The Government Estate Development Framework

TSHWANE INNER CITY REVITALISATION STRATEGY

THE GOVERNMENT ESTATE DEVELOPMENT FRAMEWORK

MARCH 2015

Tshwane Inner City Revitalisation Strategy 1 TABLE OF CONTENT TSHWANE INNER CITY INTRODUCTIONREVITALISATION STRATEGY . AIM . STRUCTURE OF DOCUMENT

SECTIONS . SECTION A: BACKGROUND TO THE GOVERNMENT ESTATE . SECTION B: SPATIAL CONCEPT FOR THE GOVERNMENT ESTATE . SECTION C: STATUS QUO ANALYSIS OF THE GOVERNMENT BOULEVARD . SECTION D: STATUS QUO ANALYSIS OF THE CEREMONIAL BOULEVARD . SECTION E: DEVELOPMENT POTENTIAL WITHIN THE GOVERNMENT ESTATE . SECTION F: DESIGN GUIDELINES . SECTION G: CONCLUSION

Tshwane Inner City Revitalisation Strategy 2 TSHWANE INNER CITY REVITALISATION STRATEGY

THIS DOCUMENT IS BASED ON EXISTING AND AVAILABLE INFORMATION AS RECEIVED FROM THE CITY OF TSHWANE MUNICIPALITY. THE INFORMATION RECEIVED WAS SUPPLEMENTED AND VERIFIED THROUGH SEVERAL PROCESSES, E.G. SITE VISITS AND DEEDS SEARCHES. ALTHOUGH ALL MEASURES WERE TAKEN TO ENSURE UPDATED DATA, SOME OF THE DATA CAN STILL BE INCORRECT, AS A FULL LAND USE AND OWNERSHIP SURVEY WAS NOT PART OF THE PROJECT BRIEF. NOTES

Tshwane Inner City Revitalisation Strategy 3 TSHWANE INNER CITY REVITALISATION STRATEGY THIS DOCUMENT SHOULD BE READ TOGETHER WITH ALL THE DOCUMENTS/ REPORTS/ GUIDELINES THAT FORM PART OF THE TSHWANE INNER CITY REVITALISATION STRATEGY TICRS. FOR DESIGN GUIDELINES AND URBAN DESIGN FRAMEWORKS THE FOLLOWING DOCUMENTS ARE OF SPECIFIC IMPORTANCE: . THE INNER CITY BY-LAWS AND THE CAPITAL COMMISSION . THE CIVIC PRECINCT DEVELOPMENT FRAMEWORK . THE NORTHERN GATEWAY PRECINCT DEVELOPMENT FRAMEWORK . THE CALEDONIAN INNER CITY PARK DEVELOPMENT FRAMEWORK . THE NELSON MANDELA GREEN CORRIDOR DEVELOPMENT FRAMEWORK NOTES

Tshwane Inner City Revitalisation Strategy 4 TSHWANE INNER CITY REVITALISATION STRATEGY

INTRODUCTION

Tshwane Inner City Revitalisation Strategy 5 TSHWANE INNER CITY REVITALISATION STRATEGY

THIS SECTION DEALS WITH THE AIM OF THIS DOCMENT, AS WELL AS THE STRUCTURE OF THIS DOCUMENT. IT AIMS TO PROVIDE THE READER A HOLISTIC UNDERSTANDING OF THE DOCUMENT BEFORE DISCUSSING THE DETAILS OF THE GOVERNMENT ESTATE. IT ADDRESS: - AIM - STRUCTURE OF DOCUMENT INTRODUCTION

Tshwane Inner City Revitalisation Strategy 6 INTRODUCTION TSHWANE INNER CITY

Aim REVITALISATIONStructure STRATEGYof this document The Government Estate is one of the key regeneration projects of the This document aim at identifying potential sites that can be occupied by Tshwane Inner City Regeneration Strategy. The Government Estate government departments. It firstly discuss the background on the project aims to identify sites on which all national departments can be government estate. This section discuss the relation this project has to situated in order to strengthen the character of Tshwane as the Capital Vision 2055, the delineation of the Inner City, and what the design City of the Republic of South Africa. concept and expectations are regarding a capital city.

The TICRS was initiated as one of the critical projects to achieve the The following section discuss the spatial concept for the government estate Tshwane Vision 2055: ‘In 2055, the City of Tshwane is liveable, resilient and the macro framework of the TICRS. and inclusive whose citizens enjoy a high quality of life, have access to social, economic and enhanced political freedoms and where citizens are partners in Thereafter the status quo analysis of the government boulevard and the the development of the African Capital City of excellence’ ceremonial boulevard are completed respectively.

The Tshwane Vision 2055 states that the City of Tshwane Inner City is the Following the status quo analysis, the development potential within the Capital Core and the City’s first order node, thereby emphasizing the government estate are discussed. Sites identified for new Government importance of the Inner City towards achieving the Vision. Headquarters has been identified by considering various factors and are discussed in further detail in this section. Spatially the Government Estate is core to the Inner City Regeneration Strategy. It is formed by the development of two boulevards namely the The final section of this document discusses the design guidelines of the Government Boulevard (Paul Kruger) and the Ceremonial Boulevard (WF government and ceremonial boulevards respectively. Nkomo; Stanza Bopape; Helen Joseph). These Boulevards will form the axis of the Inner City. The Government Estate project, if implemented STRUCTURE OF THIS DOCUMENT successfully, will play a major part in regenerating the Inner City. Macro Framework Identified Background Spatial Concept PotentialSites DesignGuidelines Status QuoAnalysisStatus

Tshwane Inner City Revitalisation Strategy 7 TSHWANE INNER CITY REVITALISATION STRATEGY SECTION A: BACKGROUND ON THE GOVERNMENT ESTATE

Tshwane Inner City Revitalisation Strategy 8 THIS SECTION DEALS WITH THE BACKGROUND TO, AND CONCEPT OF A GOVERNMENT ESTATE. IT AIMS TO DEVELOP GUIDANCE FOR THE CONCEPTUALISATIONTSHWANE AND ESTABLISHMENT INNER OF A GOVERNMENT CITY ESTATE. IT ADDRESS: REVITALISATION STRATEGY A1) THE GOVERNMENT ESTATE AND VISION 2055 A2) THE GOVERNMENT ESTATE AND THE CAPITAL COMMISSION A3) INNER CITY BOUNDARIES A4) THE APPROACH TO CREATING A CAPITAL CITY A5) THE CAPITAL CITY CORE A6) ELEMENTS OF A CAPITAL CITY A7) TYPICAL FUNCTIONS WITHIN A CAPITAL CITY A8) THE TSHWANE CAPITAL CITY SECTION A: BACKGROUND TO THE GOVERNMENT ESTATE

Tshwane Inner City Revitalisation Strategy 9 A1) THE GOVERNMENT ESTATE AND TSHWANE INNERVISION CITY 2055 The establishment of a Government Estate is aligned with Vision OUTCOME 3: A CITY WITH QUALITY INFRASTRUCTURE 2055, which states: REVITALISATIONDEVELOPMENT STRATEGY THAT SUPPORTS LIVEABLE COMMUNITIES The creation of public spaces, parks and social facilities as part of the In 2055, the City of Tshwane is liveable, resilient and inclusive whose Government Estate, which will lead to a high quality environment that citizens enjoy a high quality of life, have access to social, economic and support the needs of Inner City users and residents. enhanced political freedoms and where citizens are partners in the development of the African Capital City of excellence. OUTCOME 4: AN EQUITABLE CITY THAT SUPPORTS HAPPINESS, The Government Estate addresses all the Outcomes of Vision 2055: SOCIAL COHESION, SAFETY AND HEALTHY CITIZENS The Government Estate will address the needs of a wide variety of OUTCOME 1: A RESILIENT AND RESOURCE EFFICIENT CITY users within a safe environment. The Inner City will be the focus for the placement of national government department headquarters which will improve the OUTCOME 5: AN AFRICAN CAPITAL CITY THAT PROMOTES resource efficiency of the city and, as the Government Estate will be EXCELLENCE AND INNOVATIVE GOVERNANCE SOLUTIONS in a dense mixed use environment, it will improve the resilience of the The Inner City will accommodate government functions within a unique Inner City. setting.

