 33: Impressions : Emphasise the civic space with a key landmark building or landscape feature planting Source: all images from www.google.com Source: image from www.google.com

MULTI-FINCTIONAL CIVIC SQUARE WITH ACTIVE GROUNDFLOOR EDGES SOUTH STREET

Figure 35: TICC: Conceptual sketch of the African Gateway Precinct landscaped civic space with trees and colonnaded building edge, including South Street as part of the overall public space

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g) Street Furniture Guidelines f) Dedicated Pedestrian Routes This report should be read in conjunction with the following previously prepared The “Bazaar” pedestrian spine is proposed as a primary pedestrian link between the commercial and reports which provide detailed principles and guidelines on street furniture: residential precincts on either side of the Hennops River, linking the proposed new African Gateway Precinct through the existing Centurion Mall and the Urban Park across the Hennops River to the  Centurion Legibility and Identity Framework, a development framework for a Gautrain Precinct and up to Jean Avenue (see conceptual sketch showing bazaar route below). place structure and quality of place, based on placemaking and urban design principles The urban park is the central focus of the route and the landscape should integrate the riverine character. An important landscape characteristic of the route is boulevard tree planting, and the  Centurion Legibility and Identity Framework Implementation plan, is a building edges should include canopies or colonnades to define the space and provide a suitable document that aims to ensure a coordinated implementation of urban pedestrian environment. Other building features should include overlooking, an active groundfloor elements in Centurion (shops etc) and opportunity for outdoor dining.  Centurion Central Spine, a strategic development framework for the Centurion Central Spine with a detailed focus on Centurion City  Centurion Open Space Network, a development framework that includes specific design and management guidelines for the open space network of Centurion. All reports prepared by Holm Jordaan Associates, 2000 - 2001

Source: snoozemancruiseblog.blogspot.com

OVERLOOKING

OVERLOOKING

ACTIVE GROUNDFLOOR WITH CANOPIES OR ACTIVE GROUNDFLOOR WITH COLONNADES CANOPIES OR COLONNADES

TREE LINED BAZAAR ROUTE

Figure 36: “Bazaar” Route within Gautrain Station Precinct: Conceptual sketch of pedestrian route showing overlooking of the space with an active ground floor and pedestrian focus

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Figure 37: Public Space and Landscaping Framework

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a) Urban Blocks 4.5 Urban Block and Built Form Guidelines Grain and Permeability (Width and Length) 4.5.1 Objectives The district south of the CBD core displays a block size and shape determined by the insular and “closed” system curvilinear concept of suburban layout and there is not too much opportunity to The main objective with regard to Built Form is to transform the existing predominant low rise, low change block shape and size without substantial redevelopment. density, insular and “suburban” block and building form models and typologies that have informed both commercial and residential development historically and which have resulted in: On the northern side of the Hennops (Die Hoewe) the main block size determined by the primary access road grid varies between lengths of 450m to 700m and original subdivisions within these  unsustainable development and population thresholds for economic activity, social blocks between 100m and 250m (these represent the original size and layout of agricultural small facilities and public transportation holdings) making pedestrian permeability and linkage difficult and inconvenient. The suburban gated  sprawl and lack of ”sense of place” with poor spatial legibility and imageability estates development form that has occurred on individual subdivisions has also not always made  lack of human scale and unsafe and insecure public space blocks smaller and hence a very coarse grain block size is prevalent.  poor neighbourhood identity and lack of sense of community Where possible, the subdivision and or consolidation of under developed or undeveloped urban  monotonous building form with no variation or accents blocks should aim to be of the order of 60m x 60m or 60m x 120m. This can be achieved through  poor ground level interface between buildings and the pedestrian environment ensuring that additional local level access roads and / or public pedestrian lanes are provided. Where possible additional streets and lanes should be identified within existing fabric to improve 4.5.2 Built Form Strategy permeability and new development should tie into and add to the existing grid to ensure grid continuity and permeability. The strategy seeks to transform Centurion’s “suburban” quality to a more urban, more metropolitan, orientated structure and form. Whilst the majority of the area is developed there are Within the CBD core on the southern banks of the River the urban grid is a finer grain, but the several key precincts which are either under developed or undeveloped and which, if developed majority of blocks are still quite large and not ideal for pedestrian permeability. Where possible new using the principles detailed below, could significantly contribute to the restructuring, “sense of pedestrian lanes, arcades and/or local streets should be added through building redevelopment to place” and improvement of the overall quality and performance of the CBD. make the movement grid a finer grain. These precincts include: The site for the proposed African Gateway Precinct and new Government Precinct (i.e. urban block 1. Proposed African Gateway Precinct described by John Vorster, Hendrik Verwoerd, Lenchen Avenue and South Street) is a large block of 2. Gautrain Station precincts approximately 600m by 350m. The development of this block should aim to ensure that urban 3. West Avenue north extension Precinct access grid elements are based around 60m x 60m or 60m x 120m block formats. In addition the 4. Super Sports Park stadium precinct “subdivision” and/or the built form footprint on the block should ensure that the surrounding urban 5. N1 and West Avenue junction grid of streets and pedestrian paths is acknowledged and incorporated so that convenient and 6. Hendrik Verwoerd and Migmatite Drive junction consistent linkage into surrounding urban fabric is facilitated. In addition various clusters of undeveloped land parcels along main urban streets and activity routes Perimeter Block Development within Die Hoewes also present opportunities for change. The diagrams below indicate the principle of developing on the outside perimeter and edge of urban All of the above are indicated in Figure 44. blocks so that public outward facing building edges define public spaces and streets and the internal courtyards generated become semi private spaces for residents and communities to use for less Whilst the abovementioned locations are largely “greenfield” opportunities for improving the built public activities such as parking, recreation and services thus creating a continuum of public to form and structure of the CBD, additional opportunities can be generated when buildings are either private space. demolished for redevelopment or when buildings are refurbished or added to.

4.5.3 Urban Block and Building Form Principles

The following principles should be used to guide the subdivision or consolidation of urban blocks and / or to direct the design of new buildings.

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Figure 38: Perimeter buildings enclose streets and spaces and allow for active edges and overlooking Source: Context Sensitive Solution: ITE (2006)

Figure 40: Wrap larger buildings with smaller units to create an active frontage

In infill situations, where a desirable urban character already exists (i.e. parts of South Street), the massing should be consistent with the surrounding built form to retain and enhance local existing character. Step backs can also be used on taller buildings to create human scale at the ground level where buildings are greater than four storeys. This approach is recommended for Centurions’ commercial core and immediate surroundings such as along South St; Lenchen Ave; Gerhard St; West Avenue around the Gautrain Station. Step backs and roof treatments (roof gardens) are desirable to help achieve a better scale and visual appeal for the public realm. The step backs allow a built form with a human scale; a reduction of wind effects on pedestrians and for greater sunlight to penetrate into the street. Source: Urban Design Manual:DoEHLG (2009) Source: Urban Design Compendium: EP&THC (2000) Landmarks and Accent Figure 39: Perimeter blocks edging the street with internal communal courtyards – accessible from both sides Landmarks provide an orientation cue, and form memorable locations. They provide anchors to key paths/ routes and help emphasise public spaces. Landmarks should be unique and memorable and b) Building Form are important at a range of scales, from global through to local. Building Scale and Massing A valuable feature of a global landmark is an ability to be seen from a large surrounding area thus providing orientation and identity in the urban landscape, whereas local landmarks perform these Massing relates to the shape and size of a building on a building envelope, it is the scale of buildings roles at the local scale in precincts or neighbourhoods. in relation to height and floor area. The massing of a proposed development should always maintain a human scale, particularly at ground / street level and with the pedestrian environment. Massing is Proposed global landmark locations include: also critical to spatial quality and creating the sense of openness or enclosure that helps define  African Gateway Precinct streets and spaces.  junction of N1 freeway and John Vorster Drive Much of Centurion CBD core area consists of large scaled suburban-type internally orientated  Junction of N14 with Hendrik Verwoerd Drive shopping malls or office blocks either set back from the street as podium type buildings or with  Proposed redevelopment of the lake, i.e. Symbio City development blank external walls facing the street and which do not contribute to human scaled grain or to public  West Avenue north extension precinct space definition. As indicated below, these buildings can be “wrapped” with smaller building units to create active frontages, break up massing and create overlooking onto the public realm (street and spaces) thus creating more comfortable pedestrian environments.

