1. PREFACE WITH INSTRUCTIONS FOR COMMENTING ON THIS DOCUMENT

1. You are requested to comment on this document that contains the Integrated Spatial Development Framework (SDF) and Environmental Management Framework (EMF) for the district.

2. The Integrated SDF and EMF suite of documents comprise the following: a. Volume 1: Baseline and Analysis Report b. Volume 2: Integrated District SDF and EMF (containing the vision and spatial guidelines) c. Volume 3: Implementation Plan (containing the prioritisation framework; projects and proposals for spatial restructuring and upgrading) d. Volume 4: Annexures

3. Also included for comment in the Integrated District SDF and EMF, in the Annexures, are the proposals in accordance with the National Environmental Management Act, Act 107 of 1998 for the: a. The proposed Exclusions from the Trigger Activities listed in section 24 of NEMA for the Atlantis and other designated areas; b. The proposed Exclusions Instrument to manage the environmental processes related to the proposed Exclusions; and c. The delineation of the Urban Areas.

4. You are invited, prior to working your way through the documentation, to consult the supporting summary introductory and background material in the form of summary presentations and videos.

5. You may comment within the 60 day period. Any comments received after the specified 60-day period may be ignored.

6. Comments and queries, preferably via e-mail, given our need to comply with Covid-19 protocols, may be forwarded to: a. [email protected] b. The following website link www.capetown.gov.za/haveyoursay c. Comments and queries specific to Table Bay District can be emailed to [email protected];

Given that the officials are working from home we request that you do not send us letters via the South African Post Office.

7. When commenting, please use the subject line as follows: ‘District SDF Comment: For the Table Bay Planning District’

Please remember that comments on this work are related to the long-term vision for your district and the related guidelines and projects to help us be in a position to achieve that vision. This document does not deal directly with maintenance

aspects such as pipe bursts, the provision of street lights, etc. but rather focusses on the major projects at a systems-level required to enable such local access to services. This does not mean that the local maintenance aspects are not important and are not needed for achieving well-functioning environments. Those maintenance aspects are dealt with through the action plans of the respective line departments and as a result of their respective yearly maintenance programmes.

2. Contents 1. PREFACE WITH INSTRUCTIONS FOR COMMENTING ON THIS DOCUMENT ...... 3 2. Contents ...... 5 Locating the Environmental Management Framework (EMF*) elements: (to ensure compliance with NEMA) ...... 2 1 INTRODUCTION AND BACKGROUND ...... 1 1.1 Purpose of the District SDF ...... 1 1.2 The purpose of the EMF ...... 2 1.3 Statutory mandates to prepare and status of a district SDF and EMF ...... 4 1.4 Review of the district SDF ...... 4 1.5 The need for and scope of the review ...... 5 1.6 Overview of the drafting process ...... 7 1.7 Linkages to other municipal work ...... 11 1.8 Structure of the Integrated District SDF and EMF suite of documents ...... 11 1.9 Navigating through the Integrated District SDF and EMF ...... 12 1.10 Decision support criteria ...... 13 1.10.1 Amendments and deviations ...... 13 1.10.2 Consistency principle ...... 13 1.10.3 Considering the development guidelines for a site (assessing an application) ...... 14 1.11 District SDF and EMF study area ...... 15 1.12 Legal and policy context...... 19 1.12.1 Legislative context ...... 19 1.12.2 National and regional planning informants ...... 19 1.12.3 Metropolitan planning informants ...... 20 1.13 Overarching departure points and main spatial objectives of the district SDF/EMF ...... 23 3. VISION ...... 26 3.1 SPATIAL VISION 2030 AND BEYOND ...... 26 3.1.1 Metro spatial vision ...... 26 3.2 District spatial vision ...... 26 4. Spatial development strategies ...... 28 4.1 Strategy: Build an inclusive, integrated and vibrant city ...... 28 4.1.1 Spatial interventions proposed ...... 28

4.2 Strategy: Manage a sustainable form of urban growth and create a balance between urban development and environmental protection ...... 31 4.2.1 Spatial interventions proposed ...... 31 4.3 Strategy 3: Plan for employment and improve access to economic opportunities ...... 34 4.3.1 What spatial interventions are proposed ...... 35 4.3.2 Role of the district ...... 38 4.4 District Spatial Development Framework synthesised concept ...... 40 4.4.1 Areas of intensification ...... 40 4.4.2 The urban development edge ...... 40 4.4.3 Urban support areas ...... 40 4.4.4 Opportunity areas for spatial transformation ...... 41 4.4.5 Destination places ...... 41 4.4.6 Green Infrastructure Network (GIN) ...... 41 5. The Spatial Development Framework and Environmental Management Framework (SDF/EMF) District development guidelines ...... 45 5.1 Guidelines for spatial planning categories and environmental management zones 47 5.1.1 Environmental planning categories and management zones ...... 47 5.1.2 Urban development...... 57 5.1.3 Utility service infrastructure installations and networks ...... 63 5.2 Transport infrastructure and route designations ...... 65 5.3 Guidelines related to spatial concept designations ...... 72 5.3.1 Development corridors ...... 72 5.3.2 Urban nodes ...... 73 5.3.3 Civic clusters ...... 75 5.3.4 Destination places ...... 77 5.3.5 Green corridors ...... 78 5.4 Guidelines for spatial transformation areas ...... 81 5.4.1 Delineation of the Urban Inner Core (UIC) ...... 81 5.4.2 Urban development edge ...... 84 5.5 New development areas...... 85 5.5.1 New development areas and sensitive heritage and environmental features 85 5.5.2 Future growth ...... 85

5.5.3 Implications for the Table Bay district ...... 86 6. Sub-district guidelines ...... 87 6.1.1 Sub-district 1: Atlantic Seaboard Suburbs ...... 88 6.1.2 Sub-district 2: , Port and Surrounds ...... 97 6.1.3 – Undergoing a local area plan in 2020 ...... 111 6.1.4 New development areas and strategic sites – sub-district 2 ...... 113 6.1.5 Sub-district 3: Central district ...... 115 6.1.6 New developments and strategic sites – Sub-district 3 ...... 125 6.1.7 Sub-district 4 – Eastern District ...... 128 6.1.8 New development areas and strategic sites – Sub-district 4 ...... 135

Table 1: Schedule for review of district plan ...... 5 Table 2 Environmental management guidelines ...... 48 Table 3 Urban development guidelines ...... 58 Table 4 Precautionary areas and utility service infrastructure ...... 64 Table 5 Transport category guidelines ...... 66 Table 6 Development corridor guidelines ...... 72 Table 7 Nodal category guidelines ...... 73 Table 8 Civic cluster guidelines ...... 76 Table 9 Destination place guidelines ...... 77 Table 10 Green corridor guidelines ...... 78 Table 11 Development focus areas ...... 82

Figure 1 DSDF formulation...... 9 Figure 2 Links to City’s planning processes ...... 11 Figure 3 Structure of the integrated SDF and EMF ...... 12 Figure 4 Map of planning districts ...... 17 Figure 5 Future growth projections to 2040 ...... 24 Figure 6 Density of employment vs density of households ...... 25 Figure 7 Spatial vision informants ...... 27 Figure 8 Illustrated Principles for Urban Integration ...... 39 Figure 9 Conceptual Framework for the Table Bay District ...... 43 Figure 10: Five categories comprising the DSDF ...... 46 Figure 11 Conservation and biodiversity ...... 55 Figure 12 Cultural and heritage resources ...... 56 Figure 13 Nodal categories ...... 76 Figure 14 District Spatial Development Framework ...... 80 Figure 15: Future growth controls ...... 86

Figure 16 Intensification to work with topography to reduce overshadowing ...... 92 Figure 17 Interface conditions where fine grained urban meets intensification ...... 92 Figure 18 Parking management for active street interface ...... 92 Figure 19 Properties requiring special Coastal Risk Management landward of coastal edge in ...... Error! Bookmark not defined.

Reference Guide to Contents of the Integrated District Spatial Development Framework (SDF) and Environmental Management Framework (EMF)

Section Purpose and focus 1. Introduction  Outline of background and legislative status of SDF and EMF. 2. Vision goals and principles  Sets out the overall direction, the principles and strategies governing the guidelines and proposals. 2.1. Spatial vision for 2030 and  The key structuring elements or spatial ideas for the structure and beyond focus of interventions of the district. 3. Spatial development strategies  Key spatial strategies of the Cape Town Municipal Spatial Development Framework (CTMSDF) and how they are applied to the district.  Contextualises strategies in terms of the ‘district now’ and ‘what action is needed’ to address issues.  Identifies what spatial concepts should be applied to achieve strategy and address issues.  Highlights the central spatial ideas, specific to the district, that are key to reinforcing a positive long term metropolitan and district spatial structure. 3.1. Build an inclusive, integrated  Identifies opportunities for integration and improving public and vibrant city environments including opportunities for civic precincts, destination places.  Spatial concepts and structuring elements which include: civic precincts, destination places, structuring open space and critical public links, integrated settlement patterns. 3.2. Manage a sustainable form of  Identifies the key challenges in terms of the natural environment and urban growth and create managing urban growth within the district. a balance between urban development and  Spatial concepts and structuring elements which include: natural environmental protection assets, development edges and future urban growth areas. 3.3. Plan for employment and  Identifies the key challenges with respect to economic activity and improved access to employment in the district, giving consideration to the form and economic opportunities functioning of economic activity, the relationship between transport systems and land use.  Spatial concepts and structuring elements to support economic area and the development thereof.

4. Spatial Development  Application of the spatial concepts and structuring elements, as Framework and Environmental identified in section 2, to the district. Management Framework:  Forms the ‘broad level’ guide to the desired future spatial form of District development the district and is supplemented by more detailed ‘sub-district land guidelines use guidelines’ in Section 5. 4.1. Spatial planning categories  This includes development guidelines at a broad district scale for the major land areas in the district (e.g. natural, agricultural and urban areas). The categories are aligned to those adopted by the CTMSDF.  Provides development guidance in relation to areas that may present a risk or limits land use or activities in the district (e.g. flood prone areas, buffers associated with noxious uses). 4.2. Transport infrastructure and  Provides direction to the desired positive functioning of land route designation use/transport network to support the public transport network and the accessibility of social and economic opportunities in the district. 4.3. Conceptual designations  Provides broad guidance in relation to spatial concepts that are not precisely spatially defined at the district scale (e.g. urban nodes, civic precincts, destination places). Land use and form implications may be detailed through local area plans. 4.4. Spatial transformation areas  Provides guidance from the MSDF in terms of the spatial investment/targeting areas.

1

 Provides direction to urban growth in relation to the definition of development edges in the district. 4.5. New development areas  Identifies vacant and or under-utilised land for development for residential, industrial, commercial and community facility purposes. 5. Sub-district development  Supplements the SDF and EMF: district development guidelines with guidelines more detailed ‘sub-district development guidelines’ that provide further direction in terms of achieving desired spatial form at a local level.  Reference is made to where more detailed local area plans exist and will continue to provide guidance to decision making. 6. Implementation plan  Provides guidance in terms of actions required to implement the proposals contained in the SDF and EMF. 6.1. Urban restructuring and  Provides an informant to aligning spatial planning with service and upgrading proposals infrastructure planning, identification of projects.  Identifies sector-specific proposals (capital investment framework) in support of the spatial development plan (including for example new transport links, areas for public space investment, publicly assisted housing, new district-scale open space proposals). 6.2. Public investment  Framework for prioritising areas for public investment. prioritisation 6.3. Local area planning priorities  Identifies key local area planning priorities for the district where further work is required along with lead actions and role players. 6.4. Policies to be withdrawn  The listing of the various policies to be considered for withdrawal or replacement. 6.5. Implementation mechanisms  Identifies a framework for the application of various mechanism, some existing and others in the process of being developed to facilitate the correct kind of development in the most appropriate locations. 6.6. Monitoring and Evaluation  Proposes methods to evaluate the performance of the plan over Framework time.

Locating the Environmental Management Framework (EMF*) elements: (to ensure compliance with NEMA)

Content elements Guide to location of content in the district plan  Identification of the area to which EMF  Baseline information and analysis report applies  An indication of the conservation status of the area  A description of how information was  Baseline information and analysis report captured  Identification of information gaps  Baseline information and analysis report  Specification of the environmental attributes  Baseline information and analysis report in the area as well as parts of the area to  SDF and EMF Report which attributes relate  Interrelationship and significance of the attributes  Development pressures and trends;  Baseline information and analysis report opportunities and constraints  Description of the environmental  SDF and EMF Report (management) priorities in the area  Information on activities that would have a  SDF and EMF Report significant impact on those attributes and those that would not 2 DRAFT Table Bay SDF EMF March 2021

 Information on activities that would be undesirable in the area or specific parts of the area  Management proposals and guidelines  SDF and EMF Report  The desired state of the environment  SDF and EMF Report  Revision schedule for the environmental  Integrated SDF and EMF Report management framework  A description of the public participation  See Public Participation Report in Volume IV to follow process including issues raised by I&APs *The EMF is an integrated and indistinguishable component of the district SDF. For ease of reference, the table indicates where the EMF elements can be found in the suite of SDF and EMF documents.

3 DRAFT Table Bay SDF EMF March 2021

1 INTRODUCTION AND BACKGROUND

This Integrated District SDF and EMF forms one of eight plans developed for each of the planning districts of the (CoCT), all of them informed by among others the city-wide Cape Town Municipal Spatial Development Framework (CTMSDF).

While this plan is grounded in the sense of the current realities in the district, its focus is influencing the future today. In doing so, it needs to have relevance to a wide range of stakeholders including communities and interest groups, the drivers of development and regulatory decision-makers who all play a role in shaping urban development. As such the plan comprises of a number of elements which include:

 a discussion of the context and informants to the plan,  the objectives of the plan (and spatial building blocks),  the plan itself and;  related to this, a set of implementation tools that are targeted towards taking the broad proposals of the plan to a greater level of detail and action.

1.1 Purpose of the District SDF

The Integrated District SDF and EMF responds to the question: How do we want the city to be in the future? It provides policies and implementation mechanisms that answers the question: How to get to this vision given the challenges and opportunities that the district face? The policies and implementation mechanisms provide guidance and suggested implementation actions (restructuring and upgrading proposals) to achieve this spatial vision.

The Integrated Table Bay District SDF and EMF provides policy direction for the nature and form of development in each district and guides land use and environmental decisions – by means of a greater level of detail than the CTMSDF. They inform strategic public and private investment initiatives as well as the development priorities for more detailed local area planning. It is a medium term plan (developed on a +/-10 year planning frame) that will guide spatial development decision making within the district.

Given that the (District) SDF and EMF integrates various policy instruments, i.e. the line departments of the municipality and sector departments of the provincial or national government, it serves as the single geographically defined (i.e. District) spatial vision for the built environment through applicable land use policy guidance and the identification of projects for implementation.

1 DRAFT Table Bay SDF EMF March 2021

The District SDF and EMF will pursue several strategic actions including:

 Aligning with and facilitating the CTMSDF, Cape Town’s Integrated Development Plan (IDP) and Transit Oriented Development (TOD) Strategic Framework within the districts;  Performing part of a package of decision support tools to assist in land use and environmental decision making processes;  Delineating fixes and sensitivities which will provide an informant to such statutory decision-making processes;  Giving clear direction to the form and direction of areas for new urban development in the district in a manner that is in line with the principles and policies of higher-level frameworks;  Providing a basis for land use change within the existing footprint as well as strategic public and private investment initiatives which will assist in achieving the principles and policies of higher level planning frameworks;  Informing the development of priorities for more detailed local area planning exercises and frameworks that should provide detailed guidance to land use management and public and private investment; and  Providing direction for aligning sector planning and that of other government departments within the district.

District SDF and EMF are important planning documents, as it:

 Translates IDP and strategic priorities to specific geographic areas;  Providing policy predictability to developers, communities and city directorates;  Enable land use decision-making;  Creates value for property owners;  Enable spatial transformation in a managed and coordinated manner and  Create opportunities for development.

Overall the Integrated District SDF and EMF intends to find sustainable ways to accommodate the current backlog in services and accommodation and the future land use needs, given the estimated future growth in population. This is to be done in a manner to improve the City’s sustainability and resilience against shocks and threats for both the City of Cape Town as an institution and the population.

The Integrated District SDF and EMF attempts to find innovative ways to deal with historic challenges. In this regard the SDF is integrated with the EMF and aims to achieve a single policy document for planning and environmental concerns. It aims to identify and initiate a process for achieving the needed process exclusions to enable desirable development. This SDF also strives to provide a greater focus on methods to enhance implementation.

1.2 The purpose of the EMF

The purpose of an EMF can be summarised as follows:

2 DRAFT Table Bay SDF EMF March 2021

 To inform environmental management to achieve environmentally sustainable development;  To be taken into account in consideration of applications for environmental authorisation as it provides for informed decision making given that it contains information, management priorities and guidelines on the nature and attributes of the environmental elements in an area;  To be a support mechanism in the environmental impact assessment process in the evaluation and review of development applications, as well as informing decision making regarding land use applications;  Once adopted the EMF will: o Provide applicants with an early indication of areas in which it would be potentially appropriate to undertake an activity; o Identify the responsibilities of and recommend appropriate mechanisms for relevant authorities; and o Provides for informed decision making.  To identify where areas where environmental authorisation will be required for certain additional listed activities or where certain activities may be excluded from requiring environmental authorisation; and  To provide for co-ordinated management of strategic spatial environmental information of specific geographic areas.

According to the EMF regulations, an EMF must do the following:

 Identify by map or other means the geographical area to which it applies;  Specify the attributes of the environment in the area, including the sensitivity, extent, interrelationship and significance of those attributes;  Identify any parts in the area to which those attributes relate;  State the conservation status of the area and in those parts;  State the environmental management priorities of the area;  Indicate the kind of developments or land uses that would have a significant impact on those attributes and those that would not;  Indicate the kind of developments or land uses that would be undesirable in the area or in specific parts of the area;  Indicate the parts of the area with specific socio-cultural values and the nature of those values;  Identify information gaps;  Indicate a revision schedule for the EMF; and  Include any other matters that may be specified.

3 DRAFT Table Bay SDF EMF March 2021

1.3 Statutory mandates to prepare and status of a district SDF and EMF

The statutory environment for planning has undergone significant changes, due to the promulgation of the Spatial Planning and Land Use Management Act, Act 16 of 2013 (SPLUMA), the ’s Land Use Planning Act, Act 3 of 2014 (LUPA) and the City of Cape Town Municipal Planning By-Law (MPB-L, 2015).

The SPLUMA [ref. sections: 12(1), 20, 21, 22] and the LUPA [ref. section 10] along with the Municipal Systems Act, Act 32 of 2000 (MSA) requires municipalities to prepare and adopt MSDFs to, through spatial planning, guide land use decision making.

The District SDF, which provides a greater level of detail, is a sub-plan of the CTMSDF and is provided for in the MPB-L, 2015. According to section 11(1) (Chapter 3 Part 3) of the MPB-L, 2015, the District SDFs may be adopted.

The statutory components of the District SDFs in terms of section of the MPB-L include:

Section 4: Spatial Development Framework Development Guidelines; and

Section 5: Sub-district Spatial Development Framework Development Guidelines.

The above spatial planning legislation only empowers land uses that are in accordance with the provisions of the District SDF. Municipal Planning Tribunal decisions that are not in line with these District SDFs can only be justified on the basis of site-specific circumstances.

The District SDFs and EMFs do not confer new or take away existing land use rights.

Environmental Management Frameworks (EMFs) that aim to promote sustainability, secure environmental protection and promote cooperative environmental governance are prepared in accordance with the EMF Regulations promulgated on 18 June 2010 in terms of the National Environmental Management Act, Act 107 of 1998 (NEMA). An EMF must include an assessment of:

 The need for an EMF;  The status quo of the geographical area that forms the subject of the EMF;  The desired state of the environment; and  The way forward to reach the desired state.

1.4 Review of the district SDF

4 DRAFT Table Bay SDF EMF March 2021

It is envisaged that the district plan will be reviewed on a 10-year basis and to some extent should fulfil the need for a sense of continuity and predictability, however, within that period there are likely to be components of the district plan that will require amendment or review as summarised below.

Table 1: Schedule for review of district plan

Component of district plan Scope of review Period District SDF and EMF Comprehensive 10 years Spatial development framework Limited, focussed on urban 5 years (or annually to coincide plan: District development edge line. with the annual IDP SDF) guidelines EMF (EIMZ) Limited to components that are 5 years (or Annually) potentially dynamic (e.g. biodiversity network) Urban upgrading Comprehensive Annually (if required) plan/framework for capital investment Local area planning priorities Comprehensive 5 years (may be updated more frequently as progress made with local area planning initiatives)

Where guidelines are linked to dynamic elements, e.g. coastal setback lines, floodlines, and approved utility buffer setback lines, once these lines are updated or refined as per legislation it will be endorsed as part of the Annual Reviews of the Integrated SDF and EMF and form part thereof.

1.5 The need for and scope of the review

The CTMSDF is an integral component of the City’s Integrated Development Plan (IDP). Section 35 of the MSA states that the SDF attached to the council- approved IDP, serves as the principal strategic spatial planning instrument to guide and inform planning and development in the municipality.

The current District SDF and associated EMF approved in 2012 may in a number of places not be aligned to the CTMSDF, given the new approach of the CTMSDF as approved in 2018. Therefore, the approval of the CTMSDF gave rise to the need to review, to ensure alignment with the CTMSDF, the approved District SDF and associated EMFs.

The grounds for the District SDF and EMF review are further to provide refinement and more detailed proposals, as guided by the CTMSDF and are not only based on the recently approved CTMSDF but also on the legislative and national policy changes since 2012.

5 DRAFT Table Bay SDF EMF March 2021

The changes in City of Cape Town strategies and policies that were approved since 2012 also necessitated changes to the Integrated District SDFs and EMFs.

The District SDF and EMF review is also needed to respond to the City, the respective districts’ and local areas’ changing contexts and circumstances and the implications thereof, and to ensure that the policy context proposed appropriately responds to these. These changes could include aspects such as development trends, population changes and overarching external factors, e.g. macro-economic and other drivers.

Given that the EMF was approved along with the District SDF, the review of the District SDF will include a review of the EMF and will result in an integrated District SDF and EMF.

The detailed scope of the District SDF Review is included in Annexure 2.

6 DRAFT Table Bay SDF EMF March 2021

1.6 Overview of the drafting process

The process was initiated during May and June 2019. The process was initiated with the approval from the 24 subcouncils and noting from Spatial Planning and Environment Portfolio Committee, Urban Management Portfolio Committee, including the Mayoral Committee, Executive Management Team, Growth Management Working Group, and the Policy Co-ordinating Committee.

A formal public launch was hosted by the Member of the Mayor Committee for Spatial Planning and Environment, Ald. Marian Nieuwoudt, on 18 of April 2019.

Interested and Affected Parties were afforded the opportunity to register from 1 May to 1 June 2019. The Built Environment Empowerment Programme, attended by councillors from the Portfolio Committees for Spatial Planning and Environment, and Human Settlements was conducted from 26 to 27 September 2019.

The draft Baseline and Analysis Reports (BaAR), covering the state of the: Population, Environment, Built Environment, and Economy, for each of the eight planning districts, were produced given the inputs of the Project Management Team (PMT) members that were appointed by the respective Executive Directors.

The draft Baseline and Analysis Reports (BaAR) were subjected to subcouncil and public inputs between October 2019 and January 2020.

During September and October 2019 the subcouncils were engaged on their perceptions and prioritisation of the issues in their respective subcouncils. Five more subcouncils were engaged between the remainder of October and November 2019.

More than 30 public engagement sessions were held with the general public, clustered in areas throughout the City, between 11 November 2019 and January 2020. The purpose of these sessions was to obtain comment on the perception of the issues and opportunities and to confirm the content of the BaAR. The process was meant to conclude in December 2019, but was extended to ensure subcouncils and areas where substantial turn outs have lacked, could be accommodated at additional meetings.

The above community meetings were preceded by five separate meetings with leaders from the four respective city areas, clustered together between 4–7 November 2019. The sessions with the leaders from NGOs, community organisations, etc. were essentially to cover the purpose of the District SDFs, the process and opportunities for participation; and the planned public

7 DRAFT Table Bay SDF EMF March 2021

engagement sessions, requesting them to solicit support from their constituencies for the process and products.

The concept documents were developed, but given the restrictions of Covid-19 regulations relating to lock down, it was not subjected to public engagements. However, the PMT provided inputs into these.

The District SDFs and EMF were then formulated by September 2020 using task teams to cover the various topics under discussion in the various sections. These task teams were comprised of line departments to help formulate appropriate guidelines and identify projects as well as point out considerations for the implementation framework.

The Draft SDF and EMF was developed and subjected to initial inputs by the line department, government departments and select stakeholder during November to January 2021.

The preliminary inputs obtained were then used to revise the documents and produce the Integrated SDF and EMF that is currently subject to comment from the general public.

8 DRAFT Table Bay SDF EMF March 2021

Figure 1 shows how the various elements synthesised into the Baseline and Analysis Report (BaAR); the SDF and EMF proposals; and the Implementation Plan with the associated Monitoring and Evaluation.

Figure 1 DSDF formulation

9 DRAFT Table Bay SDF EMF March 2021

10 DRAFT Table Bay SDF EMF March 2021

1.7 Linkages to other municipal work

Figure 2 below shows the inter-relationship between the District SDF and EMF, and other processes in the built environment domain at the City level.

The draft District SDF and EMF produced proposed New Development Areas considered to be suitable for residential, industrial and commercial development and related development. These areas were worked into a land use model that gave us an output yields of potential accommodation opportunities and related bulk for industrial, commercial and retail, distributed in space.

These yields of potential future development will then influence the sector plans, e.g. for, community facilities, housing infrastructure structure service, etc. Once these sector plans are completed, they will be subject to an alignment process with the District SDF and EMF, New Development Areas and Land Use Model to produce a development scenario for which the services are aligned with the proposed new development.

The draft SDF and EMF will be Figure 2 Links to City’s planning processes aligned with the CTMDF, the revision of which has started and the new IDP with the mentioned documents and will be submitted for simultaneous approval to ensure alignment.

1.8 Structure of the Integrated District SDF and EMF suite of documents

The Integrated SDF and EMF suite of documents and the respective main subordinate categories are shown below.

a. Volume I: Baseline and Analysis Report, comprising:  State of the population  State of the environment  State of the built environment  State of the economy and property market  Risk and Resilience  Policy environment

b. Volume II: Integrated District SDF and EMF (Spatial Policy and Guidelines),

11 DRAFT Table Bay SDF EMF March 2021

comprising:  Development strategies  Spatial vision  District development guidelines  Sub-district development guidelines

c. Volume III: Implementation Plan, comprising:  Proposals of upgrading and restructuring  Prioritisation framework  Priorities for local area  Policies to be reviewed  Proposed mechanisms and incentives  Monitoring and Evaluation Framework

d. Volume IV: Annexures

1.9 Navigating through the Integrated District SDF and EMF

As noted in the Reference Guide, prefaced to this document, the Integrated District SDF and EMF document is structured as follows

POLICY/ POLICY/

STATUTORY STATUTORY

COMPONENT

Figure 3 Structure of the integrated SDF and EMF

The components of the district development guidelines of the Integrated SDF and EMF are shown below.

12 DRAFT Table Bay SDF EMF March 2021

1.10 Decision support criteria

1.10.1 Amendments and deviations

Section 9 of the MPB-L states that

(1)…the City may deviate from the provisions of the municipal spatial development framework only if site specific circumstances justify the deviation.

(2) In determining whether the site specific circumstances exist, the City must have regard to the development application that has been submitted and any other relevant considerations.

Section 99(2) of the MPB-L, 2015 outlines the criteria for deciding an application. While the CTMSDF is the principal policy tool for evaluating applications, the District SDF is one of the relevant considerations when deciding an application as outlined in section 99(2) of the MPB-L, 2015.

1.10.2 Consistency principle The Integrated District SDF and EMF will be implemented in accordance with the consistency principle that applies to the plans and policies of different spheres of government. In terms of the consistency principle, lower-order spatial plans and policies must be consistent with higher-order spatial plans and policies.

Based on this principle, should the provisions of the District SDF and EMF and any related lower order/local plan be deemed to be inconsistent with the CTMSDF, the CTMSDF will take precedence.

13 DRAFT Table Bay SDF EMF March 2021

In terms of the Consistency Principle, the approved District SDF and EMF may be used to interpret the CTMSDF on a local, cadastral scale in cases where the spatial designations between both documents are aligned. District SDF and EMFs (once approved) may not be used to interpret the CTMSDF on a local, cadastral scale in cases to promote development and in locations that are inconsistent with the CTMSDF, e.g. show development is possible in areas designated as Discouraged Growth Areas in the CTMSDF.

