30 September 2020
DRAFT PRECINCT PLAN
Muldersdrift Precinct Mogale City Local Municipality
MULDERSDRIFT DRAFT PRECINCT PLAN
Table of Contents NON-RESIDENTIAL DEVELOPMENT ...... 33 ROAD NETWORK ...... 35
DEVELOPMENT CONCEPT...... 38 INTRODUCTION ...... 4 INTRODUCTION ...... 38 THE MAGALIESBURG PRECINCT ...... 4 STRUCTURING ELEMENTS ...... 38 METHODOLOGY ...... 7 ENVIRONMENTAL FACTORS ...... 38 VISION AND OBJECTIVES ...... 10 DEVELOPMENT CORRIDOR ...... 40 VISION STATEMENT ...... 10 ACTIVITY SPINES ...... 42 DEVELOPMENT OBJECTIVES ...... 10 NODES AND CONCENTRATIONS ...... 45 BACKGROUND INFORMATION ...... 12 RESIDENTIAL TYPOLOGIES AND DENSITIES ...... 46 MUNICIPAL CONTEXT ...... 12 WAY FORWARD ...... 49 SPATIAL POLICY FRAMEWORKS ...... 13
MACRO-ECONOMIC PROFILE ...... 15 HOUSEHOLD PROFILE ...... 17 POPULATION GROWTH ...... 18 RESIDENTIAL MARKET POTENTIAL ...... 20 METHODOLOGY ...... 20 POPULATION PROFILE ...... 20 HOUSEHOLD INCOME ...... 20
CUMULATIVE NET EFFECTIVE RESIDENTIAL DEMAND ...... 20 RESIDENTIAL DEVELOPMENT ...... 23 DIFFERENT RESIDENTIAL TYPOLOGIES ...... 23
INFORMAL SETTLEMENTS ...... 26 HUMAN SETTLEMENT PROJECTS...... 30 HOUSEHOLD DEMAND AND SUPPLY ...... 32
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List of Figures List of Tables
Figure 1: MULDERSDRIFT SUB-REGION ...... 5 Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD Figure 2: MULDERSDRIFT PRECINCT BOUNDARY ...... 6 FIGURES ...... 18 Figure 3: PROJECT PHASES ...... 8 Table 2: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD Figure 4: MUNICIPAL CONTEXT ...... 12 FIGURES ...... 18 Figure 5: COMBINED MCLM AND CoJ MM SDFs ...... 14 Table 3: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION ...... 15 GROWTH ...... 18 Figure 7: SUB-REGION POPULATION GROWTH ...... 19 Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED ...... 21 Figure 8: PRECINCT POPULATION GROWTH ...... 19 Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL ...... 21 Figure 9: Net Effective Demand Equation ...... 20 Table 6: SUBSIDISED HOUSING PROJECTS ...... 30 Figure 10: HOUSING AFFORDABILITY RANGES ...... 22 Table 7: PROPOSED HOUSING PROJECTS ...... 30 Figure 11: RESIDENTIAL CHARACTER ...... 24 Table 8: DEMAND VS SUPPLY ...... 32 Figure 12: DISTRIBUTION OF BUILT STRUCTURES ...... 25 Figure 13: INFORMAL SETTLEMENTS ...... 26 Figure 14: EXISTING INFORMAL SETTLEMENTS ...... 29 Figure 15: EXISTING INFORMAL SETTLEMENTS ...... 31
Figure 16: NON-RESIDENTIAL FACILITIES...... 34 Figure 17: ROAD NETWORK ...... 36 Figure 18: NATURAL FEATURES ...... 39 Figure 19: N14 DEVELOPMENT CORRIDOR ...... 40 Figure 20: ACCESSIBILITY SPINES ALONG THE N14 ...... 41
Figure 22: PROPOSED ACTIVITY SPINES ...... 43 Figure 23: RATIONALISED ACTIVITY SPINES ...... 44 Figure 24: NODES AND CONCENTRATIONS ...... 45 Figure 25: RESIDENTIAL TYPOLOGIES AND DENSITIES ...... 46
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INTRODUCTION
This document contains the first draft Precinct Plan for the Muldersdrift Precinct in the Mogale City Local Municipality. The Precinct Plan was commissioned by the Department of Agriculture, Land Reform and Rural Development on behalf of the Municipality.
THE MAGALIESBURG PRECINCT The Muldersdrift Precinct is 7 727ha in extent. It is centred on the area between the municipal boundary and the CoH WHS. It is home to major developments such as the Cradlestone Mall, Avianto Estate, Misty Hills Conference Centre and the Greengate Business Park.