OUTCOME 2: A GROWING ECONOMY THAT IS INCLUSIVE, OUTCOME 6: SOUTH AFRICA’S CAPITAL WITH AN ACTIVIST DIVERSIFIED AND COMPETITIVE CITIZENRY THAT IS ENGAGING, AWARE OF THEIR RIGHTS AND Utilising the comparative advantage of the Inner City as the seat of PRESENTS THEMSELVES AS PARTNERS IN TACKLING SOCIETAL government by concentrating government functions will lead to a CHALLENGES growing economy. It will also create a knock-on effect to diversify The Government Estate will make government accessible to all the economy and make it mode inclusive. citizens, through the concentration of government functions within a high intensity and density environment and provide spaces for the expression of citizens.

Tshwane Inner City Revitalisation Strategy 10 A2) THE GOVERNMENT ESTATE AND THE TSHWANECAPITAL INNER COMMISSION CITY

The development of a GovernmentREVITALISATION Estate is based on several Cabinet The revitalisation STRATEGY of the Inner City and the development of the Capital decisions dating back to 2007. These state amongst others: City through the creation of a Government Estate will be driven by a . “National Government Departments are to remain in/ locate to the Capital Commission. The Capital Commission will be created through an Pretoria Inner City.” Inner City Development Bylaw ito Sect 13 of Local Govt: Municipal . “… the national departments of Public Works as well Public Service and Administration to jointly steer a project to improve the physical working Systems Act, 2000 and Sect 162 of the Constitution. environment of government departments and public servants.” . “Therefore the shared vision of the parties is to develop, operate and The purpose of the bylaw is to provide regulations, procedures and maintain the City of Tshwane as the African Capital City addressing … principles to formalise, legalise and institutionalize the Capital City The redevelopment of the Inner City based on the approved Inner City Commission to ensure that the goals and objectives of the Tshwane Inner Development Framework” City Regeneration Strategy as set out in Vision 2055 are achieved by: . The establishment of the Capital City Commission to effectively plan, An MOU was drafted between the City of Tshwane and NDPW to evaluate, facilitate, implement and monitor the regeneration of the implement the development of the Capital City and the Government Inner City of Tshwane; Estate and to facilitate this, Tshwane Inner City Revitalisation Strategy . The provision of the appropriate development plans statutorised was launched in August 2013. through an inner city bylaw including development guidelines, regulations, criteria and incentives to promote sustainable investment The NDPW is working in partnership with the CoT Metropolitan in the Tshwane Inner City. Municipality to: . Develop, operate and maintain the Tshwane Inner City as the nation’s executive capital where National Government head office administration is housed; . Develop Development Frameworks and Precinct Management Plans to effectively accommodate and facilitate National Government accommodation in the Inner City; . Develop Urban Management Plans for the Inner City that will enable the management of the Inner City area befitting a Capital City

Tshwane Inner City Revitalisation Strategy 11 A3) INNER CITY BOUNDARIES TSHWANE INNER CITY REVITALISATION STRATEGY The creation of a Government Estate and the revitalisation of the Inner City is guided by a Macro Framework. This framework is applicable within the demarcated Inner City, which includes the following elements: the Union Buildings, Freedom Park, Church Square, the Paul Kruger – WF Nkomo, Helen Joseph and Stanza Bopape cross axis. The boundaries of the Inner City are: . The northern boundary is the railway line to Belle Ombre Station, the Apies River and Dr Savage Road and includes the National Zoological Gardens. . The eastern boundary is along the Union Buildings and Troy Street. . The southern boundary is the railway line to Pretoria Station and Freedom Park. . The western boundary is along E’skia Mphahlele Drive and includes the Pilditch Stadium.

The Inner City is approximately 12km2 in extent and ±4km in diameter in a north- south direction and ±5km in and east-west direction. November_2014 Tshwane Inner City Revitalisation Strategy 12 A4) THE APPROACH TO CREATINGTSHWANE A INNERCAPITAL CITY CITY

A Capital City is of national importance and should be the least resistance, compromise and easy solutions. A city must be pride of the entire country.REVITALISATION As such it should be of a high built that will STRATEGYstill be the pride of the nation 200 years in the quality, be instantly recognisable and stand its ground future. internationally. It should be spectacular! The Capital City that reflects the hard-fought democracy of It should celebrate the values of the government: democracy, South Africa, will become the definitive layer of a city that has equity, inclusivity. It should make the government visible and functioned as a capital city for more that 100 years and has accessible to all citizens. seen a number of different rulers.

The Capital City should reflect the diversity of the country but also that which binds us together.

It should respect the past, but also reflect the promise of a THE CREATION OF A CAPITAL CITY THAT prosperous future. WILL LAST FOR CENTURIES TO COME

Based on the above, the process for developing a Capital City REQUIRES VISION , CONVICTION AND must be a bold one, dramatic interventions should be taken. It BOLD INTERVENTIONS. cannot be built on short term actions and follow the path of

Tshwane Inner City Revitalisation Strategy 13 A5) THE CAPITAL CITY CORE TSHWANE INNER CITY REVITALISATION STRATEGY

The Tshwane Inner City is the core of the Capital City and is thus the most important element of the Capital City. Seat of power The Capital City Core is the seat of government and should entail of the concentrations of government Face of Democratic functions in close proximity to each other and government and participatory concentrated in specific government precincts. This ensures efficiency of administration and easy access of the public to government departments. CAPITAL A Capital City Core must also reflect the presence of CITY CORE government in its spatial structure and image to present the face of government and the values of government such as democracy and active citizen participation. Reflection of history and Accessible future government Spatial elements that are of importance are the reflection of the history and the future and the prominence of national symbols. National symbols The Capital City should not only function as an efficient government structure, but also look the part. November_2014 Tshwane Inner City Revitalisation Strategy 14 A6) ELEMENTS OF A CAPITAL CITY TSHWANE INNER CITY

A Capital City differs fromREVITALISATION other cities: it is a STRATEGY special hosting environment of the national government. Its spatial form should reflect this important function, should thus be highly symbolic and recognisable . It should contain the following elements: . Heritage and symbolic sites and symbols to create a unique space that reflects both the history and aspirations for the future . A monumental network of special streets and major urban spaces . Wide streets/ boulevards that are defined by special buildings and landscaping . Public squares and walkways that connect and structure the city around symbolic sites and public spaces as settings for monuments and activities . Power views, vistas and axes to experience the architecture of important buildings and move easily between them . Focal points suitably plotted in relation to the drama of the topography . Monumental architecture created through responsible design of buildings that are appropriate in terms of time and place . All of this should be superimposed on a closer-grained fabric for daily, local life

Tshwane Inner City Revitalisation Strategy 15 A7) TYPICAL FUNCTIONS WITHIN A TSHWANE INNERCAPITAL CITY CITY

A Capital City contains a number of governmental functions: REVITALISATION STRATEGY . National legislature National . State) administration • . Judiciary headquarters State legislature . Military headquarters administration Judiciary . Headquarters of national semi and non- headquarters governmental organisations

It also houses supportive uses, such as: . National cultural institutions such as memorials, libraries . Headquarters of religious institutions Military National cultural headquarters institutions such . Foreign diplomatic, cultural and trade as memorials, missions CAPITAL libraries . Headquarters of international semi- and CITY non-governmental organisations

Headquarters of national semi Headquarters of and non- religious governmental institutions organisations Foreign Headquarters of diplomatic, international cultural and semi- and non- trade missions governmental organisations

Tshwane Inner City Revitalisation Strategy 16 A8) THE TSHWANE CAPITAL TSHWANE INNER CITY CITY

HISTORICALLY AND SYMBOLICALLY IMPORTANT BUILDINGS, PLACES AND SYMBOLS OF POWER The Inner City of Tshwane contains existing and potential elementsREVITALISATION on which STRATEGY to build a new Capital City.