In the current interim period, i.e. the drafting period and prior to the planned simultaneous approval of the Integrated District SDF and EMF, the Integrated District SDF and EMF is used to apply, verify and modify the proposals of the CTMSDF at district and local levels. It is anticipated that the proposals formulated in the Integrated District SDF and EMF, given more recent and superior local knowledge, may not be technically aligned with the CTMSDF. This will therefore result in the need to update the current CTMSDF to ensure alignment. It is therefore planned that the reviewed District SDFs and EMFs may lead to a reviewed CTMSDF, all of which will be approved as a suite of documents at the end of the review period of both these products to ensure alignment. Thereafter the consistency principle will apply, should there still be instances of misalignment

1.10.3 Considering the development guidelines for a site (assessing an application)

To determine the spatial policy and guidelines applicable to a site, the CTMSDF as well as the relevant District SDF and EMF should be consulted.

Both the policy statements and spatial designations should be consulted. In the CTMSDF the following spatial designations should be assessed for the site, i.e. its relationship to:

a. Precautionary Areas (Map 5a); b. Biodiversity network and Marine Protected Areas (Map 5b); c. Agricultural areas of significance and aquifers (Map 5c); and d. Consolidated spatial plan concept (Map 5d).

Only if a site passes through the above without constraints can generally be found to be consistent with the CTMSDF.

When considering the consistency of proposed development of a site in relation to the District SDF and EMF, consideration should be given to the following:

a. Consider the overarching policies relating to this proposed land use; b. Identify the location of the site in the District SDF; c. Considering the impact of the spatial policy designations for the site in its location: SPC, Transport, Environment, etc. Note for the environmental spatial planning category has subcategories independently mapped and they should be consulted

14 DRAFT Table Bay SDF EMF March 2021

separately as well; and d. Consider the location in the sub-district and related policy guidelines.

(Refer to Baseline Analysis Report for detailed background maps)*interactive pdf map package to follow*

Only if a site passes through the above without constraints can generally be found to be consistent with the District SDF and EMF.

In accordance with section 99(3) of the MPB-L, 2015, current practice in the assessment of applications also gives consideration to the City’s IDP and supporting strategies (e.g. Economic Growth and Social Development Strategies, Environmental Strategy) and approved planning policy, for example the Transit Oriented Development Strategic Framework and other impact considerations including economic, social, land use, heritage and services.

1.11 District SDF and EMF study area

The Table Bay district is the historic heart of Cape Town and the economic centre of the City. All main roads, national roads and rail in the Western Cape begin here. The , the second busiest port in , is located in the district.

The district is the commercial and tourist centre of Cape Town, including the Central Business District and Atlantic Seaboard. Roughly 28 per cent of the City’s economic opportunities are located in the district which has seen growth in its economic contribution to the region of approximately two per cent a year in the past eight years. This growth trajectory has been dramatically altered by the Covid-19 pandemic bringing about the need for a recovery plan for the CBD and surrounds.

The CBD and surrounding suburbs, overlooked by Devils Peak, , Lions Head and and surrounded by the sea, is a globally significant destination. Of the 5.2 million airport arrivals at Cape Town International Airport, the majority will visit the CBD, with the most popular attraction, the V&A Waterfront, receiving over 23 million visits a year in 2019. Above the City Bowl is the Table Mountain Aerial Cable Way, the most popular point of access to the Table Mountain National Park, a world heritage site and global centre of biodiversity.

Cape Town CBD is the oldest urban centre in the City of Cape Town (and the Western Cape). The historic narrative of this oldest part of the City includes its origins as a Dutch refreshment station established by the ; an economy built on slave labour; the military competition between

15 DRAFT Table Bay SDF EMF March 2021

Dutch and British trade for the control of the Cape and a site of British empire- building and expansion of colonial interests from 1806 onwards. The urban landscape of Cape Town gives testament to the inequalities of the apartheid town planning, with the landmark site of District Six and the high-density townships on the periphery of the (old) City. The legacy of apartheid town planning continues in the expansion of high density, low quality urban development.

In the past ten years, redevelopment, rising land values and rising rents and rates have changed the urban fabric, particularly in the CBD and surrounding areas, leading to affordability battles for the areas’ historic communities.

The district population is approximately 236 010 (which is 5.7 per cent of the total population of the City), however more than 30 per cent of the City’s employee’s worked here in 2019, trips generated in the district leads to congestion for much of the year and a greater demand for housing closer to the CBD. In 2020, Covid- 19 precipitated the largest shift to remote working in the world, creating new challenges for the CBD economy, which was driven by the upwards of 300 000 commuters who came through the CBD daily.

Of the approximately 81 337 households in the district, half of all households have either one or two members. Living conditions across the district are diverse, with some of the wealthiest areas and highest land values in the west of the district and the start of the with some of the most impoverished living conditions at Langa township in the east.

Refer to Figure 4 for the location of Table Bay District

16 DRAFT Table Bay SDF EMF March 2021

Figure 4 Map of Cape Town planning districts

17 DRAFT Table Bay SDF EMF March 2021

18 DRAFT Table Bay SDF EMF March 2021

1.12 Legal and policy context

1.12.1 Legislative context

The legislative context applicable to the District SDFs has changed considerably since 2012. Under the previous planning regime, the Western Cape Government determined a number of municipal planning matters in terms of the Development Facilitation Act, Act 67 of 1995 and the Land Use Planning Ordinance, 15 of 1986 (LUPO). These have subsequently been repealed and replaced by SPLUMA in 2013, the Western Cape Land Use Planning Act, Act 3 of 2014 (LUPA) and the City’s Municipal Planning By-Law, 2015 (MPB-L).

• Entrenchment of the autonomous mandate of municipalities in municipal planning1 (land development, land use management, MSDF approval) with dual approval by the provincial government no longer applicable. • Establishment of Municipal Planning Tribunals and Appeals structures by municipalities to determine land development applications. • Development of a single and inclusive land use scheme for the entire municipality. • Development of SDFs by all three spheres of government, guided by development principles. • Strengthened intergovernmental support through enforcement, compliance and monitoring. • Increasing alignment of authorisations processes where necessary on policies and legislation impacting land development applications and decision- making.

In addition to these laws, a range of legal informants influences spatial planning in the heritage, environmental, transport and agricultural sectors. This legislation is outlined in Table D2 of the MSDF 2018.

1.12.2 National and regional planning informants The District SDFs is developed and aligned to the MSDF and as such is aligned to a range of national and provincial planning informants, including:

 National Development Plan – 2030  Integrated Urban Development Framework (2015)  Provincial Spatial Development Framework (2014)  Greater Cape Metropolitan Regional Spatial Implementation Framework 2017 The details of these informants are contained in Technical Supplement D of the MSDF 2018.

1 Municipal competencies are contained in Schedule 4B and 5B of the Constitution of the Republic of South Africa, 1996

19 DRAFT Table Bay SDF EMF March 2021

1.12.3 Metropolitan planning informants The District SDFs seeks to detail and give greater expression to the strategies, proposals and transformation focus of the MSDF 2018. Proposals regarding land development and public investment in space have thus been informed by:

A. The spatial principles of inward growth and investment and the transformation vision reflected in the IDP and MSDF

The IDP transformation priorities manifest in and are impacted by the built environment. Ensuring spatial transformation via dense and transit-oriented growth and development, anchored by an efficient, integrated transport system and in turn building integrated communities, is fundamental to the Metropolitan Planning Outlook and, in turn, this District Plan review which must align to the MSDF.

The City’s spatial transformation focus is on inward growth and investment to support infrastructure in support dense, diverse and transit-oriented land uses.

Connected, inward growth is the most cost-effective way of reducing the social and economic costs of the current inefficient urban form. The MSDF motivates for land use intensification based on transit-oriented development (TOD). With public transport and the optimisation of associated locational benefits fundamental to the restructuring and spatial transformation agenda in Cape

20 DRAFT Table Bay SDF EMF March 2021

Town, Council approved the Comprehensive TOD land use scenario. This forms the strategic and policy basis for Cape Town to transform the sprawling, predominantly low density, mono-use city by reducing travel times and increasing the efficiency of infrastructure networks with benefits to all.

B. The land uses, structuring elements and areas of intensification proposed

The dense, transit-oriented growth vision for the City implies a greater mix of residential and non-residential land use (diversification) through the increased use of space, both vertically and horizontally (densification). This can be achieved within existing areas or properties and new developments with an increased number of dwelling units and should be encouraged in locations with good public transport access, concentrations of employment, commercial development and other amenities.

Development corridors, areas of densification and land use intensification and transit-accessible precincts (TAPS), are important spatial restructuring elements in the MSDF, acting as generators and attractors of people and trips, contributing to economic growth and public transport viability. One of the key roles of the district plan is to differentiate between these conceptual structuring elements to ensure the areas of intensification are appropriately nuanced according to the development needs and growth trends in the district.

Infrastructure capacity, renewal and provision will also impact the structure of Cape Town’s urban form and must be aligned with projected land use intensification. Prioritising areas where infrastructure investment is needed to

21 DRAFT Table Bay SDF EMF March 2021

support appropriate intensification will be a key outcome of the District Plan process.

C. The investment rationale proposed in the description spatial transformation areas

The City is committed to ‘employing a range of new generation urban growth management tools and processes’ and considering ‘the designation of priority areas, managed growth areas and protection areas with associated development parameters and procedural guidelines’. Spatial transformation is based on reversing the impact of apartheid spatial planning by creating more opportunities for more people in highly connected areas. Further, it seeks to counter the creation of new low-income communities on the periphery of the city and the need for the poor to spend a disproportionate amount of their income on transport. The basis for growth management in the City is established via four primary Spatial Transformation Areas (STAs).

• An Urban Inner Core (estimated 17% of geographic area of the City) (UIC)

• Incremental Growth and Consolidation Areas (20%) (IGA)

• Discouraged Growth Areas (28%) (DGA)

• Critical Natural Areas (34%) (CNA)

Map 4 and Tables 3 and 4 in the MSDF highlight the informants, intended outcomes and investment focus of the Spatial Transformation areas.

D. Development Directives:

The development directives are those environmental, resource, heritage and risk-related spatial aspects ordinarily governed by additional or parallel regulatory processes beyond those associated with land use process and applications made via the MPB-L. It is envisaged that the District Plans will provide more detail to the development directives through the Green Infrastructure Plan. Adding further weight the EMF component which remains in place from the 2012 DSP.

E. Strategies and policy guidelines

22 DRAFT Table Bay SDF EMF March 2021

The Spatial Strategies in the MSDF emanate directly from the IDP and include:

Spatial strategy 1: Build an inclusive, integrated, vibrant city

Spatial strategy 2: Manage urban growth, and create a balance between urban development and environmental protection

Spatial strategy 3: Plan for employment, and improve access to economic opportunities

Collectively, they provide the spatial direction that:

• establishes a corporate spatial perspective which informs the review of this District plan and other sector plans; • informs submissions and motivations for development proposals and applications from the public and private sector; and • directly affects the assessment of applications under delegation or via the Municipal Planning Tribunal.

A comprehensive list of policies associated with these three strategies is included in Technical Supplement A of the MSDF.

1.13 Overarching departure points and main spatial objectives of the district SDF/EMF

As an overarching departure point, the District SDF and EMF aims to respond to the need to accommodate the future growth that is estimated for the City of Cape Town. Shown in Figure 5:

23 DRAFT Table Bay SDF EMF March 2021

Figure 5 Future growth projections to 2040

Notwithstanding the 2040 projections, the District SDF and EMF takes a longer- term vision perspective and looks beyond the 2040 period to what can possibly be accommodated on the land. Given the above needs, the current land use model projections show that the new development areas, as explained above, can accommodate more than 620 000 new housing opportunities,

To accommodate the future growth, the SDF and EMF adopted the principle of balancing the demands for urban development and nature conservation by containing the proposed urban growth using a constraint on the lateral urban expansion by means of an urban edge. This means that instead of growing the city laterally and increasing the City footprint, the new development is proposed in vacant and underutilised sites within the current urban boundaries of the City. The above land use needs can be accommodated within the existing urban footprint edge promoting a compact and sustainable urban form.

As a result and to achieve a higher level of efficiency and boost the sustainability, equity and spatial justice of the City, District SDF and EMF promotes improved access for the residents of the City. This means either taking new opportunities to where people are located, locating households closer to opportunities or where not possible, improving the public transport. This is as a result of the inequitable structure of the City, most obviously observed in the disjuncture, between where the majority of the poor are located in relation to the opportunities (esp. Economic opportunities) see Figure 6

24 DRAFT Table Bay SDF EMF March 2021

By carefully locating diverse land use opportunities where people live, or locating people close to opportunities, the District SDF and EMF proposes to create a greater mix of land uses locally. This approach, although not yet fully introduced all over the city, proved to be useful during Covid-19 where people required services locally, i.e. where they stay and worked from home.

Related to the above is also the approach of allowing higher densities in the most accessible locations. These locations are generally along the major public transport routes and interchanges and close to economic opportunities as a first priority.

Lastly, the SDF and EMF aims to Figure 6 Density of employment vs density of households facilitate the appropriate development in the appropriate locations. Therefore outcomes sought as a result of this District SDF and EMF are the relevant instruments to allow through the various legislation to fast track development. These include the application of exclusions from having to comply with certain Environmental Impact Assessment triggers through the use of environmental instruments to guide compatible developments; the designation of a NEMA urban area (see Annexure 4.3); the designation of overlay zones with enhanced development rights and various other incentives as unpacked more fully in the Implementation volume of the District SDF and EMF.

25 DRAFT Table Bay SDF EMF March 2021

3. VISION

3.1 SPATIAL VISION 2030 AND BEYOND

3.1.1 Metro spatial vision

The MSDF sets out the overarching spatial vision formulated to support the City’s spatial transformation objectives:

‘The City is intent on building – in partnership with the private and public sector – a more inclusive, integrated, and vibrant city that addresses the legacies of apartheid, rectifies existing imbalances in the distribution of different types of residential development, and avoids the creation of new structural imbalances in the delivery of services. Key to achieving this spatial transformation is transit- oriented development (TOD) and the densification and diversification of land uses.’

3.2 District spatial vision

The spatial vision for the district reflects the desired spatial outcome for the area in the context of the broader City spatial development vision. It is an idea that is specific to this district, and a response to the particular development issues faced in the area. It has been informed by a number of vision elements and principles which are a result of the consultation process as well as processes related to the formulation of the district Spatial Development Plan. The vision statement for the Table Bay district is:

‘A district that becomes a home to more people, who are able to efficiently meet their needs and enjoy the economic, social and cultural opportunities that the District offers. A place that becomes more accessible as transit improvements and integrated development patterns improve. The benefits of economic clustering, high value real estate and international linkages continue to reap rewards and provide more opportunities for more people creating value that can be shared across the city. The District is able to build on existing socio- economic resilience and take the lead in testing adaptation measures to face future challenges and threats and form partnerships to extend the benefits of development to more vulnerable parts of the city.’

26 DRAFT Table Bay SDF EMF March 2021

Figure 7 Spatial vision informants

27 DRAFT Table Bay SDF EMF March 2021

4. Spatial development strategies

4.1 Strategy: Build an inclusive, integrated and vibrant city

The City is intent on building a more inclusive, integrated and vibrant city that addresses the legacies of apartheid. Key commitments are to address existing imbalances in the distribution of different types of residential development and avoid the creation of new structural imbalances in the delivery of services. The desired outcomes are a greater mix of income groups, land uses, population density, and the adequate and equitable provision of social facilities, recreational spaces and public institutions, enabling a vibrant City that celebrates heritage and special places.

Improving the variety of housing options in different parts of the City and the quality of social facilities and environments accessible from homes, allows people more choice, freedom and opportunity for integration.

Table Bay is a high amenity area, providing access to jobs, social facilities and infrastructure attracting more people to live and work in the District. It has a higher level of resilience to shocks and offers uniquely competitive opportunities to advance this strategy, as development of the social facilities and public spaces in the CBD and surrounds has led to a more vibrant, legible and walkable environment, increasing the economic value and variety of uses in the area. Areas such as Langa, Kensington and Factreton are parts of the district that require further investment and supportive actions to provide a more equitable standard of living across the District.

4.1.1 Spatial interventions proposed

4.1.1.1 Encourage integrated settlement patterns a. Encourage a mix of different types of commercial and/or residential land uses to provide diversity in areas of intensification. A mix of land uses promotes sustainability in the face of changing land uses, such as the likely persistence of flexible office work during and after the Covid-19 pandemic. The Table Bay area is experiencing more intense development of various modes across the district and thus presents opportunities for increased land use diversity. Historic industrial areas are transforming to include a mix of land uses with Salt River and Maitland examples of this. b. Support a range and mix of housing types and sizes, and support the inclusion of a range of incomes and tenure types. New housing types can be included in redevelopments, new development and infill areas. Redevelopment opportunities are substantial in the district with a large amount of existing building stock presenting opportunities for conversion. Infill developments and redevelopments will need to consider access to high quality public open spaces and public facilities.

28 DRAFT Table Bay SDF EMF March 2021

c. Take proactive measures to avoid gentrification or mitigate their effects. In the Salt River/Woodstock area, public sites used for social housing will help secure access for a range of income groups. In the Maitland area, public sites provide opportunities for enhancing amenity, access and inclusion. d. Promote urban management and community-led partnerships. e. As a general principle, brownfields developments should be prioritised over Greenfields, to avoid the loss of irreplaceable ecosystem goods and services and support Climate resilience. Examples of Greenfield sites in the district needing detailed studies to ensure their sustainable future use include Mowbray Golf Course, the Two Rivers Precinct and Wingfield. A number of brownfield opportunities arise in underutilised government buildings and storage yards in the CBD as well as the Maitland/ area.

4.1.1.2 Proactively support publicly led land reform and new housing delivery a. The City will support the continued development of District Six and the associated high- quality public spaces in the District Six area. b. Affordable and social housing infill sites have been identified in the district in Salt River and Woodstock, Maitland and Kensington. However, a considered approach to optimising public land for spatial transformation is needed and will require partnerships across government and the private sector to unlock these opportunities, including consideration of the space requirements of the transient homeless population.

4.1.1.3 Transform the apartheid city While infill sites are few, the location factors create demand for housing. There are a number of underutilised publicly owned sites in the District that need to be highlighted as opportunity areas for the transformation of the apartheid city; these may be considered opportunity areas for new development.

4.1.1.4 Support innovation in state housing delivery and incremental housing development a. The City can advance social justice goals by continuing to advance the roll-out of innovative and transformative developments in the district, including Conradie , Two Rivers Precinct, Salt River/Woodstock housing sites and Foreshore freeway. These projects showcase innovative means for addressing strategic housing needs of the City within the district and advancing sustainable development goals simultaneously through giving substantial consideration to climate change impacts and the role of Green Infrastructure (GI) (see section 3.4.6 for description of green infrastructure approach) b. Support public-private partnerships to provide and diversify integrated housing delivery.

4.1.1.5 Address spatial economic imbalances a. Areas in the district showing a lower resilience score (BaAR Risk Chapter) have a wide range of challenges, some of which will need to be addressed through spatial planning interventions. Public (and private) investment will be a catalyst to urban regeneration in

29 DRAFT Table Bay SDF EMF March 2021

the areas of greatest need: Including Langa and parts of Factretron, Kensington and Windermere. b. Projects to upgrade existing hostels and informal settlements can address a number of vulnerabilities but need to take cognisance of constraints such as hazardous or environmentally sensitive locations. c. Incremental housing opportunities can provide sustained support to areas with a housing backlog such as Langa.

4.1.1.6 Develop high-quality public spaces, priority and clustered social facilities and open spaces in accessible locations a. While the District is relatively well served with public facilities, areas, where densities are increasing or will likely increase, including Conradie, Wingfield, the CBD and District Six, Two Rivers Precinct will need attention to determine current capacity and future demand for public facilities and green open spaces. These facilities will need to be optimized to take into account land scarcity. b. Areas such as Maitland, Kensington, Factretron and Windemere need attention to maintain and enhance public facilities. c. Enhancing and optimising public spaces in the East of the District in areas including Maitland and Maitland Garden Village, including the Two Rivers Precinct and ensuring multi-functional high-quality spaces provide amenity where densities are continuing to increase. This applies to the continued development of District Six and the role of Trafalgar Park within that, but further to the management of underutilized spaces in the suburban areas to the east of the District in Kensington and Thornton.

4.1.1.7 Support tourism, and enhance the sense of place through the acknowledgement and enhancement of destination places, heritage resources and scenic routes a. Enhancing access to the amenities and destinations that exist through continuing the public transport improvements, or by creating more housing opportunities within the District. b. Celebrating and managing Cape Town’s heritage assets and unique identity via a suite of land use management tools in accordance with the National Heritage Resources Act. c. Encourage and enable innovation and piloting of projects which enhance inclusion or create a more vibrant urban space, for example Open Streets or the Salt River Public Arts Festival. d. Manage scenic routes and vistas and identify new opportunities for destination places and events. e. Celebrate Cape Town’s diverse historical legacies through appropriate management of urban form, architectural design, signage and artwork and the various land use management tools provided for in the DMS. f. Promote appropriate and sensitive development within heritage areas. g. Enhance and restore heritage assets, ensure protection and good management of City- owned heritage resources and ensure access and enhanced visitor experience to these sites. h. Maximise the social and economic contribution of heritage by maximizing quality and sense of place and linking with tourism routes. i. Protection and enhancement of heritage resources and heritage places in the HPOZ.

30 DRAFT Table Bay SDF EMF March 2021

a. Promote appropriate and sensitive development within the HPOZ, including restoration, adaptation and reuse, and new development on sites not contributing to the character of the HPOZ area

4.2 Strategy: Manage a sustainable form of urban growth and create a balance between urban development and environmental protection

The City actively promotes an urban form with higher densities and mixed land use patterns within an urban inner core, supported by an extensive and efficient bus rapid transit (BRT) and rail network. Through this form, it wants to achieve developmental outcomes such as more sustainable use of land and natural resources, lower carbon emissions, more efficient use of infrastructure; effective and efficient public transport systems and social amenities.

The City’s environmental assets are seen as integral to the management of land and water resources, and an essential resource in ameliorating the effects of climate change and building resilience to shocks and threats, as recently highlighted during the pandemic, awareness of the value of accessible and high quality outdoor public spaces has increased. Natural areas, cultural heritage and green open spaces are fundamental from a social, infrastructural and ecological service point of view and for the City’s future sustainability. The protection and enhancement of natural assets as well as valuable cultural and heritage assets are prioritised.

Table Bay has, prior to Covid-19 been experiencing sustained property market growth, a diversity of economic uses and a higher resilience score. The Table Bay district’s natural assets are internationally recognized and renowned. The District is however mostly urban and many remnants of endangered and critically endangered vegetation types are situated in fragments that will make their conservation challenging. Pressure on remaining fragments of biodiversity is substantial.

Investors in the high property value areas of the District (see BaAR Property Chapter) have the resources to invest and innovate in greener building practices and are uniquely placed to show where environmental functions and urban functions can be integrated and how greener development practices can lead to a more sustainable future.

4.2.1 Spatial interventions proposed

31 DRAFT Table Bay SDF EMF March 2021

4.2.1.1 Encourage a more compact form of development a. Guide new development towards infill sites, particularly near public transport, economic, social and other opportunities. b. Identify opportunities for innovative development approaches in infill sites and redevelopment sites. c. Promote higher residential densities and a compatible variety of residential and non- residential land uses around public transport. d. Make the most of development interest in the District to showcase the potential of TOD and pilot a variety of sustainable neighbourhood or green precinct concepts. e. Develop management strategies for areas where there is competing pressure for urban development, river corridor management and biodiversity conservation- key areas where environmental and urban infill coincide include the Two Rivers Precinct and Wingfield. f. Encourage the adaptation and reuse of existing buildings near public transport. g. Ensure that green infrastructure that supports climate resilience and provides ecosystem goods and services in not compromised by development.

4.2.1.2 Make efficient use of non-renewable resources a. Support the location requirements and regulatory reform needed to promote. b. Make more efficient use of non-renewable resources, such as land, water and biodiversity, including protecting and maintaining existing surface and groundwater resources and sustainably managing existing and future water supplies. c. Where appropriate promote the multiple functions of natural open spaces including for example; recreation, storm water management, aquifer recharge, non-motorised transport. d. Improve interfaces between green and urban spaces to ensure active green spaces that are safer and more usable. e. Restore river corridors and support initiatives to clean and green rivers. f. Encourage the adaptive reuse of existing building stock where possible.

4.2.1.3 Appropriately manage the development impacts on natural resources and critical biodiversity networks a. Protection and management of core biodiversity areas, pursuing biodiversity targets identified in the City’s bioregional plan. b. Promote appropriate and sensitive development of land with important ecological features. c. Guide interfaces of important ecological areas to reinforce boundaries. Utilise urban design and green infrastructure methods and approaches to support environmental protection. d. Conserve and enhance green infrastructure and service corridors, including source to sea links.

4.2.1.4 Protect, restore and enhance natural assets a. Rehabilitation and management of urban waterways to promote them as assets with social, economic, cultural, ecological and green infrastructure value.

32 DRAFT Table Bay SDF EMF March 2021

b. Consider where water resources in the District can contribute to the sustainable supply of water and protect those systems and habitats that conserve and manage water (including wetlands and aquifers). c. Enabling private and community partnerships in the District to promote the rehabilitation of degraded natural areas. e. Taking opportunities to enhance the connectedness of a network of natural areas as they arise, including those opportunities on private land. The recreational functionality and functional integrity, and connectivity of ecosystems must be improved, and an interlinking network of linear parks with foot and cycle paths should be established to facilitate easy movement of fauna and flora. d. Enhancing access to the Districts quality open spaces and optimizing open spaces. e. Protect, restore and enhance coastal areas and the marine environment. f. Ensure that green infrastructure that supports climate resilience is protected and restored if required.

4.2.1.5 Appropriately protect Cape Town’s residents from high-risk areas, activities and events a. Manage the urban wildlands interface appropriately to reduce fire risk and human-wildlife conflict. b. Discourage urban growth in areas at risk from natural hazards/coastal processes which are expected to be amplified by climate change impacts. These include areas seaward of the Coastal Edge line with special attention to properties at risk in Bantry Bay and Bakoven and with attention given to the impact of Port expansion. c. Reduce the heat island effect through the provision of green infrastructure, including tree planting and river restoration. This may be appropriate in both natural and urban areas. d. Managing the coastal environment to ensure the economic and amenity value is maintained in the face of hazards and threats posed by climate change.

33 DRAFT Table Bay SDF EMF March 2021

4.3 Strategy 3: Plan for employment and improve access to economic opportunities

Cape Town’s current and future spatial form and function supports or inhibits the city’s immediate and longer-term economic prospects. The extent to which Cape Town realises its spatial development goals is directly linked to its ability to sustain employment-generating economic growth in the medium term and to reduce accessibility costs for the urban poor.

Spatially, there is a need to ensure that the movement system provides convenient access to jobs and other opportunities and enables the effective movement of goods and services. Furthermore, there is a need to concentrate employment in areas that are accessible for workers as well as in locations that support economic growth and provide the location requirements that enable firms to become competitive. For example, available skills, safe locations, clustering with competing or complementing industries, reliable infrastructure or a sense of place.

The Table Bay district has the highest value of economic activity in the City and local academic institutions support skills input into the economy. The CBD area has been a site for the most successful real-estate investment in the Country due in part to the well managed urban environment, but the district’s outstanding beauty and high levels of amenity are another factor.

The port location places the district at a unique advantage, however the need to protect port function can lead to conflicting development demands. Congestion in the City compromises the efficiency of freight and the mixed-use nature means demand for land around the port for unrelated uses is high. The primacy of the CBD in the City’s economy has led to severe congestion and prevented ease of access for the majority of the City’s working-age population, Covid-19 is likely to trigger a change in the distribution of work places. The clustering of economic activity in this district creates a demand for public transport, the district attracts trips from across the City at a high cost, both time and financial, as the majority of workers live far from the district’s economic nodes.

The district’s established economic nodes are diverse in type and in various stages of development, some of these nodes are experiencing transitional pressure. For example, Paarden Eiland has seen a number of residential applications and the appropriateness of this land use in relation to port activities needs consideration. Maitland’s Koeberg station precinct is emerging as a mixed-use node after being an established industrial node historically. Salt River/Woodstock has already seen a dramatic shift over the past 10 years from primarily industrial to a mixed-use service and artisan oriented economy.

The focus of planning is to maintain and enhance the economic advantages of the district, and support economic development in struggling economic nodes.

34 DRAFT Table Bay SDF EMF March 2021

Spatially targeting urban restructuring and determining how to support decision making in areas undergoing transitions.

4.3.1 What spatial interventions are proposed

4.3.1.1 Maximise locational and economic advantage a. Identify and enhance local economic advantages such as heritage areas, quality public spaces, natural assets and value add services, and provide appropriate support. b. Promote Cape Town as a Southern African regional high-quality live-work-play city. c. Develop local urban character areas such as heritage areas, in support of economic opportunity, focusing on transit areas and corridors. Examples include the Voortrekker Road Corridor and the Victoria/Main Road Corridor. d. Consider urban management partnerships and security interventions where none exist and support the functionality of existing partnerships. e. Encourage clustering of sectors, e.g. biotech around medical clusters; boat manufacturing around Port.