Detailed designed will be developed for the Precinct but reference will be made throughout the document to the Subregion, which is the area of influence.
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Figure 1: MULDERSDRIFT SUB-REGION
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Figure 2: MULDERSDRIFT PRECINCT BOUNDARY
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METHODOLOGY ▪ Network of special (i.e. symbolic or landmark) spaces, places, and features This section contains the methodology for drafting the ▪ Provision of social facilities Precinct Plan. This report contains Phase 3: draft Precinct ▪ Definition of areas with different overall built form Plan. It follows on the Situational Analysis and Synthesis and requirements in terms of ‘development grain’, it precedes the Implementation Plan. The detail Situational building density and building height Analysis and Synthesis is contained in a separate document ▪ Designation of areas for densification and/or infill and its findings will be summarised in this document. ▪ Designation of areas for regeneration ▪ Protection and promotion of productive activities During this phase a spatial concept will be developed for the within the precinct and associated regional Precinct. The findings of the situational analysis, and the landscape values within the precinct vision and objectives will be used as guiding mechanisms in developing the spatial concept.
The concept consists of a spatial structure including: ▪ Open space network (including waterbodies, green open spaces and man-made public urban spaces) and definition of the general character of different types of open spaces (e.g. natural areas, parks, squares, streets, boulevards, etc.) ▪ Movement network (including road network, railway network, major public transport routes and facilities, spatial requirements for pedestrian and other non- motorised transport) and definition of the hierarchy (categorisation) and general character of different types of roads, public transport routes and facilities, as well as non-motorised transport routes ▪ Land use patterns, including activity nodes and corridors (spines) and alternative economic uses of land ▪ Housing typologies, densities, and delivery options
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Figure 3: PROJECT PHASES
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VISION AND OBJECTIVES
VISION STATEMENT
An economically vibrant and socially equitable precinct focused on the N14 development corridor.
DEVELOPMENT OBJECTIVES
▪ To extract the maximum benefit from the N14 Development Corridor and the Lanseria area of influence for economic growth and job creation.
▪ To structure rapid settlement growth into a functional urban form that provides equitable access to services and facilities and supports public transport.
▪ To provide for a range of housing typologies and densities in line with levels of accessibility and environmental carrying capacity.
▪ To balance the divergent needs of urban development pressure, environmental protection, poverty and housing need.
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BACKGROUND INFORMATION
MUNICIPAL CONTEXT The Muldersdrift Precinct is situated in the eastern extent of Mogale City Local Municipality, flanking the north western boundary of the City of Johannesburg in the region of Cosmo City/ Randburg/ Ruimsig. These areas exert significant development pressure on the Muldersdrift area, which in essence functions as the urban-rural fringe of Johannesburg.
To the north-west it is linked to the City of Tshwane via the N14 which is increasingly taking on the character of a development corridor, specifically with the locality of Lanseria airport on the boundaries of the municipalities of Johannesburg, Tshwane and Mogale City. Figure 4: MUNICIPAL CONTEXT It is within 5km of the Krugersdorp CBD to the south.
The Cradle of Humankind World Heritage Site (CoH WHS) is located to the north and north west of the Precinct.
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SPATIAL POLICY FRAMEWORKS ▪ The area to the north of the N14 is mostly designated as a Rural development Zone and a The West Rand District Spatial Development Framework, small section as a mixed-use development zone 2020 identifies three secondary nodes in the Muldersdrift ▪ The entire area to the south of the N14 is Precinct: designated as a mixed-use development area. ▪ The future Lanseria-Nooitgedacht-Cosmo City ▪ Just outside of the north-eastern corner in the City node towards the north at the intersection of Johannesburg is the Lanseria Special between route Malibongwe Drive and the N14 Development Zone and its area of influence falls freeway which is earmarked to become a future into this portion of the precinct. metropolitan activity node comprising more than 33 000 residential units in the context of the City of The City of Johannesburg SDF proposes the Joburg following: ▪ Muldersdrift in the central part of the N14 corridor ▪ Cosmo City and Zandspruit as Deprivation in the vicinity of the Beyers Naude Drive areas with development proposed densities intersection of a minimum of 60 du/ha ▪ Silver Star-Cradle Mall node at the intersection ▪ The Urban Nodal Areas (Randburg) with a between route Hendrik Potgieter Drive and N14 minimum density of 80du/ha ▪ The remainder of the area is designated as a In terms of the Mogale City Spatial Development consolidation zone with a density of 20 – Framework, 2019, the Muldersdrift Precinct is affected as 50du/ha. follows: ▪ An industrial area is located along Beyers ▪ The N14 north of its intersection with Hendrik Naude Drive and along Malibongwe Drive Potgieter Road is defined as a Development along which the node of Randburg is also Corridor located. ▪ The N14 to the west of its intersection with Hendrik Potgieter Road is defined as a tourism corridor. ▪ A secondary node is proposed at the intersection of the N14 and Hendrik Potgieter Road (at the Cradlestone shopping centre) and at the intersection of the N14 and the R114 (the Drift node).