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appropriate on site height distribution to achieve landmark objectives for the precinct and to ensure appropriate interfaces with adjacent existing development, particularly if this is residential in character.  Minimum 4 and maximum 6 storeys to be permitted in new development areas within established low and medium rise urban fabric, but with the application of appropriate height interfaces with existing development, particularly if it is residential in nature. Distribution on site to achieve landmark and accent objectives.  Height to width ratios – Keep to well proportioned height to width ratios relative to the type of street to ensure adequate enclosure while avoiding overshadowing.

Source: Wamu.org Source: Huffingtonpost.com Figure 41: Global landmarks terminating views

Source: Alancrystal.co.za Source: Centurionrealestate.co.za Figure 42: Local landmarks – Unitas Hospital and Gautrain Station

District, Precinct or neighbourhood landmarks could be established or enhanced as follows: Architectural accents on key buildings within the urban fabric as indicated in Figure 44:  Metro Rail and Gautrain Stations  Super Sports Park stadium  Unitas Hospital  At various locations along Jean Avenue Building Height Building height is key to place making and legibility. There is not much height variation in the built form across Centurion, resulting in a bland monotonous low rise form that lacks distinctiveness with very little definition at the CBD or district level. Height variation with accent at key locations enables navigation and helps create district and neighbourhood identity. Source: Context Sensitive Solution: ITE (2006) Principles include:  Minimum 10 and maximum 30 storeys to be permitted in the African Gateway Precinct, West Avenue north extension and Gautrain precincts and at N1 John Vorster junction (i.e. essentially new civic and business mixed use precincts), but with the application of

Centurion CBD Master Plan – Development Framework – December 2013 Page 47

 Public uses of shops, offices, services etc should interface with the public realm at street level

4.5.4 Development Control

Achieving the Vision for the study area outlined in previous sections and a more responsive urban development will always be challenging due to the simultaneous and ongoing interventions and activities of many urban development stakeholders. It therefore requires a break from the “business as usual” development control and implementation approach and the introduction of one which includes a framework of urban development and design management tools that are applied in an integrated fashion across all scales of the urban environment to optimise the outcome of the myriad Source: Urban Design Manual: DoEHLG (2009) stakeholder energies, agendas and visions. Figure 43: Keep well proportioned height ratios relative to type of street Developing an urban development management framework as described above is not a Building Edges and Frontages “one size fits all” procedure, nor is it driven by the application of town planning zonings The interface between buildings and the public spaces (i.e. streets, squares, lanes, etc.) that they and the implementation of built environment “standards”….rather it requires a clear, front onto is important for the quality of public space in terms of its attractiveness, activity levels rigorous and conscious process that integrates, coordinates and creates! and safety and security. The following principles are important to ensuring a positive interface: It is therefore recommended that the CoT establishes an area based Urban Development or Urban Design Review committee for the study area in order to review, direct and  Buildings to stand on their front boundary lines and collectively form a continuous human scaled street frontage along a street. manage both private and public sector development against the objectives and principles  Design buildings that respect and define street corners well, i.e. building shape, features, of this framework... In addition it is recommended that the objectives, principles and entrances. guidelines of this framework are translated into the town planning schemes and any other  Building ground floors should have active frontages, i.e. entrances, coffee shops, retail existing development control mechanisms being currently used by the CoT (e.g. FAR’s, shops, windows with transparent glass providing views to the interior, porches, awnings, building lines, mixed use zones, NMT principles etc.) lighting and high quality materials.  Canopy/ Colonnades at provide a suitable pedestrian environment, scale tall buildings It is further recommended that in order to align with the principles of “smart city” that the and bring continuity to the public realm. CoT also take steps to integrate the guidelines of the Green Buildings manuals, prepared  Maximise pedestrian entrances and minimise vehicular entrances off pedestrian priority streets. by the Green Buildings Council of South Africa, into their development control framework.

Mixed Use Buildings Mixed use within an urban block should be complimented by mixed use buildings to ensure high levels of neighbourhood and street activity, urban diversity and vibrancy and overall safety and security. Mixed use spreads activity over time and increases thresholds for activity, services and safety and security in the public environment. Key principles include:  Ensure the mix of activity supports the predominant character of the neighbourhood, i.e. do not allow excessive commercial in predominantly residential neighbourhoods  Encourage a mix of uses that complement one another i.e. local shops for residential

Centurion CBD Master Plan – Development Framework – December 2013 Page 48

Figure 44: Built Form Guidelines

CYCLES

Centurion CBD Master Plan – Development Framework – December 2013 Page 49

Figure 45: Centurion CBD Vision

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5 Estimated Capital Costs a) Scenario One: Accommodating Normal Growth and Development Application Trends This scenario talks to the incremental growth that consists of infill on vacant land and 5.1 Quantification of Centurion CBD Growth to 2020 densification of existing properties as represented through development applications lodged with the Municipality from time to time in response to infrastructure upgrades in As indicated in the main Development Framework document growth and development patterns and the area such as the Gautrain and BRT systems, as well as, the general upgrading of the quantums are very difficult to predict, but in order to both promote, and accommodate, economic urban environment as the Centurion CBD gains traction as a metropolitan node. and social development it becomes necessary for the CoT to invest proactively in infrastructure and This scenario represents what development could be expected without any larger scaled / services. This requires the Municipality to make informed estimates on the type and extent of “one off” type developments occurring and indicates what development the CoT would be development that is likely to occur. These estimates are based on past and current incremental required to service under normal growth circumstances. development trends, as well as, informed estimates related to unusually larger scaled / “one off” type development projects (i.e. in this case the Tshwane International Convention Centre Precinct b) Scenario Two: Development of the African Gateway Precinct (African Gateway Precinct) and / or the Symbio City initiatives). The African Gateway Precinct initiative has been a priority for the CoT for some time now Development growth forecasts were prepared using 2013 as the base year and using existing as a key driver and catalyst for further economic development and the Council has available information to determine an estimated existing development floor area footprint for the prioritised this project and engaged with development stakeholders to develop the study area. Assumptions were then used to estimate what development growth could be expected Precinct as a major civic, convention and government precinct within Tshwane. by 2015 and 2020 (particularly relating to African Gateway Precinct and Symbio City). Additional estimates were then made to indicate what the ultimate development capacity of the study area This growth scenario includes the normal growth scenario and the estimated floor area to could be based on a set of assumptions around what Town Planning Floor Area Ratio’s (F.A.R) could be developed as part of the African Gateway Precinct and indicates the additional be realised in the future. development that the CoT and or other spheres of government may need to service.

5.2 Implementation Approach c) Scenario Three: Development of Symbio City

The CoT is particularly concerned with facilitating and accommodating the larger scaled Symbio City is an ambitious mixed use development initiative aimed at capitalising on the development initiatives of the African Gateway Precinct and Symbio City by 2020 and has requested locational advantages of the Centurion Metropolitan node within the Gauteng economic that the cost and implementation implications for infrastructure to accommodate these initiatives triangle and has the support of Council as a major flagship initiative to promote sustainable, high rise, high density and holistic mixed use development. along with normal growth trends be determined. This scenario combines the first two scenarios with the floor area anticipated to be Given the uncertain and complex nature of development and in order to provide a reasonable level of certainty for CoT with respect to the timing, type and location of infrastructure and related developed in the Symbio City initiative and indicates the additional development that the investment that would be required for transportation, water and sanitation, electricity, storm water CoT and or other spheres of government may need to service. and environmental upgrades, three growth scenarios that could occur between 2013 and 2020 have been identified and articulated.  Scenario One : Accommodating Normal Growth and Development Application trends,  Scenario Two : Accommodating Normal Growth/Development Application trends AND the Development of the African Gateway Precinct,  Scenario Three : Accommodating Normal Growth/Development Application trends AND the Development of the African Gateway Precinct AND Development of Symbio City

These scenarios have been created so as to assist in determining the optimal levels of investment required to both to accommodate and facilitate a range of development possibilities in the immediate short term, as well as, make provision on an economic basis for longer term growth and development expectations.