4.3.1.2 Protect employment-generating areas and promote labour-intensive economic sectors a. Discourage incompatible land uses which may displace jobs from well-functioning economic areas, e.g. excessive storage warehousing or residential uses in well-located industrial areas such as Paarden Eiland and Epping. b. Support urban management of existing employment-generating areas. c. Support labour-intensive economic sectors. d. Protect the variety of scale and form of historical business environments conducive to a variety of business sizes and types. For example, historic commercial buildings in Salt River/East City.

4.3.1.3 Improve access to economic opportunities a. Improve the integrated transport system including NMT, Minibus Taxi’s, private and public transport. b. Restore rail service and increase the spread of MyCiTi bus routes in order to facilitate access to the district’s economic opportunities. c. Encourage means to reduce congestion such as staggering business start times and remote working. d. Promote provision of high-speed internet throughout the city in private and public places, particularly in lower-income areas. e. Ensure new residential development provisions for mixed-income/inclusionary housing and provides spaces for local economic opportunity and/or transport linkages to areas of employment. a. Identify infill opportunities and pursue targeted residential densification near economic opportunity areas. b. Residential intensity in the district will increase trip generation from Table Bay, countering the dominance of trip attraction and enhance the return on the substantial investment

35 DRAFT Table Bay SDF EMF March 2021

that has been made in the district, which is currently best served by public transport and Bus Rapid Transit (BRT). c. Parts of the District with expansive network infrastructure provide an ideal location to test new transport technologies and modes, the City is to support innovation in transport. d. Support the enhancement and revival of the passenger rail system as the backbone of public transit in the district.

4.3.1.4 Optimise public transport and improve non-motorised transport a. Increasing public transport ridership provides further development opportunities by reducing the floor area required for parking. A two-fold strategy of reducing demand for parking through improved public transport and reducing the demand induced by providing too much parking will assist in this aim. b. Restoring rail service and increasing the spread of MyCiTi bus routes in order to facilitate access to the District’s economic opportunities. c. The NMT network needs improvement in continuity and legibility – ease of use- across the District, with the Bicycle network needing particular attention at intersections and in providing dedicated lanes. Areas that have been neglected for NMT improvements in, for example, Maitland and Kensington can be targeted for improvements. d. Ensuring sufficient road capacity and the completion of new roads required to complete the network, including proposed east-west linkages, e.g. Berkely Road and Frans Conradie linkages.

4.3.1.5 Promote a more sustainable economy a. Encourage green building practises, circular economies and closed-loop waste management. b. Encourage localisation and small enterprise development by encouraging the provision of a variety of sizes and types of well-located business premises. c. Investigate, support and promote green economy and green infrastructure activities. d. Reduce risks to the economy by addressing climate risks and ensuring protection of green infrastructure that contributes to climate resilience. e. Protect and support aspects of the economy that contribute to the City’s food systems and support food security, e.g. Epping market, Street trade.

4.3.1.6 Support the informal economy and small business growth a. Promote adequate space, storage and other infrastructure is provisioned for informal economic activity in highly accessible areas. b. Promote micro-enterprise and entrepreneurial support by providing a clear and consistent enabling framework for micro-enterprises to find opportunities and trade in appropriate spaces in the City.

4.3.1.7 Support the retention and re-establishment of jobs and economic activity during and post the Covid-19 crisis. a. Consider means to support changing space requirements of businesses where needed. b. Support Business Retention and Expansion or other enterprise support programs for stressed firms.

36 DRAFT Table Bay SDF EMF March 2021

c. Support the roll-out of high-speed internet services and the space and operational requirements of delivery vehicles in order to better support the online economy.

4.3.1.8 Support the development of economic gateways, and manage land uses around them appropriately a. Support the complementary development of interface areas surrounding the port to ensure the port functions are protected and enhanced and that the surrounding land uses are not in conflict with port uses.

37 DRAFT Table Bay SDF EMF March 2021

4.3.2 Role of the district

In terms of the vision, the strategic role of Table Bay in the broader metropolitan context is to focus on the following:

4.3.2.1 Intensification of development through urban infill and redevelopment The district is the convergence point for three corridors, contains the largest proportion of areas of employment and has the greatest coverage for social and community facilities, as well as relatively equitable access to green open space. These attributes have increased the demand for development and housing in the district. This development growth pressure is likely to continue and can be enabled through local area planning that focuses on strategic infill and other opportunities.

While successful real estate prices and development interest can be leveraged to create an innovative and dynamic development environment. It is equally important to provide a range of housing options and investigate means to ameliorate the effects of gentrification.

4.3.2.2 Enhancing natural assets and green infrastructure While biodiversity remnants in the district are fragmented, the potential to undermine green space should be avoided by planning for spaces that are both pro-green and pro-urban, effectively integrating the two through innovative development. This can apply not only to greenfields developments but also in planning for green infrastructure in redevelopment and greening urban areas. Enhancing and conserving the well- functioning conservation areas and public green spaces is a priority as it supports economic, social, ecological service and resilience goals. Partnerships to enhance natural assets have great potential in the district.

4.3.2.3 Maintaining the viability of economic areas and strengthening advantages and connections Retention of economic areas should be supported and those areas undergoing transition will require specific planning attention. This simultaneously, means to make economic opportunities in the district more inclusive should be pursued, by for example using public land to support SMME development or by supporting informal trade and protecting job generating land uses in established industrial areas.

The current congestion pattern and high real estate prices in the district support the improvement of road and rail network connectivity to the district, however where there is an opportunity for redistribution of economic opportunity to other economic nodes in the City, this can be supported to reduce congestion. In turn, an increase in residential development and conversions will increase trip generation within the district allowing for more efficient public transport.

38 DRAFT Table Bay SDF EMF March 2021

4.3.2.4 Enhancing public spaces, sense of place and celebrating heritage High-quality public spaces and the scenic beauty of the District are celebrated and enjoyed by visitors and locals. Nine of the top 10 tourism attractions in the city are located in the district alongside the majority of hotel rooms. Means to include more people in the benefit and enjoyment of these features can be explored. As well as the creation of new places and spaces that can enhance this offering.

The district contains the story of Cape Town’s development and this heritage is a unique feature of the district, methods to enhance the sense of place created by the heritage character of the district should be considered. Inclusive acknowledgement of the heritage of those who have been exploited and disadvantaged during the City’s development should also be considered in planning the district’s future. Development can be guided to maximise the urban quality through urban design and considered conservation of natural assets, open spaces and heritage resources.

Figure 8 Illustrated Principles for Urban Integration

39 DRAFT Table Bay SDF EMF March 2021

4.4 District Spatial Development Framework synthesised concept

The spatial concept for the Table Bay district brings together the central spatial ideas for the area, illustrated diagrammatically in Figure 9. The key elements include:

4.4.1 Areas of intensification

o Nodes o Corridors

The City’s intention is to encourage contextually appropriate land use diversification intensification along the transit network to ensure that the opportunities they offer can be accessed by a broader range of people. The process of land use intensification refers to achieving a greater spectrum of mixed uses (commercial, industrial and residential) through the increased use of space, both horizontally and vertically, in accessible, high-opportunity locations.

Employment-generating activities, retail development, social facilities, public institutions and intensive mixed-use and residential development should be encouraged along key transport corridors, particularly nodes, development routes and streets. These forms of intensification should not compromise areas of heritage value, but instead, contribute to the restoration and revival of heritage areas. The interventions that will support economic activity will depend on the nature of the nodes, for example, if a node is transitioning from industrial to mixed use or whether it is a growing industrial node.

4.4.2 The urban development edge

The urban development edges define the limits of the City where development is undesirable. As a tool, it supports the development of a compact and efficient urban form.

4.4.3 Urban support areas

Urban support areas are areas that have a high number of development challenges, for example, poverty unemployment, food insecurity, pollution, crime (see comprehensive list in Resilience section). These areas should be the focus of government support, including spatial interventions such as social facility development, housing development, public space development, but also in services beyond the scope of spatial planning, e.g. skills development, social work, policing etc.

40 DRAFT Table Bay SDF EMF March 2021

4.4.4 Opportunity areas for spatial transformation

The district contains several sites and areas that can be considered opportunity areas for the development of integrated settlements and that support the goals of spatial transformation. These areas could promote a mix of residential options, tenure types and provide housing opportunities for a range of household incomes. These areas will provide opportunities to test innovation in state housing delivery, creating areas that consider access to priority and clustered social facilities and to open spaces. Where possible open spaces in these opportunity areas should be developed and/or managed in such a way that public enjoyment and appreciation of natural and/or biodiversity areas are facilitated.

4.4.5 Destination places

A destination place is a node, landmark or location that forms a significant point or area of attraction, and is part of the identity of Cape Town and the district. The natural environment is so intrinsic to the identity of Cape Town as a destination and therefore Destination Places are highlighted in the concept. In addition, Destination Places frequently coincide with heritage assets and highlight the benefits of these assets. Guidelines for Destination places are captured in 4.3.4.

4.4.6 Green Infrastructure Network (GIN)

Alongside areas to be prioritised for conservation, the acknowledgement of the social, ecological and infrastructural service provided by green areas requires a specialized planning response. Green infrastructure (GI) identification helps to guide development by highlighting, spatially, which areas are important for green infrastructure provision and where such spaces are developed; measures need to be considered with a view to protecting and or enhancing ecosystem services and GI provision or where new GI assets can be promoted or created.

A common thread through all GI definitions is connectivity and the involvement of nature to solve problems in the built environment of urban areas. GI planning should be inclusive of both pro-development and pro-environmental approaches that support the city’s liveability, resilience and adaptation to climate change.

The primary objectives and functions of green infrastructure include:

 Water management  Biodiversity conservation  Climate change adaptation and mitigation  Human health and well-being  Sustainable land management

The following principles need to be taken into consideration when planning for green infrastructure, especially in the urban context. These are:

41 DRAFT Table Bay SDF EMF March 2021

Connectivity: The interlinking of green spaces, both functionally and physically, leads to added value.

Multifunctionality: Aiming to enhance the capacity of green infrastructure to deliver multiple benefits concurrently. Further that multiple functions from ecosystem services are explicitly considered, rather than to be a product of chance.

Integration: Urban green is considered as a kind of infrastructure and that this is sought to be integrated with other urban (grey) infrastructure, both physically and functionally.

Multi-Scale: Recognition that GI planning can be considered at different spatial scales and levels, from city-region to local project, and that it aims at linking difference spatial scales. 2

2 The ‘Green Infrastructure Network of the City of Cape Town Interrogative District Mapping Report’ January 2020 contains the GI Scoring that has been given to various categories of open spaces (city map viewer tester pending).

42 DRAFT Table Bay SDF EMF March 2021

Figure 9 Conceptual Framework for the Table Bay District

43 DRAFT Table Bay SDF EMF March 2021

44 DRAFT Table Bay SDF EMF March 2021

5. The Spatial Development Framework and Environmental Management Framework (SDF/EMF) District development guidelines

The SDF/EMF applies the spatial concepts and elements discussed in Chapter 3 to the context of the Table Bay district, realising the appropriate medium to long term spatial structure and vision for the district. The purpose is to illustrate the application of the strategies from concept to reality in the SDF/EMF.

This section also serves to synthesise the proposed broad spatial structure for the district and intended ‘future state’ that will provide a guide to investment and land use decision making. It should be read in conjunction with the relevant MSDF policies and actions and sub-district development guidelines (contained in section 5 of this document).

Spatial Planning Categories and Environmental Management Zones

 Environment o Hydrological and Coastal Zones o Biodiversity (Figure 11) and Green Infrastructure Spaces and Structuring Open Spaces o Agriculture o Cultural and Heritage Management Zone (Figure 12)

 Urban development categories o Residential o Mixed-use intensification o Informal sector o Industrial o Noxious industrial o Precautionary areas utility service infrastructure installations and networks

 Transport route designations o Freeways and expressways o Integrated public transport o Development routes o Connector roads o Non-motorised transport o Harbours, airports and other

 Conceptual designations o Development corridors o Nodes o Civic precincts o Destination places o Green corridors

45 DRAFT Table Bay SDF EMF March 2021

 New development areas

Figure 10: Five categories comprising the DSDF

The District SDF has been generated on a geographic information system (GIS), which improves the accuracy and legibility of mapping. This is particularly useful for the mapping of development edges and the precautionary areas, which are generally defined according to cadastral boundaries. However, the spatial planning categories, although appropriate at a district and sub-district scale, are generally broad classifications, which may require a greater level of detail, through sector- specific plans or local area planning frameworks, to further guide decision-making at a local and site level.

46 DRAFT Table Bay SDF EMF March 2021

5.1 Guidelines for spatial planning categories and environmental management zones

Environmental Management Zones and SPCs specify the inherent land use suitability of the city’s environmental, cultural, and urban landscapes for development.3

5.1.1 Environmental planning categories and management zones

The Table Bay district contains areas with varying environmental characteristics and levels of sensitivity. These are described in detail in the baseline report and include natural areas, e.g. coastal areas, parts of the biodiversity network as well as active and passive recreation areas, i.e. parks, sports fields, cemeteries, etc. These are all interconnected and support interactions between social, economic and ecological activities.

The mentioned areas have been categorised in accordance with their similar environmental attributes known as Environmental Impact Management Zones (EIM). EIM zones have been identified using the best available information at the time of report compilation.

These EIM zones are intended to guide and inform planning and decisions regarding activities that require environmental authorisation and/or planning approval within these areas. They form a guide for land use decision making that can enhance the ecological services or protect conservation-worthy assets. Details pertaining to the attributes and status of each of these zones as well as a description of the environmental management priorities can be found in section 4.

The section below will provide details with regards to the environmental spatial planning categories and how it relates to the EIM zones together with their development guidelines.

The following Table 2 should be read together with the accompanying Figure 11 and Figure 12, which outline area for natural resource conservation priority and heritage conservation priorities respectively.

47

Table 2 Environmental management guidelines

SPC District features Guidelines and management priorities

Hydrological zone (flood risk areas, rivers, wetlands, estuaries, and aquifers) Flood prone areas 1. Conservation, public open space and associated recreation are appropriate uses. 2. These areas can play a valuable role in the NMT network allow for NMT movement where Flood Risk Area 1 practicable. These constitute areas within the 1:50-year 3. Ensure connectivity of spaces is enhanced and not compromised by hard fencing or other flood line, i.e. where floods of this magnitude structural barriers to species movement. are equalled or exceeded on average once 4. Development is undesirable and at risk in the 1:50-year flood mark. in 50 years. 5. Some tourism-related activities- campsites, etc. are possible in the 1: 100-year flood mark. e.g. Areas within Two Rivers Precinct 6. Undesirable activities in terms of NEMA should only be authorised under exceptional circumstances, subject to compelling motivation (e.g. where there is an existing right). Flood Risk Area 2 7. Apply more restrictive building setback lines and maximise on-site water infiltration and These constitute areas within the 1:100-year permeability in relation to redevelopment initiatives in flood-prone areas.

flood line, i.e. floods of this magnitude are 8. Although some agricultural activities may be permitted within the flood risk areas, the nature equalled or exceeded on average once in of the impacts and appropriate mitigation must be determined in the EIA process, and must 100 years be shown to be acceptable prior to approval (i.e. they must not pollute water resources or increase flood risk). 9. No agricultural activities should be approved within the 1:2-year flood line. e.g. Liesbeeck/ area 10. New development within the 1:100-year flood line should be subject to formal Elsieskraal canal area, Pinelands acknowledgement by the owner of flood risk, and is only permissible where there are existing

Coastal,rivers

and waterbodies rights. Flood Risk Area 3 11. Where facilities associated with sports fields, golf courses or picnic areas have been These are areas prone to flooding. They are conditionally permitted in the 1:50-year zone, floor levels must be above the 1:50-year flood not necessarily associated with river or vlei line. systems, as flooding may originate from 12. Planting and landscaping must be approved by the City to ensure that this is done with groundwater, collection of stormwater or appropriate trees and indigenous riverine plants and vegetation. Invasive alien species in or runoff in low lying areas. adjacent to a watercourse must be controlled in accordance with relevant legislation. 13. Perimeter fencing must be visually permeable from ground level and not adversely affect the e.g. Parts of Woodstock and free flow of water and movement of aquatic fauna, small wildlife or birds. Paarden Eiland

Rivers wetlands and their associated 1. Increase infiltration capacity in river corridors and wetlands through water sensitive urban

buffers design practices and sustainable urban drainage systems such as permeable paving, sustainable water storage systems and appropriate landscaping. 2. Introduce and manage appropriate development setbacks from river corridors. e.g. Salt/Black River 3. Areas for passive and active recreation should be considered in development adjacent to Raapenberg and Palloti wetlands water courses. 48 DRAFT Table Bay SDF EMF March 2021

4. Areas for permeable walkways and cycle tracks can be considered in the design of green open spaces surrounding wetlands and river corridors to ensure good groundwater infiltration, safety and equitable access to promote the reconnection of people and nature, improving health and wellbeing. 5. Indigenous landscaping, environmental standards and good practices, including retention of existing trees, must be promoted in any development abutting riverine areas. 6. Any new land use, development, activity or building, or any redevelopments, must be appropriate for the anticipated flood risk and geomorphological process requirements and compatible with the ecological buffer and socio-economic requirements, whilst allowing access for maintenance. A servitude in favour of the City may be instituted to protect identified buffer areas from alteration, degradation or abuse. 7. In general, new buildings and developments abutting rivers should be orientated towards the river, where possible, and the principles of water sensitive urban design should be applied. 8. Improve water quality by identifying appropriate interventions along the water course to prevent or filter pollutants. 9. Improve the ability of spaces to assimilate water pollutants and assist with water purification. 10. New developments to comply with recommendations from the City’s Stormwater Management Policy regarding treatment and management of stormwater at source.

Aquifers 1. Redevelopment and new development should give preference to the use of permeable surfaces and vegetated infiltration zones where appropriate to protect and enhance water sensitivity and aquifer recharge capability of various land uses 2. Aquifer re-charge areas and sole-source aquifers should be protected from potential sources of pollution. 3. Research development parameters to protect aquifer recharge and water sources 4. Investigate water sensitive land uses.

Other water source areas 1. Protect water source areas and integrate into urban design. e.g. springs, reservoirs, dams, well points, 2. Enhance the utilisation of localised water sources where appropriate for landscaping and water storage facilities in developments. maintenance of open spaces. Subject to a Water Use license from the DWS. 3. Encourage on-site water storage integrated into design of new developments Coastal zone

Coastal zone seaward of the coastal 1. No urban development seaward of the coastal edge line unless it enhances public amenity

urban edge line and recreation. Such infrastructure should be, due to the emergent risk properties associated with coastlines, transient infrastructure where possible.

nd 2. Areas seaward of the coastal edge line must be protected from impacts and remnants of

rivers

a , natural systems that play a role in coastal protection must be protected regardless of whether they are seaward of the coastal edge line or not. waterbodies 3. In these areas, public access must be preserved or actively enhanced and that such access to the coastline does not negatively impact sensitive coastal environments.

Coastal 4. Amenity opportunities should be maximised with minimum disturbance to the coastal environment and processes. Identified areas include the beaches along the Atlantic

49 DRAFT Table Bay SDF EMF March 2021

coastline (, Clifton, Glen Country Club, promenade). The recreational amenity of the coast should be protected and careful consideration given to issues such as beach shadowing caused by tall building proposals and noise resulting from extensive densification of land use. 5. Access to the coast must be maintained and improved and that such access does not have an impact on the functional integrity of natural coastal systems. 6. In areas of intense coastal recreational focus, e.g. Coastal nodes, those natural and heritage related elements that contribute to the attraction and success of the coastal node, must not be impacted upon. 7. Any future development of coastal infrastructure must be situated or developed in such a way that does not compromise the functional integrity of the coastal environment and that such infrastructure is not exposed to risk from coastal processes. 8. Where coastal defences need to be enhanced to protect against extreme weather events associated with climate change an approach that minimizes adverse effects, using green infrastructure principles should be considered. Protect, rehabilitate and maintain remaining natural coastal ‘green’ infrastructure (i.e. dunes, estuaries, etc.) as the most effective means to mitigate the impact of climate change- induced pressures such as sea-level rise and storm surges. 9. Apply a retreat approach to coastal infrastructure located in areas at high risk to coastal processes, where retreat is not an option and where development is located landward of the coastal edge, but is still exposed to coastal processes, these areas will be mapped and local area regulations developed for them. 10. Ancillary infrastructure to the coastal environment (ablutions, parking, access paths) must be of appropriate design to withstand the harsh environment. Alternative means of service delivery for coastal amenities that doesn’t involve hard infrastructure should be considered, including green infrastructure approaches and principles. Coastal amenity areas should be developed and serviced in a manner that does not interfere with the functioning of natural systems.

EIA requirements Issues to be considered: sea-level rise, storm events and coastal erosion, vegetation, health and safety issues, access to the coastal zone, pollution, dunes and sand movement, risk and liability issues. Development of coastal nodes must consider the functioning of possible coastal ecological corridor in the EIA and implement measures to retain this functioning. An EMPr must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town’s specifications for EMPrs. The coastal edge line should guide the determination of the seaward boundary of urban development.

50 DRAFT Table Bay SDF EMF March 2021

Coastal risk areas and areas that buffer 1. Development or land uses should not create adverse effects on the functioning of coastal urban development against coastal processes. processes 2. A precautionary approach should be adopted in areas at risk from coastal processes with managed retreat where appropriate and possible. 3. Prohibit major new urban development infrastructure and bulk services investment in coastal Cape Town port and Foreshore areas that are vulnerable to exposure from coastal processes. Camps Bay 4. Redevelopment (intensification) and new urban development proposed in these areas should Bakoven reflect consideration of potential flood risks and include mitigation measures where necessary. 5. Where development proposed in these areas requires new or amended land use rights, the Bantry Bay desirability of which is guided by this district plan and relevant policy, such development should

reflect consideration of potential flood/inundation risks and include mitigation measures as may be deemed necessary by the relevant decision maker. Conservation and biodiversity priority zone Figure 11 Protected and conserved areas 1. Conservation related activities only. Core 1 2. Consolidate and link existing protected areas. 3. Support operational requirements of Biodiversity areas to ensure their ongoing utility in green infrastructure networks. Table Mountain National Park 4. Detailed assessments required for any development related to the operation requirements of Two Rivers Urban Park Conservation area the protected area, and development is discouraged. Waterhof Bird Sanctuary 5. Development to be in accordance with the relevant reserve management plan.

Critical biodiversity areas (Core 1 CBA 1. New development inside of the urban edge potentially impacts on areas of high biodiversity 1a-2) importance. Such development should then be sensitive to biodiversity considerations affecting these areas by imposing environmental management programmes in relation to the development or prohibiting development when appropriate. Portions of land within Wingfield as well as the 2. Rehabilitate and maintain areas of sensitive natural vegetation and high biodiversity value. wetlands to the north and north-west Where biodiversity remnants conflict with areas earmarked for development, ensure above Victoria adequate botanical and faunal impact assessments are undertaken timeously. Areas for Road to the South of Camps Bay ‘Oudekraal rehabilitation include the sensitive and critical vegetation at Oudekraal, the northern part of area’ Maitland and along the Black River at the .

and open other open spaces open other open and

3. Conservation management activities and prioritising of conservation areas are necessary for sites that may be of interest for future development.

GIN 4. In general, low impact activities such as passive recreation (e.g. walkways and trails), environmental education and tourism may be appropriate, but should be subject to stringent controls. (e.g. limits to development footprint, management plans). 5. Where possible, all new utility infrastructure, services and structures should be located outside of these areas. Ecological support areas (Core 2; CBA 2) 1. Low-impact activities may be appropriate. Biodiversity, Biodiversity, 2. Development (e.g. structures) in support of both tourism and biodiversity conservation in Portion of Oudekraal land adjacent to Core Areas should preferably be located in Buffer 1 and 2 areas if logistically feasible. Camps Bay

51 DRAFT Table Bay SDF EMF March 2021

Green ‘fingers’ stretching between the 3. Extensive agricultural activities occurring in these areas, and which may impact on remnant mountain and the sea in Clifton area natural vegetation should adopt low impact practices. (e.g. rotational grazing/resting River corridors related to the Black and cycles). Liesbeeck Rivers 4. Maintain and enhance linkages between these areas. Ecological corridor related to Elsieskraal canal system

Other ecological support areas 1. Low impact activities may be appropriate. Open space in the Glen area, Camps Bay 2. Development (e.g. structures) in support of both tourism and biodiversity conservation in Pockets of open space on the sea-side of the Core Areas should preferably be located in Buffer 1 and 2 areas if logistically feasible. coastal urban edge 3. Furthermore, agricultural use could be considered appropriate in these areas as well as uses or activities directly relating to the agricultural enterprise. This could include farm buildings Other natural areas and farm worker accommodation. 4. Further uses and activities could be considered where contextually appropriate such as Some of the mountain stream corridors in Small-scale holiday accommodation, restaurants, farm stall/shop and tourist facilities. Camps Bay 5. Non-agricultural uses (e.g. those specified above) should be managed through spot rezoning Small pockets in Clifton or consent uses and fragmentation of farm units should be discouraged. Small portion of land around the confluence of the Black and Liesbeeck Rivers

(Buffer areas) EIA requirements all conservation categories New development that potentially impacts on areas of high biodiversity importance should only be considered under exceptional circumstances, subject to compelling motivation and in consultation with the City of Cape Town’s biodiversity branch. Specialist botanical and/or freshwater ecological input must be obtained for proposed new development inside the urban edge that potentially impacts on areas of high biodiversity importance These specialist inputs via the National Screening Tool are enforceable through NEMA (amendment 2019). Issues to be considered: vegetation, connectivity and access, fire control and land management issues, pollution, invasive alien vegetation and faunal species. Areas of high biodiversity importance outside the urban edge should be regarded as ‘no-go’ areas for development. A management plan must be drawn up and implemented for all activities approved in this zone, in accordance with the City of Cape Town’s specifications. Protected areas should be regarded as ‘no-go’ areas and no further development of any kind in these areas should be allowed without a detailed assessment of the impacts and reference to the Bionet. A variety of different types of critical vegetation are included within the CBA 1 zone. For planning purposes, reference must be made to a detailed biodiversity map and consultation with the Biodiversity Branch must take place. Identify opportunities to permit low impact sustainable development which contributes to a net increase in the protection of biodiversity and the establishment of functional biodiversity nodes and corridors. Opportunities for sustainable, low impact community utilisation of biodiversity resources should be identified. 1. Note that unless the Biodiversity Network is secured elsewhere, other natural vegetation areas may become important if required as

B i o d biodiversityi v e r offsets.s i t y a n d o p e n o t h e r o p e n s p a c e s

1. In general, development adjacent to open spaces, or which rationalises these spaces, should Structuring open spaces be orientated towards the open space to encourage the use and passive surveillance of these 52 DRAFT Table Bay SDF EMF March 2021

Sports fields and other institutional open areas. Design that compromises this condition (e.g. excessive blank walls and backing of spaces development onto these spaces) should be discouraged. 2. Appropriate high or medium density development along open space interfaces could be Other Open Spaces considered to improve passive surveillance. Stormwater retention areas 3. Safety and security should be considered in the upgrading, landscaping or development of e.g. /Park public open spaces. Deer Park/De Waal 4. Where contextually appropriate, consider commercial activities such as small cafes, kiosks and Park/Company’s Gardens restaurants that will enhance the open space. Elsieskraal canal system 5. Where feasible, opportunities for low impact sustainable use of open spaces, by local Open spaces in Kensington, Thornton and communities should be considered (e.g. small scale urban agriculture), but this should take into along Viking Way account the wider access/linkage needs and public open space provision requirements. 6. Consider the impact of development on social and cultural uses of an open spaces, guided by the GIN. 7. Consider the green infrastructure and ecological function of open spaces by consulting the GIN mapping project. 8. Ensure that landscaping in new building projects promotes the use of plants that are appropriate for local conditions and can sustain the impacts of weather events and climate change 9. Enhance urban cooling through plantings, retention of tree coverage and the surfacing of underground water, e.g. Deer Park to fountain- in order to mitigate the effects of climate change. 10. Optimise the uses and functioning of public parks and the role they play in pedestrian networks across the district, e.g. Trafalgar Park as a District Park and its potential as a link between District Six and Woodstock. 11. Ensure active interface between new developments abutting public open spaces to promote user safety through passive surveillance. 12. Safety and security should be considered in the upgrading, landscaping or development of public open spaces. Culture and heritage zone – Figure 12 World Heritage Sites 1. Ensure heritage resources are conserved in their authentic state as far as practically possible Table Mountain, to reflect their historic and cultural value. 2. Evaluate heritage resources in their broader contexts when making conservation-related National and Provincial heritage sites decisions. Quarry; Church Square; V&A 3. Ensure a place’s character is protected and enhanced rather than just protecting individual Waterfront sites. 4. Maintain the interface between the City and Table Mountain. 5. Encourage investment in the adaptive reuse of historical sites, facilitate integration between Heritage conservation areas the conservation and adaptive reuse of heritage buildings, and promote urban regeneration Green Point strategies. 6. Discourage the demolition or inappropriate alteration of historical sites where there is a Palaeontological sites, archaeological possibility that these can be maintained or redeveloped. sites, burial sites 7. Promote the retention and integration of heritage sites into a new development without undermining the viability or inclusive potential of the development. 53 DRAFT Table Bay SDF EMF March 2021

8. Encourage appropriate and accurate interpretation of heritage resources and recognise and develop places of memory, particularly associated with the struggle against apartheid 9. Identify new areas for heritage protection overlay zones. 10. Ensure that alterations or changes are appropriate and do not derogate the heritage qualities of the places or area 11. Ensure that significant historical buildings and sites of memory are identified as heritage indicators and conserved, restored and celebrated in areas that have been earmarked for redevelopment, e.g. District Six, TRUP

Heritage protection overlay zone areas 1. Ensure that new developments in historic precincts are of an appropriate scale and in an and proposed heritage protection appropriate architectural ‘language’ (massing, articulation and texture); and overlay zones 2. Ensure that advertising signage, roadways, pavements, colonnades, fencing, landscaping and tree planting respect the character of historical buildings and precincts, as far as practically possible.