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Figure 5: COMBINED MCLM AND CoJ MM SDFs
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50,00% MACRO-ECONOMIC PROFILE 43,45% 45,00% The following are the salient points emanating from the 40,00% socio-economic and market study for the sub-region: 35,00% ▪ The local economy experienced a positive economic 30,00% 22,61% growth with a 0.28% increase from 2017 to 2018 and a 25,00% 0.27% increase from 2018 to 2019. 20,00% 15,00% ▪ Economic sectors that performed well in 2019 includes 8,89% 8,41% 10,00% 7,62% Wholesale and retail trade with 3.64% growth, 4,46% 3,41% 5,00% 1,15% Transport, storage and communication with 4.35% 0,00% growth, Finance, insurance, real estate and business service with 4.98% growth and General Government + Community, social and personal services with 1.45%.
▪ Economic sectors that have shown economic decline Manufacturing includes: Agriculture (-7.25%), Mining and quarrying (- fishing
9.47%), Manufacturing (-1.84%) and Electricity, gas
communication
personal services personal
catering and catering Mining and quarrying and Mining
and water with a decline of 4.82% in 2019. accommodation
Transport, storage and storage Transport,
General government + government General
Community, social and Community, Agriculture, forestry and forestry Agriculture,
▪ The Finance, insurance, real estate and business gas water and Electricity,
Finance, insurance, real insurance, Finance, Wholesale and retail trade, retail Wholesale and
services sector makes the largest contribution of andservices business estate
43.45%, followed by the Manufacturing contributing 1 22.61%. Wholesale and retail trade, catering and Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION accommodation contributes 8.89% to the economy From the economic spatial contribution below, there is a followed by the General Government and clear indication where each economic sector is Community, social and personal services sector, concentrated. making a contribution of 8.41%.
1 Source: CSIR, Data provided by Quantec on Local Municipal disseminate to mesozone level with Dasymetric map, 2020
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Agriculture Forestry and Fisheries Mining and Quarrying Manufacturing
Wholesale and Retail Trade, Catering and Finance, insurance, real estate, and business General Government + Community, Social Accommodation services and Personal Services
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HOUSEHOLD PROFILE ▪ The majority of the Precinct (38.65%) fall within the low- income band. ▪ There is a relatively high percentage in the Precinct (13.85%) that earn no income. ▪ The largest portion of the population for the precinct (32.62%) has some secondary education. ▪ The second largest portion of the population for the Precinct (28.52%) completed matric. In addition, a fairly large portion of the Precinct’s population (22.89%) completed a higher degree. ▪ In the Precinct 50.95% of the population aged between 5 – 24 are attending ordinary school. ▪ The Precinct has an employment rate of 66.76%, with an unemployment rate of 11.91%. ▪ The largest portion of the population within the Precinct (40.98%) is skilled. With 28.83% in the Precinct classified as low-skilled. ▪ The largest portion of the market area’s homes can be classified rented, with 37.78% in the Sub Region and 36.65% in the Precinct.
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Table 2: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD POPULATION GROWTH FIGURES3
Approximately 39 665 people currently reside within the Muldersdrift 2020 2021 2022 2025 2030 2035 Muldersdrift Sub Region, comprising of 14 806 households Precinct with an average household size of 2.6 people per Population 28 765 29 262 29 768 31 339 34 144 37 200 household. These figures are expected to increase to 51 Household 10 094 10 289 10 487 11 106 12 220 13 445 297 people and 19 722 households in the in the Sub Region by the year 2035.