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5.3 Implementation Costs

The respective infrastructure requirements for roads, water and sanitation, electricity, storm water and environmental upgrades to accommodate estimated development by 2020 for each of the growth scenarios have been determined and the indicative costs for each are contained in the summary Table 7 below. More detailed tables indicating the projects and costs for each infrastructure component for each scenario are contained in the individual sector master plan reports. The location, type and extent of infrastructure that is required is also indicated in the individual sector master plan reports but also summarised in tables below. Table 14 : Summary of Costs for Growth Scenarios

Sector Scenario No. 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 TOTAL 1 0 34 900 000 131 200 000 97 200 000 38 700 000 0 0 0 302 000 000 Transportation and Roads 2 0 31 000 000 170 300 000 201 000 000 124 600 000 114 500 000 68 900 000 0 710 300 000 3 0 31 000 000 176 300 000 388 700 000 361 000 000 372 160 000 272 460 000 0 1 601 620 000

1 0 0 0 15 200 000 30 000 000 30 000 000 20 000 000 0 95 200 000 Water 2 0 0 0 15 200 000 32 000 000 55 000 000 45 000 000 900 000 148 100 000 3 0 0 10 000 000 70 000 000 82 000 000 105 000 000 85 000 000 900 000 352 900 000

1 0 0 0 0 2 000 000 2 000 000 3 000 000 1 000 000 8 000 000 Sanitation 2 0 0 4 300 000 10 000 000 10 000 000 14 000 000 21 000 000 3 500 000 62 800 000 3 0 0 7 000 000 10 000 000 10 000 000 14 000 000 23 000 000 3 600 000 67 600 000

1 0 500 000 6 500 000 7 600 000 30 900 000 34 600 000 7 400 000 4 500 000 92 000 000 Electricity 2 0 500 000 6 500 000 8 100 000 31 800 000 56 200 000 8 400 000 4 500 000 116 000 000 3 0 500 000 12 500 000 11 300 000 90 800 000 237 700 000 72 700 000 4 500 000 430 000 000

1 1 295 000 2 528 000 11 192 500 17 491 000 18 445 000 12 021 000 4 070 000 0 67 042 500 Storm Water 2 1 249 000 3 500 000 11 836 000 25 525 000 26 801 000 20 377 000 4 070 000 0 93 358 000 3 1 249 000 3 500 000 11 836 000 25 525 000 26 801 000 20 377 000 4 070 000 0 93 358 000

1 6 480 000 6 480 000 39 143 000 62 629 000 31 314 500 12 526 000 0 0 158 572 500 Rehabilitation Lake Centurion 2 6 480 000 6 480 000 39 143 000 62 629 000 31 314 500 12 526 000 0 0 158 572 500 3 6 480 000 6 480 000 39 143 000 62 629 000 31 314 500 12 526 000 0 0 158 572 500

1 0 725 000 4 900 000 11 740 000 680 000 3 230 000 8 980 000 0 30 255 000 Environment 2 0 725 000 4 900 000 11 740 000 680 000 3 230 000 8 980 000 0 30 255 000 3 0 725 000 4 900 000 11 740 000 680 000 3 230 000 8 980 000 0 30 255 000

1 7 775 000 45 133 000 192 935 500 211 860 000 152 039 500 94 377 000 43 450 000 5 500 000 753 070 000 ANNUAL TOTAL 2 7 729 000 42 205 000 236 979 000 334 194 000 257 195 500 275 833 000 156 350 000 8 900 000 1 319 385 500 3 7 729 000 42 205 000 261 679 000 579 894 000 602 595 500 764 993 000 466 210 000 9 000 000 2 734 305 500

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5.4 Storm Water Infrastructure and Flood Risk Management: Summary of Estimated Costs

Table 15 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in Identified Blocks – September 2013 (1) 2020 Scenario (includes incremental growth plus backlog) Block (Project) 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals 3 R 43 270 R 43 270 R 332 425 R 285 886 R 704 851 6 R 39 283 R 39 283 R 275 472 R 236 906 R 590 943 8 R 18 970 R 18 970 R 128 136 R 110 197 R 276 272 10 R 18 134 R 18 134 R 116 196 R 99 928 R 252 391 12 R 213 962 R 213 962 R 1 452 238 R 1 452 238 R 1 452 238 R 4 784 638 13 14 R 46 237 R 46 237 R 374 817 R 322 343 R 789 635 19 R 17 062 R 17 062 R 100 879 R 86 756 R 221 758 23 R 182 210 R 182 210 R 1 171 000 R 1 171 000 R 1 171 000 R 3 877 418 25 R 404 405 R 404 405 R 2 474 726 R 2 474 726 R 2 474 726 R 8 232 987 27 R 51 825 R 51 825 R 454 640 R 390 990 R 949 279 28 R 187 746 R 187 746 R 1 220 033 R 1 220 033 R 1 220 033 R 4 035 591 29 R 339 219 R 339 219 R 2 561 651 R 2 561 651 R 2 561 651 R 8 363 390 30 R 65 339 R 65 339 R 647 694 R 557 016 R 1 335 387 31 R 131 872 R 131 872 R 902 292 R 902 292 R 902 292 R 2 970 619 32 R 112 493 R 112 493 R 730 650 R 730 650 R 730 650 R 2 416 935 33 R 200 342 R 200 342 R 1 508 747 R 1 508 747 R 1 508 747 R 4 926 926 35 R 113 164 R 113 164 R 736 593 R 736 593 R 736 593 R 2 436 108 36 R 284 678 R 284 678 R 2 078 574 R 2 078 574 R 2 078 574 R 6 805 079 37 R 59 640 R 59 640 R 566 290 R 487 010 R 1 172 580 38 R 251 904 R 251 904 R 1 788 294 R 1 788 294 R 1 788 294 R 5 868 690 39 R 174 818 R 174 818 R 1 105 529 R 1 105 529 R 1 105 529 R 3 666 223 40 R 110 695 R 110 695 R 714 725 R 714 725 R 714 725 R 2 365 563 Totals R 1 295 017 R 2 527 703 R 11 192 511 R 17 491 247 R 18 445 052 R 12 021 337 R 4 070 398 R 67 043 265

OVERALL CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals Land Assembly R 133 573.80 R 128 240.95 R 65 651.58 R 327 466.32 Planning and Design R 667 868.99 R 1 309 073.72 R 969 462.63 R 328 257.90 R 3 274 663.24 Environmental Authorisations (EA) R 360 000.00 R 695 000.00 R 415 000.00 R 80 000.00 R 1 550 000.00 Town Planning R 133 573.80 R 128 240.95 R 65 651.58 R 327 466.32 Tenders R 267 147.60 R 256 481.89 R 131 303.16 R 654 932.65 Construction R 9 420 263.78 R 16 951 685.65 R 18 445 052.18 R 12 021 336.65 R 4 070 398.02 R 60 908 736.28 Totals R 1 295 016.58 R 2 527 703.20 R 11 192 511.47 R 17 491 246.72 R 18 445 052.18 R 12 021 336.65 R 4 070 398.02 R 0.00 R 67 043 264.82 Note 1: Above costs include VAT at 14%