54 DRAFT Table Bay SDF EMF March 2021

Figure 11 Conservation and biodiversity

55 DRAFT Table Bay SDF EMF March 2021

Figure 12 Cultural and heritage resources

56 DRAFT Table Bay SDF EMF March 2021

5.1.2 Urban development

The Table Bay district contains a variety of human settlements inclusive of residential and non-residential urban uses. For the purpose of this district plan, non-residential uses will include all buildings and infrastructure used for business premises, community facilities and related infrastructure necessary to provide for the functioning of urban areas.

5.1.2.1 Residential development The guidelines for residential development are consistent with the National Priority Human Settlements and Housing Development Areas (HSHPDAs), CTMSDF 2018, City of Cape Town TOD Strategic Framework and Human Settlements Strategy (Draft August 2020) as key informants, and draft City of Cape Town Land Use Model (2020). The general guidelines deal with all types of housing opportunities for low, medium, and high-income groups in both market (private) and subsidised (public) developments.

The new development areas for this section refer to the sites identified (public and private) for residential, non-residential and mixed-use through the Land Use Model, and existing development areas refer to the underutilised buildings and pockets of land within the existing urban footprint.

Guidelines for fully and partially subsidised human settlements deal with all government-assisted housing projects within the various human settlements programmes, namely; Integrated Residential Development Programme (IRDP) (mixed tenure; BNG, FLISP, Mixed-market for household incomes below R22 000), Community Residential Units (CRU), Social Housing and Upgrading of Informal Settlements Programme (UISP).

Guidelines for informal settlements deal with all types of residential informality in the City, e.g. unlawfully occupied land and buildings, temporary relocation areas (TRAs) and Incremental Development Areas (IDAs), (City planned), City unapproved dwellings in the form of backyard units, main house extension and conversion, etc.

More detailed descriptions on each of the typologies can be found in Annexure 5.

5.1.2.2 Non-residential

5.1.2.2.1 Mixed-use intensification The MSDF recognise the complex underlying economic challenges that must be proactively and sustainably addressed through job-generating economic growth at the heart of spatial priorities.

The Table Bay District Plan promotes land use intensification, which implies a greater mix of residential and non-residential land uses (diversification) through the increased use of space, both vertically and horizontally (densification). This could include a

57 DRAFT Table Bay SDF EMF March 2021

combination of residential and non-residential uses or a combination of non-residential uses (i.e. industrial and/or commercial and/or institutional).This can be achieved within existing areas or new developments with an increased number of residential dwelling units and/or gross leasable area and should be encouraged in locations with good public transport access, concentrations of employment, commercial development and other amenities, or where such accessibility and concentration is planned.

Implementation of the above could be achieved through supporting investment in well-located nodes, reinforcing transit-oriented corridors and linking growing nodes with lagging nodes through connective infrastructure. The most cost-effective way of reducing the social and economic costs of the current inefficient urban form would be focusing on development on inward growth.

The mixed-use areas will be indicated at the sub-district scale and should be read together with the guidelines for nodal and corridor designations.

5.1.2.2.2 Industrial development The district boasts a significant amount of developed industrial land, including Epping 1, Maitland, Ndabeni, Salt River and Woodstock and Paarden Eiland. Paarden Eiland presents location advantages for the boat buildings sector and in general well-located industrial land is valuable for City resilience by facilitating low carbon market access. Guidelines for industrial areas are presented in the sub-district guidelines.

5.1.2.3 Guidelines The Table 3 below will provide details with regards to the urban development spatial planning category and the guidelines pertaining to these.

Table 3 Urban development guidelines

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory General – Existing 1. Promote regeneration and refurbishment of well-located and transit- development accessible affordable housing on underutilised sites and buildings in areas of economic opportunity; ensuring sufficient provision of supporting amenities, e.g. Parks, Schools, Health 2. Encourage conversion of existing structures or buildings that seek to increase uptake in residential stock. 3. Where appropriate, support the incremental densification of existing developed urban areas over time. This should be guided by available infrastructure capacity, neighbourhood density and character, proximity to job opportunities and social facilities, and access to public transport. 4. Promote the development of affordable housing by the private sector

through the implementation of the Inclusionary Housing Policy. Housing in new General (all residential market types) development areas 1. In general, support the development of new residential areas at higher densities than those which exist in these locations, but with due regard for appropriate transition to surrounding areas.

Residential

58 DRAFT Table Bay SDF EMF March 2021

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory 2. Support the appropriate development of new development areas subject to infrastructure availability and in line with requirements for the provision of associated social facilities and recreational spaces. 3. Develop new development areas and infill sites utilising the principle of socio-economic gradient, giving particular attention to the interface with existing development areas and the impact on the urban character. 4. Promote the development of affordable housing by the private sector through the implementation of the Inclusionary Housing Policy (draft in progress) and through the implementation of the IRDP where applicable. 5. Acknowledge and respect the surrounding urban environment and develop accordingly. This includes considerations relating to neighbourhood density and character, and access to public transport, job opportunities and social facilities. 6. Where appropriate, support the incremental densification of existing developed urban areas over time. This should be guided by available infrastructure capacity, neighbourhood density and character, proximity to job opportunities and social facilities, and access to public transport. 7. Consider the existing character and heritage value of areas of significance (as may be reflected in detailed policies) as an informant to development and redevelopment proposals.

Subsidised and partially subsidised 8. Support the development of high density, affordable rental housing (social housing) within the Urban Inner Core (MSDF 2018) as the City’s priority and preferred Restructuring Zone. 9. Encourage and support Community Residential Units (CRU) (e.g. hostel redevelopment in Langa) GAP and/or social housing (or any other appropriate housing typology) within areas of focused public sector investment, PHSHDAs, restructuring zones and urban support areas (areas in need of local area planning). 10. To achieve maximum densities on limited land, promote and ensure new formal City provided housing structures are comprising of semi- detached single-storey (for the elderly and disabled) double-storey units and/or two to four-storey walk-ups, and a positive interface with the character of the area. 11. Support BNG housing development proposals that illustrate and facilitate access to POS; POS must include climate-conscious design such as the use of green infrastructure and water-capturing surfacing; means of inducing safety within a POS site must form part of the BNG design (i.e. homes must face inward onto POS, etc.). 12. BNG and related housing programmes should include innovative and alternative typologies and design to support the City’s densification and sustainability targets. 13. Ensure the development of socially sustainable communities where the immediate needs of the residents are met within 800 m from where they live or by public transport.

59 DRAFT Table Bay SDF EMF March 2021

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory 14. Encourage development plans for new development and infill areas to set aside sites for commercial and non-residential uses within the new settlement. 15. When considering the scale and location of such sites, consideration needs to be given to the location of the property within the urban network and the scale of development that could be developed by the private sector. Processes must be put in place to ensure that these sites are allocated or released to the market within a reasonable time frame to limit the risk of illegal occupation.

Mixed-market 16. Prioritise development that allows for area-wide settlement planning, a range of housing typologies, prices, and mixed-use developments and promotes diversification of human settlement tenure (including market- driven, gap, social housing, and subsidised human settlements). 17. Promote and support high-density mixed residential typology options for the affordable (gap) market (inclusionary housing, FLISP, incremental housing, additional housing rental stock and social housing) in all areas of mixed-use intensification and diversification associated with identified urban nodes, development corridors and development focus areas. 18. Such development is subject to local level guidelines and availability of bulk services and transport infrastructure. 19. Promote an appropriate interface between these mixed-use areas and adjacent spatial designations (such low-density residential, agricultural, critical natural assets, public open spaces, etc.) through the use of sensitive design and informed by local level guidance and spatial development plans where applicable. 20. Promote incremental growth by supporting the development of small- scale rental units (backyard dwellings) as an additional use within the SR2 based on the availability of bulk infrastructure capacity: Incremental Housing Zone (MSDF 2018). These unit plans must adhere to the City’s menu of prototypical building plans (to be developed) and approved in terms of the National Building Regulations. 21. Support housing suitable for a mix of incomes in well-located NDAs and Infill areas. 22. Prioritise affordable housing (for both rental and ownership tenure) in areas of economic potential, district/local nodes, civic precincts and development corridors that achieve maximum densities. 23. Promote and prioritise development of appropriately diversified densities of affordable housing on State/City-owned land. 24. Promote the development of affordable housing by the private sector through the implementation of the Inclusionary Housing Policy. 25. Mixed-market developments should promote integration through the use of tenure blind design.

Informal settlements 1. Support incremental upgrading and formalisation of existing formal Joe Slovo/Langa settlements that are identified as appropriate to remain as urban areas according to the criteria for categorisation of informal settlements (see annexure 5).

60 DRAFT Table Bay SDF EMF March 2021

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory Small pockets of 2. Support for incremental upgrading and formalisation should also apply to informal settlements in areas where backyard shacks and ‘unauthorized informal settlements’ are Fractreton, Salt River widely prevalent. 3. Limit expansion of informal settlements into identified precautionary areas (e.g. flood-prone and veldfire risk areas), sensitive environmental areas such as high visual impact areas or biodiversity network areas (usually identified by the urban edge in this district), or high-value agricultural areas. 4. To create sustainable human settlements, support the re-blocking process from the outset to include; access to a public space (POS) and social services centres, the use of green infrastructure to support climate change mitigation; lighting of POS and connecting roads/walking routes, etc. 5. Support development application for the provision of basic infrastructure services in high-density informal settlements (electricity, water and sanitation, and accessibility routes). 6. Where it is safe to do so, support upgrading of informal settlements in-situ and deliver urban house typologies to achieve higher densities to minimise relocations. 7. Prioritise the relocation of informal settlement situated in areas of high environmental and high health risk, and ensure that the alternative site meets the health and safety requirements of sustainable human settlements. Mixed-use 1. Promote and support high-density mixed residential typology options for intensification the affordable market, gap market (inclusionary housing, FLISP, (Existing and new incremental housing, additional housing rental stock and social housing) development) in all areas of mixed-use intensification and diversification associated with identified urban nodes, development corridors and development focus areas. In business strip areas 2. Such development is subject to local level guidelines and availability of e.g. bulk services and transport infrastructure. • Victoria Road 3. Encourage greater land use intensification, including office and retail; • Main Road business and commercial; institutional and social facilities and high-density • Somerset Road residential development along identified development corridors. • Albert Road/Salt 4. At identified urban nodes, key intersections, stations and modal River Triangle interchanges, especially where opportunities for commercial and other (See Transport employment-generating land uses exist. Designation for 5. In line with the TOD Strategic Framework, other relevant and applicable Development Routes) policies.

6. Promote informal trading within higher order activity generators, such as, District and local Nodes urban nodes, public spaces, parking areas, road reserves and destination (see Conceptual places (where appropriate).Increase the scope of land use rights for Designations) properties within local urban nodes by utilising overlay zones in Commercial and appropriate areas. Select Transitioning 7. Promote an appropriate interface between these mixed-use areas and Industrial Employment adjacent spatial designations (such low-density residential, agricultural, areas, e.g. Salt critical natural assets, public open spaces, etc.) as through the use of River/Maitland sensitive design and informed by local level guidance and spatial Ndabeni (see section 5 development plans where applicable. for details) 8. Civic upgrades, landscaping and NMT provision should be made as and

where appropriate to ensure quality streetscapes. Informal sector 1. Generally, support new development of areas of high densities to accommodate informal business zones and informal markets in centrally located core areas and areas along activity corridors. residential The district plan support

- and adapt informal 2. Support the flexibility of zoning and regulations in areas along activity economic activities to corridors and business zones near public transport nodes or transport

Non progressively expand corridors to facilitate informal economic activities. the City’s economy, so 3. Encourage inclusion of small scale business within mixed-use developments or precinct development for purposes of uses such as

61 DRAFT Table Bay SDF EMF March 2021

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory that micro-enterprise corner shops and informal markets to improve access to goods and and informal trading services. activities continue to 4. Support the reconfiguring of current community nodes to create internal provide livelihoods and public squares that can be used for informal trading. economic resilience for 5. Allow provision of secure and accessible space for the informal economy those excluded from to function, such as improvement of infrastructure and basic services the formal economy. within areas demarcated for trading space in line with the provisions of the CoCT Informal Trading By-law. Designated areas: 6. Support flexibility of land use rights on residential properties along activity public transport corridors or public transport corridors to promote home enterprises to corridors; facilitate local economic development. public transport 7. Identification and support establishment of urban agriculture production interchange; in previously disadvantaged communities to give opportunity for precinct development; township-based food markets. mixed-use 8. Prioritise underutilised public land for community gardens and allotment development; areas within or on the outskirts of housing clusters to cater for food high-density production. developments; 9. Identify the location of existing and potential informal trading areas or nodal developments; markets and preparation of trading plans for these areas is needed. These commercial or business plans must include the provision of basic services (including increased centres waste collection services) and amenities to support informal economic activity and reduce negative externalities associated with unregulated CBD PTI business activity. Services would include hard landscaping and structures Albert Road as necessary for ablution facilities and waste collection/recycling, street Victoria Road lights, water and electricity connections. Washington Street 9. Encourage and establish a functional and accessible, pedestrian-friendly Maitland Station interface between formal and informal activities. Industrial: 1. General industrial areas should be supported along development Existing and new corridors development 2. Foster opportunities for skills development and training to industrial in order to encourage the integration of the informal sector and formal sector to expand business opportunities. • Paarden Eiland 3. Support the prioritisation of public investment and incentivised private • Salt River sector investment in support of industrial growth areas within the urban • Woodstock inner core, the urban inner core includes existing industrial nodes; the ports • Maitland and primary freight infrastructure; the three Integration Zones, IPTN • Ndabeni corridors and TAPS. • Epping 1 4. Due to particular requirements for road and waste infrastructure • Port and surrounds associated with industrial zoned land, these areas should generally be reserved to optimise this infrastructure and mitigate potential impacts 5. Established industrial nodes with locally specific industry clusters should be protected from land use changes that are incompatible with the future operational requirements of these clusters. 6. Allowance could be made for limited forms of non-industrial activity, but these activities should not compromise the general use of the areas zoned for Industry. 7. Where industrial areas are surrounded by dense residential development, consideration has to be given to the social, health and safety impacts of proposed industries. 8. Encourage the development of specialised high value small and medium scale light industrial activities within the existing industrial areas. 9. Encourage complementarity with the Port and support the optimisation of Port functions in surrounding industrial areas where appropriate. 10. For semi-industrial areas, where a greater mix of business activities and some residential development in certain instances, can be tolerated where the mix of activities does not negatively impact the competitive advantage of the industrial activities in the area. These areas include Salt River, Culemborg West and pockets within Green Point.

62 DRAFT Table Bay SDF EMF March 2021

SPC: Urban development Sub- Typologies and District development guidelines categ district elements ory 11. No activity or use which includes the on-site storage of hazardous substances shall be permitted unless a risk management and prevention plan has been submitted and Council has given approval thereto Risk industry 1. No inappropriate urban development should be permitted in mining e.g. Afrox blasting zones, servitudes, heavy/noxious industrial zones, solid waste disposal and wastewater treatment sites and transfer sites, in cemeteries or areas subject to regular flooding or flood risk, or related buffer areas. Existing developments in the above areas may require mitigation measures and limits on the further enhancement of development rights. 2. These areas should be reserved for noxious trade, and risk activities. Consent for uses outside of this zoning should take into account potential negative impacts. 3. Where the risk industry is surrounded by residential area, consideration has to be given to the social, health and safety impacts of proposed industries. 4. No further residential development and related development should be considered within the blast zone of Afrox in Epping.

5.1.3 Utility service infrastructure installations and networks

These areas are generally defined at a cadastral level and are likely to present a form of risk to development or activities. Although this may not exclude any underlying uses as depicted (e.g. urban development), the risks related to the identified precautionary areas may place certain restrictions on development (e.g. in terms of use, density, form). Table 4 below outlines guidelines in this regard.

63 DRAFT Table Bay SDF EMF March 2021

Table 4 Precautionary areas and utility service infrastructure

Precautionary areas and utility service infrastructure installations

Category District elements District development guidelines

Ysterplaat Development within restrictions zoning scheme.

In terms of the Government Air Navigation Regulations, restrictions exist on the heights of buildings and structures in the vicinity of the Air Force Base. Such restrictions are defined in the by law.

No building or structure shall be erected within the areas defined on such plans to a greater height than is prescribed for such areas on such plans.

In terms of point 1 above, the height restrictions zones specific to runway

Height restrictionHeight zone 15/33 have been waivered by the South African Air Force.

Woodstock Environmental conditions in these areas should be monitored to assess

the need for appropriate buffer areas.

off

Wastedrop Cemeteries in 1. Support continued use of cemeteries for this purpose. the district are 2. Identification and support establishment of other interment options found in: to supplement or compliment the traditional in-ground burial. Maitland 3. Prioritise identification of additional cemetery development in the Langa short-medium term to cater for urban growth in the district. This would Pinelands Cemeteries not necessarily be located in the district.

All areas – 1. Support the continued roll-out of the City’s Broadband Project

but primarily the expanding the City’s optic fibre infrastructure following: 2. The above needs to look also at including future free provision of All nodes broadband fibre into all business areas and nodes (as part of All development corridors transport infrastructure investment). In support of the City’s CTOD (Comprehensive Transport Orientated Development) objective this should be prioritised most particularly to business areas in peripheral city areas furthest from primary urban opportunity areas, as a means

soto Utilities section) to reducing the need to travel and supporting the growth of these areas as public transport contra-flow destinations, and also supporting/increasing economic opportunity in all prioritised urban

Broadband/IT/WiFi cabling development areas of the City/district.

(Refer al

64 DRAFT Table Bay SDF EMF March 2021

5.2 Transport infrastructure and route designations

The relationship between land use and accessibility is a fundamental informant to urban development. Higher levels of urban intensity and density generally support higher levels of urban opportunities, and urban efficiencies. In turn, areas of highest accessibility to urban opportunities should be those of the highest urban intensity and density.

Transport infrastructure is key to supporting accessibility to opportunities, but also dependent on sufficient development thresholds for efficiency, and is therefore central to the relationship between land use and accessibility.

In alignment with the CTMSDF, the Table Bay district SDF utilises a transport route designation relating to desired land use functionality. This comprises a mix of mobility and accessibility infrastructure based on:

• Non-motorised transport (NMT) within and between neighbourhoods. • High frequency and volume public-transport- orientated mobility along development routes and railways made cost-effective by high- intensity development thresholds. • Higher mobility connectors linking more peripheral urban areas and nodes, and • High mobility freeways linking from within the district to other parts of the city and neighbouring towns and regions.

Note:

 These route designations do not replace the City’s Hierarchical Road Network Classification system. The primary objective of these spatial planning route designations is to provide guidance for appropriate land use and form along different types of routes.  Road-based public transport services and routes (e.g. BRT and taxis) are not specifically designated on the SDF maps.* However, public transport, and its frequency and capacity, should align closely with urban nodes and development corridors.

* Public transport routes are mapped in the Integrated Public Transport Network Plan (IPTN).

65 DRAFT Table Bay SDF EMF March 2021

Table 5 Transport category guidelines

SDF route District elements District-wide development guidelines categories and designations Freeways 1. The mobility role of these routes should not be compromised. (Settlers Way) 2. In response to the attractiveness of freeway access, especially in association with freight movement, intensification of existing commercial and light/service industrial development near freeway interchanges should be supported. Freeways and 3. Ensure the relevant scenic route management plan guidelines are: expressways a. implemented within those routes that are proclaimed scenic routes, and b. incorporated into any new development adjacent to these routes as appropriate. Expressways 4. The development guidelines for existing proclaimed scenic routes should be considered generally for application to all freeways in the district. 5. Support creative development solutions that assist with the promotion of long-haul metro public transport along freeways and expressways (e.g. optimising excess parking at shopping malls, sports stadia, etc. as park and ride facilities; integrating with local public transport and NMT). Rail 1. Retain existing passenger rail lines for public transport right of way. 2. Retain the opportunity for any planned new public transport right of way links. Southern Suburbs line 3. Adopt a precautionary approach to the alienation of land associated with freight rail routes into major Cape Flats line junction/break of bulk areas in the city. Of key importance into the longer term as the most cost-effective transport, but also relief on city road system, is the re-establishment of rail as a primary long-haul general freight Northern line route, and short-haul route for major local destination bulk products (solid waste; fuel/liquid gas, etc). 4. Prioritise with PRASA the key stations for upgrade, and ensure alignment with adjacent PTI planning for IRT/busses and MBTs. 5. Encourage medium or high-intensity mixed-use and/or residential development of underutilised rail land around all stations where and as appropriate. This should include high-intensity development where stations are in urban Integrated nodes. Ensure that all new development around stations results in improved surveillance and safety and security public of streets and public areas. transport Stations 1. Ensure on-going alignment between relevant depts. in ensuring the appropriate location of major public Higher order stations transport stations along development corridor main roads, and what significant design issues to (including IRT trunk/major road consider/incorporate into road reserve development and adjacent property development proposals. 2. Promote appropriate mixed-use development (e.g. including retail development) and/or residential 17 IRT trunk stations. In this District, densification in line with guidelines for the associated urban nodes and destination places that are tourism stations include: Civic Centre, gateways and development corridor areas between the nodes. Thibault Square, Stadium, 3. Retain opportunities for park and ride (including shared parking opportunities), subject to local assessments and Granger Bay, Section St, transport planning. Neptune St, Paarden Eiland and 4. Allow for moderately scaled densification where appropriate in a manner that is sensitive to existing Woodstock. preservation worthy character and subject to infrastructure availability. 5. Adopt a precautionary approach to enhancement of development rights in station areas that are subject to visual impact (heritage or scenic areas) and the impacts of predicted sea-level rise.

66 DRAFT Table Bay SDF EMF March 2021

SDF route District elements District-wide development guidelines categories and designations 19 rail stations including CBD, Salt River, Woodstock, Observatory and mutual higher order stations.

Other public transport 1. Support the alignment of proposed BRT trunk routes along identified metro-scale development routes, and subject to the spatial planning principles for public transport route alignment (see CTMSDF). 2. Ensure public transport and NMT infrastructure is complementary to the identified land use and development role of different routes. This includes along IRT trunk routes (e.g. Main Road, Voortrekker Road), and feeder routes (e.g. Adderley Street, Orange Street). 3. Any future redevelopment of these roads, associated pavement areas, and land uses fronting these, should take place with the potential IRT infrastructure improvements in mind (e.g. potential BRT station/stops; taxi stops). This focus should also include NMT considerations.

General 1. Support the functioning of these main roads as spines of their respective development corridors through encouraging their high-frequency high volume public transport role. This includes measures enabling the growth and integration of development activity (e.g. sufficient direct road access points; creating/consolidating a pedestrian-orientated street), whilst ensuring the maintenance of adequate mobility levels, particularly for public transport. 2. In general, intensification of land use along most sections of these roads is appropriate in close proximity to Development the routes and subject to sub-district and local area policy guidelines where relevant. routes 3. The process of land use intensification along the routes, must consider the nature of access roads, additional (see traffic impacts, and parking requirements. conceptual 4. In general, development should front onto these roads, and active street interfaces should be encouraged designations and large extents of blank wall avoided. section for 5. Civic upgrades, landscaping and NMT provision, should be made as and where appropriate to ensure quality development streetscapes. corridors) 6. A wide range of facilities and services that are supported and shared by communities should be encouraged. 7. Where open spaces intersect with these roads, the former should be retained and enhanced in order to develop the ‘green’ network, and provide open space relief in intensively developed areas. 8. Mitigation of the impact of the road’s mobility function (including design efforts to slow traffic) may be appropriate at high intensity, mixed-use nodal areas where frequent pedestrian movement across the street is necessary. Routes through residential areas between these nodes should generally be mobility orientated, with appropriate street and pavement design and adjacent development and landscaping, and adherence to the boundary walls and fences policy, etc., to ensure pedestrian and NMT safety and security.

