THE CHALLENGES FACING GROWING SECONDARY CITIES The Case of Saldanha Bay Municipality
Serve, Grow and Succeed Together Content
• Context • Economic activities in Saldanha Bay • Challenges • Case study: Vredenburg Urban Renewal Project
Serve, Grow and Succeed Together CONTEXT
Serve, Grow and Succeed Together Global Context
Since the previous meeting of the Monetary Policy Committee, risks to the global economic outlook have increased against the backdrop of a slowing Chinese economy. These risks, in conjunction with continued capital outflows from emerging markets, have resulted in heightened global financial market volatility and contributed to the decision by the US Fed to maintain its current monetary policy stance. This delay has added uncertainty to an already volatile global setting. (MPC Statement, 23 September 2015)
Serve, Grow and Succeed Together Domestic Context
The domestic economic outlook has deteriorated following the surprise contraction in the second quarter of the year. At the same time, the rand experienced a further significant depreciation in response to domestic and global developments, intensifying the upside risks to the inflation outlook. The combination of sharply slowing growth and rising inflation compounds the dilemma facing monetary policy. (MPC Statement, 23 September 2015)
Serve, Grow and Succeed Together Local Context
• SBM subject of major development initiatives since 1970s; • Transition from economy based on primary sectors (fishing & agriculture) to industrial base; • Latest (Operation Phakisa; SIP 5 & 8; IDZ) can be described as blessing and burden; – higher levels of economic activity and a concomitant increase in business and job opportunities; – growth in population and increased pressure on the provision of physical, social, economic and environmental infrastructure • Therefore, need to adequately plan for and implement programmes and projects to mediate the challenges that will inevitably accompany accelerated development.
Serve, Grow and Succeed Together Serve, Grow and Succeed Together Farms 3 914 3.9%
Vredenburg 38 382 38.7%
Hopefield 6 449 6.5%
Jacobs Bay 498 0.5%
Langebaan 8 294 8.4%
Paternoster 1 971 2.0%
Saldanha 28 135 28.4%
St Helena Bay 11 527 11.6%
Total 99 170 100.0%
Source: Census 2011, StatsSA
Serve, Grow and Succeed Together Vision, Mission & Values
VISION Serve, Grow & Succeed Together MISSION We, the community of Saldanha Bay, want to make this the area of choice within which to live, do business and relax. We want to be: • A leading municipality; • Render quality service at a reasonable price; • Be a place in which all have access to developmental opportunities; • Utilise the riches of land and seas in a sustainable manner; and • Strive to achieve the three aims of sustainable development, namely human well-being, economic success and ecological responsibility.
VALUES Competence (the ability and capacity to do Accountability (we take responsibility for Integrity (we are honest and do the right the appointed job) our actions and results) thing)
Responsiveness (we serve the needs of our Caring (we care for those we serve and citizens and employees) work with)
Serve, Grow and Succeed Together Strategic Focus Areas
Serve, Grow and Succeed Together SOCIAL PROFILE
Employment Rates by Ward 2011 (%) Population Pyramid - Saldanha Bay Municipality 2011 (%)
Population Group 2011 (%)
Employed Unemployed
Saldanha Bay 77 23 80 - 84 Female Ward 1 60 40 70 - 74
Male Total
Other White
Ward 2 59 41 Coloured
60 - 64 Indian Asian African/Black Ward 3 76 24 50 - 54 National 79 9 2 9 1 100 Ward 4 61 39 Western Cape 33 49 1 15,5 1,5 100 Ward 5 86 14 40 - 44 Saldanha Bay 24 56 1 18 1 100 Ward 6 87 13 30 - 34 Indigent Households Ward 7 78 22 20 - 24 Ward 8 90 10 2012/13 2013/14 10 - 14 Ward 9 58 42 0 - 4 Indigent Households 6908 7188 Ward 10 77 23 6000 4000 2000 0 2000 4000 6000 Mun. accounts 21164 22605 Ward 11 76 24 % Indigent 32.6% 31.8% Ward 12 61 39
Ward 13 71 29 Highest level of education 2011 (%) Languages 2011 (%)
Grade No Some Complete Some 12/Std Higher Other