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Table 16 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in Identified Blocks – September 2013 (2) 2020 Scenario + African Gateway Precinct (includes incremental growth plus backlog) Block (Project) 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Total Cost 3 R 43 270 R 43 270 R 332 425 R 285 886 R 704 851 6 R 39 283 R 39 283 R 275 472 R 236 906 R 590 943 8 R 18 970 R 18 970 R 128 136 R 110 197 R 276 272 10 R 18 134 R 18 134 R 116 196 R 99 928 R 252 391 12 R 213 962 R 213 962 R 1 452 238 R 1 452 238 R 1 452 238 R 4 784 638 13 R 1 018 374 R 1 018 374 R 8 355 601 R 8 355 601 R 8 355 601 R 27 103 551 19 R 17 062 R 17 062 R 100 879 R 86 756 R 221 758 23 R 182 210 R 182 210 R 1 171 000 R 1 171 000 R 1 171 000 R 3 877 418 25 R 404 405 R 404 405 R 2 474 726 R 2 474 726 R 2 474 726 R 8 232 987 27 R 51 825 R 51 825 R 454 640 R 390 990 R 949 279 28 R 187 746 R 187 746 R 1 220 033 R 1 220 033 R 1 220 033 R 4 035 591 29 R 339 219 R 339 219 R 2 561 651 R 2 561 651 R 2 561 651 R 8 363 390 30 R 65 339 R 65 339 R 647 694 R 557 016 R 1 335 387 31 R 131 872 R 131 872 R 902 292 R 902 292 R 902 292 R 2 970 619 32 R 112 493 R 112 493 R 730 650 R 730 650 R 730 650 R 2 416 935 33 R 200 342 R 200 342 R 1 508 747 R 1 508 747 R 1 508 747 R 4 926 926 35 R 113 164 R 113 164 R 736 593 R 736 593 R 736 593 R 2 436 108 36 R 284 678 R 284 678 R 2 078 574 R 2 078 574 R 2 078 574 R 6 805 079 37 R 59 640 R 59 640 R 566 290 R 487 010 R 1 172 580 38 R 251 904 R 251 904 R 1 788 294 R 1 788 294 R 1 788 294 R 5 868 690 39 R 174 818 R 174 818 R 1 105 529 R 1 105 529 R 1 105 529 R 3 666 223 40 R 110 695 R 110 695 R 714 725 R 714 725 R 714 725 R 2 365 563 Totals R 1 248 779 R 3 499 840 R 11 836 068 R 25 524 505 R 26 800 653 R 20 376 938 R 4 070 398 R 93 357 181

OVERALL CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals Land Assembly R 129 826 R 263 009 R 65 652 R 458 486 Planning and Design R 649 128 R 1 964 172 R 1 643 301 R 328 258 R 4 584 859 Environmental R 340 000 R 750 000 R 490 000 R 80 000 R 1 660 000 Authorisations (EA) Town Planning R 129 826 R 263 009 R 65 652 R 458 486 Tenders R 259 651 R 526 017 R 131 303 R 916 972 Construction R 9 045 446 R 24 984 944 R 26 800 653 R 20 376 938 R 4 070 398 R 85 278 379 Totals R 1 248 779 R 3 499 840 R 11 836 068 R 25 524 505 R 26 800 653 R 20 376 938 R 4 070 398 R 0 R 93 357 181 Note 1: Above costs include VAT at 14% Note 2: Base year for all prices = 2013

Centurion CBD Master Plan – Development Framework – December 2013 Page 54

Table 17 : Upgrading of Stormwater Infrastructure in Centurion based on Expected Development in Identified Blocks – September 2013 (2) 2020 Scenario + African Gateway Precinct + Symbio City (includes incremental growth plus backlog) Block (Project) 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Total Cost 3 R 43 270 R 43 270 R 332 425 R 285 886 R 704 851 6 R 39 283 R 39 283 R 275 472 R 236 906 R 590 943 8 R 18 970 R 18 970 R 128 136 R 110 197 R 276 272 10 R 18 134 R 18 134 R 116 196 R 99 928 R 252 391 12 R 213 962 R 213 962 R 1 452 238 R 1 452 238 R 1 452 238 R 4 784 638 13 R 1 018 374 R 1 018 374 R 8 355 601 R 8 355 601 R 8 355 601 R 27 103 551 19 R 17 062 R 17 062 R 100 879 R 86 756 R 221 758 23 R 182 210 R 182 210 R 1 171 000 R 1 171 000 R 1 171 000 R 3 877 418 25 R 404 405 R 404 405 R 2 474 726 R 2 474 726 R 2 474 726 R 8 232 987 27 R 51 825 R 51 825 R 454 640 R 390 990 R 949 279 28 R 187 746 R 187 746 R 1 220 033 R 1 220 033 R 1 220 033 R 4 035 591 29 R 339 219 R 339 219 R 2 561 651 R 2 561 651 R 2 561 651 R 8 363 390 30 R 65 339 R 65 339 R 647 694 R 557 016 R 1 335 387 31 R 131 872 R 131 872 R 902 292 R 902 292 R 902 292 R 2 970 619 32 R 112 493 R 112 493 R 730 650 R 730 650 R 730 650 R 2 416 935 33 R 200 342 R 200 342 R 1 508 747 R 1 508 747 R 1 508 747 R 4 926 926 35 R 113 164 R 113 164 R 736 593 R 736 593 R 736 593 R 2 436 108 36 R 284 678 R 284 678 R 2 078 574 R 2 078 574 R 2 078 574 R 6 805 079 37 R 59 640 R 59 640 R 566 290 R 487 010 R 1 172 580 38 R 251 904 R 251 904 R 1 788 294 R 1 788 294 R 1 788 294 R 5 868 690 39 R 174 818 R 174 818 R 1 105 529 R 1 105 529 R 1 105 529 R 3 666 223 40 R 110 695 R 110 695 R 714 725 R 714 725 R 714 725 R 2 365 563 Totals R 1 248 779 R 3 499 840 R 11 836 068 R 25 524 505 R 26 800 653 R 20 376 938 R 4 070 398 R 93 357 181

OVERALL CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals Land Assembly R 129 826 R 263 009 R 65 652 R 458 486 Planning and Design R 649 128 R 1 964 172 R 1 643 301 R 328 258 R 4 584 859 Environmental R 340 000 R 750 000 R 490 000 R 80 000 R 1 660 000 Authorisations (EA) Town Planning R 129 826 R 263 009 R 65 652 R 458 486 Tenders R 259 651 R 526 017 R 131 303 R 916 972 Construction R 9 045 446 R 24 984 944 R 26 800 653 R 20 376 938 R 4 070 398 R 85 278 379 Totals R 1 248 779 R 3 499 840 R 11 836 068 R 25 524 505 R 26 800 653 R 20 376 938 R 4 070 398 R 0 R 93 357 181 Note 1: Above costs include VAT at 14% Note 2: Base year for all prices = 2013

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Table 18 : Cashflow and Cost Summary for Rehabilitation of Centurion Lake based on Report by BKS (2008) – All Scenarios (1, 2 and 3) Project 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals Rehabilitation of Centurion Lake (BKS, R 6 480 033.74 R 6 480 033.74 R 39 143 098.14 R 62 628 957.03 R 31 314 478.52 R 12 525 791.41 R 158 572 393 2008) Totals R 6 480 033.74 R 6 480 033.74 R 39 143 098.14 R 62 628 957.03 R 31 314 478.52 R 12 525 791.41 R 0.00 R 158 572 393

Table Three : OVERALL 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Totals CASH FLOW Land Assembly R 391 430.98 R 391 430.98 Planning and Design R 2 348 585.89 R 3 914 309.81 R 1 565 723.93 R 7 828 619.63 Environmental R 1 000 000.00 R 1 000 000.00 R 2 000 000.00 Authorisations (EA) Town Planning R 156 572.39 R 156 572.39 R 313 144.79 Tenders R 1 565 723.93 R 1 565 723.93 Construction R 39 143 098.14 R 62 628 957.03 R 31 314 478.52 R 12 525 791.41 R 0.00 R 145 612 325.10 Totals R 3 505 158.28 R 7 028 037.11 R 40 708 822.07 R 62 628 957.03 R 31 314 478.52 R 12 525 791.41 R 0.00 R 0.00 R 157 711 244.42 Note 1: On-going operation and maintenance costs are not included in the above figures. Note 2: The figures given above should be updated from a current study by SCIP once completed. Note 3: Base year for all prices = 2013. Note 4: No specific allowance has been made for the modification of rehabilitation options to accommodate Symbio City as it is expected that this cost will be borne by the Symbio City developer. Note 5: It has been assumed that the rehabilitation of Centurion Lake will include a range of upstream water quality improvement measures. Note 6: The above costs are based on the preferred option (Option 3(b)) recommended in BKS' report (2008), which has formed the basis of the current SCIP study.