67 DRAFT Table Bay SDF EMF March 2021

SDF route District elements District-wide development guidelines categories and designations Higher order development 1. Broadly determine the scale and priority of main road infrastructure and public transport investment in relation routes to the identified inner core and ‘structuring corridor’ (development corridor) location. (within identified MSDF corridors 2. Greater intensification of land use, including mixed-use development, is proposed along highly accessible, but and with IRT Trunk routes) Victoria under-performing, sections of Victoria Road and Voortrekker Road, including primarily at urban nodes such as Road/Main Road the Maitland area and in Woodstock Civic Precinct. Voortrekker Road 3. Since development intensity and mix varies along these roads at urban node and inter-nodal areas, generally provide/allow for road access in urban node areas according to development needs rather than road classification requirements. Lower order 1. Reinforce the functioning of these roads as public transport routes by encouraging any future community Somerset Road into Main Road service provision to locate along them. Sea Point 2. Whilst these roads are not likely to reflect the same level of intensity of land use as the metro scale development Main Road Sea Point routes, higher intensity land uses, including mixed-use development should be supported at high accessibility Albert Road Salt River areas. Camps Bay Main Road 3. Direct access onto these streets from abutting properties is generally supported, but should be consolidated /Kloof Street up to its where possible. end in Queen Street 4. Since development intensity and mix varies along these roads at urban node and inter-nodal areas, generally Darling Street along Sir Lowry provide/allow for road access in urban node areas according to development needs rather than road and into Victoria road classification requirements. From Victoria Road, the Salt River ‘triangle’ (Salt River Road and Durham Rd) 6th ave Kensington

Connector Routes – Higher 1. These routes should continue to perform a primarily mobility function. Their role as linking routes providing and lower order improved access and movement continuity between districts and between distant work and living areas should be reinforced. Direct access onto these routes from abutting properties should not be encouraged. Instead, Beach Road limited access, with a focus on high access nodal points, should be permitted, and where necessary service Victoria Road, along the coast roads should be developed. from Bantry Bay, through Clifton 2. Where appropriate, intensification of development should be promoted to support line haul public transport, Connector and continuing southwards but this should be concentrated at identified nodal points, and more limited between these, and especially in routes (within which the Camps Bay areas not close to development corridor main roads. portion function as an activity 3. Support, where appropriate, and subject to sub-district development guidelines and/or local area plans, limited route). commercial or mixed-use activity at points on or along specified portions of these routes. Expansion of these The upper portion of Strand uses should be strongly controlled. Street and along High Level 4. The process of land use intensification along these routes must consider the nature of access roads, additional Road traffic impacts, and parking requirements. Kloof Nek – from Bellevue Road 5. The characteristic mix of predominantly residential function and character but interspersed with small mixed- along Camps Bay Drive up to use areas, as well as mix of mobility and activity functions should remain and generally be contained in their Victoria Road. current forms. 68 DRAFT Table Bay SDF EMF March 2021

SDF route District elements District-wide development guidelines categories and designations Orange Street (including Buiten) 6. Mitigation of the impact of the road’s dominant mobility function (including design efforts to slow traffic) may along Annandale and Mill Streets be appropriate at high-intensity nodal areas. The route between these nodes should remain primarily mobility and into De Waal Drive. orientated through residential areas, with appropriate landscaping and adherence to the boundary walls and Liesbeeck Parkway fences policy. Viking Way 7. Civic upgrades, landscaping and NMT provision should be made as and where appropriate to ensure quality Nigeria Way (proposed) streetscapes. Marine Drive continuing 8. The role of these routes as (in many cases future) significant community service public transport routes should northwards into the R27 (West be reinforced. Coast Road) 9. Development along connector routes which are also indicated as scenic routes should take related guidelines Mountain Road into account (see scenic routes section below). Browning Road 10. In support of the City’s CTOD (Comprehensive Transport Orientated Development) objective non-residential Howard Street Pinelands development should be enabled in identified business areas (nodes and civic precincts where appropriate) in Frans Conradie Drive under-served peripheral areas of the district furthest from primary urban opportunity areas Berkeley Road Extension 11. Lower order connector roads should generally be limited to providing principally neighbourhood access for (Proposed) vehicles. Furthermore, design and if necessary upgrade (e.g. traffic calming measures) should focus on slow Buitengracht Street speeds to ensure pedestrian safety (with a zero death objective). 12. These roads should aim to be NMT and pedestrian-friendly. Appropriate lower order roads linking Scenic routes neighbourhoods and opportunity areas (such as parks and commercial areas) should be identified for prioritised SR1 and SR2 routes as NMT treatment. approved ito Scenic 13. Development guidance along connector routes which are also indicated as scenic routes should include the Drives Network following: Management Plan i. Prioritise the upgrade of these routes and support implementation thereof. This should align broadly with the route’s scenic quality value, degree of tourism use, and road surface and reserve upgrade necessity. ii. Development along scenic drives and routes should seek to retain views from the route or not negatively affect the character of the landscape through which it passes. This is particularly important in urban areas outside of urban nodes (e.g. along Boyes Drive, the M3, etc.). iii. Any redevelopment along scenic drives and routes should include the addressing of landscaping improvements to the (public and private) areas abutting the road. Land use management decisions should be guided by the Scenic Drive Network Management Plan (Vol. 3, 2003) or subsequently approved management plans, e.g. transport designations. iv. Enhance the scenic experience, wherever possible, by removing moveable obstructions and provide suitable NMT infrastructure where appropriate. v. Ensure that safe access to and along scenic drives is enhanced. vi. Comply with the comprehensive set of guidelines for visual design. 1. Any development should ensure that important/identified metro-significant public link opportunities are NMT routes Higher order NMT (‘destination’ closed streets, retained. promenades, cycle routes that 2. Support public investment of the identified routes as key recreation and tourism facilities. 69 DRAFT Table Bay SDF EMF March 2021

SDF route District elements District-wide development guidelines categories and designations are high attractors from across 3. Plan for and implement links between, and the active integration of, these routes and adjacent/accessible the metro) roads, public transport, and parking to support pedestrian access to and utilisation along the NMT. Roggebaai Canal through to 4. Ensure that routes along the coast/flood-prone areas are carefully planned into the future to avoid predicted Waterfront , Sea sea level rise related impacts. Point Promenade 5. However, in instances of existing infrastructure in high coastal risk areas which are critical to wider urban Fan Walk and links around Green functioning and/or of recreation and tourism value of metro significance, then careful consideration should be Point stadium given to how this infrastructure can enhance further recreation and tourism value whilst also playing an Links from Adderley street important role in protection against predicted sea-level rise risk impacts. through St George’s Mall, Thibault square and Company Gardens towards Mountain Camps Bay and Clifton beach fronts Langa to Table Mountain walking and cycling routes Liesbeek riverside through Albert Road to CBD Lower Main Road

Lower order NMT 1. Plan for increasing micro-mobility, including more pedestrian, more normal and electric and motorised All local roads – but including bicycle trips etc., to support greater localisation and walkability (and less need for longer intra- and inter- specifically the following: district trips) associated with more integrated urban development and progressive climate mitigation. 2. Informal pedestrian links should be formalised/upgraded wherever possible to provide for safer and better Integrated into catalytic quality pedestrian environments. precincts, e.g. Foreshore, TRUP, 3. A key focus in areas with significant development informality must be on ensuring pavements/NMT routes are Conradie not encroached upon. Bree Street 4. Tree planting and landscaping should be a focus (for ward budgets, adjacent property developers, etc.) Adderley Street along identified NMT routes to assist with NMT legibility, safety, and attractiveness, whilst progressively Breakwater Blvd and Dock Road contributing to urban heat generation mitigation by effectively narrowing asphalt exposure to the sun. Lower Main Road Observatory 5. Uninterrupted public access along river corridors and green belts should be a core long term objective. This can be supported whenever river corridor upgrades are undertaken (e.g. decanalisation)

Harbours, Harbours 1. Ensure key harbour functions (which may change over time) are provided for (necessary infrastructural provision) whilst seeking to unlock other locational competitive advantages on nearby under-utilised land airports and Port of Cape Town areas. other freight Freight break-of-bulk and major storage 2. Adopt a precautionary approach to alienation of land associated with freight rail routes in major junction/break hubs of bulk areas in the city. Of key importance into the longer term as the most cost-effective transport, but also 70 DRAFT Table Bay SDF EMF March 2021

SDF route District elements District-wide development guidelines categories and designations Port and back of port; Maitland relief on city road system, is the re-establishment of rail as a primary long-haul general freight route, and short- Container Yards haul route for major local destination bulk products (solid waste; fuel/liquid gas, etc.) 3. Encourage the development of inter-dependent associated economic activities and the maximisation of economic opportunity within and in immediate proximity around these areas as appropriate. Ensure a major focus on safe economic precincts to attract property and business sectors 4. Ensure heritage, visual impact and climate change issues as they apply are adequately considered. 5. Ensure major storage, break of bulk, etc. facilities do not negatively impact on surrounding development areas, especially in high visual impact areas 6. On-going engagement and partnership with key govt stakeholders and other I&APs are necessary to maximise alignment and synergies. 7. Ensure key harbour functions (which may change over time) are provided for (re- necessary infrastructural provision) whilst seeking to unlock other locational competitive advantages on nearby under-utilised land areas. 8. Adopt a precautionary approach to alienation of land associated with freight rail routes in major junction/break of bulk areas in the city. Of key importance into the longer term as the most cost-effective transport, but also relief on city road system, is the re-establishment of rail as a primary long-haul general freight route, and short- haul route for major local destination bulk products (solid waste; fuel/liquid gas, etc.). 9. Encourage the development of inter-dependent associated economic activities and the maximisation of economic opportunity within and in immediate proximity around these areas as appropriate. Ensure a major focus on safe economic precincts to attract property and business sectors. 10. Ensure heritage, visual impact and climate change issues as they apply are adequately considered. 11. Ensure major storage, break of bulk, etc., facilities do not negatively impact on surrounding development areas, especially in high visual impact areas. 12. On-going engagement and partnership with key government stakeholders and other I&APs are necessary to maximise alignment and synergies.

71 DRAFT Table Bay SDF EMF March 2021

5.3 Guidelines related to spatial concept designations

These are designated areas in the District plan having significance in guiding urban development, but which are not precisely geographically defined (or exclusive) areas, but rather conceptually indicated. Land use and form implications may be detailed through local area plans.

5.3.1 Development corridors

Development corridors are broadly defined as urban areas of high-intensity (i.e. dense and diverse) nodal or ‘strip’ development generally supported by a hierarchy of transport services that function as an integrated system to facilitate ease of movement for private and public transport users. They are characterised by a dynamic, mutually supporting the relationship between land use and the movement system. Corridor development is focused on routes serviced by mass rapid public transport services (i.e. rail or bus rapid transport (BRT) trunks) or other high-frequency public transport (bus or taxi).

Table 6 Development corridor guidelines

Category District Elements District-Wide Development Guidelines Higher order 1. See development guidance for nodes as they apply to parts of the (as per identified MSDF development corridor that are within node areas. corridors, highly accessible 2. In areas between nodes generally support high-density residential higher intensity urban strips development within the broadly defined primary extent area within linking main urban nodes, with 400m (±5 min walk) of a development route and within 500 m of development routes as railway stations (the TAPS). In secondary extent areas further away ‘spines’ and parallel from a development route and railway stations (between 400–800 supporting routes forming m: i.e. ±10 min walk) generally support medium-density residential integrated high accessibility development. However, these must be considered a guide urban areas) dependent on local area circumstance and not definitive extents. Voortrekker Rd Corridor 3. Particular attention needs to be given in areas further away from Main Rd and Salt River the development route (esp. beyond 400 m) to ensuring Corridor (between Darling appropriately sensitive new development where this is significantly Street and Mowbray) at odds with existing development in the area (e.g. where more than four-storey development is being considered on properties adjacent to existing single storey residential areas – irrespective of the existing zoning). Site circumstances, including shadow effects, development gradient (between proposed and adjacent existing building heights), location (at interface with higher order road vs embedded within residential area), etc. must be considered to determine the appropriateness of proposed development. Lower order 1. See development guidance for nodes as they apply to parts of the (somewhat less accessible development corridor that are within node areas.

higher intensity urban strips 2. In areas between nodes generally support medium density linking other urban nodes, with residential development within the broadly defined primary extent development routes as area within 400 m (±5 min walk) of the development corridor main

orridors ‘spines’) road and railway stations. c Somerset Road into Main 3. Particular attention needs to be given on properties not adjacent Road Sea Point to the development corridor main roads to ensuring appropriately Main Road Sea Point sensitive new development where this is significantly at odds with Albert Road Salt River existing development in the area (e.g. where more than four-storey Camps Bay Main Road development is being considered on properties adjacent to Long Street/Kloof Street up to existing single storey residential areas – irrespective of the existing Development its end in Queen Street zoning).

72 DRAFT Table Bay SDF EMF March 2021

Darling Street along Sir Lowry and into Victoria road From Victoria Road, the Salt River ‘triangle’ (Salt River Road and Durham Rd)

5.3.2 Urban nodes

Nodes can be defined as a clustering of higher intensity(i.e. diversity and density) land uses that are located and concentrated at points of maximum accessibility (either through public and/or private transport), exposure, convenience and opportunity. The role and function that a node fulfils in terms of its local/district/metropolitan context would determine the designation in terms of its hierarchy/scale.

Emerging nodes would refer to the above definition of concentration points that are still in the process of being developed. Development guidelines should support the growth of such nodes.

In cases where different land uses with similar functions are clustered(or in close proximity), e.g. civic facilities including parks, education, health, government services, etcetera it would be classified as a civic precinct.

Table 7 Nodal category guidelines

Scale of node Development guidelines

General 1. Encourage mixed land use intensification in nodal areas close to stations and modal interchanges and along high accessibility routes. 2. Encourage appropriate residential intensification and clustering of public services dependant on the scale of the local context. 3. Support the development or upgrading of social facilities to be multi-functional to ensure space are being utilised optimally. 4. Support the development of NMT to improve accessibility between nodal areas, public transport routes and public facilities/services. 5. Improve opportunities for commercialisation (formal and informal) in and around public transport stations and PTIs in the design. 6. Support the development of micro-enterprises and informal traders around public transport interchanges and highly accessible locations with high pedestrian traffic. 7. Support the provision of park and ride facilities (including shared parking opportunities) at stations 8. Capitalise on existing underutilised infrastructure to attract investment. 9. Enhance and capitalise on areas of heritage significance as places to encourage business and/or hospitality opportunities. Metropolitan 1. Encourage mixed land use intensification around nodes close to Cape Town CBD higher order stations and modal interchanges; along highly accessible routes linking these nodes.

73 DRAFT Table Bay SDF EMF March 2021

2. Improve commercialisation (formal and informal) in and around public transport stations in the design. 3. Encourage medium to higher density forms of urban development while considering bulk and height guidelines in terms of the DMS and tall building policy as well as sub-district guidelines. 4. Encouraging conversion of functionally obsolete building stock to affordable housing. 5. Support the development for micro-enterprises and informal traders around higher order public transport interchanges and highly accessible locations with high pedestrian traffic. 6. Support an active public realm through building interfaces with active uses facing public spaces. 7. Support mixed land uses through residential intensification and spatial clustering of public services that matches local population growth scenarios 8. Encourage the optimal use of existing social facilities and clustering to improve access for non-motorised transport. 9. Support the development of multi-functional facilities that could be shared and use space optimally. 10. Support the integration of medium to higher density residential typologies in close proximity to highly accessible nodal interchanges. 11. Preferred zoning categories: GR2-6, GB1-7 and MU1-3 as per the City’s Development Management Scheme (DMS)

District (Sub-metro) 1. Encourage mixed land use intensification along high accessibility E.g.: routes such as Victoria Road, Albert Road, Buitengracht, Foreshore Sea Point, Green Point, Salt and along Voortrekker Road (Voortrekker Integration Zone). River, Wingfield 2. Encourage medium to high intensity, mix, clustering of urban (Future)/Voortrekker Road activities and land uses. 3. Encourage the provision of park and ride facilities at transit stations in close proximity to major nodes. 4. Encourage the optimal use of existing social facilities and clustering to improve access for non-motorised transport. 5. Support the development of multi-functional facilities that could be shared and used space optimally (Foreshore Development and/or Culemborg Development). 6. Include higher order recreation facilities such as district parks and sports complexes. 7. Support mixed land uses through residential intensification and spatial clustering of public services. 8. Capitalise on existing underutilised infrastructure to attract investment. 9. Support the development for micro-enterprises and informal traders around higher order activity generators which attract high levels of pedestrian traffic (Old Biscuit Mill and/or Tourist destinations within the District). 10. Support the integration of medium to higher density residential typologies 71–175 du/ha in close proximity to highly accessible nodes and routes (Woodstock-Salt River).

Local 1. Encourage locally appropriate mixed-use development at high E.g.: accessibility points and along district-scale development corridors Woodstock, Observatory such as Washington Street Langa, Victoria Road Camps Bay, Langa Prestige Drive in Pinelands and Lower Main Road Observatory. Pinelands, 2. Promote home occupation and micro-enterprises on residential Camps Bay properties at high accessibility nodes and corridors and along Maitland local scale development corridors which are serviced by public transport; e.g. Prestige Drive Pinelands, Roodebloem Rd, Lower Main Road, etc.

74 DRAFT Table Bay SDF EMF March 2021

3. Encourage the optimal use of existing social facilities and clustering thereof to improve access for local communities guided by the CSIR 2020 social facilities provisioning study. 4. Support the development of multi-functional facilities that could be shared and use space optimally. 5. Provide opportunities for informal economy at public transport access points and nodes with high pedestrian traffic, e.g. Woodstock Station, Old Biscuit Mill, Salt River Market, Koeberg Station Precinct in Maitland, Lower Main Rd/Station rd. Observatory. 6. Support the integration of medium density (100–375 du/ha) residential typologies on vacant and underutilised land in close proximity to public transport access points. E.g. Wingfield and Conradie, TRUP, East City and District Six (NDAs)

Neighbourhood node (these 1. Encourage low/medium 25–75 du/ha intensity and mix of land would only be indicated at sub- uses within a radius of approximately 400 m. However, this must be district scale) considered a guide and not a definitive extent dependent on local area circumstance. 2. Encourage mix of local shops and services serving the immediate residents such as medical services, hair salons and Levels 4 and 5 community facilitates. Where existing civic precincts are established opportunities for land use intensification should be explored.

5.3.3 Civic clusters

Civic clusters occur where two or more public facilities or amenities are intentionally co-located within close proximity of one another, usually at points of high accessibility or along the primary structuring routes through the area. These civic clusters serve people living in the area surrounding the node which is referred to as a service catchment. A service catchment varies from a few km for lower order facilities to hundreds of kilometres for higher order facilities depending on the services located at each civic cluster.

The ranking of these nodes was based on the intensity of the differential role of each node in the city, service catchment population size, range and type of facilities available and an equitable spatial spread of civic clusters at different levels across the city that is required to support efficient and a spatially just distribution of different facility types at acceptable distances. All nodes should be serviced with basic facilities and as the node level moves up from Level 5 (lowest order) to Level 1 (highest), additional facility types are added at each level. Higher level nodes should provide a full range of higher and lower order services but lower nodes only provide lower order services.

Furthermore, a modelling exercise was undertaken to identify civic clusters and service catchment areas of the highest need across the city. This included the type of facilities required in order to meet the needs of the population in 2020 and 2040, taking into account sector- specific assumptions, guidelines and standards for facility provision. The Table Bay District is considered to be the most well-served within the City, with mostly sufficient community facilities compared to other districts. Optimisation of available facilities should be implemented in order to ensure operation and maintenance resources are utilised efficiently and effectively.

For the purposes of the DSDF the ranking of civic clusters as identified through the forward planning (2040) for community facilities and service points will be incorporated as indicated in the Figure 13 and associated Table 8 below. The civic clusters in the DSDF will be categorised in three levels in order to ensure that the level of services provided is integrated at the appropriate

75 DRAFT Table Bay SDF EMF March 2021

scale. Further details pertaining to the methodology and classification specifically relating to the

study referenced can be obtained in Annexure 7.

Regional Regional

Community

urhood

Neighbo

Figure 13 Nodal categories

Table 8 Civic cluster guidelines

Designation Development guidelines General 1. Encourage the optimal use of existing social facilities and clustering to improve access for non-motorised transport. 2. Support the development of multi-functional facilities that could be shared and use space optimally.

Regional civic clusters 3. Include middle and higher order facilities such as home affairs offices, regional sport facilities, e.g. CBD district , municipal offices as well as national and provincial facilities. 4. Support the development of well-established multi-functional clusters in close proximity to public transport and highly accessible locations. 5. Serve a catchment area larger than the immediate district with travel distances up to 15km. 6. Precinct radius ranging between 800 m–2 km as a guideline.

Community civic 7. Include facilities such as community parks, community centres and libraries which could be clusters clustered with small scale commercial activities. 8. Approximate catchment area of up to 5 km. 9. Precinct radius of approximately 500 m as a guideline

Neighbourhood civic 10. Include localised facilities such as primary health care, schools/ECDs and neighbourhood clusters parks.

76 DRAFT Table Bay SDF EMF March 2021

11. Approximate catchment area of up to 3 km located within walking distance of the communities served. 12. Precinct radius ranging between 150 m–300 m as a guideline.

5.3.4 Destination places

These are significant landmarks or locations either through nature, heritage, cultural or coastal areas. These could form part of the urban nodes as indicated above where it is clustered with a mix of other land uses or can be a landmark on its own. This will be indicated with a unique symbol.

Table 9 Destination place guidelines

Destination place Development guidelines Coastal-based: 1. Support private and public sector investment for appropriate - Camps Bay redevelopment and upgrading of destination places to ensure they - Clifton maintain variety for repeat visitors. - Mouille Point Sea Point 2. Support development of potential destination places which will Promenade promote and enhance tourism and recreation, in areas that have not - Robben Island been included in the tourism economy, e.g. TRP, Washington street - V&A Waterfront Langa. 3. Maintain scenic beauty, cultural heritage resources and natural assets Nature-based: that attract visitors and contribute to the sense of place. Any new developments should consider the natural, historical and cultural - Table Mountain and Cable character of the area. Way 4. Enable less formal trade and encourage appropriate economic - Signal Hill activities at destination places (e.g. mobile food trucks along hiking and - Lions Head cycling paths, especially along scenic routes and viewpoints). - Company Gardens 5. Promote synergies between the various economic sectors and tourism. - Green Point Park Where feasible a link can be made between creative industries and tourism, nature and tourism, food/beverage and tourism, etc., through Urban: correct zoning and urban design, allowing land use activities like - District Six restaurants spilling out on the pavement, allow commercial pop-ups - Artscape and so forth; increasing the scope of land use rights to ensure universal - Long Street/Kloof street accessible access and infrastructure along routes. - 6. Improve the public sentiment regarding the safety and security in areas - Cape Town museum associated with destination places. complex 7. Improve legible connections between tourism destinations - Bo-Kaap encouraging visitors towards different areas. In particular, encouraging - connections from the Atlantic Seaboard and CBD to developing areas - Biscuit Mill and and attractions East of the CBD, including District Six redevelopment, Woodstock/Salt River Arts Woodstock and Salt River, TRP and Langa. Precinct 8. Encourage adherence to the City’s Urban Design Policy in order to promote the location factors for tourism businesses. Land use type: 9. Use streetscaping, landscaping and signage to define and characterise spaces – this is critical in highlighting the diversity of experiences. Tourism Range of events, sports, signage should be consistent throughout the City, with signage for major recreation, entertainment and attractions and facilities being in line with overall signage policies. tourist-oriented precincts.

77 DRAFT Table Bay SDF EMF March 2021

5.3.5 Green corridors

Green corridors provide a range of services to the built and natural environments. They improve biodiversity, enabling species dispersal, limiting animal and plant population isolation due to habitat fragmentation, and increasing habitat for species. Green corridors can assist with climate change adaptation, by reducing the urban heat island effect, improving urban ventilation, assisting in flood prevention and enabling water infiltration. They have a positive effect on human health, and improve liveability in the City, by providing spaces for recreation, social engagement and community connection.4

Two green corridor concepts are presented. ‘Green corridors’ is represented by a thick solid line. Solid line corridors indicate connections through existing open green spaces and conserved areas. ‘Tentative Green Corridors’ indicate where a link is needed and where potential exists to create one.

Corridors identified are notional and their specific alignment may be defined through local area planning.

Table 10 Green corridor guidelines

Green corridors Development guidelines Green corridors in existing green 1. Encourage development to respond to and promote infrastructure spaces opportunities for linkages between identified structuring open Solid line corridors follow existing open spaces in developed areas. green spaces and conserved areas. 2. Enhance the green infrastructure provisions of linkages Corridors have been defined that link between open spaces through developing connections with and to the Table Mountain National through public space. Park, but not within the park as the scale 3. Maintain green corridors extending from the mountain into the of the park provides for a functional City (e.g. parks and public spaces located in the upper ecological corridor reaches of the City Bowl), including remnants of historic plantations. 4. Landscaping of developments should consider the (sub-district maps) enhancement of corridors, and the suitable vegetation types e.g. Deer Park to Table Mountain should be considered, with endemic vegetation preferred in TRUP along River Corridors corridors linking biodiversity areas. Adderley street Fountain and 5. On open areas with a role of linking green spaces, the location watercourse of buildings and open spaces should take cognisance of the Trafalgar Park through District Six need to promote connectivity 6. Promote NMT networks in alignment with green corridors 7. Consider how connectivity can be maintained over roads 8. Where there are canalised or underground river segments promote the restoration of the river to a non-canalized or partially canalized state, or for the canal edges to be softened by landscaping interventions.

4 The Green Infrastructure Network (GIN) dataset was used to create the GIN corridors dataset (Green Corridors). The GIP Corridors were developed using the ‘best fit/easiest/most obvious’ route to link prominent GIP spaces to extend as far across the City as possible. Where possible, the corridor ran from GIN green space to GIN green space, but where this was not possible preference was given to smaller areas of public open space (preferably unfenced). If no public open space was suitable, then other watercourses (not already included in GIN polygons) or sports/school fields were used. If this was not possible, then large vegetated road verges were sought. Well vegetated private land was used as a last resort.

78 DRAFT Table Bay SDF EMF March 2021

Green corridors Development guidelines 9. Buildings on the site face onto the corridor, thus providing for passive surveillance, and encouraging maintenance of the area and help with the safety of those using it for NMT or recreation. Tentative green corridors 1. Define opportunities for connections through local area plans These are connections that do not go and site development plans. through green open spaces but 2. Redevelopments along tentative corridors encouraged to represent options for potential linkages. contribute to landscaping and the protection of smaller green Ideally, these connections could be space assets. enhanced to become ‘solid corridors’. 3. NMT improvement opportunities to be determined through local area planning. 4. Protect tree-lined corridors and expand planting to support the movement of species where opportunities arise 5. Allow for and encourage spring ‘no mow’ interventions that promote species dispersal.

79 DRAFT Table Bay SDF EMF March 2021

Figure 14 District Spatial Development Framework 80 DRAFT Table Bay SDF EMF March 2021

5.4 Guidelines for spatial transformation areas

A spatial transformation focus has emerged as a priority in the MSDF and in planning legislation since 2014. The City is committed to ‘employing a range of new generation urban growth management tools and processes’ and considering ‘the designation of priority areas, managed growth areas and protection areas with associated development parameters and procedural guidelines’.

The basis for growth management in the City is established via four primary Spatial Transformation Areas (STAs) areas and the development edge line:

1. An Urban Inner Core (estimated 17% of geographic area of the City) (UIC) The UIC represents the priority development and investment focus for the City, where capital and operational infrastructure investment must be prioritised to support intensification of land use and spatial transformation. This includes the prioritisation of budgets, spatially targeted incentives prioritised and incentives and regulatory reform. However, developing incentives, obtaining co-operation and collaboration between different spheres of government and the private sector, as well as effecting regulatory reform will take time. 2. Incremental Growth and Consolidation Areas (20%) (IGA) 3. Discouraged Growth Areas (28%) (DGA) 4. Critical Natural Areas (34%) (CAN)

The identification of the spatial transformation areas (STAs) follows a spatial logic and public sector investment logic underpinned by city-wide opportunity and need. It is however, recognised that these categorisations, at a metropolitan-scale, are not capable of resolving land use conflicts in certain areas where a more nuanced approach is required, sub-district guidelines reflect this nuance.

The delineation of the boundaries between the different STA’s stems from section 6.2 of the MSDF (2018) which include requirements, inter alia, to ‘Confirm cadastral extent and delineation of Urban Core and Incremental Growth and Consolidation Areas’.

The district plan sets out to refine and delineate the STAs. STA categories in Table Bay are two-fold as Table Bay does not have ‘Discouraged Growth Areas’ no go areas in the district are ‘Critical Natural Areas’ the task is therefore:

 Delineating Development Focus Areas within the Urban Inner Core(UIC), and  Delineation of the Incremental Growth and Consolidation Area (IGA) and Critical Natural Areas (CNA) and the development edge that defines the limits of Critical Natural Areas.

5.4.1 Delineation of the Urban Inner Core (UIC)

The Urban Inner Core was framed by the conceptual designation of high order nodes and land use intensification corridors and underpinned by the IPTN trunk routes (rail

81

and MyCiTi). The delineation of the Urban Inner Core will remain as a backdrop (shading) as the long term goal should continue to focus on achieving the aforesaid objectives. However, for the timeframe of the District Plans and in particular at this scale of planning, the spatial designation of the UIC planning will be narrowed down to areas of ‘development focus’, i.e. Development Focus Areas (priority) with the highest level of accessibility and highest transformative impact, where dedicated infrastructure capacity and budget is required to facilitate development. This does not imply that other areas will not emerge as development hubs for the duration of the District Plans.

[All the areas referred to above should be prioritised for dedicated infrastructure capacity and budget in order to enable the appropriate type and form of development proposed in the relevant District Spatial Development Plans].

Table 11 Development focus areas

Development Site characteristics and General development guidelines Focus Area development opportunity (see chapter 5 for further detail) (DFA) description Cape Town CBD contains the commuter 1. Allow an increase in residential intensity in CBD, Foreshore transport hubs and the port. The proximity to jobs, transport and amenities and to and Port largest proportion of office encourage bi-directional flow of traffic and accommodations of any transit ridership. commercial node and as the 2. Encourage an active public realm. historic core contains the 3. Prioritise tourism infrastructure, including network greatest number of heritage infrastructure that enables smooth transitions assets as well as view corridors to 4. Support the improvement of the public realm Table Mountain, Lions Head and around the station Signal Hill. 5. Develop and improve the NMT network and the network of public open spaces- NMT connections between rail station and the MyCiTi Station and the Civic Centre forecourt. 6. Connect the CBD to the mountain through green infrastructure and improvements in NMT and transit connections 7. Connect the CBD to District Six through the development of the East City precinct 8. Prioritise realignment of freight movements to reduce congestion and improve efficiency at Port 9. PRASA should continue to be lobbied to release rail reserve land which is non-core to railway operations to facilitate TOD-type development. 10. Support the use of public land for social and inclusionary housing or higher intensity public uses. 11. Support recovery from Covid-19.

82 DRAFT Table Bay SDF EMF March 2021

Development Site characteristics and General development guidelines Focus Area development opportunity (see chapter 5 for further detail) (DFA) description District Six District Six has remained largely A local development framework for the public links vacant after apartheid forced and open spaces in District Six is currently underway removals and is in need of and will provide detailed guidelines. renewed focus given the slow Further guidelines are detailed in section 5.1.2 pace of the land reform process and the need to integrate the area into the surrounds.

Woodstock/Salt The Victoria Road corridor A local development framework is underway to River – Victoria receives a sustainable level of guide development in the Woodstock/Salt River area Road Corridor development interest related to A high-quality public realm, with active building the institution uses connected to interfaces and a quality NMT environment to be and UCT coupled prioritised. with access to the CBD. 1. Continue the development of social housing to The Woodstock Salt River area ensure the area remains accessible to a range of has been transitioning from households with different incomes. industrial to mixed-use and from 2. Salt River Market site to be developed through lower-income to mixed-income public-private partnership into mixed-use housing with a risk of development. gentrification. The area has a 3. A precinct stabilisation strategy needs to be high number of heritage assets, implemented in accordance with public realm many of which are in a state of improvements to address urban management disrepair and can be revived or challenges plaguing the precinct. enhanced through re- 4. Harness the opportunities provided by the unique development. historical and architectural character of the streetscapes and ensure they are enhanced. Maitland The industrial area’s economic See section 5.1.3 uses are gradually being 1. Support Private Sector led mixed-use replaced by uses of a more development in Koeberg Precinct. With commercial character coupled proposals for high-density housing supporting a with an interest in developing range of incomes. housing. This transition provides 2. Ensure public space provision on City-owned opportunity to create a more land that can connect to the Two Rivers Urban people-centered environment. Park Conservation Area. Potential transitions in Transnet 3. Develop higher-quality NMT environment with land offer further opportunities. links from rail to new high-density residential areas and existing job-generating land uses. 4. Higher density residential development, alone- standing or incorporated as part of commercial development (on upper floors), should be supported. 5. Open space provision, as part of larger development proposals, should be a requirement where residential development forms part of such proposal. Catalytic land The catalytic projects present 1. Guided by existing or future site development development significant opportunities to plans for these precincts areas: advance spatial transformation 2. Generally support a high intensity of mixed-use Conradie on state-owned land; bringing development, reinforcing nearby corridors and Hospital, people closer to jobs, accessible supporting economic clusters or nearby Foreshore transit and social amenities. economic assets. Freeway 3. Consider impact on existing biodiversity and Gateway heritage and avoid noxious land uses in these Precinct, Mailand cases PLA, TRUP, Salt 4. Avoid or mitigate flood risk on portions of the land River Market, that are prone to this as indicated in Hydrological Zone mapping. 83 DRAFT Table Bay SDF EMF March 2021

Development Site characteristics and General development guidelines Focus Area development opportunity (see chapter 5 for further detail) (DFA) description Wingfield/Acacia Park Station, District Six, Mowbray Golf Course

5.4.2 Urban development edge

By introducing the urban development edge as the outer limit of urban development, it is argued that no urban development should be considered outside of the edge line. The introduction of an overlay zone or detailed conditions are still to be investigated. In Table Bay, the outer limits of development are defined by the Biodiversity areas and Table Mountain National Park Boundaries.