schooling primary primary secondary
Total
Other Xhosa
10 English Afrikaans
National 7 11 5 38 26 10 2 OtherAfrican Western Cape 2 10 5 40 26 13 4 National 13 9 16 58 4 100 Saldanha Bay 2 11 6 44 26 8 3 Western Cape 48 20 24 3 5 100 Population Growth Scenarios Saldanha Bay 71 6 16 3 4 100 2015 2021 2031 LOW - 3% 111643 133307 179154 Source: Census 2011, StatsSA MEDIUM – 4% 116042 146830 217344 Serve, Grow and Succeed Together HIGH – 6% 125229 177640 318125 SERVICE DELIVERY
Access to Basic Services - National ranking (234 Municipalities)(2011 Census) – Refuse Removal 1 – Toilets 1 – Electricity 2 – Water 5
Top 10 most productive local municipalities
Name Rank 2013 score Local ave. “Topping the list of the best Overstrand (WC) 1 57.9 40.6 performers was Saldanha local Stellenbosch (WC) 2 57.5 40.6 municipality, in Western Cape, Steve Tshwete (Mp) 3 57.2 40.6 at 7.88…..” Saldanha Bay (WC) 4 56.8 40.6 (SA Institute of Race Relations – 2014)
Serve, Grow and Succeed Together PORT OF SALDANHA / SALDANHA BAY IDZ
Serve, Grow and Succeed Together PORT OF SALDANHA
• Deepest and largest natural port in Southern Africa • Complies to all International Standards • ISO 14000 compliant • Port Security Standards • Operating licenses • Environmental compliance • Pollution control measures in Serve, Grow and Succeed Together place Saldanha Port Long Term Layout
Serve, Grow and Succeed Together The objects of the SBIDZC shall be to create jobs and Vision of the Saldanha Bay IDZ sustainable economic development by, including but not To utilise the existing Industrial Development Zone enabling limited to: legislation to act as a catalyst to create and sustain economic development and facilitate job creation by way of industrial 1. promoting, managing and marketing the Saldanha Bay investment and efficient development in the Saldanha Bay Region. Industrial Development Zone; 2. providing internal infrastructure in the Saldanha Bay Value Proposition Industrial Development Zone area;
The SBIDZ is a competitive and highly efficient Cluster that is a 3. facilitating the ease of doing business in the Saldanha leading, investor-responsive location for Oil & Gas and Marine Repair Bay Industrial Development Zone area; and activities within the African continent. 4. acquiring and leasing land.
Specific Advantages of Locating in the IDZ
Elements of the Oil & Gas Services Complex
Serve, Grow and Succeed Together Serve, Grow and Succeed Together Site C
SITE A
SITE B IDZ Schematic Layout
Serve, Grow and Succeed Together OIL AND GAS
Serve, Grow and Succeed Together Serve, Grow and Succeed Together Serve, Grow and Succeed Together Sunrise Energy
Serve, Grow and Succeed Together Ibhubesi Gas Field
Serve, Grow and Succeed Together CHALLENGES & SOME SOLUTIONS
Serve, Grow and Succeed Together WHAT IS SBM DOING?
• Sharp increase in: – Economic activity – Population • Need to get ahead of the curve – Plan for Human Settlement – Plan for Infrastructure • Repair our towns – Upgrade and increase density of towns – Social facilities and programs
Serve, Grow and Succeed Together HUMAN SETTLEMENT STATUS
Housing Waiting List (2014) Informal Dwellings
Town Waiting List Town 2011* 2015** Saldanha 2 889 Saldanha Vredenburg 2 805 (Middelpos + 1 633 2 163 White City) Hopefield 727 Vredenburg St. Helena Bay 417 1 707 1 712 (Ongegund) Paternoster 395 St Helena Bay 21 378 Langebaan 623 (Laingville) Total: 7 856 Total: 3 361 4 204
Feb. 2013 Total - 7 501 * Census data – excludes backyard shacks ** SBM data - Jan. 2015
Serve, Grow and Succeed Together FUTURE HOUSING DEMAND (HSP)
Additional Households since 2011: 5 years (2016) Additional Households since 2016: 5 years Additional Households since 2021: 10 Total TOWN (3.5% (2021) years (2031) Housing growth rate) Demand (2031)
Waiting BNG: Site GAP: GAP: BNG: Site GAP: GAP: BNG: Site GAP: GAP: List and Top Serviced Eligible High and Top Serviced Eligible and Top Serviced Eligible (2014) Structure Structure Site Only for High Structure Site Only for High Site Only for Income FLISP Income FLISP Income FLISP