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5.5 Electricity: Summary of Estimated Costs

Table 19 : Implementation Plan for the Main Electrical Networks: 2014/15 to 2019/2020 Financial Years CENTURION METROPOLITAN CORE MASTERPLAN : IMPLEMENTATION PLAN FOR THE MAIN ELECTRICAL NETWORKS: 2014/15 TO 2019/2020 FINANCIAL YEARS Proposed budget provisions to be made Funding required in Financial year (Future price increases excluded) Project No. Description Project total - 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 CPA excluded A : NORMAL DEVELOPOMENT SCENARIO ONLY, I.E. NEITHER THE African Gateway Precinct NOR SYMBIO CITY IS DEVELOPED BY 2020 Establish a new 11 kV switching station in Die Hoewes supply area( block 28 1 700 000 1 300 000 27 600 000 1 400 000 31 000 000 area)with 4x3000mmsq 11 kV cable feeders Establish a new 11 kV switching station in Kentron supply area to serve area in the 2 vicinity of the N1/John Vorster 500 000 900 000 23 600 000 1 000 000 26 000 000 intersection with 3x3000mmsq 11 kV cable feeders Provision to extend 11 kV rings from both 3 the Kentron and Die Hoewes substations 500 000 6 000 000 6 000 000 6 000 000 6 000 000 6 000 000 4 500 000 35 000 000 as well as new 11 kV switching stations TOTAL WITHOUT BOTH THE African Gateway Precinct 500 000 6 500 000 7 600 000 30 900 000 34 600 000 7 400 000 4 500 000 92 000 000 AND SYMBIO CITY DEVELOPMENTS B : SCENARIO WHERE THE African Gateway Precinct IS ALSO DEVELOPED BY 2020 Establish a new 11 kV switching station in Kentron supply area to serve the African 4 500 000 900 000 21 600 000 1 000 000 24 000 000 Gateway Precinct area with 4x3000mmsq 11 kV cable feeders TOTAL WITH THE African Gateway Precinct BUT 500 000 6 500 000 8 100 000 31 800 000 56 200 000 8 400 000 4 500 000 116 000 000 WITHOUT SYMBIO CITY C : SCENARIO WHERE BOTH African Gateway Precinct AND SYMBIO CITY ARE DEVELOPED BY 2020 Establish new CBD 132/11 kV substations 5 4 500 000 0 10 200 000 153 000 000 64 300 000 232 000 000 with initially 3x 40 MVA transformers Install 132 kV feeder cable to the new 6 1 500 000 3 200 000 48 800 000 28 500 000 82 000 000 CBD 132/11 kV substation TOTAL WITH BOTH THE African Gateway Precinct AND 500 000 12 500 000 11 300 000 90 800 000 237 700 000 72 700 000 4 500 000 430 000 000 SYMBIO CITY DEVELOPED

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5.6 Water and Sanitation Costs

5.6.1 Water Costs

Table 20 : WATER SUPPLY SCENARIO 1 (Listing and costing of projects to implement requisite service) Estimates only SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Augment bulk pipelines Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 2. Augment storage reservoirs Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 3. Augment distribution pipes Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 1 000 000.00 R 1 000 000.00 R 2 000 000.00 R 1 000 000.00 4. Augment bulk pipelines Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 5. Augment storage reservoirs Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 6. Augment distribution pipes Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 1 000 000.00 R 1 000 000.00 R 1 000 000.00 R 0.00 Totals R 0.00 R 0.00 R 0.00 R 0.00 R 2 000 000.00 R 2 000 000.00 R 3 000 000.00 R 1 000 000.00

Table 21 : WATER SUPPLY SCENARIO 2 (Listing and costing of projects to implement requisite service) SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Augment bulk pipelines Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 2. Augment storage reservoirs Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 3. Augment distribution pipes Clifton R 0.00 R 0.00 R 2 300 000.00 R 7 000 000.00 R 8 000 000.00 R 6 000 000.00 R 13 000 000.00 R 1 000 000.00 4. Augment bulk pipelines Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 5. Augment storage reservoirs Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 4 000 000.00 R 5 000 000.00 R 1 000 000.00 6. Augment distribution pipes Brakfontein R 0.00 R 0.00 R 2 000 000.00 R 3 000 000.00 R 2 000 000.00 R 4 000 000.00 R 3 000 000.00 R 1 500 000.00 Totals R 0.00 R 0.00 R 4 300 000.00 R 10 000 000.00 R 10 000 000.00 R 14 000 000.00 R 21 000 000.00 R 3 500 000.00

Table 22 : WATER SUPPLY SCENARIO 3 (Listing and costing of projects to implement requisite service) SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Augment bulk pipelines Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 2. Augment storage reservoirs Clifton R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 3. Augment distribution pipes Clifton R 0.00 R 0.00 R 5 000 000.00 R 7 000 000.00 R 7 000 000.00 R 7 000 000.00 R 15 000 000.00 R 1 000 000.00 4. Augment bulk pipelines Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 5. Augment storage reservoirs Brakfontein R 0.00 R 0.00 R 0.00 R 0.00 R 0.00 R 4 000 000.00 R 5 000 000.00 R 1 000 000.00 6. Augment distribution pipes Brakfontein R 0.00 R 0.00 R 2 000 000.00 R 3 000 000.00 R 3 000 000.00 R 3 000 000.00 R 3 000 000.00 R 1 600 000.00 Totals R 0.00 R 0.00 R 7 000 000.00 R 10 000 000.00 R 10 000 000.00 R 14 000 000.00 R 23 000 000.00 R 3 600 000.00

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5.6.2 Sanitation Costs

Table 23 : SANITATION SCENARIO 1 (Listing and costing of projects to implement requisite service) SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Project One - Upgrade treatment capacity R 0.00 R 0.00 R 0.00 R 15 200 000.00 R 30 000 000.00 R 30 000 000.00 R 20 000 000.00 R 0.00 Totals R 0.00 R 0.00 R 0.00 R 15 200 000.00 R 30 000 000.00 R 30 000 000.00 R 20 000 000.00 R 0.00

Table 24 : SANITATION SCENARIO 2 (Listing and costing of projects to implement requisite service) SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Project One - Upgrade outfall sewer R 0.00 R 0.00 R 0.00 R 0.00 R 2 000 000.00 R 25 000 000.00 R 25 000 000.00 R 900 000.00 2. Project Two - Upgrade treatment capacity R 0.00 R 0.00 R 0.00 R 15 200 000.00 R 30 000 000.00 R 30 000 000.00 R 20 000 000.00 R 0.00 Totals R 0.00 R 0.00 R 0.00 R 15 200 000.00 R 32 000 000.00 R 55 000 000.00 R 45 000 000.00 R 900 000.00

Table 25 : SANITATION SCENARIO 3 (Listing and costing of projects to implement requisite service) SECTOR CASH FLOW 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 1. Project One - Upgrade outfall sewer R 0.00 R 0.00 R 0.00 R 0.00 R 2 000 000.00 R 25 000 000.00 R 25 000 000.00 R 900 000.00 R 10 000 2. Project Two - Upgrade treatment capacity R 0.00 R 0.00 R 70 000 000.00 R 80 000 000.00 R 80 000 000.00 R 60 000 000.00 R 0.00 000.00 R 10 000 Totals R 0.00 R 0.00 R 70 000 000.00 R 82 000 000.00 R 105 000 000.00 R 85 000 000.00 R 900 000.00 000.00