84 DRAFT Table Bay SDF EMF March 2021

5.5 New development areas

The identification of NDAs is informed by the inward growth and compact City policies contained in the 2018 CTMSDF. Included in the move towards a compact City is a consideration of underdeveloped and partially developed land for new infill and as well are redevelopment opportunities for residential as well as proposed non-residential uses.

The combination of NDAs and areas where intensification of development is proposed, will inform planning around the capital investment requirements discussed in the Urban Restructuring and Upgrading section of this document (section 6.1).

5.5.1 New development areas and sensitive heritage and environmental features

While new development areas (NDAs) are identified as having the potential to better manage the City’s future growth more efficiently. NDAs are not an indication of whether or how a site will be developed, instead they indicate where there is development pressure or where there is an opportunity to further investigate the potential of a site to address public sector priorities. Several of the identified sites are highly sensitive in terms of environmental and heritage concerns and these are flagged and discussed as Sites of Coincidence Annexure 5.

5.5.2 Future growth

The Land Use Model (LUM) assists with understanding the future land use needs of the City’s population from 2020 to 2040. The primary informants of the model are:

 The projected demographic growth, estimated to be in the region of 1.75 million additional persons residing within the city of Cape Town at 2040; and  The inward growth principles and messaging associated with the approved Municipal Spatial Development Framework (MSDF).

There are two distinct phases within the land use modelling. The first completed phase established a credible and evidence-based ‘base model’ i.e. an updated database and spatial representation of land use and intensity across the City (2018).

The second phase considers the projected demand and anticipated supply for residential and non-residential land uses in space in order to allocate land use to the projected population growth, i.e. matching people to land uses via future growth control totals – depicted in Figure 15 below.

85 DRAFT Table Bay SDF EMF March 2021

Figure 15: Future growth controls

5.5.3 Implications for the Table Bay district

Taking the aforementioned projections for Cape Town into account, the sub-district guidelines describe and depict the opportunity areas for residential and non-residential development for the Table Bay district. The selection of sites and development proposals were based on their location potential and ability to support the strategic objectives and vision for the district described in section 2 (Concept and Vision) of this report. It needs to be noted that in many instances, sites been identified, already have the required approvals in place for development, or the application process for development rights, has been initiated.

New development areas and growth opportunity areas are depicted in sub-district maps in Chapter 5.

86 DRAFT Table Bay SDF EMF March 2021

6. Sub-district guidelines

The purpose of sub-district guidelines is to provide greater detail to the guidelines contained in Chapter 4 and link these to policy objectives for defined areas. Sub-District guidelines provide a bridge between the broader District imperatives and local area planning. Local area frameworks are currently being drafted for Paarden-Eiland, Woodstock and Salt River, Bo-Kaap, District Six and Maitland.

The review of sub-district guidelines takes into consideration emerging priorities from changes in land use policies and trends, including a greater focus on maintaining and improving the function of high value industrial and logistics land, inclusive development priorities and a greater focus on maintaining character areas.

Table Bay is divided into four sub-districts and guidelines for the sub-districts are grouped by area:

1. Sub-district 1: The Atlantic Seaboard Suburbs a. Camps Bay/Clifton b. Bantry Bay, Mouille Point, Sea Point, Green Point and Table Mountain 2. Sub-district 2: The City Bowl and Surrounds a. Bo-Kaap and b. Foreshore and CBD c. V&A Waterfront, Port West d. The Port and Paarden Eiland e. , , Gardens, f. District Six g. New development areas and strategic sites 3. Sub-district 3: Central district a. Woodstock/Salt River, b. Two Rivers Precinct, Observatory c. Maitland d. Strategic Sites 4. Sub-district 4: Eastern district a. Windemere, Kensington, Acacia Park, b. Pinelands, Thornton, Conradie, Langa c. Epping d. Strategic Sites e. Wingfield

87 DRAFT Table Bay SDF EMF March 2021

6.1.1 Sub-district 1: Atlantic Seaboard Suburbs

Sub-district 1 contains the Table Mountain National Park, along with the critical biodiversity areas south of Camps Bay. The urban areas within the District include the suburbs of Camps Bay, Clifton, Bantry Bay, Sea Point, Mouille Point and Green Point. Major Destination places are Table Mountain National Park, the beaches of Camps Bay and Clifton, the Sea Point Promenade and Green Point Urban Park. Table Mountain National Park and within it Signal Hill are noted for their heritage significance with international and provincial heritage proclamations.

Camps Bay/Clifton is situated between Table Mountain National Park5 and the . The area is known internationally for its high scenic qualities and is a tourist hotspot. These scenic qualities are recognised and protected on international, regional and local level.

The Clifton, and Bakoven, Bungalow areas are declared heritage areas in terms of the NHRA and are administered through the HPOZ and a local area overlay in the DMS/MPBL.

The area has a combination of historical and contemporary urban features and characteristic scenic views and routes.

5 World Heritage Site; NEMA Protected Area and formally protected as a PHS under the NHRA.

88 DRAFT Table Bay SDF EMF March 2021

6.1.1.1 Camps Bay/Clifton

Spatial development objectives Supporting development guidelines Ensure appropriate built form and land use to 1. Enforce the Clifton, Glen Beach and Bakoven Bungalow guidelines, which restrict development achieve a quality environment. beyond the original building envelope and provide additional guidance relating to vegetation and landscaping. 2. Discourage inappropriate large, visually intrusive buildings on upper slopes (e.g. tall unbroken facades or multi-level buildings with visually dominant massing). 3. Retain 10 m height limit in Camps Bay. 4. Promote low-rise mixed-use development along the eastern edge of Victoria road, Camps Bay. 5. Ensure active edges and positive street interface. 6. Coastal edge and recreational spaces must be equitably accessible. 7. Promote public transport and NMT access to recreational and public open spaces. 8. Encourage development forms and activities that mitigate heat island effects e.g. shade cover, retention of established trees and tree planting. 9. Encourage the preservation of natural Mountain to Sea scenic ridgelines.

Promote inclusive land use and transit- 1. Protect public access to places of symbolic significance, e.g. Kramat of Sayed Jaffer, Kramat of Sheik

oriented development. Noorul. 2. Protect public access to places which have a traditional use by communities no longer resident in the area (e.g. Glen Beach Country Club NDA site 1). 3. Protect and conserve the foothills of Table Mountain above Victoria Road (Erf 2802 Camps Bay and Cape Farms 902/6 and 902/5) which is known to contain at least 50 Islamic graves (which may or may not also contain burials). 4. Encourage and promote economic opportunities for SMME’s and the informal economy in strategic destination sites (e.g. Glen Beach Country Club NDA site 1) without negatively impacting the natural scenic qualities of the site and the surrounds. 5. Promote inclusive use of public spaces by encouraging open public events, e.g. open streets.

and useand character

L Promote and enhance scenic qualities along 1. Discourage activities that compromise or restrict views along Victoria Road, Camps Bay Drive and the Scenic Route. Kloof Road (consult Scenic Drive Management Policy). 2. Protect the scenic quality of road between Camps Bay and Logies Bay.

Promote land use intensification along 1. Encourage intensification of commercial activity with active public/pedestrian interface along development routes and in association with eastern edge of Victoria Road. transit.

Movement 89 DRAFT Table Bay SDF EMF March 2021

6.1.1.1 Camps Bay/Clifton

Spatial development objectives Supporting development guidelines 2. Ensure unhindered view sheds towards the ocean, promoting the coastal side of Victoria Road for co-ordinated informal economic opportunities in keeping with the area as a tourist destination 3. Promote use of public transport and NMT network.

Protect and enhance the network of 1. Maintain pedestrian lanes and staircases and encourage passive surveillance by adjacent buildings pedestrian and cycling routes and facilitate over these. increased accessibility. 2. Improve accessibility and continuity of the cycling network between Sea Point and Camps Bay 3. Improve pedestrian connectivity along the coastline. 4. Public access must be accommodated in and enhanced by any future developments. 5. Public safety considerations should be addressed through passive surveillance.

Manage parking to lessen impact on the 1. Priority given to existing residential parking. environment. 2. Promote and enhance public transport network and park and ride opportunities. 3. Encourage the conversion of existing parking areas to conform to principles of environmentally responsible design, including landscaping, tree planting and water sensitive permeable surfacing in appropriate locations i.e. in high lying areas. 4. Reduce the impact of parking access on the pedestrian environment (refer to Figure 18). Prevent deterioration of the natural 1. Limit extensive run-off as a result of excessive impermeable surfacing. environment and maximise green 2. Protect natural vegetation and encourage landscaping and appropriate plantings. infrastructure potential in open spaces. 3. Avoid privatisation of open space and prevent encroachment of development into the bionetwork and CBA network. 4. Prevent pollution of natural water sources and features through control measures where stormwater discharge points intersect with natural features. 5. Protect tree cover and encourage the retention of established trees and shade structures.

Ensure positive interface with parks and open 1. Protect and maintain the green network linking the mountain and the sea.

spaces. 2. Ensure positive interface between development and green corridors along mountain streams in Camps Bay area. 3. Prevent development encroachment on the Camps Bay stream, Diep, Kasteelpoort, Platpoort and Lekkerwater Rivers that drain the western portion of Table Mountain. 4. Protect public pedestrian routes and public access to the beachfront and the mountain.

nvironment 5. Parks adjacent to tourism areas should be protected to provide shade and picnic areas for visitors.

e

/ Protect environmentally sensitive areas, 1. Protect Oudekraal area as a component of the Cape Floral Region World Heritage Site and allow including areas of biodiversity value. visitor access and activities.

pace

s

Open

90 DRAFT Table Bay SDF EMF March 2021

6.1.1.1 Camps Bay/Clifton

Spatial development objectives Supporting development guidelines Ensure co-ordinated protection and 1. Avoid development of areas seaward of the coastal edge. regulation of properties from threats such as 2. Discourage development of private properties landward of the coastal edge that are vulnerable to fire and coastal inundation. coastal inundation from storm surges. 3. Ensure private properties landward of the coastal edge that are vulnerable to coastal inundation and/or other coastal processes such as wave action, coastal erosion and sand migration, are regulated in their development to ensure that any sea defences and/or any other intervention is constructed and functions in a sustainable, responsible, risk-averse manner and which does not negatively impact on the public’s right to access and use beaches in any way. 4. Ensure maintenance of firebreaks and adherence to the Veldfire Related Planning Guidelines for properties on the edge of natural areas. Protect the visual and amenity value of the 1. Maintain the natural aesthetic character of Bantry Bay, Clifton, Camps Bay and Bakoven. area as a destination place. 2. Prevent the privatisation of public open space and retain public accessibility.

estina

d

Civic precincts/ tion places

91 DRAFT Table Bay SDF EMF March 2021

Figure 18 Parking management for active Figure 16 Intensification to work with Figure 17 Interface conditions street interface topography to reduce overshadowing where fine grained urban meets intensification

92 DRAFT Table Bay SDF EMF March 2021

6.1.1.2 Bantry Bay/Sea Point/Green Point/Mouille Point and Table Mountain

Spatial development objectives Supporting development guidelines

Ensure appropriate built form and land use to 1. Ensure positive interface between the private and public realm. achieve a quality environment. 2. Management of impact on heritage value of built environment within the existing Heritage and HPOZ area in order to avoid or minimise negative impact. 3. Ensure that the scale and character of new developments (in terms of bulk, form, height and architectural styling) are appropriate to their immediate context. 4. Retain maximum flexibility in land use mix on Main Road which may include the protection of existing fine-grain commercial historical fabric and the historic residential fabric behind that. 5. Facilitate the taking up of existing rights in a way that allow sensitive interfaces between different building scales, forms and land uses. 6. Retain variety in built form and residential densities and protect the diversity of housing types in the area. 7. Acknowledge the variation of the historical character areas and promote the retention of the diversity of architectural form and typology. 8. Support mixed-use intensification along Somerset Road and Main Road with sensitive interfaces between taller buildings and smaller buildings behind. Building heights should transition from the tallest along the main road and then decrease towards the mid-block/second block. Continue to ensure height works with the topography, in accordance with the zoning scheme with higher buildings (60 m) along Somerset/Main Road and more moderate heights (13–15 m) behind, to reduce overshadowing. see Figure 16 9. Encourage medium density, lower rise built fabric on higher slopes and retain green character closer to the mountain interface. 10. Maintain tree-lined avenues (e.g. Glengarriff, St Johns Road). 11. Encourage mixed-use activities at ground level along Beach Road and Somerset Road creating a vibrant and active pedestrian interface. 12. Support increased residential densities along public transport routes and in the vicinity of public transport stops. 13. Encourage adaptive reuse of historical buildings and precincts to achieve increased residential densities and retain the fine-grained street network above Somerset Rd/Main Rd. 14. Prevent blank facades and solid, high boundary walls along prominent routes, for example, High Level Road.

Promote inclusive land use and transit- 1. Encourage developments that provide a range of housing options to different housing markets. oriented development. 2. Promote and encourage opportunities for SMMEs as part of development approvals for non-

useintensification/character residential development. 3. Encourage and promote economic opportunities for SMME’s and the informal economy in strategic destination sites which may be linked to special events, e.g. Green Point market.

Land

93 DRAFT Table Bay SDF EMF March 2021

6.1.1.2 Bantry Bay/Sea Point/Green Point/Mouille Point and Table Mountain

Spatial development objectives Supporting development guidelines

Protect and enhance scenic qualities along 1. Prevent activities that compromise or restrict views along Beach Road and Signal Hill Road (consult scenic routes and drives, Scenic Drive Management Policy and By-Law). 2. Promote and enhance Sea Point Promenade as a quality public open space abutting Beach Road and showcasing the heritage destination points along the scenic route, e.g. Green Point Lighthouse, Sea Point Pavilion, Somerset Hospital, Ford Wynard, etc. Focus intensification of development 1. Encourage intensification of mixed-use activity with residential dwellings as dominant use in order to (commercial, retail, hospitality and in improve transit demand and active public/pedestrian interfaces along Main Road and Regent particular residential) along development Road. corridors and in association with the public transport network. Protect the network of pedestrian and 1. Prevent the closure of pedestrian lanes and staircases and encourage passive surveillance by cycling routes and facilitate increased adjacent buildings. accessibility 2. Promote the development of a pedestrian route (incorporating the Sea Point promenade) along the entire Atlantic Seaboard. 3. Maintain non-motorised transport facilities (bicycle lanes and additional pedestrian space) along Beach Road and Promenade. Manage parking to lessen impact on the 1. Develop new parking areas or maintain parking areas using principles of environmentally responsible environment and reduce car trip demand design, including water sensitive permeable surfacing in appropriate locations, i.e. in high lying areas and tree planting. 2. Reduce demand and encourage park and ride for trip attracting uses, including congested destination places. 3. Prioritse parking for existing residents

Movement Prevent deterioration of the natural 1. Limit extensive run-off as a result of excessive impermeable surfacing. environment and harness green 2. Protect natural vegetation and prevent the privatisation of open space. infrastructure potential of open spaces. 3. Prevent encroachment of urban development into the bionet. 4. Institute pollution control measures at sewer and stormwater outfalls

eritage

h Ensure positive interface with parks and open 1. Ensure positive interfaces between development and public open spaces and encourage passive / spaces and optimise open spaces. surveillance. 2. Protect and maintain the promenade and Sea Point beachfront as an accessible public amenity and quality open space promote further activation of the space to support the visitor economy. 3. Ensure an efficient maintenance cycle of sea wall infrastructure to protect the functioning of the promenade

nvironment

e Protect environmentally sensitive areas, 1. Protect the biodiversity value of Table Mountain.

/ including areas of biodiversity value and 2. Protect the marine environment and prevent inappropriate development seaward of the coastal manage impact of development on edge.

pace archaeological heritage.

Open s

94 DRAFT Table Bay SDF EMF March 2021

6.1.1.2 Bantry Bay/Sea Point/Green Point/Mouille Point and Table Mountain

Spatial development objectives Supporting development guidelines

3. The Green Point Burial Area is located between Somerset Road and Port Road and extends from Buitengracht Street to Gallows Hill. All development in this area must be subject to an archaeological impact assessment ito section 35 i.e. referred to HWC. Ensure coordinated protection and 1. Ensure private properties landward of the coastal edge that are vulnerable to coastal inundation regulation of properties to reduce the impact from storm surges, are regulated in the development of sea defences to ensure that these operate of environmental risks, including fire and in a sustainable and responsible manner. coastal inundation. 2. Refer to the veldfire-related planning guidelines for properties on the edge of natural areas. Protect the visual and amenity value of the 1. Maintain a high-quality continuous pedestrian link from the Sea Point promenade towards and area as a destination place. through the V&A Waterfront and Roggebaai Canal towards the CBD. 2. Retain and enhance the scenic qualities of Beach Road and the Sea Point promenade. 3. Optimise open space value of the promenade by making provision for active and passive

recreational opportunities and improved landscaping. 4. Prevent the privatisation of public open space and prevent any further permanent development on laces the Sea Point promenade

p Protect access and visual connection to 1. Retain access and visual linkages to the sea and mountain. natural features. 2. Protect the Green Point Urban Park and sports precinct as a public and open space amenity of metropolitan significance. 3. Protect, enhance and improve access to the natural beach in the Granger Bay area.

estination 4. Preserve the natural Mountain to Sea scenic ridgelines.

d / Upgrade and enhance special places of 1. Maintain the aesthetic character and destination value of the Atlantic Seaboard. metropolitan significance. 2. Protect and enhance Table Mountain as a significant destination place.

recincts 3. Protect and enhance Signal Hill as a major natural destination.

p 5. Facilitate appropriate, sensitive access options to Lion Battery, Signal Hill and Table Mountain. 6. Enhance the utilisation of and access to Fort Wynyard as a cultural precinct.

Civic

95 DRAFT Table Bay SDF EMF March 2021

Figure 19 Properties requiring special coastal risk management landward of coastal edge

96 DRAFT Table Bay SDF EMF March 2021

6.1.2 Sub-district 2: City Bowl, Port and Surrounds

Sub-district 2 contains some of Cape Towns’ most notable and characteristic historic and contemporary buildings, places, spaces and attractions. It is accessible, well serviced and has a strong pedestrian network, serviced by the historic street grid and public space of the City Bowl. The historic City Bowl, the reclaimed Foreshore area and the surrounding suburbs in the Upper Table Valley, District Six and Vredehoek. These areas differ greatly in character and guidelines are tailored to suit the different areas.

Bo-Kaap and De Waterkant, although now separated by High Level Road, form part of the historic working-class residential area (District One) situated on the western edge of the old City and in close proximity of the mid-19th century Table Bay harbour. The simple Cape urban vernacular is evident throughout Bo-Kaap and De Waterkant. The declaration of De Waterkant as a ‘white group’ area in the apartheid period and its subsequent gentrification has created a further divide between it and the Bo-Kaap. Both these areas are protected by the HPOZ. The Bo-Kaap has been recognised as a living heritage site of national significance. Bo-Kaap is currently developing a Local Area Planning framework to provide detailed guidance for planning in the area.

District Six is currently being rebuilt after being destroyed during the Group Areas forced removals in the 1970s and remains a site of memory and national significance.

Vredehoek, Oranjezicht, Gardens and Tamboerskloof are all predominantly residential areas with different historic characters. Gardens was one of Cape Town’s first suburbs and contains a variety of heritage-listed buildings, a low rise terraced and single residential Victorian residential fabric is still found throughout the Upper Table Valley. Vredehoek was built from the 1920s onwards and contains a variety of architectural styles from Art Deco to modernist. These are areas where heritage must be balanced with development demand.

The Foreshore area and areas around the CBD are suitable for buildings of greater height and intensity, while the finer-grained historic character of surrounding suburbs need to be respected. Greater attention is needed for open spaces to complement the restitution of District Six and a local area framework is currently underway to guide this.

97 DRAFT Table Bay SDF EMF March 2021

The Port is a national key point, and engine of the Cape Town economy, it has two sides, one linking into the historic Waterfront area, a prime tourism and retail hub in Cape Town and the other dedicated to logistics and maritime functions, which link into the industrial area of Paarden Eiland. Guidelines for the port therefore consider these two sides. Both the Port and Paarden Eiland are determining detailed local area planning guidelines.

6.1.2.1 De Waterkant/Bo-Kaap Spatial development objectives Supporting development guidelines Ensure appropriate built form and land use 1. Ensure positive interface between the private and public realm. to achieve a quality environment. 2. Management of impact on heritage value of built environment within the existing and proposed Heritage Areas, i.e. HPOZ in order to avoid or minimise negative impact. 3. Ensure that the scale and character of new developments (in terms of bulk, form, height and architectural styling) are appropriate to their immediate context. 4. Facilitate the taking up of existing rights in a way that allow sensitive interfaces between different building scales, forms and land uses, particularly in the context of existing fine-grain, human-scaled environments reference can be made to the City’s Urban Design Policy in this regard. 5. Retain variety in built form, housing types and land uses. 6. Encourage active street frontages along main access routes; prevent blank facades and solid, high boundary walls.

7. Encourage connectivity and continuity in historic built form along Chiappini and Rose Street as ‘bridges’ between Bo-Kaap and De Waterkant. 8. Facilitate suitable interface conditions between non-residential land use and historic fabric. 9. Development adjacent to heritage areas needs to be sensitive to the architectural, heritage and

haracter

c cultural attributes. 10. Protect the fine-grained, mixed-use character of the precinct as well as its residential integrity.

and 11. Consider low impact business uses along Jarvis Street that is in keeping with the architectural style and character of the area.

se

u 12. Facilitate a pedestrian-prioritised street environment along Dixon and Jarvis Street with suitable surfacing and landscaping and active interfaces. 13. Protect lanes as public access routes.

Land

98 DRAFT Table Bay SDF EMF March 2021

6.1.2.1 De Waterkant/Bo-Kaap Spatial development objectives Supporting development guidelines Promote inclusive land use and transit- 1. Encourage inclusionary housing in private residential development in accordance with the oriented development. inclusionary housing policy. 2. Promote improved access to economic opportunities linked to tourism by encouraging pedestrian access into Bo-Kaap.

Consider the sensitive development of 1. Develop a case for the sensitive development of heritage sites with development potential. These Strand Street Quarry, Rose Street Stables developments should enhance the functioning and amenity of these sites as safe quality public spaces and Magazine site (NDA’s 1 (sub-district 1 and heritage areas. map) and 2) 2. Strand Street Quarry is a declared National Heritage site and will need particular mitigation measures. 3. Development should consider the retention of place-making attributes of the site, including retention of established trees and heritage attributes.

Promote appropriate intensification in 1. Encourage mixed-use intensification with active ground floor uses along under-developed parts of association with transit. Buitengracht streets. (Figure 17 Figure 18) Protect and enhance the network of 1. Prevent the closure of pedestrian lanes and encourage passive surveillance by adjacent buildings. pedestrian and cycling routes and 2. Improve legibility of NMT connections between and through Bo-Kaap and De Waterkant and across facilitate increased accessibility. Buitengracht St. Manage parking to lessen impact on the 1. Develop new parking areas or maintain parking areas using principles of environmentally responsible

environment and reduce car trip demand. design, including water sensitive permeable surfacing in appropriate locations, i.e. in high lying areas and tree planting. 2. Reduce demand and encourage park and ride for trip attracting uses, including congested destination places. 3. Prioritise parking for existing residents and consider permit system.

Movement Prevent deterioration of the natural 1. Promote a positive interface between development and mountain edge and facilitate sensitively

rb

u environment. scaled buildings where appropriate. / 2. Maximise the social value of remaining open space by improving management, connectivity and

Edge edge conditions.

pace 3. Refer to the Veldfire related planning guidelines for properties on the edge of natural areas.

Open s an

99 DRAFT Table Bay SDF EMF March 2021

6.1.2.1 De Waterkant/Bo-Kaap Spatial development objectives Supporting development guidelines Protect access and visual connection to 5. Retain access and visual linkages to the sea and mountain. natural features. 6. Enhance pedestrian access to Signal Hill while ensuring access does not negatively impact on conservation.

Ensure positive interface with parks and 1. Optimise open space value of the disused quarries by making provision for active and passive open spaces. recreational opportunities and improved landscaping. 2. Encourage actions that create legible pedestrian links to public open spaces and parks.

Protect the visual and amenity value of the 1. Enhance the public realm through maintenance and improvement of public open spaces, parks and area as a destination place. street trees. 2. Retain and enhance the unique quality of the heritage areas and leverage tourism interest in the area

on by supporting land use responses such as restaurants and pop-up shops in appropriate locations. 3. Use the public open spaces to enhance place identity through for example, public artworks, murals and the retention of features that make the place photogenic to reflect the cultural diversity of these

estinati areas. d

Civicprecincts/ places

100 DRAFT Table Bay SDF EMF March 2021

6.1.2.2 Foreshore/CBD Spatial development objectives Supporting development guidelines Ensure appropriate built form and land use to 1. Reinforce the central city as a vibrant business district with a diverse range of economic activity and achieve a quality environment. land uses. 2. Improve and enhance pedestrian networks across the CBD and including provision for urban cooling such as tree planting or shade structures in open space 3. Promote mixed-use intensification, particularly in the Foreshore and East City areas. to facilitate regeneration and improve the public realm. 4. Allow increased residential densities along public transport routes to support the viability of the routes. 5. Investigate infill development on smaller pockets of publicly-owned lands. 6. Encourage and promote adaptive reuse of existing historical buildings to preserve a variety of building scales. 7. Ensure tall buildings sensitively integrate with the surrounding urban fabric. Facilitate further development in the 1. Encourage a graduated skyline by concentrating on buildings with greater heights according to the northern Foreshore area. natural topography and to reduce discomfort from wind conditions. (Figure 16) 2. Facilitate developments of greater height and bulk in the Foreshore area (refer to Tall Buildings Policy and Urban Design Policy with regard to building heights and interface design). 3. Explore the re-use of the space under foreshore freeways while retaining linkages, view corridors and potential north-south connections in order to prevent a ‘solid wall’ of development. 4. Any development in this area should have positive, active frontages and landscaping to improve the harsh and pedestrian-unfriendly environment. 5. Enhance the public realm and encourage the development of public space along Heerengracht/Adderley Street to establish a significant spine from the Company’s Gardens towards the sea edge. 6. Establish and emphasise east-west pedestrian connections along the Foreshore to connect it with Harbour Arch development. 7. Encourage appropriate densification around Artscape Gardens to promote more active use of the space.

8. Facilitate an appropriate ‘gateway’ mixed-use development as part of the proposed CTICC extension, with pedestrian-friendly conditions and positive ground level interface. Promote more inclusive land use 1. Ensure areas with high volumes of pedestrian traffic continue to accommodate street trade and

haracter SMME’s and space for this is increased where congestion occurs, e.g. Adderley street around Golden

c Acre. 2. Encourage affordable housing provision in relevant private developments in accordance with

and inclusionary housing policy.

se

u 3. Encourage the provision of SMME/informal trading space and facilities in private developments 4. Establish a functional and accessible, pedestrian-friendly interface between formal and informal

and activities.