Saldanha 2 889 1 124 161 117 115 1 335 191 139 137 3 468 496 360 356 8 065
Vredenburg 2 805 1 618 231 168 166 1 921 275 200 197 4 992 714 519 512 11 586
Hopefield 727 249 36 26 26 296 42 31 30 769 110 80 79 1 754
St. Helena Bay 417 401 57 42 41 476 68 49 49 1 237 177 129 127 2 819
Paternoster 395 70 10 7 7 83 12 9 9 217 31 23 22 495
Langebaan 623 412 59 43 42 489 70 51 50 1 271 182 132 130 2 967
Jacobsbaai 0 27 4 3 3 32 5 3 3 82 12 9 8 189
Rural 0 125 18 13 13 148 21 15 15 385 55 40 40 884
Total 7 856 4 026 576 419 413 4 780 684 497 490 12 421 1 777 1 292 1 274 28 759
Serve, Grow and Succeed Together SPATIAL FRAMEWORK
WEST COAST REGIONAL URBAN SPATIAL SPATIAL CONCEPT MANAGEMENT CONCEPT
Areas of Major Growth
- Vredenburg, Saldanha, Port
Areas of Intermediate Growth - St Helenabay , Jacobsbay, Langebaan
Areas of Limited Growth - Paternoster, Hopefield
Urban Activity/Industrial Corridors - Port/Vredenburg/Saldanha
Serve, Grow and Succeed Together “Key priorities of government are to reshape South Africa’s urban environment through integrated spatial planning, investment in dynamic city development, integrated housing and transport programmes, and support for business activity and job creation” VREDENBURG URBAN REVITALIZATION PROJECTS
Serve, Grow and Succeed Together WHY VREDENBURG?
• Commercial & Administrative hub of the West Coast • Central location / Very accessible site • Unable to services community • Civic Node would be a first for the West Coast • Neglected sector of CBD • Partnership with other State Departments and Private Investors
Serve, Grow and Succeed Together Vredenburg Local Restructuring & Integration Concept
Serve, Grow and Succeed Together CBD
Louwville
Ongegund
Mall Witteklip
Serve, Grow and Succeed Together STUDY AREA
Serve, Grow and Succeed Together VREDENBURG URBAN REVITALISATION
PRESENTATION BY: URBAN CONCEPTS & PROFESSIONAL TEAM | FEBRUARY 2015 3D of Study Area Status Quo
Serve, Grow and Succeed Together 3D VURP
Serve, Grow and Succeed Together KEY PRINCIPLES AND IDEAS
Mix in land uses that promote 24/7 activity, safety and security DEVELOPMENT Appropriate building masses, heights and densities Identifying priority projects that can be easily phased
A holistic approach to sustainability: integrate ‘green initiatives’ into movement &public SUSTAINABILITY realm Create opportunity for energy, water and stormwater systems that are integrated and efficient
MOVEMENT Well-connected into the surrounding network Pedestrian-priority slow-car streets Improved pedestrian access to public transport facilities Safe pedestrian and cycle routes through the precinct
PUBLIC REALM Provide safe and well-managed public spaces accessible to existing communities Connect into broader natural green systems within Vredenberg Strong focus on providing active building edges and natural surveillance onto public realm
ARCHITECTURE A flexible, non-prescriptive and timeless contemporary architectural style that is responsive to its location and environment context * Focus on key landmark buildings on public spaces
FEASIBILITY Opportunities for job creation and economic development of a broader catchment area Affordability for end users Sound economic return for the client and investors
Precedent for Government Walk
Roads proposals Government Walk: paved, single surface, pedestrian- priority, bollards* Higher-order roads: on-street parking, trees, wide pavements New signalised intersections Bester/Main Road and Abattoir/Main Road Lower-order network of paved, slow streets * Semi-private parking courts and lanes
Precedent : artwork, sheltered spaces, seating, trees and water features
Civic Square Public Square
Public realm guidelines Key opportunities for Public art * Water features: a common theme in both squares* Drop-off points for private vehicles on Kooitjieskloof
th and 6 Streets * Precedent : look and feel of Civic squares Precedent : look and feel of the Public square Sheltered places to wait and sit * Public squares coupled with key buildings Potential to close off Government Walk in future to cars Existing photos of the railway building and shed