1870

GATEWAYS

SYMBOLIC LAYOUT WITH STRONG DRAMATIC NATURAL BACKDROP STRUCTURE OF WIDE ROADS AND SUCCESSION OF PUBLIC SPACES BUILDINGS

VIEWS AND VISTAS LINED BY STREETS DEFINE - WIDE TREE

Tshwane Inner City Revitalisation Strategy 17 TSHWANE INNER CITY REVITALISATION STRATEGY SECTION B: THE SPATIAL CONCEPT FOR THE GOVERNMENT ESTATE

Tshwane Inner City Revitalisation Strategy 18 THIS SECTION DEALS WITH THE SPATIAL CONCEPT OF A GOVERNMENT ESTATE FOR THE INNER CITY OF TSHWANE. IT AIMS TO DEVELOP GUIDANCE FOR THE DELINEATION OF A GOVERNMENTTSHWANE ESTATE. INNERIT IDENTIFIES THECITY DIFFERENT SPATIAL ELEMENTS THAT WILL MAKE UP THE GOVERNMENT ESTATE WITHIN THE INNER CITY. IT ADDRESS:REVITALISATION STRATEGY B1) DEFINITIONS B2) GOVERNMENT BOULEVARD B3) CEREMONIAL BOULEVARD B4) SYMBOLIC FEATURES AND VISTAS B5) GATEWAYS B6) PUBLIC SPACE NETWORK B7) GOVERNMENT PRECINCTS B8) THE GOVERNMENT ESTATE WITHIN THE MACRO FRAMEWORK SECTION B: THE SPATIAL CONCEPT OF THE GOVERNMENT ESTATE

Tshwane Inner City Revitalisation Strategy 19 B1) DEFINITIONS TSHWANE INNER CITY . THE AFRICAN CAPITAL CITY: A city The Government Estate that reflects its function as a REVITALISATIONcapital city STRATEGY whilst respecting its character as an African city

. THE CAPITAL CITY CORE: The Union Buildings concentration of government activities within the Tshwane Inner City as opposed to a sprawling government

footprint Johan Church Square

. THE GOVERNMENT ESTATE: The area within the Tshwane Inner City that houses the bulk of the government departments and is designed in such as way that it becomes the face of government Bosman Thabo Sehume

. A BOULEVARD: A wide tree-lined Pretoria Station street punctuated by vistas and symbolic spaces with a high quality public environment which includes public squares, public art and public buildings that define its boundaries Freedom Park

. A PRECINCT: A relatively small areas within the government estate that has a specific character and functioning

Tshwane Inner City Revitalisation Strategy 20 B2) GOVERNMENT BOULEVARD TSHWANE INNER CITY

The Government Boulevard is the most important structuring element of the Government Estate asREVITALISATION it contains the highest concentration of STRATEGY government department headquarters. Concentration of government offices Formal and monumental Views, vistas and axes

GOVERNMENT BOULEVARD

Monuments, statues, Series of sculptures, public squares obelisks

Historical buildings

Tshwane Inner City Revitalisation Strategy 21 B2) GOVERNMENT BOULEVARD TSHWANE INNER CITY

The Government Boulevard is located along Paul REVITALISATION STRATEGY Kruger Street and stretches from the entrance through the ridges defining the northern edge of the Inner city at the National Zoological Gardens to the Pretoria Station in the south.

Tshwane Inner City Revitalisation Strategy 22 B3) CEREMONIAL BOULEVARD TSHWANE INNER CITY REVITALISATION STRATEGY The Ceremonial Boulevard is a wide avenue and processional route that becomes the forum for festivals and the reinforcement of civic pride and unity. Festivals

Parades Processions

CEREMONIAL BOULEVARD

Sporting events Cerebrations Multi- functional

Tshwane Inner City Revitalisation Strategy 23 B3) CEREMONIAL BOULEVARD TSHWANE INNER CITY

The Ceremonial Boulevard is located along WF REVITALISATION STRATEGY Nkomo, Helen Joseph and Stanza Bopape Streets. It stretches from E’skia Mphahlele Drive in the west to the Union Buildings in the east.

Tshwane Inner City Revitalisation Strategy 24 B4) SYMBOLIC FEATURES AND VISTAS TSHWANE INNER CITY

The ridges surrounding the Inner City lends itself to theREVITALISATION STRATEGY symbolic locality of important features if the Capital City. These allows for a siting overlooking the Inner City and for vistas between them.

Tshwane Inner City Revitalisation Strategy 25 B5) GATEWAYS TSHWANE INNER CITY

There are five gateways REVITALISATION STRATEGY defining the entrance into the Inner City from the east, the south, the west and the north.

Tshwane Inner City Revitalisation Strategy 26 B6) PUBLIC SPACE NETWORK TSHWANE INNER CITY

There are a number of public open spaces locatedREVITALISATION STRATEGY equidistant on the Government and Ceremonial Boulevards. These all have existing or potential historical and symbolic features.

Tshwane Inner City Revitalisation Strategy 27 B7) GOVERNMENT PRECINCTS TSHWANE INNER CITY

The five precincts that have been identified will crate aREVITALISATION STRATEGY special character in the Government Estate and house different elements of the Capital city.

Tshwane Inner City Revitalisation Strategy 28 B8) THE GOVERNMENT ESTATE WITHIN TSHWANETHE MACRO INNER FRAMEWORK CITY

The Government Estate dominates the Macro REVITALISATION STRATEGY Framework and the Inner City will be structured to create, strengthen and enhance the concept of a Capital City.

Tshwane Inner City Revitalisation Strategy 29 TSHWANE INNER CITY SECTIONREVITALISATION C: STRATEGY STATUS QUO ANALYSIS OF THE GOVERNMENT BOULEVARD

Tshwane Inner City Revitalisation Strategy 30 THIS SECTION AIMS TO DEVELOP AN UNDERSTANDING OF THE CURRENT CONDITIONS ALONGTSHWANE THE GOVERNMENT BOULEVARD INNER AND CITY FORMS THE BASIS FOR THE PROPOSALSREVITALISATION CONTAINED IN THE NEXT SECTION. STRATEGY IT ADDRESS: C1) DELINEATION OF THE GOVERNMENT BOULEVARD C2) SPECIAL FEATURES OF THE GOVERNMENT BOULEVARD C3) OWNERSHIP C4) LAND USE C5) SIGNIFICANT BUILDINGS C6) BUILDING FORM AND HEIGHT C7) MACRO FRAMEWORK C8) GOVERNMENT BOULEVARD: BLOCK ANALYSIS C9) CONCLUSIONS SECTION C: STATUS QUO ANALYSIS OF THE GOVERNMENT BOULEVARD

Tshwane Inner City Revitalisation Strategy 31 C1) DELINEATION OF THE TSHWANEGOVERNMENT INNER BOULEVARD CITY

The Government Boulevard REVITALISATIONincludes the blocks STRATEGY adjacent to Paul Kruger Street. It stretches from Bloed Street in the north and to the Pretoria Station in the south.

The entire street block on both sides of Paul Kruger has been included, due to the possibility that a development might cover the entire block. The portion of the block facing onto Paul Kruger Street is however of critical importance to the creation of a special character along the Government Boulevard.

Tshwane Inner City Revitalisation Strategy 32 C2) SPECIAL FEATURES OF THE TSHWANEGOVERNMENT INNER BOULEVARD CITY

The Government Boulevard REVITALISATIONHas the following STRATEGY special features: . A dramatic entrance through the ridges in the north. 1 . A series of public squares: Northern Gateway, Synagogue, Church, Museum/ City Hall, Station, Salvokop and Freedom Park. 2 . Important historical buildings and places: the National Zoological Gardens, the Synagogue, the ‘Ou Raadsaal’, the City Hall, the Transvaal 3 Museum, the Station, and Freedom Park. . Views from the both entrances onto the statue on Church Square and back.

. A view from Freedom Park, from where the PaulKruger Boulevard clearly forms the centre of the Inner 4 City. . Buildings of predominantly between six and eight storeys that are placed on the erf 5 boundary and thus define the street as a public space. 5 . It is lined with Jacaranda trees which is one of the most recognisable images of the city. . A TRT route and several stations along the 6 route.

Tshwane Inner City Revitalisation Strategy 33 C3) OWNERSHIP TSHWANE INNER CITY Ownership The Government Boulevard REVITALISATIONis already characterised by a STRATEGY large number of national government-owned land parcels. Land in national government ownership is concentrated

around Church Square which is significant as this forms the PaulKruger centre of the Government Estate on the cross axis of Paul Kruger Street and WF Nkomo, Helen Joseph and Stanza Bopape Streets.

Another cluster of national government owned land is around Struben Street which forms that visual axis from the west to the Union Buildings and around the northern gateway.

The rest of the national government-owned land is scattered along the Boulevard. The existing national government- owned land can be used as the first elements of building the Boulevard.

The municipal government also owns a significant number of strategically located land, specifically within the Northern Gateway Precinct.

Municipal Provincial National Parastatal Private Unknown

Tshwane Inner City Revitalisation Strategy 34 C4) LAND USE TSHWANE INNER CITY Ground floor use Although the Government BoulevardREVITALISATION is characterised by a STRATEGY variety of land uses, the dominant land use is offices, many of these being government offices. PaulKruger The northern section is dominated by residential and retail and the southern portion by residential. This mix of land uses is seen as a positive characteristic as it contributes to the use of the Boulevard and its liveliness and vibrancy.

Ground floor land uses indicate a concentration of retail to the south of Church Square and at the northern end. This is again seen as a positive characteristic, as it leads to an active street and a good mix of land uses.