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5.7 Environmental

Table 26 : SECTOR PROJECTS (Listing and costing of projects to implement requisite service) Projects 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/2020 2020/21 Detailed planning and design for Super R 1 500 000 Sport Park precinct Development of Super Sport Park precinct R 4 200 000 Detailed planning and design for Central R 2 000 000 Park (Centurion Lake) precinct Development of Central Park (Centurion R 8 200 000 Lake) precinct Detailed planning and design for R 1 750 000 Centurion Park North precinct Development of Centurion Park North R 6 500 000 precinct Detailed planning and design for local R 200 000 play park at school Development of local play park at school R 360 000 Purchase of land in De Hoewes for local R 1 000 000 play park Development of local play park in De R 630 000 Hoewes Detailed planning and design for local R 200 000 play park at council offices Development of local play park at council R 360 000 offices Plant street trees along local connector R 80 000 R 80 000 R 80 000 R 80 000 R 80 000 and access roads Green infrastructure investment at R 75 000 Centurion Cemetery Prepare a landscape plan for Zwartkop  R 320 000 Reservoir and associated pipeline servitude; reservoirs in De Hoewe; electrical sub-station in De Hoewe; and Clifton Road and Leonie Road electricity servitudes Develop open space resources at  R 450 000 R 450 000 Zwartkop Reservoir and associated pipeline servitude; reservoirs in De Hoewe; electrical sub-station in De Hoewe; and Clifton Road and Leonie Road electricity servitudes Prepare a landscape plan for Gautrain R 220 000 railway reserve

Centurion CBD Master Plan – Development Framework – December 2013 Page 60

Develop open space resources for  R 540 000 Gautrain railway reserve Plant street trees along red ways (high R 150 000 R 150 000 R 150 000 R 150 000 R 150 000 R 150 000 order roads and boulevards) Totals R 0 R 725 000 R 4 900 000 R 11 740 000 R 680 000 R 3 230 000 R 8 980 000 R 0

5.8 Environmental Authorisations

Table 27 : SCENARIO ONE: Includes normal incremental growth + additional development applications not accounted for in CoT modelling for all sectors Licensing Requirement Anticipated Timeframe Associated Costs

Residential Developments (e.g. Zwartkops residential development) EIA 12 - 18 months R2 million WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Infrastructure (new) i.e. Canals, channels, bridges, stormwater structures within watercourses; electrical infrastructure (substations); BA or EIA 9 - 18 months R200,000 - R500,000 per project telecommunication masts WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Infrastructure (upgrades and extensions) BA 6 - 9 months R200,000 - R500,000 per project WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Linear Infrastructure (water; sewage and storm water pipelines; transmission & distribution lines; expansion of infrastructure for the bulk transportation BA 6 - 9 months R200,000 - R500,000 per project of water, sewage or storm water) WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Linear Infrastructure (new provincial roads and interchanges; dual EIA 12 - 18 months R1 million - R2 million carriageway roads, reserves greater than 30m) WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Mining Permit 6 - 9 months R200,000

Table 28 : SCENARIO TWO: Includes Scenario One + African Gateway Precinct African Gateway Precinct (Physical alteration of untransformed & vacant land for institutional use that may include the establishment of new infrastructure i.e. Sewer; internal electrical & ICT infrastructure; water mains EIA & WML 12 - 24 months R2 million - R5 million reticulation; stormwater; internal roads. Upgrades or extension of existing infrastructure (e.g. external roads network; water & sewage pipelines; stormwater management infrastructure etc to support the development) WULA 12 - 18 months R250,000 SAHRA permit 3 - 6 months R50,000 Mining Permit 6 - 9 months R200,000

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Table 29 : SCENARIO THREE: Includes Scenarios One and Two + Symbio City Symbio City (Physical alteration of untransformed & vacant land for retail, commercial and institutional use that may include the establishment of new infrastructure i.e. sewer; internal electrical & ICT infrastructure; water mains reticulation; stormwater and internal roads. Upgrades or extension of EIA & WML 12 - 24 months R2 million - R5 million existing infrastructure (e.g. external roads network; water & sewage pipelines; stormwater management infrastructure etc to support the development) WULA 18 -24 months R1million SAHRA permit 3 - 6 months R50,000 Mining Permit 6 - 9 months R200,000

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5.9.5 Infrastructure Improvements for parking 5.9 Transportation Cost Estimates

INDICATIVE HIGH LEVEL COST TO DEVELOP BRT INFRASTRUCTURE. 5.9.1 Infrastructure Improvements linked to the ICC Total – VAT No. Project Description INDICATIVE HIGH LEVEL COST TO DEVELOP THE ROAD INFRASTRUCTURE TO MANAGE excluded (R m) WITH THE ICC DEVELOPMENT. a. New parking areas R 3.7 Total – VAT No. Project description excluded (R m) TOTAL R 3.7 Widening of John Vorster Drive between National Route 1 and Lenchen a. R 39 Avenue. b. New Interchange to be provided at National Route 14 and Rooihuiskraal Road. R 102,4 5.9.6 Infrastructure Improvements linked to the ICC Widening of Lenchen Avenue between John Vorster Drive and National Route c. R 87,8 14 and upgrading the bridge over National Route 14. The phasing of the road infrastructure development proposals for the ICC is based on the d. Slip lane from N1 South to West Avenue R 70 assumption that the ICC will be developed and implemented by the year 2020. Improvement of Intersection (John Vorster / Heuwel Road, John Vorster / INDICATIVE PHASING TO DEVELOP THE ROAD INFRASTRUCTURE TO MANAGE WITH THE e. Lenchen Avenue North, Gerhard Street / West Avenue and Rabie Avenue / Jean R 2.8 ICC DEVELOPMENT. Avenue) Total – VAT TOTAL R 302.0 No. Project description 2015 2016 2017 2018 2019 excluded (R m) Widening of John Vorster Drive 5.9.2 Infrastructure Improvements linked to Symbio City a. between National Route 1 and R 4,5 R 34,5 R 39 Lenchen Avenue. INDICATIVE HIGH LEVEL COST TO DEVELOP THE ROAD INFRASTRUCTURE TO MANAGE New Interchange to be provided WITH THE ICC DEVELOPMENT. b. at National Route 14 and R 15,4 R 43,5 R43,5 R 102,4 Total – VAT No. Project Description Rooihuiskraal Road. excluded (R m) Widening of Lenchen Avenue a. Widening of John Vorster Drive between Verwoerd Avenue and Jean Avenue. R 74,1 between John Vorster Drive and b. New Interchange to be provided at National Route 14 and West Avenue. R 308,1 c. National Route 14 and upgrading R 13,2 R 37,3 R 37,3 R 87,8 Upgrade existing Interchange and add Parclo Interchange to National Route 1 the bridge over National Route c. R 61.0 and Botha Avenue. 14. Provide outstanding link of Hendrik Verwoerd Drive one way pair in Slip lane from N1 South to West d. R 35.1 d. R 15.0 R40.0 R15.0 R 70.0 Centurion CBD Avenue TOTAL R 478.3 Improvement of Intersection (John Vorster / Heuwel Road, John Vorster / Lenchen Avenue e. R 1.4 R 1.4 R 2.8 5.9.3 Infrastructure Improvements linked to Public Transport – BRT North, Gerhard Street / West Avenue and Rabie Avenue / Jean INDICATIVE HIGH LEVEL COST TO DEVELOP BRT INFRASTRUCTURE. Avenue) Total – VAT No. Project Description TOTAL R 34.9 R 131.2 R 97.2 R 38.7 R 0 R 302.0 excluded (R m) a. Three alternative IRPTN Routes R 825 TOTAL R 825 5.9.7 Infrastructure Improvements linked to Symbio City