28 765 people currently reside within the Muldersdrift Population annual growth rate is 1.73% and household annual Precinct, comprising of 10 094 households with an growth rate is 1.93%, an indication of more individuals entering average household size of 2.8 people per household. the precinct rather than households. The population and These figures are expected to increase to 37 200 people household profiles are based on data from the Census 2011 and 13 445 households in the Precinct by the year 2035. and Quantec. The population growth projections are based on a five-year historic growth rate of 1.73% per annum and a Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD household growth rate of 1.93% for the precinct. The growth FIGURES2 rates were applied to the population and household figures to Muldersdrift Sub 2020 2021 2022 2025 2030 2035 project the future population growth utilising 2011 as the base Region year. Population 39 665 40 351 41 049 43 215 47 083 51 297 Table 3: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD Household 14 806 15 092 15 383 16 291 17 924 19 722 GROWTH4
201 201 201 201 201 201 201 201 5-Year 2 3 4 5 6 7 8 9 Average Population (% 1,8 2,2 2,0 1,9 1,3 1,9 1,8 1,6 1,73% Growth) 5% 0% 1% 1% 8% 0% 5% 1% Households (% 2,1 2,4 2,2 2,1 1,6 2,0 2,0 1,7 1,93% Growth) 2% 6% 6% 5% 0% 9% 3% 8%
2 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections 4 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections
3 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections
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60 000 40 000 37 200 51 297 34 144 35 000 50 000 47 083 31 339 43 215 29 262 29 768 30 000 28 765 39 665 40 351 41 049 40 000 25 000
30 000 20 000
19 722 15 000 13 445 17 924 11 106 12 220 20 000 14 806 15 092 15 383 16 291 10 094 10 289 10 487 10 000 10 000 5 000
0 0 2020 2021 2022 2025 2030 2035 2020 2021 2022 2025 2030 2035
Population Household Population Household Linear (Population) Linear (Household) Linear (Population) Linear (Household)
Figure 7: SUB-REGION POPULATION GROWTH Figure 8: PRECINCT POPULATION GROWTH
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RESIDENTIAL MARKET POTENTIAL the population is not fully served at the base year, the equilibrium model enables the calculation of the starting The purpose of this sub-section is to illustrate the market point for the demand generation due to the potential analysis for the proposed residential immeasurable supply and the large market area. For this development. The gap for development in the market study, 2019 is used as the base year, which enables the area is calculated using the Net Effective Demand (NED). determination of the bonded and rental housing The NED indicates the potential of the local market to demand for 2020 onwards. support additional development within its boundaries. POPULATION PROFILE Figure 9: Net Effective Demand Equation The population profile presents the household and population size within the delineated market area. These figures were used as a basis for the equilibrium demand model. Annual population and household growth were calculated based on the five-year average. The demand model for the proposed development uses HOUSEHOLD INCOME projections in population, the number of households, and This subsection provides a breakdown of the annual income distribution trends to provide a quantitative household income of households located in both the indication of demand. The market demand assessment Sub Region and Precinct areas. Based on the annual considers the following important demand drivers: household income figures and population features, ▪ Growth in the number of households housing affordability ranges were calculated for both ▪ Household income rental and bonded housing to inform the level of ▪ Residential affordability affordability between the various income groups within the market area. METHODOLOGY An equilibrium demand modelling technique is used, CUMULATIVE NET EFFECTIVE RESIDENTIAL which assumes that the demand for bonded and rental DEMAND housing in the market area is null in the base year (2019) The cumulative net effective residential demand is 4 420 as the local population is fully served in terms of bonded units in total. Table 4 and Table 5 indicate the and rental accommodation. Although it is known that breakdown of the demand.
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The cumulative net effective demand for bonded housing The cumulative net effective demand for the rental housing within the Sub Region: within the Sub Region.
Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL
Affordable Middle High Social Social YEAR Affordab Subsidised FLISP Total Housing Housing Middle High Housing Income Income YEAR CRU le Total Primary Secondar Income Income 2020 Housing 338 137 38 71 53 637 Market y Market 2021 388 158 44 82 60 731 2020 113 184 86 54 101 75 613 2022 438 178 49 92 68 827 2021 130 211 99 62 116 85 703 2023 490 199 55 103 76 924 2022 147 239 112 70 131 97 795 2024 543 221 61 114 85 1024 2023 165 267 125 78 146 108 889 2025 597 243 67 126 93 1125 2024 182 295 139 87 162 120 985 2026 651 265 73 137 101 1229 2025 200 325 153 95 178 132 1 082 2027 707 288 80 149 110 1334 2026 219 354 167 104 194 144 1 182 2028 764 311 86 161 119 1441 2027 237 385 181 113 211 156 1 283 2029 822 334 93 173 128 1551 2028 257 416 196 122 228 168 1 386 2030 881 359 99 186 137 1662 2029 276 447 210 131 245 181 1 491 2031 942 383 106 198 147 1 776 2030 296 479 226 141 263 194 1 598 2032 1 003 408 113 211 156 1 892 2031 316 512 241 150 281 208 1 708 2033 1 066 433 120 224 166 2 010 2032 337 546 257 160 299 221 1 819 2034 1 129 459 127 238 176 2 130 2033 358 580 273 170 318 235 1 933 2035 1 195 486 135 252 186 2 253 2034 379 614 289 180 337 249 2 049 2035 401 650 306 191 356 263 2 167
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Figure 10: HOUSING AFFORDABILITY RANGES
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RESIDENTIAL DEVELOPMENT DIFFERENT RESIDENTIAL TYPOLOGIES Residential development in the Precinct differs in character. The bulk of the Precinct is still agricultural in nature.