The current land uses within the Boulevard is thus a positive characteristic of the Boulevard. But the introduction of government offices within specific precincts will be pursued.

Unknown Social Warehousing Motor Office Parking Retail Vacant Residential

Tshwane Inner City Revitalisation Strategy 35 C4) UPPER FLOOR LAND USE TSHWANE INNER CITY Upper floor use On the upper floors, the dominantREVITALISATION land use around Church STRATEGY Square is offices.

Residential becomes dominant towards the southern end of PaulKruger the Boulevard.

The fact that there are hardly any upper floor land uses in the north, except for government and parastatal offices, attest to the low level of development in this area.

Unknown Social Warehousing Motor Office Parking Retail Vacant Residential

Tshwane Inner City Revitalisation Strategy 36 C5) IMPORTANT BUILDINGS TSHWANE INNER CITY Government & Supportive use There is a concentration of historicalREVITALISATION buildings within the STRATEGY Boulevard. This adds to the character of the Boulevard. Some of the historical buildings are of symbolic and

functional importance such as the Synagogue, where the PaulKruger Treason Trial of Nelson Mandela took place, the City Hall, which is currently used for the offices of the Mayor, and the Raadsaal, which served as the offices for the ZAR.

Some of the buildings are of architectural importance and do not hold symbolic importance. These contribute to the Boulevard as they reflect the different periods in the architectural history of the Inner City and reflect different zeitgeists.

Government departments Permanent government departments Supportive uses

Tshwane Inner City Revitalisation Strategy 37 C6) BUILDING HEIGHT TSHWANE INNER CITY Building Height A large number of buildings REVITALISATIONare between one and two STRATEGY storeys. T his is due to historical buildings and the low level of development.

most buildings are not higher than eight storeys. PaulKruger

Some exceptions are around Church Square, on the southern end an at Struben Street.

Only three buildings are in excess of 30 storeys.

Most buildings are set to a 0m building line.

1-3 Storeys 4-8 Storeys 9-20 Storeys 21-29 Storeys 30-38 Storeys

Tshwane Inner City Revitalisation Strategy 38 C7) MACRO FRAMEWORK TSHWANE INNER CITY

The Government Boulevard along Paul Kruger Street already has the beginnings of a trueREVITALISATION Boulevard: STRATEGY . It is the centre of the Inner City. . It has extraordinary views to and along the route. . It has a high concentration of government functions. . The government functions are supported by related land uses such as courts and museums. . National and municipal government-owned land is located at strategic positions. . It has a number of public squares along its length. Most of these are of symbolic importance. . It has a high concentration of important buildings in terms of symbolism, function and historical significance. . Architecturally significant buildings reflect the different time periods of the development of the Inner City. . It is lined by six to eight storey buildings placed on the building line. These create a defined public space that is of human scale.

Tshwane Inner City Revitalisation Strategy 39 TSHWANE INNER CITY REVITALISATION STRATEGY

THIS SECTION DEALS WITH THE ANALYSIS OF ALL THE BLOCKS LINING THE GOVERNMENT BOULEVARD

C8) GOVERNMENT BOULEVARD: BLOCK ANALYSIS

Tshwane Inner City Revitalisation Strategy 40 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 1 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Site has high development potential due to municipal ownership and low intensity of development. Buildings of historical importance and of high intensity (6 storeys/ sound structure) could present an obstacle to redevelopment. The block plays a critical role in the Government Boulevard as it is located at the Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Northern Gateway. Historical buildings make Residential Vacant Motor 4-8 Storeys 21-29 Storeys a contribution to the character of the Retail Parking Unknown Boulevard. No significant upper floor use Tshwane Inner City Revitalisation Strategy 41 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 2 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Site has high development potential due to municipal ownership and low intensity of development. Buildings of historical importance and of high intensity (6 storeys/ sound structure) could present an obstacle to redevelopment. The block plays a critical role in the Government Boulevard as it is located at the Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Northern Gateway. Historical buildings make Residential Vacant Motor 4-8 Storeys 21-29 Storeys a contribution to the character of the Retail Parking Unknown Boulevard. No significant upper floor use Tshwane Inner City Revitalisation Strategy 42 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 3 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Developability of site is complicated due to private ownership. It is however located in a strategic position of critical importance in the Northern Gateway Precinct.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use Tshwane Inner City Revitalisation Strategy 43 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 4 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Basic Education Health

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 44 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 5 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Transport

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Site is already developed for government and government-supportive uses. Small portion on north-east corner suitable for redevelopment. Private land ownership and historical buildings can present obstacles for redevelopment. Block is located at a strategic locality across from the Synagogue Square. It is therefore Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys proposed that private buildings be acquired Residential Vacant Motor 4-8 Storeys 21-29 Storeys or leased for government purposes. Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 45 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 6 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

LIBRARY SITA

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block is mostly government owned and developed. Opportunity for the creation of a public square around the Synagogue and for redevelopment of government building adjacent.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Social Tshwane Inner City Revitalisation Strategy 46 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 7 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Court

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 47 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 8 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

National Treasury

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 48 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 9 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Palace of Justice

NDPW

Post Office

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION The block is publicly owned, and contains a number of government and government- related redevelopment opportunities. No new development is proposed, except for the Palace of Justice, which is nearing the completion of its renovation for use by National Treasury.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 49 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 10 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

CIS Archives Treasury

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION The block is fully developed and contains mostly government and government-related uses. Old TPA building can be refurnished and upgraded.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 50 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 11 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Café Riche

Old Raadsaal

No new development is proposed, except for the renovation and use of the Capitol Theatre.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 51 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 12 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

No new development proposed.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 52 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 13 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Museum SAPS

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block largely privately owned and fully developed. Some government supportive land uses and historical buildings contribute to the Government Boulevard.

No new development proposed.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 53 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 14 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

No new development proposed.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 54 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 15 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Water Affairs

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION There is a portion of land adjacent to Nana Sita Street that is owned by the municipality and used for parking. This land was expropriated for the widening of the street. It is located at a highly visible position along a main road and thus is proposed for future government development.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 55 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 16 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Labour

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION There is a portion of land adjacent to Nana Sita Street that is owned by the municipality and used for parking. This land was expropriated for the widening of the street. It is located at a highly visible position along a main road and thus is proposed for future government development.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 56 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 17 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

HG De Witt Building Labour

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block fully developed. Historical buildings on Paul Kruger Street adds to the character of the Boulevard. HG de Witt building has been identified for renovation and government use..

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 57 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 18 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Labour

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Predominantly privately owned and fully developed. Several underdeveloped buildings on the eastern side of Paul Kruger Street that have redevelopment potential.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 58 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 19 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

City Hall

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use Tshwane Inner City Revitalisation Strategy 59 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 20 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Museum

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block contains the Transvaal Museum. The remainder of the block is fully developed. It forms a critical part of the Government Boulevard.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Residential Tshwane Inner City Revitalisation Strategy 60 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 21 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

PRASA

Land Affairs

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Government owned. Portion on the north- western corner available for development. This portion is of high importance for the Boulevard as it fronts onto the City Hall Square.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office Tshwane Inner City Revitalisation Strategy 61 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 22 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block in private ownership and fully developed. Historical buildings of desired scale make a contribution to the Boulevard.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Residential Tshwane Inner City Revitalisation Strategy 62 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 23 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block is privately owned. The Victoria Hotel on the south-eastern corner is critical for the Boulevard. Some erven in the middle of the block contain low intensity development.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Residential Tshwane Inner City Revitalisation Strategy 63 1 2 3 4 5 6 GOVERNMENT BOULEVARD 7 8 9 10 11 12 13 14 BLOCK 24 15 16 TSHWANE INNER CITY 17 18 19 20 21 22 23 24 REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Block privately owned and fully developed, except for site on the south-eastern corner which is of critical importance for the Government Boulevard.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Residential Tshwane Inner City Revitalisation Strategy 64 C9) GOVERNMENT BOULEVARD TSHWANE INNERCONCLUSIONS CITY BLOCK OWNERSHIP DEVELOPMENT INTENSITY STRATEGIC DEVELOPMENT POTENTIAL REVITALISATIONLOCALITY STRATEGY 1 Mostly municipal Low High High – short term of high importance 2 Mostly municipal Low High High – short term of high importance 3 Private Mostly low High Medium – medium term of high importance 4 National High High No redevelopment, already developed for government government offices 5 Mostly private Mostly high High Medium – long term although of high importance 6 Mostly government Mostly high High Limited to site adjacent to Synagogue – medium term of high importance 7 Mixed High Medium Limited – long term notof high importance 8 Mostly private High Low Limited – long term redevelopment 9 Government High High No proposed redevelopment, already developed for government purposes 10 Mixed High High No proposed redevelopment as site is fully developed. It does have a high importance though 11 Government High High Proposed redevelopment, readily developed for government purposes 12 Private High High Due to the nature of the block, any redevelopment will be over the long term 13 Private High Medium No proposed development 14 Private High Medium No proposed development 15 Portion municipal Portion adjacent to nana Sita has High Short term ownership high development potential