L

101 DRAFT Table Bay SDF EMF March 2021

6.1.2.2 Foreshore/CBD Spatial development objectives Supporting development guidelines 5. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing through a combination of UDZ incentives (which include adaptive reuse and restoration of historical buildings). Encourage intensification of development to 1. Facilitate the development of the East City (the Fringe) as an intensive mixed-use area with an support urban regeneration and transit- emphasis on creative industries and related land uses. oriented development. 2. Optimise the use of significant state resources such as the Castle, the Granary, City Hall and . 3. Improve the quality of the urban environment and public space - upgrade Harrington square as an open space hub, surrounded by intensified land use. 4. Improve the connection to the CBD, District Six and Woodstock by enhancing movement linkages and aligning built form and character. 5. Encourage the upgrading of existing buildings and historical streetscapes. Encourage land use intensification along 1. Encourage intensification of land uses aligned with current and proposed public transport services. public transport routes, along IRT routes and 2. Encourage redevelopment of the Cape Town station precinct with the aim of providing a quality around stations. public realm that is spatially integrated with the City. 3. Encourage intensification of residential land uses to improve the economic resilience of CBD and create bi-directional travel flows. Protect the network of NMT routes and 1. Encourage active uses along important pedestrian linkages like Longmarket Street, St Georges Mall facilitate increased accessibility and use and Waterkant Street (Fanwalk). 2. Extend the planned network of NMT routes and upgrade the pedestrian environment particularly where it is associated with public transport stops and high order facilities. 3. Link cycle route along Bree Street with cycle route in the Foreshore. 4. Provide a Class 2 cycle connection between Adderley Street and the upper Table Valley (Molteno Road). Decrease the amount of floor space utilised 1. Consider the implementation of parking maximums to induce demand for public transport. for parking purposes and encourage the 2. Identify and encourage park and ride areas in the periphery of CBD. development of parking areas that can be 3. Provision new parking areas or maintenance of existing parking areas to apply principles of retrofitted for other uses in the future. environmentally responsible design, including water sensitive permeable surfacing in appropriate locations.

4. Where developers do want to provide off-street, private parking, they are encouraged to construct it in such a way that it could be converted at a later date and with carefully controlled access points that do not hinder pedestrian movements. This parking should not be at ground floor level as this prevents an active interface with the sidewalk.

haracter

c 5. Access points to underground parking from public spaces are not recommended and where unavoidable, they should not undermine the integrity of the space nor activities which occur on it.

and (see Figure 18)

se

u Maintain view corridors in the public realm 1. Maintain and enhance view corridors towards the Mountains, Signal Hill and Ocean along public streets.

Land 102 DRAFT Table Bay SDF EMF March 2021

6.1.2.2 Foreshore/CBD Spatial development objectives Supporting development guidelines 2. Consider the visual impact on the urban skyline when considering tall buildings in the foreshore CBD area. Encourage a range of heights and forms of tall buildings to prevent monotony and reduce wind tunnel effects. Protect green links and open space system 1. No development in protected areas or CBA 1 areas.

2. Ensure positive interface between development and mountain edge and facilitate sensitively scaled

dge buildings.

e Provide sensitive gateways to Table 1. Retain access and visual linkages to the Ocean, Table Mountain and Signal Hill. Mountain. 2. Improve legibility of park and ride systems to access the mountain via MyCiTi.

rban Prevent deterioration of the natural 1. Optimise open space value of the area by making provision for active and passive recreational

u / environment and public open spaces. opportunities and improved landscaping in open spaces. 2. Encourage public arts and events spaces in public open space to enhance the identity of these

pace areas. s 3. Take advantages of opportunities for storytelling through heritage and destination places, e.g. through interpretive installations at destination places and smaller landmarks, e.g. Grand Parade.

Open Encourage a vibrant and pedestrian-friendly 1. Improve the public realm by defining and enclosing public space with active facades and human- central City. scaled building edges 2. Develop stronger linkages between the various central city precincts by concentrating active land uses along pedestrian routes. 3. Encourage mixed-use (with residential component) overlooking public spaces and pedestrian routes to facilitate passive surveillance. 4. Maximise the potential of Long Street extending into Kloof Street as a destination route through improvements in the public environment. 5. Improve the status of the Grand Parade as a tourism destination and connecting space between the Castle, the City Hall and the upgraded station area and the parliamentary precinct by

upgrading landscaping and pedestrianising Lower Parliament Street. 6. Ensure redevelopment and new developments improve the pedestrian environment linking squares laces and public open spaces such as Riebeeck Square, , the Grand Parade, Church

p Square, North Wharf square, and the CTICC square to reinforce legibility and connectivity, and enhance both visitors ‘and residents’ experience of moving between areas. 7. Improve the urban quality of Adderley Street and enhance the east-west pedestrian axis 8. Improve the east-west pedestrian flow across Queen Victoria Street and the Company Gardens to

estination enhance the Company Gardens as a cultural centre.

d / 9. Use the City’s public open spaces as canvas for public artworks – sculpture, murals, mosaic, performance decorative planters, fountains, etc. – to reflect Cape Town’s multi-cultural population and creative assets.

recincts Improve and enhance Cape Town’s CBD as 1. Encourage the creation of a quality public environment that signals the entrance to the City Bowl

p a civic precinct both from the port and the N1, Eastern and Western Boulevards. This would involve innovative public space improvements that looks to integrating environmentally hostile areas into the City or creates a sense of arrival.

Civic 103 DRAFT Table Bay SDF EMF March 2021

6.1.2.2 Foreshore/CBD Spatial development objectives Supporting development guidelines 2. Continue upgrading of the public environment associated with the Grand Parade precinct and its community facilities. 10. Upgrade the area around Artscape and Civic Centre forecourt as well as NMT connections between MyCiTi and Cape Town Station. 11. Enhance and revitalise Riebeek square and other underdeveloped public squares Ensure increasing residential density 12. Encourage provision of space for public services in new high-density residential precincts or coincides with the provision of public conversions. services. Protect the visual and amenity value of the 1. Improve the visibility and prominence of the City’s museums through the creation of a legible system area as a destination place. to direct visitors, packaged with other attractions. 2. Improve directional signage to places of tourism interest. 3. Land around the Artscape provides an opportunity to develop the precinct as a ‘cultural jewel’ and should be developed into a quality public environment in association with the new developments.

104 DRAFT Table Bay SDF EMF March 2021

6.1.2.3 V&A Waterfront/Port/Culemborg West

Spatial development objectives Supporting development guidelines

Investigate options of improving the City’s 1. Integrate development in central city and Foreshore with the port precinct to allow views and access visual and physical connection to the to the water’s edge. port and water’s edge 2. The end of Heerengracht should facilitate a visual connection to the harbour. 3. Maintain the concept of a physical connection to the harbour, though these linkages might initially be in the form of view corridors – particularly along Buitengracht, Loop, Long, Heerengracht, DF Malan, Jan Smuts and Christiaan Barnard. 4. Although the economic importance and operational requirements of the port are recognised, from a land use and civic identity perspective, possible linkages (both physical and visual) should be explored to re-connect the city to the sea.

haracter

c 5. Support an increase demand for passenger services at the Port Cruise Liner terminal and its expansion

eastward. Through this support a more permeable link to the western side of the port.

and 6. The Culemborg area is seen as being key to city development objectives and spatial and economic

se transformation. In line with Port development objectives, Culemborg West should integrate its land use u mix with neighbouring development. See New Development Area 4 Facilitate continued development in the 1. Support higher densities and intensification in the Gateway precinct of the V&A to complement

Land V&A Waterfront and improve proposed Foreshore development. connectivity. 2. Enhance pedestrian linkages (supported by active land uses) between the city bowl and V&A precinct. 3. Retain aspects of working harbour and fishing industry to protect this particular character as an integral part of V&A development.

Protect and enhance the network of 1. Encourage pedestrian movement along implemented routes between the CBD, Greenpoint and pedestrian and cycling routes and Waterfront. facilitate increased accessibility 2. Encourage the establishment of a continuous NMT link from the Sea Point promenade towards

Milnerton. 3. Improve NMT connections between cruise liner terminal and City.

Encourage land use intensification along 1. Support higher density development in close proximity to MyCiTi services particularly in areas with fewer public transport routes, along IRT routes constraints. and around stations. 2. Support conversion of vacant office spaces to residential. Movement Encourage efficient freight movement 1. Encourage the use of rail as preferred mode to convey freight as detailed in the Freight Management and reduced conflict between freight Strategy. and urban uses. 2. Improve road-based circulation from key freight corridors into and out of the port. Decrease the amount of floor space 1. Reduce parking requirements for new developments in accordance with parking policy and consider utilised for parking purposes and the implementation of parking maximums to induce demand for public transport. 105 DRAFT Table Bay SDF EMF March 2021

6.1.2.3 V&A Waterfront/Port/Culemborg West

Spatial development objectives Supporting development guidelines

encourage the development of parking 2. Identify and encourage park and ride areas in the periphery of CBD. areas that can be retrofitted for other 3. Provision of new parking areas or maintain existing parking areas using principles of environmentally uses in the future. responsible design, including water sensitive permeable surfacing in appropriate locations, i.e. in high lying areas and tree planting 4. Where developers do want to provide off-street, private parking, they are encouraged to construct it in such a way that it could be converted at a later date and with carefully controlled access points that do not hinder pedestrian movements. This parking should not be at ground floor level as this prevents an active interface with the sidewalk. 5. Access points to underground parking from public spaces are not recommended and where unavoidable, they should not undermine the integrity of the space nor activities which occur on it. Protect and enhance the amenity value 1. Promote a vibrant and attractive public realm by organising new developments around public open

viro of open spaces spaces and squares. 2. Promote greening and landscaping to mitigate the visual impact of the barren harbour elevated freeway environment. 3. Landscaping and public space design should promote urban cooling to mitigate urban heat island effect.

Open space/en nment

Enhance the central city’s role as a 1. Improve the city’s interface with the water’s edge to capitalise on its character as a harbour city. destination place 2. Address the present barrier effect of the port and freeway system. 3. Continue the improvement of visitor’s facilities and public environment in this area. 4. Support the revitalisation and use of watercourses to celebrate water

estination places

d Ensure increasing residential density 1. Encourage provision of space for public services in new high-density residential precincts or coincides with the provision of public conversions services

Civicprecincts/

106 DRAFT Table Bay SDF EMF March 2021

6.1.2.4 Paarden Eiland/Port/Culemborg East Spatial development objectives Supporting development guidelines

Support the retention of industrial uses in 1. Prioritise local area framework for Paarden Eiland to guide land use management and ensure association with the port. protection of industrial uses that benefit from port proximity. 2. Maintain location conditions for a maritime and logistics cluster in proximity to the port.

Manage interfaces with port and industrial 1. Balance City and NPA vision for growth and development paying particular attention to emerging uses to minimise disturbance and improve conflicts between local area priorities and port operations. efficiency. Ensure uses are compatible with 2. Engage with the NPA about its long term plans for the development of the Port as well as Saldahna intensive industrial and logistics functions. to see if these can be rationalised, and offer solutions to NPA that will enable the continued economic activity of the port system as well as achieve the objectives of the City. This will include periodic work with the NPA to modify its Port Development Framework, 3. Industrial is the preferred land use in Paarden Eiland with potential for intensified commercial uses along main routes.

Land use/character 4. Active public interfaces to be pursued along transport routes. 5. Flexible and mixed building plates supported with the goal to support a range of industrial uses. 6. In accessible areas of Paarden Eiland discourage the dominance of warehousing, storage and other non-employment intensive land uses, unless related to, or reliant on close proximity to the port or maritime activity.

Support improved freight logistic 1. Support proposals to improve access between port and back of port activities, including truck operations through the port and staging and circulation in the Port road network in order to prevent congestion and heavy vehicle surrounding areas. traffic in surrounding residential neighbourhoods. 2. Support development in close proximity to Phase 1A trunk service in Paarden Eiland.

Protect and enhance the network of 1. Support improvements to the pedestrian environment in these areas by encouraging active building

Movement pedestrian and cycling routes and frontages where appropriate. facilitate increased accessibility.

107 DRAFT Table Bay SDF EMF March 2021

6.1.2.4 Paarden Eiland/Port/Culemborg East Spatial development objectives Supporting development guidelines

Prevent deterioration of the natural 1. Port Expansion must take into account the impacts this has on sand deposit and erosion along the environment. coastline and the need to contribute to Coastal defences to mitigate this impact.

ironment

Protect and enhance the amenity value of 2. Encourage interventions that optimise the green/blue corridor through Paarden Eiland. open space. 3. Minimise the environmental impact of the port and its future development on the natural and physical resources around and adjacent to the port. Special attention should be given to sustainable and environmentally friendly freight impact management (accessing and egressing).

Open space env

6.1.2.5 Tamboerskloof/Oranjezicht/Gardens/Vredehoek

Spatial development objectives Supporting development guidelines Ensure appropriate built form and land use to 1. Ensure positive interface between the private and public realm. achieve a quality environment. 2. Management of impact on heritage value of built environment within the existing HPOZ in order to avoid or minimise negative impact on heritage value. 3. Protect and enhance view corridors between Table Mountain, Signal Hill, Lions Head and the ocean

haracter

c 4. Ensure that the scale and character of new developments (in terms of bulk, form, height and architectural styling) are appropriate to their immediate context.

and 5. Promote mixed-use intensification particularly to facilitate regeneration and improve the public

se realm in association with public transport infrastructure. u 6. Allow increased residential densities along existing and proposed public transport routes to support the viability of the routes.

Land 7. Investigate infill development on smaller pockets of publicly-owned land.

108 DRAFT Table Bay SDF EMF March 2021

6.1.2.5 Tamboerskloof/Oranjezicht/Gardens/Vredehoek

Spatial development objectives Supporting development guidelines Investigate new development opportunities 1. Identify and support new development opportunities, e.g. magazine site and Strand Street quarries in remaining pockets of vacant or and portions of public land on Buitengracht Street. underutilised publicly owned land. 2. New development on these sites should be designed to optimise the public amenity value of these spaces; integrate with surrounding land uses and provide positive public interfaces and/or public facilities, particularly on remaining open spaces, e.g. Strand Street Quarry site. 3. New developments in these spaces should consider tangible and intangible heritage aspects.

Encourage residential densification where 1. Encourage densification that is compatible with the character of the area. possible and appropriate. 2. Avoid over-bulked developments that necessitate removing mature tree plantings. 3. Protect the fine-grained character of the Heritage Protection Zones (proposed and approved) and ensure new development plans suitable interfaces with the historical built fabric.

Promote more inclusive land use. 1. Encourage affordable housing provision in relevant private developments in accordance with inclusionary housing policy 2. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities are provided in activity areas as well as other suitable public assembly points, such as transport

seand character interchanges, public spaces, parking areas and road reserves (where appropriate); u 3. Encourage the provision of SMME/informal trading space and facilities in private developments 4. Establish a functional and accessible, pedestrian-friendly interface between formal and informal

and

L activities. 5. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing through a combination of UDZ incentives, Restructuring Zones and social housing. Encourage integration and mixed-use 1. Focus mixed-use (commercial, retail and residential) development along the activity route system of development along development routes. Kloof street, Buitenkant street and parts of Orange Street. 2. Ensure active interfaces at street level. Encourage land use intensification along 1. Encourage appropriate and sensitive intensification of land uses aligned with current and proposed public transport routes, along IRT routes and public transport services.

around stations. Protect the network of NMT routes and 1. Extend the planned network of NMT routes and upgrade the pedestrian environment, particularly facilitate increased accessibility and use. where it is associated with public transport stops, destination places and high order facilities. 2. Provide a Class 2 cycle connection between Adderley Street and the upper Table Valley (Molteno Road). Movement 3. Upgrade a local system of Class 4 cycle routes in Oranjezicht and Vredehoek. Manage parking to lessen its impact on the 1. Investigate areas for the introduction of a resident parking permit system, to secure parking for environment, give priority to residents, residents on events days or in areas where commuter and resident parking is in competition. reduce car trip demand and encourage 2. Develop new parking areas or maintain parking areas using principles of environmentally responsible public transport ridership. design, including water sensitive permeable surfacing in appropriate locations, i.e. in high lying areas and tree planting.

109 DRAFT Table Bay SDF EMF March 2021

6.1.2.5 Tamboerskloof/Oranjezicht/Gardens/Vredehoek

Spatial development objectives Supporting development guidelines Prevent inappropriate development along 1. Prevent activities that compromise or restrict views along Orange/Mill Street, Buitengracht Street, scenic routes. Kloofnek Road, Signal Hill Road and Tafelberg Road (consult Scenic Drive Management Policy) Protect green links and open space system. 1. No development in protected areas or CBA 1 areas. 2. Ensure positive interface between development and mountain edges and facilitate sensitively scaled buildings.

Provide sensitive gateways to Table 1. Retain and enhance pedestrian access and visual linkages to the sea and mountains. Mountain and Signal Hill. 2. Maintain and enhance tree-lined avenues, retaining existing planting patterns and species types. Prevent deterioration of the natural 1. Optimise open space value of the parks and public land along the mountain edge, making provision

edge environment as a result of over- for active and passive recreational opportunities. development. 2. Acknowledge the network of springs and subterranean water courses and ensure that these remain unpolluted. Open space/urban Encourage a vibrant and pedestrian-friendly 1. Improve the public realm by defining and enclosing public space with active facades and human- central city. scaled building edges. 2. Develop stronger linkages between the various precincts by concentrating active land uses along pedestrian routes.

estination

d 3. Encourage mixed-use (with residential component) overlooking public spaces and pedestrian routes to facilitate passive surveillance. Improve and protect destination quality of 1. The protection and conservation of the Heritage Areas through the careful and considered historic areas. management of alterations and development so as to avoid negative impact, including incremental damage.

2. The protection and promotion of architectural quality in association with other historic neighbourhoods.

Civic precincts/ places

110 DRAFT Table Bay SDF EMF March 2021

6.1.3 District Six – Undergoing a local area plan in 2020 NDA area 3

Spatial development objectives Supporting development guidelines Ensure an appropriate mix of land 1. Prioritise the conclusion of the District Six local area plan. uses to achieve a vibrant and 2. Incorporate key historical buildings in the redevelopment of District Six as places of memory and quality urban environment remembrance. 3. Support a mix of land uses (including a variety of commercial, institutional and public uses as well as light industrial activities) in close proximity to the residential fabric. 4. Concentrate higher density mixed-use along major streets and other points of high accessibility, while continuing the network of public open spaces providing visual and pedestrian access to the mountain 5. Reinforce Hanover Street as a linear ‘spine’ of commercial/retail activity, i.e. encourage its development as a high street. 6. Locate residential uses above commercial uses on the ground and first floors. Facilitate the development of a 1. Facilitate high residential densities to increase the opportunities for people of different income levels to high density low to medium-rise built live in the area while also providing the thresholds to support increased commercial and institutional form. uses.

2. Make provision for a variety of housing types ranging from row houses to three/four-storey apartment blocks. 3. Support increased building heights to at least four to five storeys, or more, along identified public transport routes. 4. Locate higher densities and taller buildings with commercial uses to interface with existing built blocks around Harrington Street. 1. Integrate District Six and the CBD by means of intense mixed land use activity in the East City. Integrate the area into the existing 2. Establish Hanover Street as an important linkage.

useand character urban context. 3. Reinforce gateways into District Six.

Land Encourage integration and mixed- 1. Facilitate a mix of land uses and support residential densification along the Victoria (Main) Road use development along activity activity route routes and activity streets 2. Support infill development and mixed-use intensification along Albert and Lower Main Road as a development route.

Use a permeable network of routes 1. Reinstate the historic street grid to determine a fine grain block character. to create an appropriate human- 2. Recognise the original street grid, pathways and communal spaces as layout informants. scaled urban structure

Improve linkages with the 1. Investigate a potential underpass linking District Six to Vredehoek. surrounding urban fabric 2. Enhance the historical link between District Six and Signal Hill/Bo-Kaap along Longmarket Street.

Movement 111 DRAFT Table Bay SDF EMF March 2021

6.1.3 District Six – Undergoing a local area plan in 2020 NDA area 3

Spatial development objectives Supporting development guidelines 3. Improve the connection along Hanover Street and Darling Street to the Grand Parade precinct. 4. Improve connectivity to the surrounding urban areas of Chapel Street, Woodstock and Vredehoek. Prevent inappropriate 1. Retain and enhance the scenic qualities of De Waal Drive (consult Scenic Drive Management Policy). development along scenic routes. Implement a network of NMT routes 1. Establish a pedestrian link along New Hanover Street that connects the area to the East City as part of and facilitate increased a general focus on a network of pedestrian-friendly streets. accessibility. 2. Implement a Class 3 cycle facility along New Hanover Street and into Darling Street. Implement new road linkages to 1. Improve the mobility function of Tennant Street (related to the deproclamation of the Canterbury Road improve network functionality. scheme).

Protect natural green linkages 1. Enhance the open space system by reinforcing a link from the mountain through District Six along through the site and optimise green Trafalgar Park, potentially towards the yacht basin. infrastructure potential. 2. Continuing the existing network of public open spaces from Vredehoek into District Six, providing visual and pedestrian access to the mountain. 3. Align and integrate water-sensitive design in green links with stormwater planning for the restitution area in District Six. Support a legible open space 1. Organise the development of District Six around a system of pedestrian routes and open spaces. network linked to a system of routes. 2. Create strong visual and physical links by emphasising the public environment of streets, squares and parks. 3. Facilitate active land uses around open spaces to activate them and provide enclosure. 4. Find opportunities to celebrate water that runs from the Mountain and through the site in the design of open spaces.

Open space/environment Provide community facilities to 1. Provide sufficient open space and a wide range of social amenities particularly in areas of higher ensure the development of a residential density. sustainable and functional 2. Cluster new facilities at accessible locations and provide multipurpose facilities where possible. community. 3. Retain and enhance existing public facilities and optimise their use.

Facilitate a quality built 1. Enhance existing historic buildings through sensitive surrounding development. environment with a strong focus on 2. Acknowledge and celebrate the built heritage the public realm and civic identity. 3. Incorporate intangible heritage of District Six through memorialisation and/or public art.

Civicprecincts/ Destination places 112 DRAFT Table Bay SDF EMF March 2021

6.1.4 New development areas and strategic sites – sub-district 2

The sites below are discussed as the size of the opportunity coupled with the complexity of conditions for these sites require further investigation. Other strategic sites and potential new development areas in the district are smaller and their development can be guided by the general guidelines.

6.1.4.1 Strategic sites and new development areas Spatial development objectives Supporting development guidelines Facilitate the redevelopment of 1. The use of the site should be optimised to make the most of its advantageous location close to the Culemborg West and enable the port and the central city and short to medium term development should not preclude changes in land optimal function of the Port in a use over time which may open up opportunities for spatial restructuring. manner that will contribute to the 2. Depending on the longer-term port expansion option pursued and operational land requirements, broader development goals of the future redevelopment options for this precinct should consider mixed-use intensification. City. 3. It is recognised that the growth and development of the port function have a significant impact on the economy of Cape Town and the Western Cape. However, a spatial balance should be sought (NDA 4) between the provision for port-related activities and the need to address other developmental and urban restructuring needs. The Cape Town Port is a strategic asset to Cape Town’s economy, its growth and development should therefore be encouraged in a manner that balances the needs of the port over time with broader city needs to ensure sustainable movement systems, efficient use of well- located land and high-quality urban design. 4. The development of the site should be carefully approached in terms of urban design, as it has a significant gateway function. 5. Intensify activities around points of access to public transport. 6. Integrate the site with the surrounding urban context and investigate opportunities for extending the adjacent fine-grained street patterns onto the site. 7. Encourage an appropriate interface between the site and adjacent land uses as integration with the surrounding land uses and the Harbour Arch development should contribute to the diversity and vibrancy of land uses in the Foreshore. Foreshore Freeway and Gallows Hill 1. Continue to facilitate development of public land around the Foreshore freeway and carefully plan Depot (NDA 5) the movement network in the Foreshore area in relation to the completion of the freeway network.

2. Activate spaces under freeways to ensure they integrate into the urban fabric 3. Facilitate affordable housing within private residential developments in line with the City’s draft inclusionary housing policy.

113 DRAFT Table Bay SDF EMF March 2021

114 DRAFT Table Bay SDF EMF March 2021

6.1.5 Sub-district 3: Central district

Sub-district 3 contains the historic suburbs of Salt River, Woodstock, Observatory and Maitland. The Main Road/Victoria Road corridor extends South to Simonstown. Albert Road links to the Northern Suburbs and Voortrekker Road. These areas have a mixed economic profile with both an industrial and commercial mix of uses.

The Two Rivers Precinct within this district is a focal point for public investment, due to significant public land holdings surrounding. The draft Local Spatial Development Framework (2019) indicates a higher development intensity for this area than previously considered in the 2012 District Plan. Notwithstanding a more intense, transit-oriented development outlook, the Two Rivers Precinct remains a valuable part of the public open space network and a potential flagship urban green/river corridor and its functioning must be enhanced in this respect.

The Berkeley road extension is planned to link the Western suburbs of Salt River, Woodstock and Observatory to the Maitland area. Maitland with its primarily industrial-economic uses is undergoing a transition to a more mixed-use profile, with opportunities for affordable residential units. The guidelines below reflect the need to balance heritage interfaces and environmental concerns in order to enhance and maintain an inclusive human settlement.

115 DRAFT Table Bay SDF EMF March 2021

6.1.5.1 Woodstock/Salt River

Spatial development objectives Supporting development guidelines Encourage integration and mixed- 1. Support appropriate mixed-use intensification along Victoria Rd/Main Road to reinforce its function as use development along an activity route and encourage the rehabilitation of Victoria Rd/Main Rd as a high street development routes and corridors 2. Encourage flexible building designs in association with economic clusters. 3. Support mixed-use intensification along Albert Road and the Salt River triangle where appropriate

Ensure appropriate built form and 1. Support the development of Salt River Market site and facilitate integration with surrounding areas land use. 2. Ensure the conservation and enhancement of the historical streetscapes of Victoria Road, Albert Road, Salt River Triangle and Lower Main Road by promoting active public space interfaces, enhancement

er and maintenance of characteristic architectural heritage and adherence to Urban Design Policy 3. Ensure that the scale and character of new developments (in terms of bulk, form, height, setback and architectural approach) are appropriate to their immediate and general context. 4. Investigate a possible connection between Salt River Market to Lower Voortrekker Road. 5. Ensure active edges and positive interfaces on building facades and the improvement of streetscape. 6. Consider alternative uses for the strategic site currently used as a bus holding area (Selwyn Street) should it become available for development in future. 7. Encourage more active interfaces and supportive pedestrian facilities for buildings overlooking

and use/charact

L Trafalgar Park 8. Encourage mixed-use intensification of Salt River triangle as an area of high accessibility and link between Victoria Road, Albert Road and Culemborg. 9. Support a gradation of building heights with taller buildings at appropriate points along activity streets or in association with vacant land or railway infrastructure and IRT, a variation of height profiles in association with fine-grained historic buildings is appropriate with a maximum of three to four storeys abutting single residential uses and retention of the historic street grid. 10. Support flexible building design in industrial and commercial buildings to support a range of business requirements. Retain and enhance existing 1. Protect and enhance buildings, precincts and streetscapes with historic/cultural value as reflected in character areas the Heritage Conservation Area (Figure 12). 2. Use historic monuments/artefacts and stories creatively to contribute to the area’s identity.

116 DRAFT Table Bay SDF EMF March 2021

6.1.5.1 Woodstock/Salt River

Spatial development objectives Supporting development guidelines Promote more inclusive land use 1. Advance the development of the Salt River social housing programme by developing vacant infill sites with a mix of housing types including affordable social housing. 2. Encourage affordable housing provision in relevant private developments in accordance with inclusionary housing policy. 3. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities are provided in activity areas as well as other suitable public assembly points, such as transport interchanges, public spaces, parking areas and road reserves (where appropriate). 4. Encourage the provision of SMME/informal trading space and facilities in private developments. 5. Promote increased percentage of inclusive housing opportunities in new developments. 6. Establish a functional and accessible, pedestrian-friendly interface between formal and informal activities. 7. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing through a combination of UDZ incentives (including restoration and adaptive reuse of historical buildings), Restructuring Zones and social housing. Encourage integration and mixed-use 1. Facilitate a mix of land uses and support residential densification along the Victoria (Main) Road development along development routes activity route. and activity streets. 2. Ensure active interfaces along street level. 3. Support infill development and mixed-use intensification along Albert (Lower Main) Road) as a development route.

Encourage land use intensification along 1. Support appropriate development in close proximity to the IRT network taking into account the public transport routes, along IRT routes appropriate scale and the surrounding built form.

and around stations. 2. Consider local area building scales and appropriate gradation of scale when considering applications for higher intensity. 3. Support intensification of residential land uses. 4. Support upgrade options and pedestrian improvements for Davidson and Grey Streets. 5. Improve pedestrian facilities and ramps between station platforms and new IRT facilities Movement Implement a network of NMT routes and 1. Extend the planned network of NMT routes and upgrade the pedestrian environment particularly where improve pedestrian connections. it is associated with public transport stops and high order facilities. 2. Implement a Class 3 metropolitan cycle route along Albert Road into Strand Street. 3. Upgrade a local system of Class 4 cycle routes in Woodstock and Salt River. 4. Improve the pedestrian connection between Salt River market and the railway station. 5. Promote a pedestrian link from Searle Street to Woodstock station 6. Upgrade the cycle signalling and safety around Salt River Circle. Prevent inappropriate development 3. Prevent activities that compromise or restrict views along Phillip Kgosana Drive or along scenic routes. Boulevard (consult Scenic Drive Management Policy).