Security estates dominate the N14/ Hendrik Potgieter intersection and is growing at a rapid rate around the Cradlestone Mall. 340ha of the Precinct is already used for this type of development. It links in function and typology more to the adjacent area of Ruimsig in Johannesburg than to the surrounding character of the Precinct.
Some of the properties along Hendrik Potgieter and the southern portion of the N14 are still agricultural holdings. These comprise 240ha of the Precinct. The agricultural holdings are rapidly changing to commercial and residential use.
There are a large number of informal settlements spread out over the entire precinct.
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Figure 11: RESIDENTIAL CHARACTER
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Figure 12: DISTRIBUTION OF BUILT STRUCTURES
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INFORMAL SETTLEMENTS With regards to upgrading and resettlement, the The following informal settlements have been compiled settlements fall in the following categories: from the District Informal Settlement Status – Covid ▪ Category A: Full Upgrading consisting of full Interventions, which is the most comprehensive and up services, top structures, and formal tenure where to date information available. appropriate, affordable, and viable ▪ Category B1: Interim basic services for Informal There are 24 informal settlements within and directly settlements which are viable and appropriate for surrounding the Precinct. These range in size from less formalisation, but not imminent than 20 to more than a 1 000 units. The settlements are ▪ Category B2: Providing emergency basic services distributed throughout the precinct with some clustering for settlements where long-term formalisation is not around main roads. Most of the settlements have to be viable and/or appropriate, but relocation is not relocated because some are located within the CoH urgent or possible WHS or are too isolated and small to functionally form ▪ Category C: Relocation of informal settlements part of the urban structure. There is a dire need not only due to urgent health or safety threats which to provide housing but also to create a functional urban cannot be mitigated, and relocation sites are form, where informal settlements can be integrated in readily available the urban structure and functioning.
Figure 13: INFORMAL SETTLEMENTS
Settlement Locality Property Description Category Nr of Households
Portion 38 Nooitgedacht 534 North of N14 Pnt 38 of Nooitgedacht 534- C - imminent 55 JQ relocation Ptn 42/RE Nooitgedacht 534 South of N14 along R/ Pnt 42 of Nooitgedacht C - imminent 25 IQ Nooitgedacht Rd 534 -IQ relocation Nooitgedacht 534 IQ Portion West of Zandspruit Portion 89 of Nooitgedacht 89 534-JQ A - upgrading 232 Portion 81 Rietfontein 189 IQ North of N14 and east of Beyers Pnt 81 of Rietfontein 189-IQ B1 – long tern 150 Naude Dr upgrading
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Settlement Locality Property Description Category Nr of Households
Portion 44 Rietfontein North of N14 and east of Beyers Pnt 44 of Rietfontein 189-IQ C - imminent 70 Naude Dr relocation Portion 4 Rietfontein 189 IQ South of N14 and east of Beyers Pnt 4 of Rietfontein 189-IQ C - imminent 112 Naude Dr relocation Rietfontein Plot 83 and 90) South of N14 and east of Beyers Pnt 83 and 90 of Rietfontein B1 – long tern 1 850 Naude Dr 189-IQ upgrading Plot 78 Ethembalethu West of Beyers Naude Dr and Pnt 78 of Driefontein 179-IQ B2 – long term 35 north of N14 relocation Plot 62 Driefontein (Sekolong) West of Beyers Naude (M5) Dr Pnt 62 of Driefontein 179-IQ C - imminent 18 and north west of N14 relocation Rietfontein Plot 195 South of N14 and west of Pnt 195 of Rietfontein 189-IQ C - imminent 24 Beyers Naude Dr relocation Plot 77 Rietvlei South of N14 and west of Pnt 77 of Rietvallei 180-IQ C - imminent 48 Beyers Naude Dr relocation Plot 71 and 72 Driefontein West of Beyers Naude Dr and Pnt 71 and 72 of Driefontein C - imminent (Avianto) north west of N14. Along 179-IQ 16 relocation Driefontein Rd Rietfontein Plot 140 South of N14 and west of Pnt 140 of Rietfontein 189-IQ C - imminent 90 Beyers Naude Dr relocation Plot 45 Rietvlei East of N14 Pnt 45 of Rietvallei 180-IQ C - imminent 25 relocation Plot 79 Rietvlei East of N14 Pnt 79 of Rietvallei 180-IQ A - upgrading 93