Tshwane Inner City Revitalisation Strategy 65 C9) GOVERNMENT BOULEVARD TSHWANE INNERCONCLUSIONS CITY

BLOCK OWNERSHIP DEVELOPMENT INTENSITY STRATEGIC DEVELOPMENT POTENTIAL REVITALISATIONLOCALITY STRATEGY 16 Portion municipal Portion adjacent to nana Sita High Short term ownership has high development potential 17 Portion government High Medium Some structure could be renovated – medium ownership term 18 Private High Medium Low expect for three erven adjacent to Paul Kruger Street 19 Municipal Contains City Hall and square High No development proposed – building can be occupied 20 On the Boulevard Contains the Transvaal Museum High No development proposed Government, remainder private. 21 Government North-western corner High Development of north-western corner underdeveloped 22 Private High Medium No development proposed 23 Private High except for middle of block High Proposed use of Victoria Hotel 24 Private High, except for site on south- High Site on south-western corner to be eastern corner developed for government purposes

Tshwane Inner City Revitalisation Strategy 66 TSHWANE INNER CITY SECTIONREVITALISATION D: STRATEGY STATUS QUO ANALYSIS OF THE CEREMONIAL BOULEVARD

Tshwane Inner City Revitalisation Strategy 67 THIS SECTION AIMS TO DEVELOP AN UNDERSTANDING OF THE CURRENT CONDITIONS ALONG THE CEREMONIAL BOULEVARD AND FORMS THE BASIS FOR THE PROPOSALS CONTAINED IN THE NEXT SECTION. IT ADDRESS:TSHWANE INNER CITY D1) DELINEATIONREVITALISATION OF THE CEREMONIAL BOULEVARD STRATEGY D2) SPECIAL FEATURES OF THE CEREMONIAL BOULEVARD D3) OWNERSHIP D4) LAND USE D5) BOULEVARD RELATED USES D6) BUILDING HEIGHT D7) MACRO FRAMEWORK D8) CEREMONIAL BOULEVARD: BLOCK ANALYSIS D9) CONCLUSIONS SECTION D: STATUS QUO ANALYSIS OF THE CEREMONIAL BOULEVARD

Tshwane Inner City Revitalisation Strategy 68 D1) DELINEATION OF THE CEREMONIAL TSHWANE INNERBOULEVARD CITY

The Ceremonial Boulevard includesREVITALISATION the block STRATEGY adjacent to WF Nkomo, Helen Joseph and Stanza Bopape Street. It stretches from E’skia Mphahlele Drive in the west to the Union Buildings in the east. It can potentially link to the Hatfield area. UNION BUILDINGS

The entire street block on both sides of the street has been included, due to the possibility that a development might cover the entire block. The portion of the block facing onto these streets is however of critical importance to the creation of a special character along the Ceremonial Boulevard. Due to the length of the street and its changing land use and movement typology, the character of the Boulevard changes along its length. PaulKruger

Tshwane Inner City Revitalisation Strategy 69 D2) SPECIAL FEATURES OF THE TSHWANECEREMONIAL INNER BOULEVARD CITY

The Ceremonial Boulevard HasREVITALISATION the following special STRATEGY features: . The majestic Union Buildings and its gardens at the eastern entrance. . Its crossing at the gateway at the Apies River/ Walker Spruit confluence at Lion’s Bridge. UNION BUILDINGS . The State Theatre and Women's’ Museum with Lilian Ngoyi and the theatre squares, which form a critical element of the Civic Precinct. 8 . Church Square 7 3 . The house of Paul Kruger . The Heroes' Acre . The intersection with E’skia Mphahlele Drive. PaulKruger

Tshwane Inner City Revitalisation Strategy 70 D3) OWNERSHIP TSHWANE INNER CITY Ownership The majority of the propertiesREVITALISATION along the Ceremonial STRATEGY Boulevard is privately owned. There are prominent properties that are owned by the municipality at the western entrance as well as around the Apies River/ Walker Spruit confluence at the eastern entrance to the Inner City at the Caledonian Precinct. UNION BUILDINGS

Properties that are in national government ownership are spread out along the boulevard with a concentration on the western side and around Church Square. PaulKruger

Municipal Provincial National Parastatal Private Unknown

Tshwane Inner City Revitalisation Strategy 71 D4) LAND USE TSHWANE INNER CITY Ground floor use Around Church square the dominantREVITALISATION use ion ground STRATEGY floor s offices. Further east the dominant use changes to retail. On the western end there is a mix of land uses, many that are not well-suited for an Inner City e.g. warehousing and motor-related. UNION BUILDINGS The mix of land uses is a positive characteristic as it contributes to the use and liveliness of the Boulevard. Retail on the ground floor is a of particular importance, given the proposed character of the Ceremonial Boulevard. PaulKruger

Unknown Social Warehousing Motor Office Parking Retail Vacant Residential

Tshwane Inner City Revitalisation Strategy 72 D4) UPPER FLOOR LAND USE TSHWANE INNER CITY Upper floor use The upper floor land use is mostlyREVITALISATION offices. Some STRATEGY residential development is dispersed throughout the Boulevard.

UNION BUILDINGS PaulKruger

Unknown Social Warehousing Motor Office Parking Retail Vacant Residential

Tshwane Inner City Revitalisation Strategy 73 D5) BOULEVARD RELATED USES TSHWANE INNER CITY Government & Supportive use There is already a concentrationREVITALISATION of government uses STRATEGY and supportive uses, such as theatres, museums and parastatal offices, along the Boulevard. The government uses are concentrated around Church Square and the supportive uses between the Apies River and Lilian Ngoyi Square. UNION BUILDINGS

This starts to form the basis for the development of the Ceremonial Boulevard. PaulKruger

Government departments Permanent government departments Supportive uses

Tshwane Inner City Revitalisation Strategy 74 D5) SIGNIFICANT BUILDINGS TSHWANE INNER CITY Historical Buildings An outstanding feature of theREVITALISATION Ceremonial Boulevard is STRATEGY the concentration of historically and architecturally important buildings from the west up to the Apies River gateway. This creates a special and unique character that should be protected, enhanced, and expanded. New buildings should not be artificial copies of UNION BUILDINGS historical architecture, but rather modern buildings of high quality. PaulKruger

Historical and / or architecturally important

Tshwane Inner City Revitalisation Strategy 75 D6) BUILDING HEIGHT TSHWANE INNER CITY Building Height Building height is generally low,REVITALISATION below 3 storeys, especially STRATEGY on the western end of the Boulevard, indicating the low level of development in this area. PaulKruger Taller buildings up to eight storeys are concentrated from Church Street towards the west. There are two buildings that are taller than 30 storeys, the Reserve Bank and the Absa Bank, which are both located around Lilian Ngoyi Square. These form two landmarks that are visible from a great distance.

1-3 Storeys 4-8 Storeys 9-20 Storeys 21-29 Storeys 30-38 Storeys

Tshwane Inner City Revitalisation Strategy 76 D7) MACRO FRAMEWORK TSHWANE INNER CITY

The Ceremonial Boulevard along WF Nkomo , Helen Joseph and Stanza Bopape StreetsREVITALISATION already has the beginnings of a true STRATEGY Boulevard: . It is the centre of the Inner City. . It has extraordinary views to and along the route. . It has a high concentration of historical and architecturally important buildings. . It has a number of public squares along its length. Most of these are of symbolic importance.

Tshwane Inner City Revitalisation Strategy 77 25 17 19 21 23 9 11 13 15 27 28 1 3 5 7 20 22 24 26 12 14TSHWANE16 18 INNER CITY 4 6 8 10 2 REVITALISATION STRATEGY

THIS SECTION DEALS WITH THE ANALYSIS OF ALL THE BLOCKS LINING THE GOVERNMENT BOULEVARD

D8) CEREMONIAL BOULEVARD: BLOCK ANALYSIS

Tshwane Inner City Revitalisation Strategy 78 BLOCK 1

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION The block is owned by the Municipality. Heroes’ Acre is a heritage site. The area to the back of Heroes' Acre is underdeveloped HEROES' ACRE and in need of redevelopment. HEROES’ ACRE

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 79 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 2 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION The site is owned by the Municipality but has been awarded to a private entity on a 99 year lease. It contains the TBS facilities, which has to resettle to more appropriate locality. The site is key to the Ceremonial Boulevard as it is at the western gateway.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 80 CEREMONIAL BOULEVARD 23 25 17 19 21 1 9 11 13 15 26 27 28 3 5 7 20 22 24 12 14 16 18 4 6 8 10 BLOCK 3 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION Large portions of the block belongs to government. The block is largely underdeveloped. and presents an opportunity for redevelopment.