Historic Square Precedent images: typical weekend market, paving, signage and trees within the historic square
Public realm guidelines Historic railway buildings: walk in/ info centre Treed parking court can be used for weekend markets – 24/7 usage * Surrounded by commercial and residential apartments Potential for small pavilion building in square: tea room / fast food outlet Precedent images: grassed terraces, play areas, food garden, adjacent residential buildings
Local park within the development
Public realm guidelines Grassed amphitheatre can be used for functions – 24/7 usage * Urban agriculture coupled with aftercare and crèche facilities * Play areas * Trees and landscaping * Surrounding key buildings (e.g. daycare, health clinic, religious facility) Residential apartments provide safety through constant activity and surveillance * The greenbelt Precedent images: pathways, landscaping and urban farming within greenbelt Greenbelt along historic stream / steeper areas unsuitable for buildings / roads *
Landscape features: pedestrian paths, seating, planting
Potential for Urban Farming within the greenbelt Existing photos: open space corner of Precedent: upgrading parks through play Kooitjieskloof / 6th; park off Erica Street; equipment, landscaping, pathways Connect into existing sloot and adjacent open spaces *
Upgrades to existing neighbouring parks and open spaces in Louwville Introduce trees, play equipment and improve pedestrian routes and road crossings in parks * Upgrades to sloot and wetland/attenuation area on corner of Kooitjieskloof and 6th Street* Potential buildings/facilities coupled on smaller parks to provide safety and activity (e.g. post office/hairdresser/shop near cemetery) * Potential for VPUU funding similar to Khayelitsha Precedent images: use of signage, artwork, red facebrick and highlight colours in key buildings
Architectural style A flexible and timeless contemporary architectural style that is responsive to its location and environment context *
Due to the scale of the development, no single style is recommended, as this would be too prescriptive
Key architectural features Red facebrick on bases of buildings and in panels on key facades (making reference to historic railway building on site) Precedent images: more muted palette of materials used in ‘background’ buildings Accent colours in key buildings ( in above plan)
A coherent material/colour palates of neutral tones Avoid white paint due to mineral residue*
Canopies and covered walkways on public edges and in courtyards for weather protection *
Precedent : Red brick, artwork and signage, direct interface between building and public space
Municipal Hub and Provincial Hub
Precedent: Constitution Court complex, Johannesburg Prestwich Memorial, Somerset Road Cape Town
Key architectural features: Single entrance into a secure complex Precedent : internal courtyards:, landscaping and trees
Series of buildings with covered walkways around landscaped pedestrian courtyard *
Town hall and Vredenburg Court to have strong, positive interface with adjacent public squares *
Integrate art and signage into buildings
Locate uses such as internal cafeterias, meeting rooms and break-away spaces overlooking the public square with terraces, balconies * Precedent : Bothasig Gardens: play areas and central courtyard spaces
Play area
Semi-private parking court
courtyard
Precedent : Steen Villas: trees and landscaping, parking courts, semi-private courtyard spaces, mix of Typical medium-density residential cluster heights and unit types
Precedent: Steen Villas, Military Road, Cape Town Drommedaris, Koeberg Road, Cape Town Bothasig Gardens, Cape Town
Key architectural features: 2-4 storey walk-up units with shared access staircases
Central landscaped courtyards: used for play areas/ washing areas / riding bikes etc *
Group of 3-5 residential clusters combined with shared parking courts *
Avoid long open shared passages *
Central Braai areas Various Row house precedent with on-street parking; private courtyards, and showing building interface onto public spaces and streets