The phasing of the road infrastructure development proposals for Symbio City is based on the 5.9.4 Infrastructure Improvements linked to Public Transport – NMT assumption that the ICC will be developed and implemented by the year 2020. INDICATIVE HIGH LEVEL COST TO DEVELOP NMT INFRASTRUCTURE. Total – VAT No. Project Description excluded (R m) INDICATIVE PHASING TO DEVELOP THE ROAD INFRASTRUCTURE TO MANAGE WITH a. Bazaar route (on pedestrian spine between West Avenue and Jean Avenue) R 21.3 SYMBIO CITY DEVELOPMENT. b Ring route (Pedestrian Priority Route) R 10.6 Total – c Balance of NMT Along routes as indicated R 31.3 No. Project description 2014 2015 2016 2017 2018 2019 VAT TOTAL R 63.2 excluded

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(R m) Widening of John Vorster Drive 5.9.10 Infrastructure Improvements linked to Public Transport – NMT a. between Verwoerd R 11,1 R 31,5 R 31,5 R 74,1 Avenue and Jean INDICATIVE PHASING TO DEVELOP NMT INFRASTRUCTURE. Avenue. Total – VAT New Interchange to No. Project description 2014 2015 2016 2017 2018 2019 be provided at excluded b. R 46,2 R 87,3 R 87,3 R 87,3 R 308,1 National Route 14 (R m) and West Avenue. a. New parking areas R 1.56 R 1.56 R 3.7 Upgrade existing TOTAL R 0 R 0 R 0 R 0 R 1.56 R 1.56 R 3.7 Interchange and add c. Parclo Interchange R 9.2 R51.8 R 61.0 to National Route 1 and Botha Avenue.. Provide outstanding link of Hendrik d. Verwoerd Drive R 18.0 R 17.1 R 35.1 one way pair in Centurion CBD. R 478.3 TOTAL R 11,1 R 77,7 R 118.8 R 87.3 R 114.5 R 68.9

5.9.8 Infrastructure Improvements linked to Public Transport – BRT

INDICATIVE PHASING TO DEVELOP BRT INFRASTRUCTURE. Total – Project VAT No. 2014 2015 2016 2017 2018 2019 description excluded (R m) BRT Along a. routes as R 0 R0 R 181.7 R 223.3 R 237.7 R 182.3 R 825 indicated TOTAL R 0 R 0 R 181.7 R 223.3 R 237.7 R 182.3 R 825

5.9.9 Infrastructure Improvements linked to Public Transport – NMT

INDICATIVE PHASING TO DEVELOP NMT INFRASTRUCTURE. Total – VAT No. Project description 2014 2015 2016 2017 2018 2019 excluded (R m) Bazaar route (on pedestrian spine between a. R 7.1 R 7.1 R 7.1 R 21.3 West Avenue and Jean Avenue) Ring route (Pedestrian b R 5.3 R 5.3 R 10.6 Priority Route) Balance of NMT Along c R 6 R 6 R 6 R 6 R 7.3 R 31.3 routes as indicated TOTAL R 0 R 6 R 6 R 13.1 R 18.4 R 19.7 R 63.2

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6 Appendices

6.1 Appendix 1: Strategic Integrated Assessment

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  Shift to Rail based Pubic Transport  Increase in sealed surfaces = increased  Increasing internalisation /  Regional and metropolitan  Changing land and asset ownership (Gautrain) runoff impacts – littering/ debris / water privatisation / “securitisation” of decentralisation / relocation of patterns  Increase in regional and local through quality /siltation public space commercial functions  “Privatisation” of Activities and traffic - congestion  Increase in Invasive Alien Plant Species  Proliferation of poor “form giving”  Increasing Crime – inward looking Space

 Increase in pedestrians and public (IAPS) – loss of natural habitat / ability to and “space defining” buildings – i.e. development / gated communities /  Increasing Crime – ability to live

transport users both visitors and provide eco services suburban models “privatisation” of public activity and normally residents  Increased air pollution – vehicles, odours  Erosion of quality public space / space  Increased high-order mobility routes  Increase in building massing – urban heat increase in “lost space”  High rise commercial development with limited access traps  Increasing dominance of vehicular  Higher density residential KEY KEY TRENDS  Increased site security in residential  Reduction in useable and functional open oriented infrastructure and facilities development

STRATEGIC FOCUS STRATEGIC and commercial areas space  Change in demography – “shape”  Increase in digital information and  Climate change – impacts on natural and size of resident and / or working communication exchange resources communities  Ongoing / increasing (?) sinkhole activity  Changes in Land Use  Swing to “green” lifestyles

Centurion CBD Master Plan – Development Framework – December 2013 Page 65

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  Restricted access from regional road  Decreasing environmental quality – water,  Poorly articulated character and  Integration of regional and local  Efficiency of development network to the study area (limited air, micro climate identity for districts and precincts, activities e.g. facilitation – i.e. competitiveness interchanges)  Reduction of critical ecological assets – buildings and spaces i.e. sport/medical/commercial  Development Planning / Urban  Increasing vehicle congestion on local floodplain encroachment / loss of soil for townscaping  Relationship between water Management and Coordination collector roads production and vegetation regeneration /  Poorly defined gateways and services management and land across sectors in CoT  Unintegrated Public Transportation vegetation for pollution and heat entrances, i.e. legibility and stabilisation  Development Management and  Inadequate Bus and Taxi Terminal mitigation / transformation of vacant or imageability  Provision of NMT infrastructure Urban Management Coordination

facilities agricultural land to urban development  Lack of clearly defined and  Inadequate public transportation across all spheres of government  Incomplete and unintegrated NMT  Downstream water quality and pollution articulated public spaces that terminal infrastructure and parastatals systems and facilities  Costs associated with impacts mitigation physically and visually link and  Social infrastructure for increasing  Relevancy of planning and

KEY ISSUES KEY  Pedestrian Safety e.g. siltation/flooding/vegetation structure spaces and places local and working population i.e. development control schemes  No current comprehensive vision of replacement  Absence of landscaping, public art parks, schools, clinics etc.  Influence of large land holders / transportation in the study area.  Unmanaged open space systems and street furniture  Access to quality public green space significant property developers  Capacity of bulk and reticulation  Capacity and condition of bulk and for residents, workers, visitors etc.  Effectiveness of Ratepayers and infrastructure for reticulation water and sanitation  Lack of availability of public land for other Stakeholders in decision telecommunications infrastructure provision of facilities making  Capacity and condition of bulk and reticulation infrastructure for electricity

Centurion CBD Master Plan – Development Framework – December 2013 Page 66

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  Excellent regional accessibility  Strong planning legislation /  Distinctive landscape features in  Some existing regional level medical NOTE: These items are generic and network Comprehensive legislation / Tshwane ridgelines and river. facilities e.g. hospital and associated have not been investigated.  High capacity and high quality road Open Space Framework in place to inform  Variation of district or services  Capacity of Municipal Planning infrastructure and guide local and regional decisions neighbourhood characters that can  High mix of retail commercial and Team  Established and significant right of  Presence of Critical Biodiversity Cores and be capitalised on service industrial services  Strength of Municipal Planning and way networks Ecological Support Areas locally and  River can be a pivotal integrating  Well defined road reserves for development control tools i.e.  High proportion of primary roads regionally element physically and visually future upgrades and planning rates/T.P.Scheme/levies/by laws ensuring effective access and exit  River management guidelines in place for  The existing cadastral and  Road reserves can accommodate etc.  Well located Gauteng rail station development on dolomite land and the subdivision systems have good proper NMT Facilities  Strength and Capacity of Ratepayers  Good road pavement condition Hennops River organising and defining features  Existing open space network  Strength and Capacity of other  Regular waste services and public  Important linkage to regional Stakeholders cleansing ecological system through the river  Existing significant and continuous open  Clear linear landmarks in the

 E.g. Structures and technical skills in space network (although non functional) freeways and Gautrain systems