The western part of the block is proposed as a park.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 81 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 14 16 18 4 6 8 10 12 BLOCK 4 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

It presents an opportunity for redevelopment.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 82 CEREMONIAL BOULEVARD 23 25 17 19 21 1 9 11 13 15 26 27 28 3 5 7 20 22 24 12 14 16 18 4 6 8 10 BLOCK 5 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Kruger House UIF

Museum

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION The block is largely government owned and contains the Paul Kruger House. The vacant area around the house is proposed as a public square.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 83 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 6 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Church

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION A large part of the block is government- owned and contains a unused educational facility. The privately owned land contains a church and some low intensity development.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown No significant upper floor use

Tshwane Inner City Revitalisation Strategy 84 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 7 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Church

Correctional Services & Defence

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is privately owned and contains a church and the Poyntons Building. The northern parts of the block is underdeveloped.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 85 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 8 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Social Development

Parking

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is mostly privately-owned. A government owned site on the south-western corner is underdeveloped as are some of the privately owned properties on the north- eastern corner.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 86 CEREMONIAL BOULEVARD

19 21 23 25 13 15 17 27 28 1 3 5 7 9 11 20 22 24 26 14 16 18 4 6 8 10 12 BLOCK 9-12 2 TSHWANE INNER CITY REVITALISATION STRATEGY

BLOCKS 9, 10, 11 AND 12 ARE DEALT WITH IN THE GOVERNMENT BOULEVARD

Tshwane Inner City Revitalisation Strategy 87 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 13 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

Sports & Recreation

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 88 CEREMONIAL BOULEVARD 23 25 15 17 19 21 1 7 9 11 13 26 27 28 3 5 18 20 22 24 8 10 12 14 16 4 6 BLOCK 14 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is privately-owned and fully developed and thus presents limited redevelopment opportunities for government offices.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 89 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 15 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 90 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 16 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is mostly government owned and contains Lilian Ngoyi Square, the Women’s Museum and the State Theatre as well as the ABSA building. It does not present an opportunity for new government development but plays a critical role in the functioning of the Ceremonial Boulevard.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Retail

Tshwane Inner City Revitalisation Strategy 91 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 17 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block contains the Reserve Bank. It has no potential for redevelopment for government offices., but the Reserve Bank makes a large contribution to the functioning of the Ceremonial Boulevard.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 92 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 18 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is privately owned. The eastern side of the block is underdeveloped, some of the buildings are however of possible historical importance. It does have potential for redevelopment for government offices. City Property is currently busy redeveloping the sites on the western side of the block.

Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown

Tshwane Inner City Revitalisation Strategy 93 CEREMONIAL BOULEVARD 19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 19 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO GOVERNMENT ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is wholly privately owned. It is however strategically located at the eastern gateway to the Ceremonial Boulevard and adjacent to the Apies River. Many of the properties on the eastern side of the block is underdeveloped. This provides an opportunity to redevelop some sites fro government purposes. Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Social

Tshwane Inner City Revitalisation Strategy 94 CEREMONIAL BOULEVARD 23 25 17 19 21 1 9 11 13 15 26 27 28 3 5 7 20 22 24 12 14 16 18 4 6 8 10 BLOCK 20 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO BUILDINGS OF HISTORICAL NO GOVERNMENT NOIMPORTANCE INFORMATION ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is wholly privately owned. It is however strategically located at the eastern gateway to the Ceremonial Boulevard and adjacent to the Apies River and Caledonian Gateway Park. Many of the properties on the eastern side of the block is underdeveloped. This provides an opportunity to redevelop some sites fro Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys government purposes. Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Office

Tshwane Inner City Revitalisation Strategy 95 CEREMONIAL BOULEVARD

19 21 23 25 11 13 15 17 27 28 1 3 5 7 9 20 22 24 26 12 14 16 18 4 6 8 10 BLOCK 21 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

NO BUILDINGS OF HISTORICAL NO GOVERNMENT NOIMPORTANCE INFORMATION ACTIVITY ON THIS BLOCK

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is mostly privately owned, except for the erven adjacent to the Apies River. It is however strategically located at the eastern gateway to the Ceremonial Boulevard and adjacent to the Apies River. Many of the properties are underdeveloped, with the exception of the Nedbank Plaza. This provides an opportunity to redevelop some Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys sites fro government purposes. Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Unknown

Tshwane Inner City Revitalisation Strategy 96 CEREMONIAL BOULEVARD 23 25 17 19 21 1 9 11 13 15 26 27 28 3 5 7 20 22 24 12 14 16 18 4 6 8 10 BLOCK 22 2 TSHWANE INNER CITY REVITALISATION STRATEGY OWNERSHIP SIGNIFICANT BUILDINGS GOVERNMENT ACTIVITY

INFORMATION OUTSTANDING NO INFORMATION

Municipal National Private Architecturally significant and/or historically important Government Activity Provincial Parastatal Unknown LAND USE: GROUND FLOOR BUILDING HEIGHT EVALUATION This block is mostly privately owned, except for the erven adjacent to the Apies River. It is however strategically located at the eastern gateway to the Ceremonial Boulevard and adjacent to the Apies River and Caledonian Gateway Park. Many of the properties are underdeveloped. his provides an opportunity to redevelop some sites fro government Office Social Warehousing 1-3 Storeys 9-20 Storeys 30-38 Storeys purposes. Residential Vacant Motor 4-8 Storeys 21-29 Storeys Retail Parking Unknown Upper Floor Use: Unknown

Tshwane Inner City Revitalisation Strategy 97 CEREMONIAL BOULEVARD 23 17 19 21 25 1 9 11 13 15 28 3 5 7 20 22 24 26 27 12 14 16 18 4 6 8 10 BLOCK 23-28 2 TSHWANE INNER CITY REVITALISATION STRATEGY

NO ANALYSIS WAS DONE FOR BLOCKS 23 TO 28 AT THEY ARE LOCATED OUTSIDE OF THE CORE OF THE CEREMONIAL BOULEVARD, ARE PRIVATELY OWNED AND FULLY DEVELOPED.

Tshwane Inner City Revitalisation Strategy 98 TSHWANE INNER CITY SECTIONREVITALISATION E: STRATEGY DEVELOPMENT POTENTIAL WITHIN THE GOVERNMENT ESTATE

Tshwane Inner City Revitalisation Strategy 99 THIS SECTION DEALS WITH THE CONCLUSION OF THE STATUS QUO ANALYSIS AND INDICATESTSHWANE SITES THAT CANINNER BE DEVELOPED CITY FOR GOVERNMENTREVITALISATION DEPARTMENT HEADQUARTERS. STRATEGY IT ADDRESS: E1) POTENTIAL SITES FOR NEW GOVERNMENT DEPARTMENT HEADQUARTERS E2) DEVELOPMENT PRECINCTS E3) DEVELOPMENT POTENTIAL: NORTHERN GATEWAY PRECINCT E4) DEVELOPMENT POTENTIAL: CIVIC PRECINCT E5) DEVELOPMENT POTENTIAL: CEREMONIAL BOULEVARD EAST E6) DEVELOPMENT POTENTIAL: GOVERNMENT BOULEVARD SOUTH E7) DEVELOPMENT POTENTIAL: CEREMONIAL BOULEVARD WEST SECTION E: DEVELOPMENT POTENTIAL WITHIN THE GOVERNMENT ESTATE Tshwane Inner City Revitalisation Strategy 100 E1) POTENTIAL SITES FOR NEW GOVERNMENT DEPARTMENT HEADQUARTERS TSHWANE INNER CITY

Several sites have been identifiedREVITALISATION as having STRATEGY potential to develop as headquarters of government departments. Identification of sites was based on strategic locality within the Government Estate, ownership, state of development, and current use.