Plot 34 Rietvlei East of the N14 Pnt 34 of Rietvallei 180-IQ C - imminent 35 relocation Plot 8 Van Wyk Restant East of the N14 Pnt 8 of Van Wyks Restant C - imminent 34 182-IQ relocation Plot 33 Van Wyk Restant East of the N14 Pnt 33 of Van Wyks Restant C - imminent 20 182-IQ relocation Steynsvlei 41 North of the N14 Holding 41 of Steynsvlei AH C - imminent 20 relocation Steynsvlei 24 North of the N14 Holding 24 of Steynsvlei AH C - imminent 40 relocation
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Settlement Locality Property Description Category Nr of Households
Plot 63 Rietvlei East of the N14 Pnt 63 of Rietvallei 180-IQ C - imminent 43 relocation Van Wyk's Restant 182 East of the N14 Re/ Van Wyks Restant 182- C - imminent 50 IQ relocation Portion 1 Ruimsig North of Beyers Naude Dr Erf 1 of Arena C - imminent 1 050 relocation Plot 11 Honingklip North of the N14 Ptn 11 of Honingklip 178-IQ A - upgrading 15
4 150
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Figure 14: EXISTING INFORMAL SETTLEMENTS
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HUMAN SETTLEMENT PROJECTS Three subsidised housing projects have been completed. These are:
Table 6: SUBSIDISED HOUSING PROJECTS
Name Date of GP Proclaimed Estimate number of units Area Dr Nthato Motlana 2015 2018 260 22 ha
Ethembalethu 2009 160 10.5 ha Riefontein Village 2007 2017 213 30.9 ha
TOTAL 633 63.4ha
The following two housing projects are in different stages of implementation:
Table 7: PROPOSED HOUSING PROJECTS
Project Name Property Description Residential Typology Other facilities Refentse Township (Mogale Portions 89, 90, 205, 206 and ▪ 1 926 Res 1 ▪ 2 Business 1 erven, Ext 16) 370 Nooitgedacht 504-JQ ▪ Res 4 (64 - 80du/ha) ▪ 4 educational erven ▪ 3 Res 4 (500 du/ha) ▪ 2 Business 3 erven ▪ 5 institutional erven ▪ 4 POS ▪ 3 municipal erven Honingklip Township Part of portion 11 Honingklip 218 Res 1 erven 178-IQ TOTAL
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Figure 15: EXISTING INFORMAL SETTLEMENTS
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Table 8: DEMAND VS SUPPLY HOUSEHOLD DEMAND AND SUPPLY Nr of DEMAND SUPPLY Nr of erven According to the socio-economic study, there are households currently 10 094 households in the precinct. This is Housing study – Refentse Township projected to grow to 13 445 households by the year 2035 NED sub-region 4 420 (Mogale Ext 16) 2035 based on population growth trends over the past five Informal Honingklip 4 150 218 years. There are 14 806 households in the subregion settlements Township projected to grow to 19 722 in 2035. Backyard units (sub-region) 3 100 The cumulative net effective demand (NED) for housing 2020
is projected to grow by 4 420 households for the TOTAL 11 670 TOTAL subregion.
There are currently approximately 4 150 households that are residing in informal settlements in the subregion that need to be accommodated.
The second most common dwelling typology is an informal dwelling in a backyard, consisting of 14.48% in the Sub Region and 21.14% in the Precinct (based on census 2011). This accounts for some 3 100 units in the subregion.
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NON-RESIDENTIAL DEVELOPMENT developments are of such a nature that each does not warrant social facilities when considered on their own, Being on the rural-urban fringe, a wide variety of different but their cumulative impact necessitates the provision of non-residential uses are spread throughout the Precinct. a wide array of social facilities. The ideal is to cluster social facilities together in an accessible node. Retail development is specifically focused on the N14/ Hendrik Potgieter intersection with the Cradlestone Mall There is limited agricultural activity left in the Precinct. creating the centre of the node. There is a There is a cluster of facilities along the western section of concentration of particularly commercial development the N14. These are not strictly agriculture in nature but at the intersection of Beyers Naude Drive, the R114 and rather activities such as nurseries. the N14. Smaller retail and commercial clusters are The main factors that inform the Precinct Plan with located: regards to land use is the gravitation of commercial and ▪ along the R114 between the intersection with retail activities to main routes and intersections and Beyers Naude Drive and its intersection with the tourism towards the Cradle. The remainder of the N14 Precinct has different, sometimes conflicting and illegal ▪ along Beyers Naude Drive on the eastern border land uses, mixed together. of the Precinct ▪ along the western section of the N14
The importance of visibility, accessibility, and many users on the locational choices of business is clear.