117 DRAFT Table Bay SDF EMF March 2021

6.1.5.1 Woodstock/Salt River

Spatial development objectives Supporting development guidelines Rationalise the open space system 1. Investigate opportunities for the rationalisation of the open space with an emphasis on quality multi- where appropriate. functional open spaces. 2. Retain and upgrade a sufficient variety of open space in the area.

Prevent deterioration of the natural 1. Extend a green/pedestrian link northwards along Searle Street to Albert road as a visual continuation environment as a result of over- of Trafalgar Park and to attain a continuous green link from mountain to sea. development. 2. Optimise and plan for flood management and attenuation on Transnet land erf 15334-RE.

space/environment Ensure positive edges to parks and 1. Encourage more active interfaces and supportive pedestrian facilities for buildings along Searle Street open spaces. overlooking Trafalgar Park.

Open

Protect the character of the area 1. Support the recovery of the area by allowing redevelopment that brings about activity along major as a vibrant mixed-use routes. neighbourhood. 2. Facilitate sensitive integration of new developments into existing built fabric by addressing scale and interface. 3. Continue to facilitate the identity of the area as an Arts precinct by supporting public arts and events.

Improve and upgrade the 1. Integrate Woodstock Town Hall with the park in front by means of a landscaped courtyard in order to Woodstock civic precinct strengthen the character of the civic node and encourage more active use of the park. 2. Improve visual and functional linkages between Woodstock station, other civic amenities, Town Hall

square and a pedestrian link down Mountain Road.

estination places

d Ensure increasing residential density 1. Use CSIR standards and facilities thresholds to ensure the provision of space for public services in new coincides with the provision of high-density residential precincts or where conversions result in substantially higher residential densities. public services.

Civicprecincts/

118 DRAFT Table Bay SDF EMF March 2021

6.1.5.2 Two Rivers Precinct (TRP)/Salt River/Observatory

Spatial development objectives Supporting development guidelines Ensure appropriate built form and land use 1. Improve the interface between the built environment and Voortrekker Road – discourage blank to give effect to mixed land use facades and walls and support changes to freight logistics operations that will allow new uses in intensification in support of transit-oriented container stacking areas. development. 2. Support infill development and intensification along Voortrekker Road and Albert Road in the vicinity of Salt River station. 3. Facilitate mixed-use intensification of portions of Salt River and improve the public environment in support of the Main Road corridor. 4. Support positive built edge interfaces along Alexandra Road and Berkley Road.

5. Prioritise the finalisation of the Two Rivers LSDF to provide land use management guidance for the Two Rivers precinct.

Improve the public realm in support of a 1. Address the visual quality of the Voortrekker Road corridor by upgrading the landscaping. quality built environment. 2. Retain and enhance the positive interface of buildings along Lower Main Road in Observatory. 3. New development in the Two Rivers precinct must contribute to a high-quality public environment and be implemented with edge conditions that are appropriate for the surrounding built fabric. 4. Integrate heritage building fabric and consider first nations heritage into new developments in the Two Rivers precinct.

useand character

Retain and protect existing built fabric that 1. Maintain Maitland Garden Village as an important residential component while improving its edge Land provide well-located residential interfaces. opportunities and encourage further 2. Protect the historic fabric and residential character of Observatory. development of residential opportunities. 3. Support the development of affordable units in the Two Rivers Precinct.

Support a shift towards mixed-use 1. Support medium-rise developments and medium to high residential densities in support of transit- intensification. oriented development.

2. Improve the interface between buildings and the Salt River canal and upgrade the public environment.

Promote inclusive land use development. 1. Encourage affordable housing provision in relevant private developments in accordance with inclusionary housing policy. 2. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities are provided in activity areas as well as other suitable public assembly points, such as transport interchanges, public spaces, parking areas and road reserves (where appropriate). 3. Encourage the provision of SMME/informal trading space and facilities in private developments. 4. Establish a functional and accessible, pedestrian-friendly interface between formal and informal activities. 5. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing through a combination of UDZ incentives, Restructuring Zones and social housing.

119 DRAFT Table Bay SDF EMF March 2021

6.1.5.2 Two Rivers Precinct (TRP)/Salt River/Observatory

Spatial development objectives Supporting development guidelines Encourage integration and mixed-use 1. Reinforce Voortrekker Road as a public transport route and activity route in support of the urban core development along activity routes and intensification. activity streets. 2. Support residential densification and mixed use in the Voortrekker Road corridor 3. Facilitate a mix of land uses and support residential densification along the Main Road activity route.

Encourage land use intensification along 1. Align potential future public transport route planning and identification of intensification areas in the public transport routes, along IRT routes TRP area. and around stations. 2. Support mixed-use development around the Salt River station precinct Support opportunities for

investment and development to revitalise station precincts and provide greater mixed use and residential density. Implement a network of NMT routes and 1. Extend the planned network of NMT routes and upgrade the pedestrian environment particularly where facilitate increased accessibility. it is associated with public transport stops and high order facilities.

Movement 2. Create a high-quality NMT network through the TRP area. 3. Extend the existing Class 2 cycle lane along Liesbeeck Parkway. 4. Plan for a Class 2 cycle facility along the future Berkley Road extension. 5. Implement a Class 3 metropolitan cycle route along Malta Road and Voortrekker Road. 6. Implement a Class 3 local cycle route along Alexandra Road. 7. Enhance the local system of Class 4 cycle routes in Observatory. Implement new road linkages to meet 1. Activate the northern TRP area and improve network functionality between Maitland and Salt River by spatial objectives. carrying out the Berkeley Road Extension.

Improve the environmental quality of the 1. Conserve and enhance ecologically sensitive areas and historically significant sites. sensitive environmental areas in the Two 2. Upgrade and rehabilitate degraded open space and ecological systems. Rivers Precinct and enhance its role in the 3. Create a high-quality, multifunctional recreational area that forms part of an ecological system urban open space system. stretching from Table Bay to . 4. Allow for varied activities including conservation, active and passive recreation as well as more public

nvironment uses along the edges of the site where appropriate. e 5. Integrate the park into the fabric of the city by developing a positive interface between new developments and open spaces as well as with existing adjacent neighbourhoods and institutions. 6. Support residential and institutional (with some supporting commercial use) development to provide

pace/ s passive surveillance. 7. Formalise a system of pedestrian links across the site: east-west linkages from Alexandra Road as entry points into the park as well as north-south linkages between the Alexandra Institute, Maitland Garden Open Village and Oude Molen precinct.

120 DRAFT Table Bay SDF EMF March 2021

6.1.5.2 Two Rivers Precinct (TRP)/Salt River/Observatory

Spatial development objectives Supporting development guidelines Prevent deterioration of the natural 1. Protect the Black River/ corridors and green links across the Two Rivers area. environment and improve Green 2. Enhance the potential for pollution control in the Black and Liesbeek Rivers in the Two Rivers Area. infrastructure potential. 3. Investigate flood amelioration potential when planning development in TRP and on Transnet land north of the TRP. 4. Manage and enhance the existing biodiversity on the site. Maintain Conservation areas and ensure new development contributes to conservation efforts in the Two Rivers environment.

Improve access to public facilities and 1. Enhance the identity of Observatory as a local civic precinct. upgrade the public environment in civic 2. Support enhanced community service provision in the Malta Park sportsfield area. precincts.

estination places

d Develop a continuous green system from 1. Investigate opportunities for implementing pedestrian linkages and landscaping as part of a Table Bay to False Bay as a natural continuous system. destination place for a number of 2. Rehabilitate the Salt River, Liesbeek and Black River system and de-canalise where possible to improve communities. its ecological functioning and recreational opportunities. 3. Establish the river, buffer areas and open spaces around TRP as a high quality, legible public open

space system.

Civicprecincts/

121 DRAFT Table Bay SDF EMF March 2021

6.1.5.3 Maitland/Ndabeni

Spatial development objectives Supporting development guidelines Encourage residential development 1. Support residential densification in the Voortrekker Road corridor. and higher densities and manage land 2. Facilitate business developments with a residential component in areas identified for intensification use conflicts. 3. Maintain and enhance areas of employment by increasing residential densities in employment areas. 4. Manage conflicting land uses by maintaining some exclusion of heavy industry from residential, light industrial and commercial uses. 5. Facilitate a balance between local area priorities and container stacking uses, encouraging the relocation of container stacking in line with inland port plans. Improve the public realm in support of a 1. Address the edge conditions along Voortrekker Road, particularly the sterile periphery of Maitland quality built environment. cemetery. 2. Support the Camp road realignment in order to better activate public space in the Koeberg Station Precinct and integrate public space with the riverside.

Maintain and enhance established job- 1. Encourage appropriate institutional and mixed-use development on publicly owned land around generating land uses. Maitland circle.

acter 2. Encourage lighter uses and mixed commercial activities on the edges of Ndabeni in relation to Maitland and TRP. 3. Encourage conditions for continued industrial uses as well as high tech and biomedical clusters in Ndabeni.

useand char Investigate infill opportunities for 1. Consider pockets of vacant or underutilised publicly-owned land in Maitland for institutional uses residential densification. and/or medium-density residential infill.

Land

Promote inclusive land use. 1. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities are provided in activity areas as well as other suitable public assembly points, such as transport interchanges, public spaces, parking areas and road reserves (where appropriate). 2. Encourage the provision of SMME/informal trading space and facilities in private developments. 3. Establish a functional and accessible, pedestrian-friendly interface between formal and informal activities. 4. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing. 5. Encourage affordable housing in relevant private developments in accordance with the inclusionary housing policy.

122 DRAFT Table Bay SDF EMF March 2021

6.1.5.3 Maitland/Ndabeni

Spatial development objectives Supporting development guidelines Increase intensity of land use along key 1. Reinforce Voortrekker Road as a public transport route and activity route in support of transit oriented development routes and activity development. streets.

Encourage land use intensification 1. Align potential future public transport route planning and identification of intensification areas. along public transport routes, along IRT 2. Ensure the development layouts of new development areas facilitate public transport provision, and routes and around stations. encourage road structures that provide logical and accessible public transport and NMT.

Implement a network of NMT routes and 1. Establish a Class 3 metropolitan cycle route along Voortrekker Road.

improve pedestrian connections. 2. Establish a Class 2 metropolitan cycle facility in the N1 reserve.

nt 3. Plan for a Class 2 cycle facility along the Frans Conradie Road extension. 4. Enhance the local system of Class 4 cycle routes in residential areas of Maitland.

Moveme Rationalise the open space system 1. Investigate opportunities for the rationalisation of the open space with an emphasis on quality rather where appropriate. than quantity. 2. Retain and upgrade a sufficient variety of open space in the area.

space/ Establish green links between existing 1. Upgrade the open space along 13th Avenue in Windermere. pockets of open space. 2. Consolidate and enhance the green strip between Dapper and Nyman Roads as linear public opens

environment

Open space system. 3. Support a connection to the river from the Koeberg station precinct in Maitland.

Improve access to public facilities and 1. Enhance the identity of Maitland as a local civic precinct. upgrade the public environment in civic 2. Investigate upgrade options for the Maitland community hall area by improving the interface with precincts. Voortrekker Road as well as integration with the station precinct. 3. Encourage the establishment of a memory project relating to Ndabeni and develop interpretation

relating to the first forced removals, plague camp, and SA War Camp.

estination

Civic precincts/ d places

123 DRAFT Table Bay SDF EMF March 2021

6.1.5.3 Maitland/Ndabeni

Spatial development objectives Supporting development guidelines Establish new civic precincts through 1. Encourage the clustering of facilities along Voortrekker Road to establish a vibrant multifunctional clustering of community facilities. environment as part of the future Wingfield development.

124 DRAFT Table Bay SDF EMF March 2021

6.1.6 New developments and strategic sites – Sub-district 3

The sites below are discussed as the size of the opportunity coupled with the complexity of conditions for these sites require further guidelines. The Maitland areas and TRP area development may be guided by the local plans currently in draft form, however, in the absence of approval of these broad guidelines are included in this District Plan. Other strategic sites and potential new development areas in the District either have more substantial constraints, greater uncertainty as to their development or their development can be guided by the general guidelines.

6.1.6.1 Strategic sites Spatial development objectives Supporting development guidelines Facilitate the development of public 1. Allow for appropriate increased density, height and bulk in order to develop a mixed-use precinct that space and mixed-use development in enhances the quality of the open spaces and provides identity. the TRP area to support transit-oriented 2. Ensure a variation of heights to avoid monotony and the consideration of important view corridors development cognisant of, and through the site with special consideration of views from and to heritage features. complementary to the ecological and 3. Encourage a mix of land uses (commercial, institutional and residential) that will ensure an environment heritage value of the area. of high amenity to both residents and visitors. 4. Buildings should front onto and allow interaction with a network of public open spaces and river corridors and enable passive surveillance. NDA area 6 5. The precinct should allow for active interfaces along its edges, and public spaces surrounding developments should be planned to ensure continuous public access to high quality designed or conserved public open spaces in line with the provisions of the TRP LSDF framework. 6. Encourage commercial use along Alexandra road; residential and urban agriculture activities should be located towards the western edge of the site as a transitional zone adjacent to the urban park. 7. Encourage an urban form based on existing character: buildings should define a system of courtyards that are linked by a legible pattern of pedestrian routes. 8. Ensure appropriate interfaces between heritage buildings and new developments and encourage the acknowledgement of intangible heritage in the site layout and design. 9. Preserve view corridors in public spaces through design of the site. 10. Improve the connection between TRP and surrounding areas. 11. Encourage a development approach that is based on social and land use integration with a focus on sustainable design.

12. Development layouts to facilitate public transport provision, and encourage road structures that provide logical and accessible public transport and NMT infrastructure.

125 DRAFT Table Bay SDF EMF March 2021

6.1.6.1 Strategic sites Spatial development objectives Supporting development guidelines Facilitate the development of a mixed- 1. Investigate the feasibility of developing a mixed-use precinct with light industrial, commercial and use precinct on the old Maitland Abattoir higher density residential components. site (Erf 103659) 2. Alternatively, consider the site as part of a municipal hub of services that is rationalised and efficiently developed, given the existing ownership and facilities on site. NDA area 7 3. Ensure that portions facing Berkley Road are optimally developed in line with its importance as a development route. 4. Determine the viability of various development options depending on the re-use of existing built structures and the associated costs. 5. Develop a spatial framework (based on the feasibility study) that addresses concerns around the integration of the site; linkages with the urban park and the interface along Berkley road amongst others. 6. Capitalise on the site’s strategic location and size by optimising density and bulk. 7. Consider the impact of development on heritage buildings on the site particularly which buildings could be exempt from section 34 of the Heritage Act.

8. Minimise potential land use conflicts on the site and ensure an appropriate transition between the residential uses in the area and the industrial uses.

126 DRAFT Table Bay SDF EMF March 2021

127 DRAFT Table Bay SDF EMF March 2021

6.1.7 Sub-district 4 – Eastern District

The remainder of the district contains a number of distinct residential areas separated by road and rail infrastructure and industrial pockets. This sub-district includes Kensington and Windermere, Wingfield, Acacia Park, Pinelands, Conradie, Thornton, Langa and Epping 1. It is divided by the Voortrekker Road corridor into a northern and southern component.

6.1.7.1 Windemere, Kensington, Acacia Park spatial development objectives Spatial development objective Supporting development guidelines Give spatial effect to transit-oriented 1. Facilitate mixed-use intensification along Voortrekker Road and improve the public environment. development by encouraging mixed- 2. Promote a positive interface between residential and high intensity mixed-use areas and the public use intensification environment along Voortrekker Road. 3. Undertake a heritage exemption process for section 34 of the NHRA to prioritise heritage protections and facilitate faster approvals for desirable developments.

racter Encourage residential development 1. Support residential densification in the Voortrekker Road corridor Depending on specific local context, and higher densities and manage land densities between 100–375 du/ha (nett) could be considered. For vacant sites this could be higher in use conflicts. order to increase the overall densities for the area.

2. Facilitate business developments with a residential component in areas identified for intensification 3. Maintain and enhance areas of employment by increasing residential densities in employment areas. 4. Manage conflicting land uses by maintaining some exclusion of heavy industry from residential, light useand cha industrial and commercial uses. Improve the public realm in support of a 1. Address the edge conditions along Voortrekker Road, particularly the sterile periphery of Maitland

Land quality built environment. cemetery.

Investigate additional development 1. Prioritise services for intensification of development in the Wingfield area. opportunities. 2. Determine the possibility of allowing development on the land northwest of Wingfield (west of Acacia Park) and the service infrastructure required to make this a viable option.

128 DRAFT Table Bay SDF EMF March 2021

6.1.7.1 Windemere, Kensington, Acacia Park spatial development objectives Spatial development objective Supporting development guidelines Investigate infill opportunities for 1. Consider pockets of vacant publicly-owned land in Windermere and Kensington for medium-density residential densification. residential infill.

Promote inclusive land use. 9. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities are provided in activity areas as well as other suitable public assembly points, such as transport interchanges, public spaces, parking areas and road reserves (where appropriate); 10. Encourage the provision of SMME/informal trading space and facilities in private developments

11. Establish a functional and accessible, pedestrian-friendly interface between formal and informal activities. 12. Shore up commercial nodes by encouraging conversion of functionally obsolete building stock to affordable housing through a combination of UDZ incentives, Restructuring Zones and social housing. Increase intensity of land use along key 1. Reinforce Voortrekker Road as a public transport route and activity route in support of transit oriented development routes and activity development. streets. 2. Enhance the character of 6th Avenue in Kensington as local route.

Encourage land use intensification 1. Align potential future public transport route planning and identification of intensification areas. along public transport routes, along IRT 2. Ensure the development layouts of new development areas facilitate public transport provision, and routes and around stations. encourage road structures that provide logical and accessible public transport and NMT

Implement a network of NMT routes and 1. Establish a Class 3 metropolitan cycle route along Voortrekker Road. improve pedestrian connections. 2. Establish a Class 2 metropolitan cycle facility in the N1 reserve. 3. Plan for a Class 2 cycle facility along the Frans Conradie Road extension. 4. Enhance the local system of Class 4 cycle routes in residential areas of Windermere.

Movement

Implement new road linkages to 1. Extend Frans Conradie Drive towards Ysterplaat. improve network functionality

129 DRAFT Table Bay SDF EMF March 2021

6.1.7.1 Windemere, Kensington, Acacia Park spatial development objectives Spatial development objective Supporting development guidelines Rationalise the open space system 1. Investigate opportunities for the rationalisation of the open space with an emphasis on quality rather where appropriate. than quantity. 2. Retain and upgrade a sufficient variety of open space in the area.

nment Establish green links between existing 1. Upgrade the open space along 13th Avenue in Windermere. pockets of open space. 2. Consolidate and enhance the green strip between Dapper and Nyman Roads as linear public opens space system.

Establish new civic precincts through 1. Encourage the clustering of facilities along Voortrekker Road to establish a vibrant multifunctional

space/ enviro clustering of community facilities. environment as part of the future Wingfield development.

Open

130 DRAFT Table Bay SDF EMF March 2021

6.1.7.2 Pinelands, Thornton, Conradie, Langa Spatial development objectives Supporting development guidelines Ensure appropriate built form and 1. Support infill development and mixed-use intensification along Jan Smuts Road where appropriate. land use to achieve an efficient 2. Ensure that the scale and character of new developments (in terms of bulk, form, height, setback and urban form. architectural approach) are appropriate to their immediate and general context. 3. Support sensitive infill development to activate Avonduur/Morningside Road. 4. Improve the interface with Forest Drive, particularly addressing the local node around the Howard Centre.

racter Facilitate mixed-use intensification 1. Support development with positive pedestrian interfaces along Washington Road. in Langa to improve urban structure 2. Encourage mixed-use intensification in the station precinct.

and legibility. 3. Investigate development opportunities for Nigeria Way in support of the public transport corridor. 4. Maintain and enhance public spaces with high volumes of activity.

useand cha Retain and enhance existing built 1. Investigate sensitive densification opportunities in the residential areas of Pinelands and Thornton fabric that provides well-located except for flood prone areas along the downstream component of the Elsieskraal River.

Land residential opportunities. 2. Facilitate intensification and an improved built interface along Viking Way.

Improve the public realm in support 1. Facilitate a more positive land use response to the Elsieskraal canal and prevent blank edges of a quality built environment. overlooking open space.

Increase the intensity of land use 1. Support Jan Smuts/Berkley Road as a development route by allowing increased densification at points along key activity and of direct access, transport interchanges, places of intense mixed-use and in proximity to commercial

development routes and activity complexes. streets 2. Support increased densification and a mix of activities along Washington Road as an activity street.

Encourage land use intensification 1. Align potential future public transport route planning and identification of intensification areas. along public transport routes, along 2. Investigate development intensification around Pinelands station. Movement IRT routes and around stations

131 DRAFT Table Bay SDF EMF March 2021

6.1.7.2 Pinelands, Thornton, Conradie, Langa Spatial development objectives Supporting development guidelines Implement a network of NMT routes 1. Extend the planned network of NMT routes and upgrade the pedestrian environment particularly where and improve pedestrian it is associated with public transport stops and high order facilities. connections. 2. Establish a Class 3 metropolitan cycle route along the northern section of Jan Smuts and Prestige Drive linking up with Voortrekker Road. 3. Establish Class 2 metropolitan cycle routes in Langa along Bhunga Drive and Washington Road towards the station; along Jan Smuts Drive southwards; along Forest Drive and Avonduur in Pinelands and along Nigeria Way and Viking Way. 4. Enhance the local system of Class 4 cycle routes in residential areas of Pinelands, Thornton and Langa.

Implement new road linkages to 1. Confirm the alignment and feasibility of a road connection between Viking Way and Voortrekker Road. improve network functionality. Prevent deterioration of the natural 1. Limit extensive run-off as a result of excessive impermeable surfacing.

environment as a result of over- 2. Protect natural vegetation and prevent the privatisation of open space. development

Ensure positive interface with parks 1. Ensure active edges adjacent to public open spaces. and open spaces. 2. Improve the interface between built edges and water systems, e.g. Elsieskraal and Jakkalsvlei canals.

Rationalise the open space system 1. Investigate opportunities for the rationalisation of the open space system based on more detailed where appropriate. studies and guidelines.

Open space/ environment

Improve access to public facilities 1. Enhance the identity of Pinelands as a local civic precinct. and upgrade the public 2. Upgrade and enhance the cluster of community facilities in Washington Drive, Langa. environment in civic precincts. 3. Support the development of a lower order civic precinct at the Conradie hospital site.

places

estination

d

Civicprecincts/

132 DRAFT Table Bay SDF EMF March 2021

6.1.7.3 Epping Spatial development objectives Supporting development guidelines

Protect and support retention and 1. Protect well-performing industrial areas in Epping. expansion of job-generating land uses in 2. Allow limited job-generating mixed uses, including compatible commercial, retail and institutional uses. well-located areas. 3. Support continued job-generating inward investment in well-performing nodes (growth nodes) by:  Partnering with property owners and community stakeholders to manage the business environment through City Improvement Districts.  Partnering with investment promotion agencies to drive place marketing and stage events.  Encourage higher intensity of job-generating development in proximity to transit  Facilitate improvements in network infrastructure essential to operational requirements of

e businesses, including transport, freight and fibre.

us Promote inclusive development. 1. Ensure that sufficient, well-located and appropriately designed formal and informal trading facilities

and

L are provided in activity areas as well as other suitable public assembly points, such as transport interchanges, public spaces, parking areas and road reserves particularly in proximity to Epping Market; 2. Encourage the provision of SMME/informal trading space and facilities in private developments. 3. Establish a functional and accessible, pedestrian-friendly interface between formal and informal activities.

Facilitate efficient movement and access 1. Encourage partnerships in the provision of network infrastructure, e.g. fibre for high-speed internet. to markets. 2. Protect freight networks and infrastructure.

3. Through partnerships support and encourage freight movements to rail in Epping.

Movement

133 DRAFT Table Bay SDF EMF March 2021

6.1.7.3 Epping Spatial development objectives Supporting development guidelines

Promote access to green space and the 1. Encourage connected green networks in association with new development. continuity of green networks. 2. Consider the role of green spaces in stormwater attenuation and social services to workers and nearby residents.

pace

s

Open

134 DRAFT Table Bay SDF EMF March 2021

6.1.8 New development areas and strategic sites – Sub-district 4

6.1.8.1 Strategic sites or new development areas Spatial development objectives Supporting development guidelines Continue to facilitate the development 1. Support the development of a medium to high density mixed-use neighbourhood with a significant of future phases of the mixed-use housing component and employment opportunities (commercial, light industrial and retail land uses). precinct on the Conradie Hospital site 2. Link open space provision in the precinct to the revitalisation of the Elsieskraal canal. (erven 169125 and 169123) 3. Provide social facilities that can be of benefit to the precinct as well as the adjacent residential areas. 4. Improve road connections to the site by providing new linkages to Voortrekker Road and across the NDA 8 canal to Viking Way.

Investigate feasibility of redeveloping the 1. Measure the potential of Athlone site as contributing to energy supply. site as an area for 2. Provide a sensitive interface with the Langa initiation site. future renewable energy generation and 3. Take cognisance of the flood regime adjacent to the river and develop the site in line with the storage in light of City priorities related to principles of the Floodplain and River Corridor Management Policy. sustainable energy supply; 4. Investigate the potential of the site for additional light industrial/commercial land use mix.

NDA 9

Investigate opportunities on industrial 1. Intensify employment-generating land uses, including industrial development and related institutions potential land at erf 32511-Re Epping in order to maximise the site’s potential as one in close proximity to public transport. A component of office and retail could be considered. NDA 10 2. The site should not be considered for residential development due to significant infrastructure constraints, and proximity to potential hazardous activity. 3. Address sanitation infrastructure constraints to make the site feasible for industrial development. 4. Consider the role of the site in an east to west green corridor and promote a role in the urban open

space network.

135 DRAFT Table Bay SDF EMF March 2021

6.1.8.1 Strategic sites or new development areas Spatial development objectives Supporting development guidelines Investigate feasibility of future infill on 1. Develop feasibility study for mixed-use development with 30 per cent affordable or social housing on City-owned land located in King David portions of Mowbray golf course outside floodline. Mowbray Golf Course. 2. Sensitively integrate new developments with surrounding areas with development facing onto POS for passive surveillance. NDA 11 3. Develop sensitive open space interface with floodline and maintain green corridor functions on the site.

136 DRAFT Table Bay SDF EMF March 2021

6.1.8.2 Wingfield NDA 12 Spatial development objectives Supporting development guidelines Facilitate a co-ordinated approach in 1. Support the development of the site as a high-density residential area with intense mixed uses along developing this strategic land parcel to the Voortrekker Road edge, in particular, retail and commercial activities are more suitable given the

capitalise on its size and location and environmental features on the site. support TOD along Voortrekker Road. 2. The housing mix should be predominantly social and gap housing but should include market-related housing to facilitate a high quality and diverse settlement environment.

useand 3. The Site should be integrated visually and physically with surrounding residential areas.

haracter

c

Land

Integrate the site with the surrounding 1. Facilitate a mix of land uses and support residential densification along the Voortrekker road and context and provide sufficient access. create the conditions for development of local activity focus streets along the Eastern side of Wingfield 2. Upgrade the interchange at the N7 (Vanguard Drive) and Frans Conradie to allow for the extension of

Frans Conradie across the site to the Sable Road interchange. 3. Confirm the alignment of the proposed Aerodrome Road that is planned from the Conradie Hospital site over Voortrekker Road to potentially intersect with Frans Conradie. 4. Investigate the feasibility of the westward expansion of Milton Road and possible grade separation at Vanguard drive. Movement

Implement a network of NMT routes and 1. Ensure the street network includes generous provisions for NMT and ideally promotes innovation in TOD. facilitate increased accessibility. Protect conservation areas and green 1. Ensure a viable portion of the critical biodiversity on the site is conserved and the management linkages through the site. enhanced. 2. Ensure a connection to neighbouring biodiversity portions is enhanced and maintained. 3. Integrate portions of conservation areas sensitively into the urban design.

Support a legible open space network 1. Organise the development of Wingfield around a system of pedestrian routes, conservation areas and linked to a system of routes. open spaces.

environment

Open space/ 2. Create strong visual and physical links by emphasising the public environment of streets, squares and open spaces. 3. Facilitate active land uses around open spaces to activate them and provide enclosure.

137 DRAFT Table Bay SDF EMF March 2021

6.1.8.2 Wingfield NDA 12 Spatial development objectives Supporting development guidelines Provide community facilities to ensure the 1. Provide sufficient open space and a wide range of social amenities particularly in areas of higher development of a sustainable and residential density. functional community. 2. Cluster new facilities at accessible locations in association with the Voortrekker Road Corridor and provide multipurpose facilities where possible.

estination

d

places Facilitate a quality built environment with 1. Acknowledge the built heritage of the site and historic remnants where possible. a strong focus on the public realm and civic identity.

Civicprecincts/

138 DRAFT Table Bay SDF EMF March 2021

139 DRAFT Table Bay SDF EMF March 2021

140 DRAFT Table Bay SDF EMF March 2021