The development of the Government Estate is hampered by the fact that it set in a brownfields environment, the Estate being largely built-up already and the properties owned by a variety of entities. It is however not necessary that the entire Government Estate consists only of government department headquarters. It is actually beneficial to have a mix of uses in order to increase use of the Estate at different times of the day and the week, to create interest and enhance the liveliness of the Estate. It is however necessary for the bulk of the Government Estate to consist of government functions and supportive uses. Supportive uses include lower spheres of government, judiciary functions, parastatals, international organisations etc..

This document addresses only the placing of national government department headquarters and not supportive uses, state agencies, and lower spheres of government. SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS

Tshwane Inner City Revitalisation Strategy 101 E2) DEVELOPMENT PRECINCTS TSHWANE INNER CITY

Sites with development potential have been grouped into PrecinctsREVITALISATION as depicted in STRATEGY the table and figure on this page. NORTHERN GATEWAY PRECINCT CIVIC Precincts were defined by their functional PRECINCT and spatial characteristics. CEREMONIAL BOULEVARD The details for each Precinct is set out in CEREMONIAL BOULEVARD EAST the following sections. WEST

VARIOUS PRECINCTS Precinct Name Abbreviation 1 Northern Gateway NGP Precinct 2 Civic Precinct CP

3 Ceremonial Boulevard CBE East 4 Government Boulevard GBS South 5 Ceremonial Boulevard CBW West

SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS

Tshwane Inner City Revitalisation Strategy 102 E3) DEVELOPMENT POTENTIAL TSHWANENORTHERN INNER GATEWAY CITY PRECINCT

Several sites have been identified as having potential to develop as headquarters of governmentREVITALISATION departments within the Northern STRATEGY Gateway. This area is strategically locality, have large portions NORTHERN of land that is owned by the municipality and the central GATEWAY PRECINCT government and its is underdeveloped.

NORTHERN GATEWAY PRECINCT Site nr Reason for inclusion Potential Yield (m²) NGP 1 Municipal owned, strategic locality 190 000 at gateway, underdeveloped NGP 2 Municipal owned, strategic locality 170 000 at gateway, underdeveloped NGP 3 Infill and ‘consolidation’ of Precinct, 148 000 underdeveloped NGP 4 Across from Synagogue Square which is a key feature in the 92 000 Government Boulevard NGP 5 Government owned, adjacent to Synagogue Square which is a key 76 800 feature in the Government Boulevard NGP 6 Across from Synagogue Square which is a key feature in the 40 500 Government Boulevard, of historical importance SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS TOTAL 562 580

Tshwane Inner City Revitalisation Strategy 103 E4) DEVELOPMENT POTENTIAL TSHWANE INNERCIVIC CITYPRECINCT

The Civic Precinct plays an important role within the Government Estate. It already houses a numberREVITALISATION of government-related STRATEGY functions and important public squares: Tshwane House, the State Theatre, the Women’s Museum, Lilian Ngoyi Square and the CIVIC PRECINCT Theatre Square.

CIVIC PRECINCT Potential Site nr Reason for inclusion Yield (m²) Mostly government owned, adjacent CP 1 69 700 to Tshwane House, underdeveloped TOTAL 69 700

SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS

Tshwane Inner City Revitalisation Strategy 104 E5) DEVELOPMENT POTENTIAL TSHWANECEREMONIAL INNER BOULEVARD CITY EAST

The Ceremonial Boulevard is one of the key elements of the Government Estate. The CeremonialREVITALISATION Boulevard East includes the STRATEGY Caledonian Gateway, where large portions of land is underdeveloped and within municipal ownership.

CEREMONIAL BOULEVARD EAST Site nr Reason for inclusion Potential Yield (m²) CBE 1 Across Reserve Bank, underdeveloped 122 700 CBE 2 Adjacent to Ceremonial Boulevard and Nelson Mandela Drive, mostly underdeveloped 31 200 CBE 3 Adjacent to Ceremonial Boulevard and Nelson Mandela Drive, underdeveloped 117 800 CBE 4 Adjacent to Ceremonial Boulevard, Nelson Mandela Drive and Apies River, 41 000 underdeveloped CBE 5 Some municipal ownership, adjacent to Ceremonial Boulevard, Nelson Mandela Drive 36 500 and Apies River, underdeveloped CBE 6 Strategic gateway, underdeveloped 83 500 CBE 7 Some municipal ownership, strategic gateway, 63 000 underdeveloped CBE 8 Already used and identified for upgrading by NDPW, preservation of historical building 4 744 (Belmont Hotel) SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS TOTAL 500 444

Tshwane Inner City Revitalisation Strategy 105 E6) DEVELOPMENT POTENTIAL GOVERNMENTTSHWANE INNER BOULEVARD CITY SOUTH

The Government Boulevard is the most important element of the Government Estate and theREVITALISATION Government Boulevard South contains STRATEGY important buildings and squares. This area is largely built-up and in private ownership, but there are some development opportunities.

GOVERNMENT BOULEVARD SOUTH Site nr Reason for inclusion Potential Yield (m²) GBS 1 Municipal owned, prominent locality on 23 400 Nana Sita, vacant GBS 2 Municipal owned, prominent locality on 35 400 Nana Sita, vacant GBS 3 Government owned and identified for upgrading by NDPW (HG de Witt, 33 600 Kanya House, Land Bank building) GBS 4 Strategic locality on the Boulevard and 10 200 Nana Sita, underdeveloped GBS 5 Government owned, faces onto prominent 28 800 Pretorius Square, underdeveloped GBS 6 Landmark, historical building, strategic locality at the entrance to the Boulevard 3 600 (Victoria Hotel) GBS 7 Strategic locality at the entrance to the 7 200 Boulevard, underdeveloped TOTAL 139 200 SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS

Tshwane Inner City Revitalisation Strategy 106 E7) DEVELOPMENT POTENTIAL TSHWANECEREMONIAL INNER BOULEVARD CITY WEST

The Ceremonial Boulevard West as with the Ceremonial Boulevard is anREVITALISATION important STRATEGY element of the Government Estate.

It includes important places such as Church Square and Heroes' Acre. Its western part is strategically located at the western gateway, large portions of land are undeveloped and in municipal ownership.

CEREMONIAL BOULEVARD WEST Site nr Reason for inclusion Potential Yield (m²) CBW 1 Municipal owned (99 year private lease), at strategic 537 400 gateway CBW 2 Strategic locality, underdeveloped 133 700 CBW 3 Strategic locality, underdeveloped 153 500 CBW 4 Government owned, strategic locality, underdeveloped 23 964 CBW 5 Mostly government owned, strategic locality, 53 800 underdeveloped CBW 6 Government owned, identified for upgrading by NDPW 51 300 (TPA building) CBW 7 Government owned, identified for upgrading by NDPW 10 000 (38 Church Street)

SITES IDENTIFIED FOR NEW GOVERNMENT HEADQUARTERS CBW 8 Strategic locality, underdeveloped 61 000 TOTAL 1 024 664 Tshwane Inner City Revitalisation Strategy 107 TSHWANE INNER CITY REVITALISATION STRATEGY

SECTION F: DESIGN GUIDELINES

Tshwane Inner City Revitalisation Strategy 108 TSHWANE INNER CITY REVITALISATION STRATEGY THIS SECTION DEALS WITH THE DESIGN GUIDELINES FOR THE TWO AXIS THAT FORMS THE GOVERNMENT ESTATE. IT ADDRESSES: F1) GOVERNMENT BOULEVARD: PAUL KRUGER STREET F2) CEREMONIAL BOULEVARD: WF NKOMO F3) CEREMONIAL BOULEVARD: HELEN JOSEPH F4) CEREMONIAL BOULEVARD: STANZA BOPAPE F5) CEREMONIAL BOULEVARD: DESIGN GUIDELINES F6) CEREMONIAL BOULEVARD: BEFORE AND AFTER SECTION F: DESIGN GUIDELINES

Tshwane Inner City Revitalisation Strategy 109 F1) GOVERNMENT BOULEVARD DESIGNTSHWANE GUIDELINES: INNER PAULCITY KRUGER

BASIC PRINCIPLES To create a formal characterREVITALISATIONthat enhances the Capital City STRATEGY character of the Inner City and to create an environment that is conducive for pedestrians and cyclists..

