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Of the Farm Diepsloot 388-Jr Submitted I PROPOSED CONSENT USE OVER THE REMAINING EXTENT OF PORTION 154 (A PORTION OF PORTION 9) OF THE FARM DIEPSLOOT 388-JR SUBMITTED IN TERMS OF SECTION 19 OF THE CITY OF JOHANNESBURG MUNICIPAL PLANNING BY-LAW, 2016 AS READ WITH THE PERI-URBAN TOWN PLANNING SCHEME, 1975 AND THE SPATIAL PLANNING AND LAND USE MANAGEMENT ACT, 2013. SH12497MS EXECUTIVE SUMMARY Urban Dynamics Gauteng Inc. hereby submits an application for Consent Use for a School, Polo Fields and Club House on the Remaining Extent of Portion 154 (A Portion of Portion 9) of the Farm Diepsloot 388-JR, measuring 69.1069Ha in extent on the land owners behalf, situated off Riversands Boulevard within Region A of the City of Johannesburg Metropolitan Municipality. The site falls outside of the urban edge thus cannot be submitted as a township establishment application, in terms of the currently approved Urban Development Boundary. The site is located in a transitional zone between Riversands Commercial Park Development and the Agricultural Holdings of Witpoort and Kyalami to the east. Riversands Commercial Park is characterised as a mixed use development including commercial, retail, institutions and proposed medium density residential development to the west of the site. Rural residential development of Witpoort, is characterised by agricultural holdings with low density residential, to the east of the site with the majority of the agricultural holdings in the Wipoort area being low density with open fields, stable facilities and related equestrian uses. Riversands WITPOORT Site Commercial Park Figure 1: The site in relation to the Riversands Commercial Park and Equestrian Estates located in the Witpoort area. The site is ideally located to accommodate a School, Polo Fields and Club House as it’s in a transitional zone between the mixed land uses of Riversands Commercial Park and the Witpoort low density area. The proposed School, Polo Fields and Club House complement the low density Witpoort area and will supplement the area by providing polo fields and Proposed Consent Use of RE/154 (A Ptn/ of Ptn 9) of the Farm Diepsloot 388-JR i SH12497MS a related Club House which the surrounding area can use for a range of equestrian activities including horse competitions and training similar to the existing Inanda Clun in Sandton. The proposed development can thus be considered to be in line with the surrounding equestrian low density, residential and related uses. The property is subject to a bond in favour of Inanda Club. The Inanda Club was founded at the end of 1934, on a resurgence of prosperity in the union of South Africa. Inanda Club is an institution that combines sporting and social amenities. It offers privacy and exclusivity to likeminded individuals, with a need for business, sport and social networking. As mensioned above, the development proposed on the site will be similar to the Sandton Inanda club bringing reminiscent of country living and rural tranquillity close to the equestrian estates in the Witpoort area. Furthermore, the school proposed on the site will target an alternate market to residents who can afford ±R20 000 per year. Currently the area has the American School and Summit School which are relatively expensive and only cater for the high income residents of the area. With the pending residential developments within the greater Riversands Commercial Park, there is an identified need for this type of school. The nearby Riversands School can’t cope with the demand of residents for affordable schooling. There is a current demand from the existing developed areas excluding new residential still to develop. The proposed school will cater not only for the Riverside View residents but also surrounding townships such as Riverglen, Dainfern, Dainfern Valley and Riverside View, all of which are located within the vicinity of the development. We therefore conclude that this vacant and under-utilised parcel of land, ideally located to the east of the Riversands Commercial Park development, should be approved as a school, polo fields and club house to be more aligned with the current market conditions as it can be said to be reasonable, harmonious, desirable and needed. Proposed Consent Use of RE/154 (A Ptn/ of Ptn 9) of the Farm Diepsloot 388-JR ii SH12497MS TABLE OF CONTENTS EXECUTIVE SUMMARY ..................................................................................................................... i ANNEXURES .................................................................................................................................... iv FIGURES .......................................................................................................................................... iv TABLES ............................................................................................................................................. iv 1. INTRODUCTION ....................................................................................................................... 1 2. APPLICATION ........................................................................................................................... 2 3. PROPERTY PARTICULARS ........................................................................................................ 3 3.1. PROPERTY DESCRIPTION, SIZE AND OWNERSHIP ......................................................... 3 3.2. BOND HOLDERS CONSENT ............................................................................................. 3 3.3. RESTRICTIVE TITLE CONDITIONS & SERVITUDES ............................................................. 3 3.4. LOCALITY ......................................................................................................................... 4 3.5. SURROUNDING LAND USE, ZONING & DENSITY ........................................................... 5 3.6. TOPOGRAPHY & ENVIRONMENTAL CONSIDERATIONS .............................................. 5 4. ENGINEERING SERVICES ......................................................................................................... 6 4.1. EXISTING ROAD INFRUSTRUCTURE AND TRAFFIC IMPACT STUDY ............................... 6 4.1.1 Existing Road Infrastructure ................................................................................... 6 4.1.2 Traffic Impact Study................................................................................................ 6 4.2. ENGINEERING BULK SERVICES ........................................................................................ 6 5. MOTIVATION ............................................................................................................................ 7 5.1. NEED ................................................................................................................................. 7 5.1.1. Contribution to Economic Development ............................................................ 8 5.1.2. Complimentary Land Uses ..................................................................................... 8 5.2. REASONABLENESS ........................................................................................................... 8 5.3. COORDINATED AND HARMONIOUS DEVELOPMENT .................................................. 9 5.4. DESIRABILITY ..................................................................................................................... 9 5.4.1. National Development Plan .................................................................................. 9 5.4.2. Regional Spatial Development Framework, 2010-2011 (Region A – Sub Area 3) 10 5.4.3. Johannesburg Spatial Development Framework 2016/2017 .......................... 14 5.4.4. Witpoort Development Framework 2020 (2008) ............................................... 16 5.4.5. Spatial Planning and Land Use Management Act, 16 of 2013 ...................... 18 6. CONCLUSION ........................................................................................................................ 21 Proposed Consent Use of RE/154 (A Ptn/ of Ptn 9) of the Farm Diepsloot 388-JR iii SH12497MS ANNEXURES Annexure A: Special Power of Attorney & Company Resolution Annexure B: Form D: Existing and Proposed Rights Annexure C: Title deed (T147239/2005) Annexure D: Aerial Locality Plan Annexure E: Regional Locality Plan Annexure F: Surrounding Land Use Plan Annexure G: Surrounding Zoning and Density Plan Annexure H: Advertisement Procedures and Draft Notices FIGURES Figure 1: The site in relation to the Riversands Commercial Park and Equestrian Estates located in the Witpoort area. ....................................................................................................... i Figure 2: Site to the east of the existing Riversands Commercial Development ................... 1 Figure 3: Remaining Extent of Portion 154 (A Portion of Portion 9) of the Farm Diepsloot 388- JR ...................................................................................................................................................... 2 Figure 4: Regional Locality of the site.......................................................................................... 4 Figure 5: Stream running through the centre of the site ........................................................... 5 Figure 6: Annexure G RSDF Policy Amendment Document, land use zone ........................ 12 Figure 7: Remaining Extent of Portion 154 (A Portion of Portion 9) of the Farm Diepsloot 388- JR , as indicated within the RSDF 2010-2011 ............................................................................
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