Tourism facilities are distributed over the entire Precinct. The only concentration can be identified along the R114 to the north of the N14. This is one of the main routes to the Cradle of Humankind.
Social facilities are sparse and widely distributed. Long distances must be travelled to access these facilities. There is also a shortage of facilities. This will increase with the development of lifestyle estates and the conversion of agricultural holdings into residential complexes. These
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Figure 16: NON-RESIDENTIAL FACILITIES
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ROAD NETWORK The N14 dominates the Precinct. It connects to the City of Tshwane and Lanseria airport in the north and to the R28 in the south. In the east, it connects to Hendrik Potgieter Drive and to the west it continues past the Precinct boundary to Tarlton.
The north-south stretch of the N14 has been designated as a Development Corridor and the east-west stretch as a Tourism Corridor.
There are three important linkages to the City of Johannesburg: ▪ Malibongwe Drive which runs next to Cosmo City and links to Strydom Park and Randburg ▪ Beyers Naude Drive which passes Zandspruit and connects to Laser Park and Honey Dew ▪ Hendrik Potgieter Drive which links to Ruimsig and Roodepoort.
All these routes are freight routes and carry large numbers of traffic. Development is naturally attracted to these routes, leading to an increase in the traffic which creates significant pedestrian-vehicular traffic.
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Figure 17: ROAD NETWORK
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DEVELOPMENT CONCEPT
INTRODUCTION The design concept explains the logic behind the proposals for the future development of the Precinct.
STRUCTURING ELEMENTS The structuring elements consist of environmental factors, residential development, land use concentrations, development zones and corridor and nodal development. ENVIRONMENTAL FACTORS The Precinct is relatively flat, except for the Roodepoort Ridge which defines its southern border. The Crocodile River that passes through the middle of the Precinct in a north-south direction. It is classified as endangered.
The area to the west of the N14 and to the south and north of the western leg of the N14 falls within the Magaliesberg Biosphere and the Cradle of Humankind World Heritage Site Buffer Zone 4 (Visual).
Environmentally sensitive and ecologically important areas are focussed on the rivers and the ridges.
Development in the north-western portion of the site is thus not ideally suited for development.
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Figure 18: NATURAL FEATURES
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DEVELOPMENT CORRIDOR N14 is identified as a development corridor in the MCLM SDF, 2019.
It should act as a magnet along which commercial development can be attracted to by its high levels of visibility and accessibility.
The development corridor is defined as 1km wide on each side of the N14.
The N14 links with Lanseria airport and the City of Tshwane in the north. Lanseria is seen as a significant growth point along the lines of an aerotropolis and its area of influence affects the northern part of the Precinct.
For the purpose of this Precinct Plan the corridor it ends at
the intersection with Hendrik Potgieter Road where it crosses the Roodepoort Ridge. Figure 19: N14 DEVELOPMENT CORRIDOR
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There are four intersections on this stretch of the N14 that falls within the Precinct: 1) Malibongwe Drive: full interchange
2) Beyers Naude: full interchange
3) R114/ Drift Boulevard: left-in left-out underpass
4) Hendrik Potgieter: at grade intersection
These are spaced as follows: 8km - 3km – 3km
In order for a development corridor to function properly it needs a mobility spines (the N14) and supporting accessibility spines on the sides to provide access to development. The R114 functions as an accessibility spine to the north of Beyers Naude on the southern side of the N14. To the north of Beters Naude Drive, Sunset Drive provides an acitivity spine although it is not well linked. There are no other accessibility spines along the remainder of the N14 to support the development Figure 20: ACCESSIBILITY SPINES ALONG THE N14 corridor. These must to be developed if the development corridor is to developed successfully.
The dimensions of the development corridor will be tapered to match the alignment of the R114 and Sunset Drive.