Typical low-medium density row houses/duplexes
Precedent: New Row houses, Chapel St District 6, Cape Town Kelderhof Residences, Somerset West Previ Housing Scheme, Lima Peru West Cape Villas, Mitchells Plain, Cape Town
Key architectural features: Combination of 1-2 storey semi-detached duplexes; and 2 storey row houses
Private front door access preferably facing the street *
Predominantly private parking bay, with some on- street parking in front of units*
Private front terraces/garden facing streets and open spaces * VIEW OF THE LANDSCAPED LOCAL PARK AND PUBLIC AMPHITHEATRE GOVERNMENT PRECINCT
CONCEPTUAL BLOCK MODEL VIEW OF THE PUBLIC SQUARE SHOWING GOVERNMENT WALK AND 6TH STREET GOVERNMENT PRECINCT
CONCEPTUAL VIEW OF THE PUBLIC SQUARE LOOKING DOWN GOVERNMENT WALK GOVERNMENT PRECINCT
CONCEPTUAL VIEW OF CIVIC SQUARE SURROUNDED BY THE NEW TOWN HALL AND MUNICIPAL BUILDINGS THANK YOU COMMUNITY DAY CLINIC
Serve, Grow and Succeed Together VREDENBURG STATION PROJECTS
Serve, Grow and Succeed Together STATION PRECINCT
PROPOSED LAYOUT PLAN
Main Road
Historic Station Building
Parking Court
Historic Railway Shed STATION PRECINCT
PROPOSED PLAN
WC
Office Reception Lounge Store & Yard Area Kitchen Office Conceptual View of Historic Station Precinct with Station Building & Railway Shed
Serve, Grow and Succeed Together RSEP PROJECTS
Serve, Grow and Succeed Together MAP SCORING
A 15 B 1 C None D 11 E 14 F 10 G 16 H 13 I 9 J 9
Serve, Grow and Succeed Together WESBANK PROJECT
Serve, Grow and Succeed Together Serve, Grow and Succeed Together Serve, Grow and Succeed Together Serve, Grow and Succeed Together WHY WESBANK??
• First “phase” of Vredenburg Urban Revitalization project – Establish architectural character, style – Highly visible site • Counter funding opputunity • High volume pedestrian traffic • Opportunity to improve safety in CBD • Stimulate development of Saldanha Road - Mall corridor
Serve, Grow and Succeed Together BASIC CONCEPTS
• RSEP Node – Crime prevention – Local Economic development – Eyes on the street • Sustainable • Low maintenance • Vandal proof
Serve, Grow and Succeed Together WESBANK INTERVENTIONS
• Active Box – Law enforcement – NGO’s / Neighbourhood watch – CCTV monitoring • Pedestrian crossing – Channel pedestrian flow from taxi rank • Commercial – LED units / Live work units – Recycling / Fish market / Informal trading
Serve, Grow and Succeed Together WESBANK PRECINCT
PROPOSED LAYOUT PLAN
Formalised Parking
ECD
Live Work Units Open Air Activity
Urban Agriculture Commercial Building LED Units Recycling Informal Trading Live Work Parking Units Active Box
Fish Market Bus Stop DESIGN IDEAS
Serve, Grow and Succeed Together DESIGN IDEAS
Serve, Grow and Succeed Together DESIGN
Serve, Grow and Succeed Together WESBANK PRECINCT
CONCEPTUAL VIEW OF INFORMAL MARKET, FISH MARKET AND LED UNITS WESBANK PRECINCT
CONCEPTUAL VIEW OF INFORMAL MARKET, FISH MARKET AND ACTIVE BOX WESBANK PRECINCT
CONCEPTUAL VIEW OF LED UNITS WESBANK PRECINCT
CONCEPTUAL VIEW OF LED UNITS AND LIVE WORK UNITS WESBANK PRECINCT
CONCEPTUAL VIEW OF LED UNITS AND ACTIVE BOX WESBANK PRECINCT
CONCEPTUAL VIEW OF ECD ONGEGUND / WITTEKLIP HUBS
Serve, Grow and Succeed Together Serve, Grow and Succeed Together Serve, Grow and Succeed Together Serve, Grow and Succeed Together CONCLUSION
Serve, Grow and Succeed Together What Needs to Be Done
• Joint planning between all three spheres of government: – IDC provided grant funding for planning; – National Department of Public Works MoU; – Provincial Department of Public Works MoU; – Line departments aligning their plans; – Vredenburg in process of being declared restructuring town and catalytic housing project.
Serve, Grow and Succeed Together What Needs to Be Done
We need to put our money where our mouths are: All the planning will come to nought if not followed up by resource allocation.
Serve, Grow and Succeed Together Thank You
Louis Scheepers MUNICIPAL MANAGER
T +27(0) 22 701 7097 C +27(0) 82 466 2113 E [email protected] W www.sbm.gov.za
Serve, Grow and Succeed Together