. Total width: 24m road reserve . 0m built-to line to define the street . ± 4.3m sidewalks that consist of: • Frontage zone: 2m colonnaded walkway that encroaches into the road reserve to continue the current character • Unobstructed zone: 0.5m walkway to allow for free-flow of pedestrians • Furniture/ planting zone: 1.8m landscaping and street TopView furniture zone to define the street and provide protection for pedestrians from vehicles and the elements .2 vehicular lanes of 2.7m each .2 Bus lanes in both directions 3.9 m .1.5m cycle lane adjacent to the roadway demarcated with paint (lines or total surface), change in texture of the road surface or level change and signage. SectionView

Tshwane Inner City Revitalisation Strategy 110 F1) GOVERNMENT BOULEVARD DESIGNTSHWANE GUIDELINES: INNER PAULCITY KRUGER REVITALISATIONBEFORE STRATEGY

AFTER

Tshwane Inner City Revitalisation Strategy 111 F2) CEREMONIAL BOULEVARD DESIGNTSHWANE GUIDELINES: INNER CITYWF NKOMO

WF Nkomo Street forms part of the Ceremonial Boulevard that stretches from the UnionREVITALISATIONBuildings in the east to E’skia Mphahlele in STRATEGY the West. The Ceremonial Boulevard is a key element of the Government Estate. Its character changes along its length from pedestrian orientated to fully pedestrianised. In the West Capital it accommodates vehicles and pedestrians

AIM OF GUIDELINES To create an appropriate setting for marches, parades, functions and celebrations; a festive, active outdoor space that accommodates a variety of activities and is dominated by pedestrians.

STREET SECTION GUIDELINES . 24m road reserve . 0m build-to line

. 8.9m sidewalk consisting of TopView • Frontage zone: 2m colonnaded walkway attached to building. This walkway intrudes into the road reserve. Activities from adjacent uses can spill into this space (e.g. cafés) • Unobstructed zone: 3.9m free-flow pedestrian walkway that contains no street furniture, landscaping or signage • Furniture/ planting zone: 2.5m landscaping and street furniture zone that includes flags and banners to support the ceremonial character of the road, and protects pedestrians from vehicular traffic and the elements . 1 vehicular lanes of 3.1m in each direction. Traffic calming measures can be introduced if required SectionView

Tshwane Inner City Revitalisation Strategy 112 F2) CEREMONIAL BOULEVARD DESIGNTSHWANE GUIDELINES: INNER CITYWF NKOMO

BASIC PRINCIPLES . Prominence of vehicularREVITALISATION traffic STRATEGY . Limited on-street parking . Mostly two way traffic flow to slow traffic . One way pairs where appropriate/ inevitable . Provision for wide sidewalks, where possible . Provision of cycle lanes where appropriate and possible . Tree-lined to enhance the image of the Capital City at the entrances to the Inner City and for also for drivers that do not have the Inner City as destination.

. Total width: ±24m road reserve . 0m build-to line . 8.9m sidewalk consisting of • Frontage zone: 2m colonnaded walkway attached to building. This walkway intrudes into the road reserve.

Activities from adjacent uses can spill into this space (e.g. TopView cafés) • Unobstructed zone: 3.9m free-flow pedestrian walkway that contains no street furniture, landscaping or signage • Furniture/ planting zone: 2.5m landscaping and street furniture zone that includes flags and banners to support the ceremonial character of the road, and protects pedestrians from vehicular traffic and the elements . 1 vehicular lane of 3.1m in each direction. Traffic calming measures can be introduced if required SectionView

Tshwane Inner City Revitalisation Strategy 113 F3) CEREMONIAL BOULEVARD DESIGNTSHWANE GUIDELINES: INNER HELEN CITY JOSEPH

The aim is to create a pedestrian environment that is convenient, attractive and safe. TheREVITALISATIONstreet should be suitable for walking, strolling STRATEGY and socialising.

. Total width: 9-15 m road reserve . Entire road reserve to be used forpedestrians . Street should be divided into different functional zones to provide space for different functions. Some suggestionsare: . Frontage zone: 2m to ensure activities on the street, thereby creating interest and improving safety . Unobstructedzone: 1.2m to allow for movement . Furniture/ planting zone: 1.8m to define the central from the side zones . Central zone Including street furniture and tree planting: 5m to accommodate for socialising activities

Tshwane Inner City Revitalisation Strategy 114 F4) CEREMONIAL BOULEVARD DESIGNTSHWANE GUIDELINES: INNER STANZA CITY BOPAPE

BASIC PRINCIPLES To create a formal characterREVITALISATION that enhances the Capital City STRATEGY character of the Inner City and to create an environment that is conducive for pedestrians and cyclists..

Tshwane Inner City Revitalisation Strategy 115 F5) CEREMONIAL BOULEVARD DESIGN GUIDELINES:TSHWANE CEREMONIAL INNER CITY BOULEVARD

STREETSCAPE GUIDELINES ENTRANCES BUILT-TO LINE REVITALISATION• All buildingsSTRATEGY should face onto the street and take their main access 0m from it. It is not acceptable to access office or residential . Create a continuous street wall with building mass abutting a minimum accommodation solely from car parking at the rear or in the basement of 75% of street frontage on both vertical and horizontal planes • One pedestrian entrance per building must be provided from the . A maximum of 25% of the building may be set back 2m from the street. If a building faces onto more than one street, at least on built-to lines at building entrances or at corners pedestrian entrance must be provided on all streets • Variations from the build-to line such as balconies, canopies, or • On corner sites, consider locating a building entrance at the corner. colonnaded frontages / walkways may project up to 2m beyond the • Design prominent entrances that are clearly defied with differentiated build-to line into the road reserve (sidewalk) provided the main street rooflines, façade treatment, columns, canopies, or other architectural wall clearly follows the build-to line elements, including decorative paving and streetscaping

FACADES FENCING • Buildings should not present blank façades to the street. • No fence between the building and the street • No blank wall section longer than 3m is allowed along the street • A publically accessible and paved surface from the property • Buildings should have active frontage onto streets at ground floor to boundary must reach the building façade contribute to the character and life of the street • At least 75% of frontages should be active by i.e. shops, cafes or AREA BETWEEN THE BUILDING AND THE ERF BOUNDARY restaurants, offices, public uses and foyers with large windows • No outbuildings or utilities such as dustbins are allowed between the • All elevations fronting onto streets and public spaces should include building and the erf boundary windows on the ground and upper floors and balconies on upper • No on-site parking is allowed between the building and the erf floors boundary • No backyards are allowed to front onto the street • Lighting of the building should contribute to the illumination of the sidewalk

Tshwane Inner City Revitalisation Strategy 116 F6) CEREMONIAL BOULEVARD DESIGNTSHWANE GUIDELINES: INNER BEFORE CITY AND AFTER BEFORE BEFORE AFTER REVITALISATION STRATEGY2 traffic lanes in One traffic lanes in each direction each direction Removed to On-street parking increase sidewalk width 3.5m sidewalk 8.9m sidewalk Mostly jacaranda Gaps to be filled trees, gaps in tree where possible line Fencing differs: No walls or any blank walls, no walls, form of fencing transparent AFTER Paving and street Paving and street furniture to be furniture replaced according uncoordinated, bad to new palette quality Banners and flags to be introduced

Tshwane Inner City Revitalisation Strategy 117 TSHWANE INNER CITY REVITALISATION STRATEGY

SECTION G: CONCLUSION

Tshwane Inner City Revitalisation Strategy 118 G) CONCLUSION TSHWANE INNER CITY

The Government Estate isREVITALISATIONa critical part of the TICRS. It is also the The location STRATEGYof government departments within the Government Estate backbone for the creation of a Capital City. is of critical importance to ensure the success of the Estate. There is already a concentration of government uses, supportive land uses e.g. The Capital City should reflect the importance of national government museums, national symbols within the Government Estate. There is for the entire country. As such it should have a high quality, however a trend for national department headquarters to relocate to recognisable spatial form that reflects the values of the national suburban areas and areas outside of the Estate although within the government. Inner City. This trends has to be reversed.

The Government Estate should create a city that is still relevant and To achieve a concentration of government department headquarters unique 200 years in the future. within the Government Estate, this document evaluated all sites within the Estate as to their potential development for government offices. The Tshwane Inner City lends itself to the creation of a Capital City as it already contains a number of special features, such as its dramatic This document thus developed a plan/ framework for the natural backdrop, its historical cross axis, a series of public squares, development of a Government Estate that will be the pride of the monuments and symbols of national importance. nation for generations to come.

The Government estate consists of: . The Government Boulevard along Paul Kruger Street; . The Ceremonial Boulevard along WF Nkomo, Helen Joseph and Stanza Bopape Street; . The Civic Precinct around Lilian Ngoyi Square and Tshwane House . The Northern Gateway Precinct at the entrance to the Inner City at the National Zoological Gardens; . The Caledonian Precinct around the Caledonian Inner City Park . The Nelson Mandela Green Corridor Precinct

Tshwane Inner City Revitalisation Strategy 119