T place at CoT to deal with dolomite that can mitigate current impacts and  Landmark features and precincts in issues accommodate environmental Centurion Stadium, shopping

SWO

STRENGTHS  Public land and right of way system for centre, hospital provide base for rehabilitation of eco system services organising districts and space  Lack of funds to replace old infrastructure  Established water supply and reticulation systems, uPVC pipes south of river  Established sanitation systems and good planning in place  Established sewerage systems in relatively good condition; few leaks some ingress  Two outfall sewers instead of one  Upstream relatively new Waste Water Treatment Works  Established Electricity Supply and Reticulation Systems

Centurion CBD Master Plan – Development Framework – December 2013 Page 67

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  Few access interchanges from  Limited established / zoned open space to  Poor Environmental Quality of  Unbalanced mix of land uses to NOTE: These items are generic and freeways recreate eco system services Public Space meet regional and local needs have not been investigated  Weak east west vehicular linkages  Bacteriolical contamination in lake  Limited public space for community  Lack of balance public open space  Capacity of Municipal Planning  Large blocks and / or wide roads  Poor Dam construction - The dam cannot activity/events system –regional and local needs Team divide the area and make pedestrian flow with low flows and cannot scour  Walled off private spaces/ no active  Lack of NMT facilities. Not only for  Strength of Municipal Planning and movement very difficult/ dangerous siltation frontage/ empty spaces with no daily commuters but also development control tools i.e.  Gaps in lower order right of way  Marginal ecological status (ecostatus) of public frontage -create anonymous recreational facilities (cycling, rates/T.P.Scheme/levies/by laws network reduce permeability Hennops River due to transformation of street edges walking, running, etc). etc.  High speed road system reduces channel morphology and natural flow  No clear urban character  Inadequate maintenance of public  Strength and Capacity of Ratepayers safety on roads regime  Landscaping - monotony of “red facilities

 Strength and Capacity of other  Lack of integrated public transport  Poor urban management - Littering and ways” with an exotic tree species  Limited opportunity for social Stakeholders terminal illegal dumping (Acer spp.)land uses/ and building interaction  Poor pedestrian links between older  GIS capacity problem at CoT to maintain typology  Additional cost of development on suburban rail stations, surrounding electronic records on sinkholes efficiently  Large block sizes and isolated land dolomite due to precautionary

WEAKNESSES suburbs and CBD  Sinkholes highly disruptive to parcels measures and risk management  Poor / Non existent pedestrian links infrastructure and are timeous to  Limited tree planting and requirements within the central area rehabilitate landscaping  High Utilisation of parking facilities in  Poor landscaping except for high- central business areas order roads (“red ways”)  Poor pedestrian /cycling infrastructure (limited pavements in poor condition) throughout network  Inadequate river crossing for vehicles and pedestrians/ cyclists

Centurion CBD Master Plan – Development Framework – December 2013 Page 68

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  New Station Precinct  Rehabilitation of the water course and  Utilisation of vacant municipal land  Energy/ momentum from regional  Utilisation of undeveloped publicly  Open Space linkage along river surrounding open space system to form to restructure urban spaces in development pressure to owned land for public facilities  Redesign of intersections an important component of the Local, central area restructure urban form and provide  Introduction of UIP’s  Transport Demand Management Regional and Metropolitan Open Space  Utilisation of new development to facilities  Potential positive influence of  Utilise wide right of way servitudes System create new structure  Utilisation of alternative / planning policy and development (“red ways”) to safely accommodate  Established and resourced interested and  Strong direction for private sustainable technologies for control NMT (non motorised transport) affected stakeholder base –commercial developers in terms of provision of water/sanitation/electricity  Use momentum of catalytic  Centrally located vacant and and residential and governmental public open space and appropriate  Dedicated NMT Facilities development e.g. Gautrain Station municipal owned land for public  New and / or Re - development to utilise landscaping  Utilise public land to stimulate to revive interest in the area by all facilities green infrastructure and green buildings  Landscaping along routes especially demand for development of stakeholders  Intelligent Transport Systems principles and technology high volume pedestrian routes and important social facilities  Public private partnerships to assist

 Additional bulk water supply can be easily high order roads (“red ways”) to  Use of alternative green principles with urban management added contribute to improve legibility, and technology to service  Sinkhole risk can be mitigated. establish active edges and sense of development place  Co-ordinated landscape elements:

OPPORTUNITIES paving, street furniture, signage, art and tree planting to improve quality of spaces and establish identity  Landscaping along routes especially high volume pedestrian routes and high order open space associated with the Gautrain viaduct  New developments to legibility and sense of place assist with improvements to NMT in relation to traffic they create

Centurion CBD Master Plan – Development Framework – December 2013 Page 69

ACCESS VITALITY SENSE FIT CONTROL Urban Design, Transport, All Urban Design, Transport, Roads Environment, Water, Geology Urban Design, Environment All Disciplines Infrastructure, Geology

the ability to reach other persons, the degree to which the form of the area the degree to which the area can be the degree to which the form and the degree to which the use of, places, resources, services and supports the vital functions and biological clearly perceived and to which it capacity of the area matches the creation of and management of information. requirements of human beings. connects to the values of its residents pattern and quantity of activity of the spaces can be influenced by those residents who use them

(Capacity and Quality of movement and (Condition of Water, Air, Soil etc.) (Quality of Spatial Structure and of telecommunication networks) Urban Form) (Capacity and Quality of Social (Capacity and Quality of Institutional Infrastructure, buildings and spaces) and Legislative Arrangements and Procedures)  Increasing congestion reduces  Fragmented and uncoordinated River  No Urban character vision and  Lack of development momentum to  Lack of coordination between all efficiency catchment management supporting guidelines stimulate key changes stakeholders  Inadequate bridge flood capacities –  Increasing vehicles – air pollution  Inadequate management of urban  Unplanned and unbalanced  Lack of coordination between loss of access and movement  Natural Disasters – destroys eco system spaces and built form development municipal departments infrastructure services assets base  Inadequate resources to maintain  Lack of clear development vision  Absence of Ratepayers  Sinkholes – damage to / operation of  Inadequate management of sanitation and develop open space resources Organisations and other

infrastructure and storm water infrastructure and  Poor or lack of design of public Stakeholder Organisations  High speeds on Primary roads – systems in the catchment space

hazardous to NMT safety and  Littering and illegal dumping attractiveness  Mismanagement of Critical Biodiversity  Lack of integrated transport Areas and Ecological Support Areas THREATS alternatives to private motor car  Densification of land increases risk of  Culture that prioritizes the vehicle sinkholes and not the pedestrian.  Inadequate budgeting for replacement or  Growing regional and local social repair infrastructure complexity and mobility needs.  Densification process affects dolomite stability  Lack of historic records about sinkholes  General underestimation of extent of dolomite problem

Centurion CBD Master Plan – Development Framework – December 2013 Page 70

6.2 Appendix 2 : Transport and Infrastructure Master Plans

The main Development Framework report is accompanied by Transport and Infrastructure Master Plans for the following:

6.2.1 Appendix 2A : Traffic Engineering Report

6.2.2 Appendix 2B : Water and Sanitation Report

6.2.3 Appendix 2C : Storm Water and Flood Management Report

6.2.4 Appendix 2D : Electricity Reports

6.2.5 Appendix 2E : Geotechnical Report

The above Master Plan reports are attached as Appendix 2.

Centurion CBD Master Plan – Development Framework – December 2013 Page 71

Appendix 2A : Traffic Engineering Report

Centurion CBD Master Plan – Development Framework – December 2013

Appendix 2B : Water and Sanitation Report

Centurion CBD Master Plan – Development Framework – December 2013

Appendix 2C : Storm Water and Flood Management Report

Centurion CBD Master Plan – Development Framework – December 2013

Appendix 2D : Electricity Reports

Centurion CBD Master Plan – Development Framework – December 2013

Appendix 2E : Geotechnical Report

Centurion CBD Master Plan – Development Framework – December 2013