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ACTIVITY SPINES It would be ideal to have an activity spine to the north The Precinct will be structured through the use of activity of the N14 and an extension of the R114 towards the spines. Activity spines are accessibility routes with lined south on the side of the development corridor. with mixed uses and high densities. Existing and The eastern leg of N14 is designated as a Tourism proposed roads are used to create a loose grid. Corridor in the MCLM SDF, 2019. It links up with a network The R114 is already functioning as an activity spine and of tourism corridors that connect Magaliesburg, fulfil an important role as support accessibility spine for Hekpoort the Cradle of Humankind, Hartebeestpoort the N14. It is proposed that this route becomes an Dam and Rustenburg. It currently does not have the activity spine from its northern intersection with character of a tourism corridor in this area with vehicle Malibongwe Drive to its southern intersection with the related land uses and few tourism offerings. Its N14. It would be ideal if this link could be linked to character is that of a mixed-use spine at least to the Hendrik Potgieter Drive in the south. It will have the western edge of the Precinct. A strategy needs to be character of a retail mixed use spine. developed to create a tourism character along this route. It is proposed that the first row of erven, be used The three important linkages to Johannesburg: for tourism facilities. This ranges from 200m – 500m deep. Malibongwe Drive, Beyers Naude Drive and Hendrik Due to its current mixed-use character, mixed land use Potgieter Drive form important connectors that are are also supported surrounded by mixed land uses, exhibiting the characteristics of activity spines. These should be The R114 gives access to the Cradle of Humankind strengthened. Marina Street also plays an important World Heritage Site and several of the tourism facilities in role in this regard. the area. It also connects to the node, colloquially known as the Drift node or the old Muldersdrift node The proposed K56 has the potential to develop as an directly to the east of the N14. The heat map for land activity spine in future thereby connecting the three uses, indicates that there is already a clustering of social main routes to Johannesburg. facilities at this node and along the R114 as it enters the Given their current and proposed characteristics Cradle. It should thus be considered as a tourist spine Malibongwe and Beyers Naude Drives are proposed and included in the tourism network. commercial mixed-use spines and Marina Drive and the proposed K56 as residential mixed use activity spines.
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Figure 21: PROPOSED ACTIVITY SPINES
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The ideal road network consisting of corridors and spines must be adapted to align with natural features and large land uses in order to be implementable. The following amendments are necessary:
The access road to the north of the N14 cannot be an activity spine but only an access road due to the natural character of this area as well as its proximity to the Cradle of Humankind and the Magaliesberg biosphere.
The R114 cannot be extended to the south of the Crocodile River as the area is environmentally sensitive. This means that the Development Corridor can only develop on the western side of the N14 in this section.
The K56 can in all likelihood not link between Beyers Naude and Hendrik Potgieter Drives due to environmental sensitivities and quarrying.
Figure 22: RATIONALISED ACTIVITY SPINES
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NODES AND CONCENTRATIONS Nodes are spaced through the Precinct at points of highest accessibility to allow equal access to as many residents as possible.
Nodes consist of a high concentration and intensity of missed uses.
Four mixed-use nodes have been identified: ▪ The Cradlestone Mall node which is the most prominent and developed node at the intersection of the N14 and Hendrik Potgieter Drive.
▪ The Drift node which stretches along the R114 from the Crocodile River in the south to the Beyers Naude Intersection in the north.
▪ A node on the intersection of the R114 and Marina Street. ▪ At the intersection of Malibongwe Drive and the Figure 23: NODES AND CONCENTRATIONS N14.
An industrial/commercial node has been identified at Greengate along Beyers Naude Drive.
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RESIDENTIAL TYPOLOGIES AND DENSITIES Residential development in this Precinct should in general be high to accommodate the need for housing, both within Mogale City and within the City of Johannesburg, whilst protected the Cradle of Humankind and Magaliesberg Biosphere. The following densities are proposed: ▪ Within the mixed nodes and the mixed-use corridors, the proposed density is 80 – 120 du/ha. This will allow for densification of points of highest access and the introduction of a viable public transport network.
▪ Adjacent to the City of Johannesburg, specifically adjacent to Marina Street between the N14 and Beyers Naude Road, the proposed density is 60 -80du/ha. This will be aligned with the densities in Cosmos City and the proposed densities in Zandspruit. ▪ The remainder of the Precinct south and east of Figure 24: RESIDENTIAL TYPOLOGIES AND DENSITIES the N14 is earmarked for a density or 20 60du/ha.
This accommodates current development as well as higher density development.
▪ All residential to the north and west of the N14 should be rural, i.e. not smaller than 1ha in extent.
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WAY FORWARD
After the approval of the development concept as contained in the precinct plan, the implementation plan will be drafted. This will include: ▪ Development of design guidelines ▪ Identification of and elaboration on strategic plans and sector plans/ strategies ▪ Guidance for LUMS ▪ Incentives and evaluation and monitoring system
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